3304 Kingsway rezoning application

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We would like your feedback on a rezoning application at 3304 Kingsway. The proposal is to allow for the development of a six-storey mixed use building. The zoning would change from C-2 (Commercial) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 79 secured residential market rental units
  • Commercial retail space at grade
  • A floor space ratio (FSR) of 3.93
  • A gross floor area of 5,219 sq. m (56,180 sq. ft.)
  • A building height of 22.52 m (73.89 ft.)
  • 31 vehicle parking spaces and 174 bicycle parking spaces

The application is being considered under the Secured Rental Policy.

In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.



We would like your feedback on a rezoning application at 3304 Kingsway. The proposal is to allow for the development of a six-storey mixed use building. The zoning would change from C-2 (Commercial) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 79 secured residential market rental units
  • Commercial retail space at grade
  • A floor space ratio (FSR) of 3.93
  • A gross floor area of 5,219 sq. m (56,180 sq. ft.)
  • A building height of 22.52 m (73.89 ft.)
  • 31 vehicle parking spaces and 174 bicycle parking spaces

The application is being considered under the Secured Rental Policy.

In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.


The virtual open house has concluded. Please use the “Send your comments” tab or contact the Planner directly for any further feedback. Thank you for participating.
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    Due to COVID-19, people are working from home over video conferencing and arts companies in the area (myself included) are streaming productions into schools. Has there been any consideration into the construction noise impacting others work in the area during COVID times? What is the intended start date if approved?

    RB asked 3 months ago

    Construction activity for this project will have to comply with all City requirements related to noise and activity.  It is hard to predict construction timing and this would be a question best answered by the developer but usually it takes a year or two to get through the permit processes and complete all the agreements etc. before any type of construction can start.

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    would it not be better & more efficient to develop the whole block : kingsway to harrold st.& all the way south on joyce st. to the new block. due to construction interruption & mor rentals this would make more sense.

    joe asked 3 months ago

    The City cannot control, in a case like this, what sites will be brought in for an application. It would be a decision made by individual property owners or developers. It should be noted that any adjoining strata sites are far less likely to be redeveloped than low density commercial sites such as the subject site because of the ownership complications.

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    does the rezoning affect the appartments on the south side along joyce st.

    joe asked 3 months ago

    Whether there is any impact is a matter which could vary from person to person. The project being north of the southern building would not create a shadow impact. There could be impacts related to the adjacency of the building which staff will look at. Of course during construction there will be impacts related to noise and construction activity. However, construction must adhere to the City's Noise-Control Bylaw.

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    Hello. What happens to the existing laneway behind the building that currently runs parallel to Kingsway and onto Joyce? Is that going to be eliminated? If so where does the traffic go that uses the laneway?

    Dan Krawchuk asked 3 months ago

    The existing laneway is not to be removed. There will be a narrow throat to access the building which Engineering staff are reviewing

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    The city has made the reduction of carbon emissions a priority. Embodied emissions incurred during construction are an important source of carbon emissions. As part of the Green Building Policy for Rezoning, a statement of the embodied emissions must be part of the Rezoning application. When will this be available so that the public can determine the impact of this building on the City's carbon emissions?

    j pierce asked 3 months ago
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    Due to the high area of foot traffic around this neighbourhood, would the current design of the pedestrian weather protection structure be sufficient to ensure adequate coverage of the walkable area on Kingsway?

    William Z asked 3 months ago

    Engineering staff will assess the requirements for the site but typical canopies (as opposed to retail awnings) would generally be sufficient. Canopies are deeper and made usually of steel and glass as compare to awnings.

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    The materials and design of this building create a very massive and dark presence on the street. Have you followed the C2 design guidelines to require the applicant to break up the facade and reduce the massing and bulk of the building.

    j pierce asked 3 months ago

    Staff will be reviewing the design of the building with respect to all relevant policy, including the C-2 Guidelines. If changes are sought/desired then staff may require a revised application and/or include form of development conditions as recommendations for council’s consideration at a public hearing

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    The proposed building has 79 rental units and only has 31 vehicle parking spaces. How parking requirements of 79 units will be fulfilled? Thank you.

    Anil asked 3 months ago

    The project proposes to use the Transportation Demand Plan (TDM) provisions of the Parking By-law which allows for parking space reductions for sites located along transit lines and related criteria. More information on the TDM program can be found at the following link: https://vancouver.ca/files/cov/bulletin-transportation-demand-management-for-developments.pdf