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4001-4009 Knight St and 1348 E 24th Ave rezoning application

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The City of Vancouver has received an application to rezone the subject site from C-2 (Commercial) and RM-1N (Residential) Districts to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 24-storey mixed-use building with a 4-storey podium and includes:

  • 233 strata residential units;
  • Commercial space on the ground floor;
  • 37-space childcare facility;
  • A floor space ratio (FSR) of 10.47; and
  • A building height of 79.5 m (261 ft.).

This application is not consistent with Council-adopted rezoning policies. The City is required to process all rezoning applications submitted and staff position on the proposal will be summarized in the referral report later in the application process timeline.

Updated Materials (November 15, 2024)

Updated materials were submitted following staff review. Updates were made to include separate shadow studies for the Spring and Fall Equinox. The updates do not include changes to the proposed building itself.

Application drawings and statistics are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.


The City of Vancouver has received an application to rezone the subject site from C-2 (Commercial) and RM-1N (Residential) Districts to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 24-storey mixed-use building with a 4-storey podium and includes:

  • 233 strata residential units;
  • Commercial space on the ground floor;
  • 37-space childcare facility;
  • A floor space ratio (FSR) of 10.47; and
  • A building height of 79.5 m (261 ft.).

This application is not consistent with Council-adopted rezoning policies. The City is required to process all rezoning applications submitted and staff position on the proposal will be summarized in the referral report later in the application process timeline.

Updated Materials (November 15, 2024)

Updated materials were submitted following staff review. Updates were made to include separate shadow studies for the Spring and Fall Equinox. The updates do not include changes to the proposed building itself.

Application drawings and statistics are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

​The Q&A period has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from September 25 to October 8, 2024. 

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response.

Please note that the comment form will remain open after the Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share The City has recently completed a city wide plan. What designation or guidance does the Vancouver Plan provide for this site? Is this development proposal consistent with the plan? on Facebook Share The City has recently completed a city wide plan. What designation or guidance does the Vancouver Plan provide for this site? Is this development proposal consistent with the plan? on Twitter Share The City has recently completed a city wide plan. What designation or guidance does the Vancouver Plan provide for this site? Is this development proposal consistent with the plan? on Linkedin Email The City has recently completed a city wide plan. What designation or guidance does the Vancouver Plan provide for this site? Is this development proposal consistent with the plan? link

    The City has recently completed a city wide plan. What designation or guidance does the Vancouver Plan provide for this site? Is this development proposal consistent with the plan?

    CdrCotRes asked about 1 month ago

    The Vancouver Plan is a city-wide land use strategy to support growth to 2050 and later. Although the Plan itself was approved in 2022 by Council, Plan implementation is ongoing. For example, the City-wide Official Development Plan, which will be a by-law reflecting the Vancouver Plan, is being developed and will be adopted by June of 2026. Proposals cannot yet be considered under the Vancouver Plan. That being said, the Vancouver Plan generally identifies this site as within a Neighbourhood Centre, which are envisioned as mixed-use neighbourhoods with vibrant local shopping areas, green and leafy residential streets, a wide range of housing options and supportive amenities. Along local shopping streets, lower building heights up to 6 storeys are envisioned, with higher forms considered in the immediately surrounding blocks. The Neighbourhood Centres policies note that the Plan would allow building heights and densities necessary to support the development of rental and social housing, while also considering a distributed pattern of growth that allows for smaller towers (~12 storeys) within a block or two of the local shopping street. See page 63 of the Vancouver Plan for a diagram showing building types in Neighbourhood Centres. This proposal exceeds the heights envisioned for the Neighbourhood Centres land use designation.

  • Share Why permitting such a tall building in the area when all buildings around have been following the zone limits and new houses are entering the market? We need more houses in Vancouver - it's a fact. But these houses should not come at the expenses of living in places where you can feel the community connection. High towers in places where they are not permitted - lots of new zones to build towers, by the way - don't help much with strengthening community ties. We already have buildings around the site and it would be very nice - even aesthetically - see other buildings following the zone guidelines, not subverting it. It's not a nice feeling when it looks like zones are being tweaked to accept too much of what developers want. on Facebook Share Why permitting such a tall building in the area when all buildings around have been following the zone limits and new houses are entering the market? We need more houses in Vancouver - it's a fact. But these houses should not come at the expenses of living in places where you can feel the community connection. High towers in places where they are not permitted - lots of new zones to build towers, by the way - don't help much with strengthening community ties. We already have buildings around the site and it would be very nice - even aesthetically - see other buildings following the zone guidelines, not subverting it. It's not a nice feeling when it looks like zones are being tweaked to accept too much of what developers want. on Twitter Share Why permitting such a tall building in the area when all buildings around have been following the zone limits and new houses are entering the market? We need more houses in Vancouver - it's a fact. But these houses should not come at the expenses of living in places where you can feel the community connection. High towers in places where they are not permitted - lots of new zones to build towers, by the way - don't help much with strengthening community ties. We already have buildings around the site and it would be very nice - even aesthetically - see other buildings following the zone guidelines, not subverting it. It's not a nice feeling when it looks like zones are being tweaked to accept too much of what developers want. on Linkedin Email Why permitting such a tall building in the area when all buildings around have been following the zone limits and new houses are entering the market? We need more houses in Vancouver - it's a fact. But these houses should not come at the expenses of living in places where you can feel the community connection. High towers in places where they are not permitted - lots of new zones to build towers, by the way - don't help much with strengthening community ties. We already have buildings around the site and it would be very nice - even aesthetically - see other buildings following the zone guidelines, not subverting it. It's not a nice feeling when it looks like zones are being tweaked to accept too much of what developers want. link

    Why permitting such a tall building in the area when all buildings around have been following the zone limits and new houses are entering the market? We need more houses in Vancouver - it's a fact. But these houses should not come at the expenses of living in places where you can feel the community connection. High towers in places where they are not permitted - lots of new zones to build towers, by the way - don't help much with strengthening community ties. We already have buildings around the site and it would be very nice - even aesthetically - see other buildings following the zone guidelines, not subverting it. It's not a nice feeling when it looks like zones are being tweaked to accept too much of what developers want.

    Community-ties asked about 1 month ago

    Thank you for your comments and questions. Please note that the application is only at the proposal stage – it has not been approved or permitted. The policy in this area does not permit this height, however developers can submit any proposal for City consideration. Staff will make a recommendation to Council to approve or refuse the proposal, and Council will make the final decision.

  • Share Have City staff done any analysis on this 'not consistent' application that you wish to share? It's rather odd to see building massing put into renderings that aren't really there. Is there any work that staff have done to share with the general public and to explain clearly why it is not consistent? What kind of land-price inflation would a FSR of 10.47 create in the immediate area? on Facebook Share Have City staff done any analysis on this 'not consistent' application that you wish to share? It's rather odd to see building massing put into renderings that aren't really there. Is there any work that staff have done to share with the general public and to explain clearly why it is not consistent? What kind of land-price inflation would a FSR of 10.47 create in the immediate area? on Twitter Share Have City staff done any analysis on this 'not consistent' application that you wish to share? It's rather odd to see building massing put into renderings that aren't really there. Is there any work that staff have done to share with the general public and to explain clearly why it is not consistent? What kind of land-price inflation would a FSR of 10.47 create in the immediate area? on Linkedin Email Have City staff done any analysis on this 'not consistent' application that you wish to share? It's rather odd to see building massing put into renderings that aren't really there. Is there any work that staff have done to share with the general public and to explain clearly why it is not consistent? What kind of land-price inflation would a FSR of 10.47 create in the immediate area? link

    Have City staff done any analysis on this 'not consistent' application that you wish to share? It's rather odd to see building massing put into renderings that aren't really there. Is there any work that staff have done to share with the general public and to explain clearly why it is not consistent? What kind of land-price inflation would a FSR of 10.47 create in the immediate area?

    MarxistAwakening asked about 2 months ago

    City staff are currently conducting a review of the file, including a policy analysis. The proposal is not in keeping with the applicable rezoning enabling policies for the site, which include the following:

    Under the Secured Rental Policy, a four- to six-storey rental housing building could be considered. 

    Under the Interim Rezoning Policy for Social Housing, Institutional, Cultural and Recreational Uses in Former Community Visions Areas, proposals for Social Housing, Institutional, Cultural and Recreational Uses could be considered. Eligible projects would be shaped by neighbourhood context, as well as project needs and objectives.

    Under the Seniors Housing Rezoning Policy, a six-storey building with a community care facility, seniors supportive or assisted housing, or seniors social housing could be considered on this site.

    The proposed height, density and housing tenure are not in keeping with those applicable rezoning enabling policies. Staff are taking into consideration all aspects of the proposal and resulting implications of the proposal, including land values as you noted in your question. After public input and staff review is complete, staff will include an analysis and recommendation to City Council in a referral report later in the application process.

  • Share With the anticipated population increase from this development, how will local public services such as schools, healthcare, and parks accommodate the additional demand? Has there been an assessment of the current capacity of these services, and are there any plans for upgrades to ensure service quality does not decline for both current and future residents? Additionally, I have noticed that the #25 bus route, which serves this area, is often at full capacity by the time it reaches this part of Knight Street, making it difficult for residents to board. Parking in the surrounding neighborhood is also becoming increasingly difficult. Have these issues been considered, and are there any plans to address public transit capacity and parking availability as part of this development? on Facebook Share With the anticipated population increase from this development, how will local public services such as schools, healthcare, and parks accommodate the additional demand? Has there been an assessment of the current capacity of these services, and are there any plans for upgrades to ensure service quality does not decline for both current and future residents? Additionally, I have noticed that the #25 bus route, which serves this area, is often at full capacity by the time it reaches this part of Knight Street, making it difficult for residents to board. Parking in the surrounding neighborhood is also becoming increasingly difficult. Have these issues been considered, and are there any plans to address public transit capacity and parking availability as part of this development? on Twitter Share With the anticipated population increase from this development, how will local public services such as schools, healthcare, and parks accommodate the additional demand? Has there been an assessment of the current capacity of these services, and are there any plans for upgrades to ensure service quality does not decline for both current and future residents? Additionally, I have noticed that the #25 bus route, which serves this area, is often at full capacity by the time it reaches this part of Knight Street, making it difficult for residents to board. Parking in the surrounding neighborhood is also becoming increasingly difficult. Have these issues been considered, and are there any plans to address public transit capacity and parking availability as part of this development? on Linkedin Email With the anticipated population increase from this development, how will local public services such as schools, healthcare, and parks accommodate the additional demand? Has there been an assessment of the current capacity of these services, and are there any plans for upgrades to ensure service quality does not decline for both current and future residents? Additionally, I have noticed that the #25 bus route, which serves this area, is often at full capacity by the time it reaches this part of Knight Street, making it difficult for residents to board. Parking in the surrounding neighborhood is also becoming increasingly difficult. Have these issues been considered, and are there any plans to address public transit capacity and parking availability as part of this development? link

    With the anticipated population increase from this development, how will local public services such as schools, healthcare, and parks accommodate the additional demand? Has there been an assessment of the current capacity of these services, and are there any plans for upgrades to ensure service quality does not decline for both current and future residents? Additionally, I have noticed that the #25 bus route, which serves this area, is often at full capacity by the time it reaches this part of Knight Street, making it difficult for residents to board. Parking in the surrounding neighborhood is also becoming increasingly difficult. Have these issues been considered, and are there any plans to address public transit capacity and parking availability as part of this development?

    CdrCotRes2 asked about 2 months ago

    There are no specific planned upgrades to public services as a result of this rezoning proposal, however the proposal itself includes a new public childcare facility. Most approved developments contribute funds to the City through Development Cost Levies (DCLs), which are a source of revenue for City facilities such as parks, childcare facilities, affordable housing and engineering infrastructure. If approved, this project would be required to contribute DCLs. The site is located within the catchment area for Dickens Elementary and Tupper Secondary Schools. The Vancouver School Board’s capacity utilization forecast for 2031 is 81% for Dickens Elementary and 67% for Tupper Secondary, which demonstrates operating capacity at this time. 

    As for public transportation, the City does not have the authority to implement additional capacity, new routes, or stations, however we do work with TransLink to support infrastructure requirements and amenities for transit (stops, shelters, etc.), advocate for increasing services, and work to improve transit priority. For parking, the proposal does include 240 vehicle parking spaces and 435 bicycle spaces. Street parking is often regulated through residential parking permits. Any concerns or changes to street parking can be requested via this website. Please note that this rezoning application is just at the proposal stage and a final decision has not yet been made by City Council. 

  • Share The proposed 24-storey mixed-use building, with a height of 79.5 m (261 ft.), will significantly impact sunlight access and privacy for surrounding low-rise residential homes, particularly during the winter months. In similar rezoning projects, such as those in the Cambie Corridor and Mount Pleasant, developers were required to modify building heights or designs to mitigate shadowing and privacy concerns. Has a shadow study or privacy impact assessment been conducted for this project, as required under Vancouver’s Horizontal Angle of Daylight regulations? Could the building height be reduced or the design adjusted to minimize these impacts and ensure compliance with city guidelines to protect the quality of life for surrounding residents? on Facebook Share The proposed 24-storey mixed-use building, with a height of 79.5 m (261 ft.), will significantly impact sunlight access and privacy for surrounding low-rise residential homes, particularly during the winter months. In similar rezoning projects, such as those in the Cambie Corridor and Mount Pleasant, developers were required to modify building heights or designs to mitigate shadowing and privacy concerns. Has a shadow study or privacy impact assessment been conducted for this project, as required under Vancouver’s Horizontal Angle of Daylight regulations? Could the building height be reduced or the design adjusted to minimize these impacts and ensure compliance with city guidelines to protect the quality of life for surrounding residents? on Twitter Share The proposed 24-storey mixed-use building, with a height of 79.5 m (261 ft.), will significantly impact sunlight access and privacy for surrounding low-rise residential homes, particularly during the winter months. In similar rezoning projects, such as those in the Cambie Corridor and Mount Pleasant, developers were required to modify building heights or designs to mitigate shadowing and privacy concerns. Has a shadow study or privacy impact assessment been conducted for this project, as required under Vancouver’s Horizontal Angle of Daylight regulations? Could the building height be reduced or the design adjusted to minimize these impacts and ensure compliance with city guidelines to protect the quality of life for surrounding residents? on Linkedin Email The proposed 24-storey mixed-use building, with a height of 79.5 m (261 ft.), will significantly impact sunlight access and privacy for surrounding low-rise residential homes, particularly during the winter months. In similar rezoning projects, such as those in the Cambie Corridor and Mount Pleasant, developers were required to modify building heights or designs to mitigate shadowing and privacy concerns. Has a shadow study or privacy impact assessment been conducted for this project, as required under Vancouver’s Horizontal Angle of Daylight regulations? Could the building height be reduced or the design adjusted to minimize these impacts and ensure compliance with city guidelines to protect the quality of life for surrounding residents? link

    The proposed 24-storey mixed-use building, with a height of 79.5 m (261 ft.), will significantly impact sunlight access and privacy for surrounding low-rise residential homes, particularly during the winter months. In similar rezoning projects, such as those in the Cambie Corridor and Mount Pleasant, developers were required to modify building heights or designs to mitigate shadowing and privacy concerns. Has a shadow study or privacy impact assessment been conducted for this project, as required under Vancouver’s Horizontal Angle of Daylight regulations? Could the building height be reduced or the design adjusted to minimize these impacts and ensure compliance with city guidelines to protect the quality of life for surrounding residents?

    CdrCotRes2 asked about 2 months ago

    City staff are reviewing the proposed building as submitted. Shadowing impacts are reviewed by staff, in keeping with the Solar Access Guidelines for Areas Outside of Downtown. The intent of these guidelines is to generally limit shadowing on public parks and public school sites. The applicant has submitted shadow studies, which are shown on pages 21-22 of the submitted rezoning booklet and are currently under review by staff. Privacy impact studies are not required as part of rezoning applications. The City’s Horizontal Angle of Daylight regulations apply to new residential developments. All new CD-1 by-laws for rezoning applications include a Horizontal Angle of Daylight section to ensure access to adequate daylight, external views, and ventilation for habitable rooms in residential developments. 

    At the end of the review process, staff will prepare a referral report that will have a recommendation to Council to approve or refuse the proposal, with rezoning conditions tied to the project should the project be approved by Council. Urban design conditions relate to height, massing, form of development, building expression, etc. These conditions have not yet been determined or finalized. 

  • Share Knight Street is already a busy arterial road. How will the increased traffic from this development be managed, especially in light of potential congestion issues? Are there any plans for traffic impact assessments or mitigation measures, such as additional public transit options or bike lanes, to prevent further strain on the area's infrastructure? Given the high density of the proposed residential units, has the city considered closing the intersection of 24th Ave and Knight Street to vehicle traffic, allowing only pedestrian and bicycle access? This could effectively reduce the volume of vehicles entering and exiting the development, thereby alleviating pressure on Knight Street. on Facebook Share Knight Street is already a busy arterial road. How will the increased traffic from this development be managed, especially in light of potential congestion issues? Are there any plans for traffic impact assessments or mitigation measures, such as additional public transit options or bike lanes, to prevent further strain on the area's infrastructure? Given the high density of the proposed residential units, has the city considered closing the intersection of 24th Ave and Knight Street to vehicle traffic, allowing only pedestrian and bicycle access? This could effectively reduce the volume of vehicles entering and exiting the development, thereby alleviating pressure on Knight Street. on Twitter Share Knight Street is already a busy arterial road. How will the increased traffic from this development be managed, especially in light of potential congestion issues? Are there any plans for traffic impact assessments or mitigation measures, such as additional public transit options or bike lanes, to prevent further strain on the area's infrastructure? Given the high density of the proposed residential units, has the city considered closing the intersection of 24th Ave and Knight Street to vehicle traffic, allowing only pedestrian and bicycle access? This could effectively reduce the volume of vehicles entering and exiting the development, thereby alleviating pressure on Knight Street. on Linkedin Email Knight Street is already a busy arterial road. How will the increased traffic from this development be managed, especially in light of potential congestion issues? Are there any plans for traffic impact assessments or mitigation measures, such as additional public transit options or bike lanes, to prevent further strain on the area's infrastructure? Given the high density of the proposed residential units, has the city considered closing the intersection of 24th Ave and Knight Street to vehicle traffic, allowing only pedestrian and bicycle access? This could effectively reduce the volume of vehicles entering and exiting the development, thereby alleviating pressure on Knight Street. link

    Knight Street is already a busy arterial road. How will the increased traffic from this development be managed, especially in light of potential congestion issues? Are there any plans for traffic impact assessments or mitigation measures, such as additional public transit options or bike lanes, to prevent further strain on the area's infrastructure? Given the high density of the proposed residential units, has the city considered closing the intersection of 24th Ave and Knight Street to vehicle traffic, allowing only pedestrian and bicycle access? This could effectively reduce the volume of vehicles entering and exiting the development, thereby alleviating pressure on Knight Street.

    CdrCotRes2 asked about 2 months ago

     Thank you for your comments and concerns regarding transportation in the area. Transportation staff are reviewing the proposal and may recommend street and/or transportation upgrades as conditions of the rezoning, should it be approved. Depending on the site, transportation upgrades could relate to repaving of streets or lanes, new traffic signals or traffic signal upgrades, new sidewalks, new lighting, etc. Your concerns will also be shared with the assigned Transportation staff for their consideration. Any upgrades to public transportation would be undertaken by Translink. The City’s cycling infrastructure projects and plans are summarized on this website. 

  • Share What track record does the developer have building concrete highrises in the City? I am concerned that they have little experience, and we are a testing ground for their application and development. They appear to be an industrial developer with some office experience but no real residential urban experience. on Facebook Share What track record does the developer have building concrete highrises in the City? I am concerned that they have little experience, and we are a testing ground for their application and development. They appear to be an industrial developer with some office experience but no real residential urban experience. on Twitter Share What track record does the developer have building concrete highrises in the City? I am concerned that they have little experience, and we are a testing ground for their application and development. They appear to be an industrial developer with some office experience but no real residential urban experience. on Linkedin Email What track record does the developer have building concrete highrises in the City? I am concerned that they have little experience, and we are a testing ground for their application and development. They appear to be an industrial developer with some office experience but no real residential urban experience. link

    What track record does the developer have building concrete highrises in the City? I am concerned that they have little experience, and we are a testing ground for their application and development. They appear to be an industrial developer with some office experience but no real residential urban experience.

    CdrCotRes asked about 2 months ago

    Staff have requested a response from the developer for this question. Their response is as follows: 

    Conwest Developments has been an industrial and residential developer since the 1980’s, while starting out primarily as an industrial developer. Conwest and Vicini Homes, Conwest’s residential arm, have completed residential development projects in Vancouver and other municipalities. In addition, the Conwest Team has grown to include expertise in the completion of a variety of forms of development, including high-rise developments. 

  • Share The view impacts to the north will be considerable. Has the developer taken this into account in preparing their plans. on Facebook Share The view impacts to the north will be considerable. Has the developer taken this into account in preparing their plans. on Twitter Share The view impacts to the north will be considerable. Has the developer taken this into account in preparing their plans. on Linkedin Email The view impacts to the north will be considerable. Has the developer taken this into account in preparing their plans. link

    The view impacts to the north will be considerable. Has the developer taken this into account in preparing their plans.

    CdrCotRes asked about 2 months ago

    Staff have requested a response from the developer for this question. Their response is as follows: 

    Yes, the Developer did consider view impacts as a part of the project proposal. Rather than a site wide building that would have greater view impacts, a point tower form is proposed as it has a narrow building and thereby minimizes the view and sunlight impacts.

  • Share Why is the developer offering very little community amenity/benefit, when they are asking for so much additional density? on Facebook Share Why is the developer offering very little community amenity/benefit, when they are asking for so much additional density? on Twitter Share Why is the developer offering very little community amenity/benefit, when they are asking for so much additional density? on Linkedin Email Why is the developer offering very little community amenity/benefit, when they are asking for so much additional density? link

    Why is the developer offering very little community amenity/benefit, when they are asking for so much additional density?

    CdrCotRes asked about 2 months ago

    Staff requested a response from the applicant for this question. Their response is as follows: 

    The applicant is proposing an in-kind 37-space childcare facility which would be transferred to the City for ownership as part of their CAC proposal. For a rezoning application in an area not subject to a CAC target contribution, determination of a CAC is based on negotiations with the City, targeting a minimum of 75% of the increase in land value based on the proposal. The City’s Real Estate Services (RES) staff are reviewing the proposal, a submitted pro forma and an elemental cost report (Class C Estimate) to determine whether the proposed childcare is sufficient as the CAC. This review is currently underway.

  • Share What FSR is permitted on the site? on Facebook Share What FSR is permitted on the site? on Twitter Share What FSR is permitted on the site? on Linkedin Email What FSR is permitted on the site? link

    What FSR is permitted on the site?

    CdrCotRes asked about 2 months ago

    The site is currently zoned C-2 (4001-4009 Knight St) and RM-1N (1348 E 24th Ave). The max FSR permitted under C-2 zoning is 3.5 for a rental building and 1.0 under RM-1N zoning.

Page last updated: 15 Nov 2024, 11:53 AM