701 Kingsway rezoning application
The City of Vancouver has received an application to rezone the subject site from C-2 (Commercial) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 24-storey mixed-use building and includes:
- 201 secured rental units with 20% of the floor area secured for below market rental units (approximately 41 units);
- Commercial space on the ground floor and on Level 2;
- A floor space ratio (FSR) of 8.5; and
- A building height of 84.6 m (277 ft.) with additional height for rooftop amenity space and mechanical appurtenances.
This application is being considered under the Broadway Plan.
Application drawings and statistics on this webpage 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) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 24-storey mixed-use building and includes:
- 201 secured rental units with 20% of the floor area secured for below market rental units (approximately 41 units);
- Commercial space on the ground floor and on Level 2;
- A floor space ratio (FSR) of 8.5; and
- A building height of 84.6 m (277 ft.) with additional height for rooftop amenity space and mechanical appurtenances.
This application is being considered under the Broadway Plan.
Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.
The opportunity to ask questions through the Q&A is available from February 7 to February 20, 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.
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Share 1. How does the developers propose that they will be able to access the site during demolition and construction? The only current access points to the site are off Kingsway (no stopping permitted daily between 7-9:30AM) and Fraser Street at 15th No stopping whatsoever. Undoubtedly there will be significant disrupting flow at the critical intersection of Kingsway and Fraser Streets. Between 2018-2022 there were over 300 ICBC recorded car accidents at this intersection. Demolition and reconstruction of the current site will significantly affect the traffic flow at this intersection. Further, The adjoining sites to 701 Kingsway are off 15th Ave East and 16th Ave East. Each of these streets have single direction access to them (you can only enter on to 16th Avenue if you are going North Bound on Kingsway and you can only access 15th Avenue by going North on Fraser Street). Impeding access to either 15th or 16th Avenue East would mean cutting off access to the residents of the 700 Blocks of 15th & 16th Avenue East. 2. The proposed narrowing of East 15th Ave appears to also remove a traffic median that has a large tree. Is the removal of this tree a part of the redevelopment plan? Has the City of Vancouver Engineering department evaluated the effect of narrowing that access point? Has there been any consideration of the current traffic calming measures in place for this neighbourhood? 3. What will happen to the large cedar tree currently in the middle of the lot at 701 Kingsway? 4. With the current building design there is only vehicle access point to this building is off the alley at 15th Ave east. The design indicates that there will be 60 parking spots, but 0 spaces dedicated for the retail space and no designated pick up/drop off areas. Further the only access for waste removal is also from the alley. With so many units without parking it is probable that many residents will rely on delivery services for groceries and other goods. The current retail space at 701 Kingsway has designated parking for patrons and deliveries yet there are persistent issues with deliveries being made now with delivery trucks often parking illegally. With 0 spaces available for pick up & drop offs & no retail parking this will significantly affect the neighbourhood’s traffic/parking situation. Further the ONLY proposed vehicle access is at the alley off 15th Ave East. This alley is 14 feet wide at some points (compared to a city wide average of 20 feet near other similarly sized buildings) and not at all suitable for the high traffic that an anticipated 600+ new residents will bring. The question of waste removal is also problematic based on this singular vehicular access point. It feels likely that this would have to be done at least weekly and that access to the building’s waste would also be problematic single alley access point. 5. There are several service providers in the area who take care of vulnerable and at-risk people including the John Howard Society and Salvation Army have they been consulted about the rezoning of this building? 6. Where else in the city is there single-family homes directly beside a 25-story high building? While Fraser and Kingsway is obviously a major intersection 15th & 16th Ave East are still quiet residential streets immediately adjacent to the construction site. The sheer size of the building in comparison to the neighbouring 2 story homes next to it feels disproportionate. Would it not be better to slowly redevelop the immediate surrounding homes to a higher density before adding such a largescale building? 7. What safety measures will be in place for the construction of such a tall building on top of Peat bog lands? The developers acknowledge that they can only dig down 2 stories because of the ground conditions so why would they choose to build such a massive tower on top of that when the next nearest tallest building in the area is 12 stories shorter. 8. Kingsway is the only major thoroughfare in Vancouver zoned as commercial from Below is a listing of current rezoning/development applications some of which are close to 5 years old, and all of which passes both rezoning and redevelopment applications successfully and without having the applicants make any substantive changes to their initial applications. What considerations is the city making with adding so many high-density residential buildings along a corridor that has been exclusively zoned as commercial? Some of the proposed rezoning includes small retail establishments, additional essential services are such as grocery stores, walk in clinics/urgent care centres and daycares are not being added and the in-catchment school is already on a lottery system in place. REZONING 602 Kingsway https://www.shapeyourcity.ca/602-644-kingsway?preview=true 810 Kingsway https://www.shapeyourcity.ca/810-kingsway 855 Kingsway https://wayback.archive-it.org/8849/20211021201539/https://rezoning.vancouver.ca/applications/855kingsway/index.htm 3116-3159 St George https://www.shapeyourcity.ca/3116-3158-st-george-st REDEVELOPME on Facebook Share 1. How does the developers propose that they will be able to access the site during demolition and construction? The only current access points to the site are off Kingsway (no stopping permitted daily between 7-9:30AM) and Fraser Street at 15th No stopping whatsoever. Undoubtedly there will be significant disrupting flow at the critical intersection of Kingsway and Fraser Streets. Between 2018-2022 there were over 300 ICBC recorded car accidents at this intersection. Demolition and reconstruction of the current site will significantly affect the traffic flow at this intersection. Further, The adjoining sites to 701 Kingsway are off 15th Ave East and 16th Ave East. Each of these streets have single direction access to them (you can only enter on to 16th Avenue if you are going North Bound on Kingsway and you can only access 15th Avenue by going North on Fraser Street). Impeding access to either 15th or 16th Avenue East would mean cutting off access to the residents of the 700 Blocks of 15th & 16th Avenue East. 2. The proposed narrowing of East 15th Ave appears to also remove a traffic median that has a large tree. Is the removal of this tree a part of the redevelopment plan? Has the City of Vancouver Engineering department evaluated the effect of narrowing that access point? Has there been any consideration of the current traffic calming measures in place for this neighbourhood? 3. What will happen to the large cedar tree currently in the middle of the lot at 701 Kingsway? 4. With the current building design there is only vehicle access point to this building is off the alley at 15th Ave east. The design indicates that there will be 60 parking spots, but 0 spaces dedicated for the retail space and no designated pick up/drop off areas. Further the only access for waste removal is also from the alley. With so many units without parking it is probable that many residents will rely on delivery services for groceries and other goods. The current retail space at 701 Kingsway has designated parking for patrons and deliveries yet there are persistent issues with deliveries being made now with delivery trucks often parking illegally. With 0 spaces available for pick up & drop offs & no retail parking this will significantly affect the neighbourhood’s traffic/parking situation. Further the ONLY proposed vehicle access is at the alley off 15th Ave East. This alley is 14 feet wide at some points (compared to a city wide average of 20 feet near other similarly sized buildings) and not at all suitable for the high traffic that an anticipated 600+ new residents will bring. The question of waste removal is also problematic based on this singular vehicular access point. It feels likely that this would have to be done at least weekly and that access to the building’s waste would also be problematic single alley access point. 5. There are several service providers in the area who take care of vulnerable and at-risk people including the John Howard Society and Salvation Army have they been consulted about the rezoning of this building? 6. Where else in the city is there single-family homes directly beside a 25-story high building? While Fraser and Kingsway is obviously a major intersection 15th & 16th Ave East are still quiet residential streets immediately adjacent to the construction site. The sheer size of the building in comparison to the neighbouring 2 story homes next to it feels disproportionate. Would it not be better to slowly redevelop the immediate surrounding homes to a higher density before adding such a largescale building? 7. What safety measures will be in place for the construction of such a tall building on top of Peat bog lands? The developers acknowledge that they can only dig down 2 stories because of the ground conditions so why would they choose to build such a massive tower on top of that when the next nearest tallest building in the area is 12 stories shorter. 8. Kingsway is the only major thoroughfare in Vancouver zoned as commercial from Below is a listing of current rezoning/development applications some of which are close to 5 years old, and all of which passes both rezoning and redevelopment applications successfully and without having the applicants make any substantive changes to their initial applications. What considerations is the city making with adding so many high-density residential buildings along a corridor that has been exclusively zoned as commercial? Some of the proposed rezoning includes small retail establishments, additional essential services are such as grocery stores, walk in clinics/urgent care centres and daycares are not being added and the in-catchment school is already on a lottery system in place. REZONING 602 Kingsway https://www.shapeyourcity.ca/602-644-kingsway?preview=true 810 Kingsway https://www.shapeyourcity.ca/810-kingsway 855 Kingsway https://wayback.archive-it.org/8849/20211021201539/https://rezoning.vancouver.ca/applications/855kingsway/index.htm 3116-3159 St George https://www.shapeyourcity.ca/3116-3158-st-george-st REDEVELOPME on Twitter Share 1. How does the developers propose that they will be able to access the site during demolition and construction? The only current access points to the site are off Kingsway (no stopping permitted daily between 7-9:30AM) and Fraser Street at 15th No stopping whatsoever. Undoubtedly there will be significant disrupting flow at the critical intersection of Kingsway and Fraser Streets. Between 2018-2022 there were over 300 ICBC recorded car accidents at this intersection. Demolition and reconstruction of the current site will significantly affect the traffic flow at this intersection. Further, The adjoining sites to 701 Kingsway are off 15th Ave East and 16th Ave East. Each of these streets have single direction access to them (you can only enter on to 16th Avenue if you are going North Bound on Kingsway and you can only access 15th Avenue by going North on Fraser Street). Impeding access to either 15th or 16th Avenue East would mean cutting off access to the residents of the 700 Blocks of 15th & 16th Avenue East. 2. The proposed narrowing of East 15th Ave appears to also remove a traffic median that has a large tree. Is the removal of this tree a part of the redevelopment plan? Has the City of Vancouver Engineering department evaluated the effect of narrowing that access point? Has there been any consideration of the current traffic calming measures in place for this neighbourhood? 3. What will happen to the large cedar tree currently in the middle of the lot at 701 Kingsway? 4. With the current building design there is only vehicle access point to this building is off the alley at 15th Ave east. The design indicates that there will be 60 parking spots, but 0 spaces dedicated for the retail space and no designated pick up/drop off areas. Further the only access for waste removal is also from the alley. With so many units without parking it is probable that many residents will rely on delivery services for groceries and other goods. The current retail space at 701 Kingsway has designated parking for patrons and deliveries yet there are persistent issues with deliveries being made now with delivery trucks often parking illegally. With 0 spaces available for pick up & drop offs & no retail parking this will significantly affect the neighbourhood’s traffic/parking situation. Further the ONLY proposed vehicle access is at the alley off 15th Ave East. This alley is 14 feet wide at some points (compared to a city wide average of 20 feet near other similarly sized buildings) and not at all suitable for the high traffic that an anticipated 600+ new residents will bring. The question of waste removal is also problematic based on this singular vehicular access point. It feels likely that this would have to be done at least weekly and that access to the building’s waste would also be problematic single alley access point. 5. There are several service providers in the area who take care of vulnerable and at-risk people including the John Howard Society and Salvation Army have they been consulted about the rezoning of this building? 6. Where else in the city is there single-family homes directly beside a 25-story high building? While Fraser and Kingsway is obviously a major intersection 15th & 16th Ave East are still quiet residential streets immediately adjacent to the construction site. The sheer size of the building in comparison to the neighbouring 2 story homes next to it feels disproportionate. Would it not be better to slowly redevelop the immediate surrounding homes to a higher density before adding such a largescale building? 7. What safety measures will be in place for the construction of such a tall building on top of Peat bog lands? The developers acknowledge that they can only dig down 2 stories because of the ground conditions so why would they choose to build such a massive tower on top of that when the next nearest tallest building in the area is 12 stories shorter. 8. Kingsway is the only major thoroughfare in Vancouver zoned as commercial from Below is a listing of current rezoning/development applications some of which are close to 5 years old, and all of which passes both rezoning and redevelopment applications successfully and without having the applicants make any substantive changes to their initial applications. What considerations is the city making with adding so many high-density residential buildings along a corridor that has been exclusively zoned as commercial? Some of the proposed rezoning includes small retail establishments, additional essential services are such as grocery stores, walk in clinics/urgent care centres and daycares are not being added and the in-catchment school is already on a lottery system in place. REZONING 602 Kingsway https://www.shapeyourcity.ca/602-644-kingsway?preview=true 810 Kingsway https://www.shapeyourcity.ca/810-kingsway 855 Kingsway https://wayback.archive-it.org/8849/20211021201539/https://rezoning.vancouver.ca/applications/855kingsway/index.htm 3116-3159 St George https://www.shapeyourcity.ca/3116-3158-st-george-st REDEVELOPME on Linkedin Email 1. How does the developers propose that they will be able to access the site during demolition and construction? The only current access points to the site are off Kingsway (no stopping permitted daily between 7-9:30AM) and Fraser Street at 15th No stopping whatsoever. Undoubtedly there will be significant disrupting flow at the critical intersection of Kingsway and Fraser Streets. Between 2018-2022 there were over 300 ICBC recorded car accidents at this intersection. Demolition and reconstruction of the current site will significantly affect the traffic flow at this intersection. Further, The adjoining sites to 701 Kingsway are off 15th Ave East and 16th Ave East. Each of these streets have single direction access to them (you can only enter on to 16th Avenue if you are going North Bound on Kingsway and you can only access 15th Avenue by going North on Fraser Street). Impeding access to either 15th or 16th Avenue East would mean cutting off access to the residents of the 700 Blocks of 15th & 16th Avenue East. 2. The proposed narrowing of East 15th Ave appears to also remove a traffic median that has a large tree. Is the removal of this tree a part of the redevelopment plan? Has the City of Vancouver Engineering department evaluated the effect of narrowing that access point? Has there been any consideration of the current traffic calming measures in place for this neighbourhood? 3. What will happen to the large cedar tree currently in the middle of the lot at 701 Kingsway? 4. With the current building design there is only vehicle access point to this building is off the alley at 15th Ave east. The design indicates that there will be 60 parking spots, but 0 spaces dedicated for the retail space and no designated pick up/drop off areas. Further the only access for waste removal is also from the alley. With so many units without parking it is probable that many residents will rely on delivery services for groceries and other goods. The current retail space at 701 Kingsway has designated parking for patrons and deliveries yet there are persistent issues with deliveries being made now with delivery trucks often parking illegally. With 0 spaces available for pick up & drop offs & no retail parking this will significantly affect the neighbourhood’s traffic/parking situation. Further the ONLY proposed vehicle access is at the alley off 15th Ave East. This alley is 14 feet wide at some points (compared to a city wide average of 20 feet near other similarly sized buildings) and not at all suitable for the high traffic that an anticipated 600+ new residents will bring. The question of waste removal is also problematic based on this singular vehicular access point. It feels likely that this would have to be done at least weekly and that access to the building’s waste would also be problematic single alley access point. 5. There are several service providers in the area who take care of vulnerable and at-risk people including the John Howard Society and Salvation Army have they been consulted about the rezoning of this building? 6. Where else in the city is there single-family homes directly beside a 25-story high building? While Fraser and Kingsway is obviously a major intersection 15th & 16th Ave East are still quiet residential streets immediately adjacent to the construction site. The sheer size of the building in comparison to the neighbouring 2 story homes next to it feels disproportionate. Would it not be better to slowly redevelop the immediate surrounding homes to a higher density before adding such a largescale building? 7. What safety measures will be in place for the construction of such a tall building on top of Peat bog lands? The developers acknowledge that they can only dig down 2 stories because of the ground conditions so why would they choose to build such a massive tower on top of that when the next nearest tallest building in the area is 12 stories shorter. 8. Kingsway is the only major thoroughfare in Vancouver zoned as commercial from Below is a listing of current rezoning/development applications some of which are close to 5 years old, and all of which passes both rezoning and redevelopment applications successfully and without having the applicants make any substantive changes to their initial applications. What considerations is the city making with adding so many high-density residential buildings along a corridor that has been exclusively zoned as commercial? Some of the proposed rezoning includes small retail establishments, additional essential services are such as grocery stores, walk in clinics/urgent care centres and daycares are not being added and the in-catchment school is already on a lottery system in place. REZONING 602 Kingsway https://www.shapeyourcity.ca/602-644-kingsway?preview=true 810 Kingsway https://www.shapeyourcity.ca/810-kingsway 855 Kingsway https://wayback.archive-it.org/8849/20211021201539/https://rezoning.vancouver.ca/applications/855kingsway/index.htm 3116-3159 St George https://www.shapeyourcity.ca/3116-3158-st-george-st REDEVELOPME link
1. How does the developers propose that they will be able to access the site during demolition and construction? The only current access points to the site are off Kingsway (no stopping permitted daily between 7-9:30AM) and Fraser Street at 15th No stopping whatsoever. Undoubtedly there will be significant disrupting flow at the critical intersection of Kingsway and Fraser Streets. Between 2018-2022 there were over 300 ICBC recorded car accidents at this intersection. Demolition and reconstruction of the current site will significantly affect the traffic flow at this intersection. Further, The adjoining sites to 701 Kingsway are off 15th Ave East and 16th Ave East. Each of these streets have single direction access to them (you can only enter on to 16th Avenue if you are going North Bound on Kingsway and you can only access 15th Avenue by going North on Fraser Street). Impeding access to either 15th or 16th Avenue East would mean cutting off access to the residents of the 700 Blocks of 15th & 16th Avenue East. 2. The proposed narrowing of East 15th Ave appears to also remove a traffic median that has a large tree. Is the removal of this tree a part of the redevelopment plan? Has the City of Vancouver Engineering department evaluated the effect of narrowing that access point? Has there been any consideration of the current traffic calming measures in place for this neighbourhood? 3. What will happen to the large cedar tree currently in the middle of the lot at 701 Kingsway? 4. With the current building design there is only vehicle access point to this building is off the alley at 15th Ave east. The design indicates that there will be 60 parking spots, but 0 spaces dedicated for the retail space and no designated pick up/drop off areas. Further the only access for waste removal is also from the alley. With so many units without parking it is probable that many residents will rely on delivery services for groceries and other goods. The current retail space at 701 Kingsway has designated parking for patrons and deliveries yet there are persistent issues with deliveries being made now with delivery trucks often parking illegally. With 0 spaces available for pick up & drop offs & no retail parking this will significantly affect the neighbourhood’s traffic/parking situation. Further the ONLY proposed vehicle access is at the alley off 15th Ave East. This alley is 14 feet wide at some points (compared to a city wide average of 20 feet near other similarly sized buildings) and not at all suitable for the high traffic that an anticipated 600+ new residents will bring. The question of waste removal is also problematic based on this singular vehicular access point. It feels likely that this would have to be done at least weekly and that access to the building’s waste would also be problematic single alley access point. 5. There are several service providers in the area who take care of vulnerable and at-risk people including the John Howard Society and Salvation Army have they been consulted about the rezoning of this building? 6. Where else in the city is there single-family homes directly beside a 25-story high building? While Fraser and Kingsway is obviously a major intersection 15th & 16th Ave East are still quiet residential streets immediately adjacent to the construction site. The sheer size of the building in comparison to the neighbouring 2 story homes next to it feels disproportionate. Would it not be better to slowly redevelop the immediate surrounding homes to a higher density before adding such a largescale building? 7. What safety measures will be in place for the construction of such a tall building on top of Peat bog lands? The developers acknowledge that they can only dig down 2 stories because of the ground conditions so why would they choose to build such a massive tower on top of that when the next nearest tallest building in the area is 12 stories shorter. 8. Kingsway is the only major thoroughfare in Vancouver zoned as commercial from Below is a listing of current rezoning/development applications some of which are close to 5 years old, and all of which passes both rezoning and redevelopment applications successfully and without having the applicants make any substantive changes to their initial applications. What considerations is the city making with adding so many high-density residential buildings along a corridor that has been exclusively zoned as commercial? Some of the proposed rezoning includes small retail establishments, additional essential services are such as grocery stores, walk in clinics/urgent care centres and daycares are not being added and the in-catchment school is already on a lottery system in place. REZONING 602 Kingsway https://www.shapeyourcity.ca/602-644-kingsway?preview=true 810 Kingsway https://www.shapeyourcity.ca/810-kingsway 855 Kingsway https://wayback.archive-it.org/8849/20211021201539/https://rezoning.vancouver.ca/applications/855kingsway/index.htm 3116-3159 St George https://www.shapeyourcity.ca/3116-3158-st-george-st REDEVELOPME
Resident Mt Pleasant asked 6 months agoTraffic control plans and traffic management plans will be required at a future Development Permit stage if the rezoning application is approved by Council. The applicant will need to meet traffic control standards. These standards are:
- Set by the BC Ministry of Transportation and Infrastructure and the BC Motor Vehicle Act, and
- Enforced by WorkSafe BC.
The City will review traffic control plans and traffic management plans, WorkSafeBC may require additional traffic control documentation for construction.
The traffic control plan will need to consider specific care and attention necessary for work on pedestrian facilities to ensure pedestrians are safely accommodated.
Here is the City’s guide to construction on pedestrian facilities PDF file (1.5 MB), and additional information on traffic management for construction: Traffic management for construction and special events | City of Vancouver.
Pre-construction the site is required to meet with and coordinate construction and street use with our Engineering team. Appropriate permits are required to secure street space and any closures must be permitted in advance with proper traffic management plans approved. Closures of the lane are likely to be prohibited and if permitted neighbourhood notification would be required in advance. Residents are encouraged to file complaints of prohibited activity or street use with 3-1-1 for staff to investigate.
As part of the rezoning process, Engineering staff include a review of the application with respect transportation impacts and, if identified, may include development conditions for off-site requirements to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site.
An arborist report and information on tree retention conditions, together with architectural drawings, will be reviewed by staff. If the proposed removal of trees is too aggressive or not reasonable, staff may set conditions of development including revisions to the site plan or building footprint, and the retention or replacement of trees.
Staff use a specialized system with Canada Post to send postcards prior to the Q&A Period to a standard two-block notification radius. This system uses a barcode scanning system to target the specific addresses to bypass junk mail filters. Staff will also provide several other channels for community members to be informed about the project, such as updates to the site signs, Shape Your City webpage, City event calendar, and email sign up list.
As per Chapter 6 Character Areas of the Broadway Plan, this site is within the Centres – Shoulder Areas which are described as: outside the station areas but within the centres, the shoulder areas will have a mix of housing, job space, shops, services and amenities, with some places having a primarily residential character. Many of the institutional campuses are also within these areas. Building heights will generally be up to 20 to 30 storeys. Streetscape improvements, active ground floor commercial uses and gathering places will foster a lively public realm, particularly along commercial streets.
A geotechnical engineer would be required at the Building Permit stage to ensure the parkade and building complies with requirements for building in peat areas. This is a standard requirement for building in peat areas.
Staff are currently exploring what future improvements can be made to create more places to play, relax, socialize, and feel more connected to nature in Kitsilano, Fairview, and Mount Pleasant. The Broadway Public Realm Plan will identify what public open space and street enhancements would best support the current need and future growth in the Plan Area. It will consider public open spaces on City-owned streets and properties, as well as privately owned public spaces (POPS). It will be a practical guide to leverage opportunities for public realm improvements as the area grows.
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Share The entirety of McAuley Park would be shaded at 10am on the summer solstice by the proposed tower. Is this consistent with the intent of the Broadway Plan? Furthermore, the local village area on East 15th Avenue would receive significant shading throughout the morning over the entire year. Again, is this the intent of the Broadway Plan? Finally, what will become of the long-standing local businesses on the site? Will the business be shut forever, or will there be assistance provided for relocation? on Facebook Share The entirety of McAuley Park would be shaded at 10am on the summer solstice by the proposed tower. Is this consistent with the intent of the Broadway Plan? Furthermore, the local village area on East 15th Avenue would receive significant shading throughout the morning over the entire year. Again, is this the intent of the Broadway Plan? Finally, what will become of the long-standing local businesses on the site? Will the business be shut forever, or will there be assistance provided for relocation? on Twitter Share The entirety of McAuley Park would be shaded at 10am on the summer solstice by the proposed tower. Is this consistent with the intent of the Broadway Plan? Furthermore, the local village area on East 15th Avenue would receive significant shading throughout the morning over the entire year. Again, is this the intent of the Broadway Plan? Finally, what will become of the long-standing local businesses on the site? Will the business be shut forever, or will there be assistance provided for relocation? on Linkedin Email The entirety of McAuley Park would be shaded at 10am on the summer solstice by the proposed tower. Is this consistent with the intent of the Broadway Plan? Furthermore, the local village area on East 15th Avenue would receive significant shading throughout the morning over the entire year. Again, is this the intent of the Broadway Plan? Finally, what will become of the long-standing local businesses on the site? Will the business be shut forever, or will there be assistance provided for relocation? link
The entirety of McAuley Park would be shaded at 10am on the summer solstice by the proposed tower. Is this consistent with the intent of the Broadway Plan? Furthermore, the local village area on East 15th Avenue would receive significant shading throughout the morning over the entire year. Again, is this the intent of the Broadway Plan? Finally, what will become of the long-standing local businesses on the site? Will the business be shut forever, or will there be assistance provided for relocation?
redpanda asked 6 months agoThe solar access exceptions in the Broadway Plan area states:
- For some parks, maintaining solar access is particularly challenging due to size and location. Solar access objectives may not be feasible when considering smaller parks including Choklit, Willow, Laurel Landbridge, Major Matthews, Carolina, McAuley, and Arbutus Greenway Park; and
- Solar access objectives for village high streets may not apply to developments within the Mount Pleasant Centre Areas A and B (MCEA and MCEB). Developments within Mount Pleasant Centre Area C (MCEC) in proximity to the village high street will be assessed on a case-by-case basis.
The final question was previously answered by the Applicant, this was their response:
We understand that redevelopment at 701 Kingsway will disrupt the operations of the seven existing commercial tenants. Given their significance to the neighbourhood, the welfare of these tenants before and after the redevelopment is of utmost priority and we are committed to keeping tenants fully informed and adhering to the City’s tenant relocation guidelines, as well as our lease agreements. We have consistently provided updates to tenants to keep them informed of development plans and timelines to assist with business planning, and met with each tenant individually on multiple occasions to ensure frequent and transparent communication throughout the approvals process. We have not provided any formal notices to vacate, and will continue to honour the terms of our lease agreements with each individual tenant.
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Share The Broadway Plan is clear that no new shadows will be allowed on Robson Park. Why are you considering a rezoning application that would indeed cast new shadows on a solar protected park on the spring/fall equinox between 10 and 4pm? During the debate and discussion on the Broadway Plan, City Staff were adamant that the solar protection on parks was non-negotiable. on Facebook Share The Broadway Plan is clear that no new shadows will be allowed on Robson Park. Why are you considering a rezoning application that would indeed cast new shadows on a solar protected park on the spring/fall equinox between 10 and 4pm? During the debate and discussion on the Broadway Plan, City Staff were adamant that the solar protection on parks was non-negotiable. on Twitter Share The Broadway Plan is clear that no new shadows will be allowed on Robson Park. Why are you considering a rezoning application that would indeed cast new shadows on a solar protected park on the spring/fall equinox between 10 and 4pm? During the debate and discussion on the Broadway Plan, City Staff were adamant that the solar protection on parks was non-negotiable. on Linkedin Email The Broadway Plan is clear that no new shadows will be allowed on Robson Park. Why are you considering a rezoning application that would indeed cast new shadows on a solar protected park on the spring/fall equinox between 10 and 4pm? During the debate and discussion on the Broadway Plan, City Staff were adamant that the solar protection on parks was non-negotiable. link
The Broadway Plan is clear that no new shadows will be allowed on Robson Park. Why are you considering a rezoning application that would indeed cast new shadows on a solar protected park on the spring/fall equinox between 10 and 4pm? During the debate and discussion on the Broadway Plan, City Staff were adamant that the solar protection on parks was non-negotiable.
redpanda asked 6 months agoThe solar access requirements in the Broadway Plan area apply to parks, public school yards, and village shopping streets/plazas existing or in development at the time of adoption of the Broadway Plan. Staff will be reviewing the application in detail to confirm the proposed development is meeting the intent of the solar access requirements within the Broadway Plan.
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Share Will the rooftop on the courtyard be programmed and either turned in to a garden or a patio style public amenity? It would be sad to not be able to use it either for meaningful greenery (not just sad moss but a garden that's cared for with well designed planting and gardening) or for people to sit on a well-designed "rooftop" amenity (could also be a restaurant patio!). It's potentially a really cool space! on Facebook Share Will the rooftop on the courtyard be programmed and either turned in to a garden or a patio style public amenity? It would be sad to not be able to use it either for meaningful greenery (not just sad moss but a garden that's cared for with well designed planting and gardening) or for people to sit on a well-designed "rooftop" amenity (could also be a restaurant patio!). It's potentially a really cool space! on Twitter Share Will the rooftop on the courtyard be programmed and either turned in to a garden or a patio style public amenity? It would be sad to not be able to use it either for meaningful greenery (not just sad moss but a garden that's cared for with well designed planting and gardening) or for people to sit on a well-designed "rooftop" amenity (could also be a restaurant patio!). It's potentially a really cool space! on Linkedin Email Will the rooftop on the courtyard be programmed and either turned in to a garden or a patio style public amenity? It would be sad to not be able to use it either for meaningful greenery (not just sad moss but a garden that's cared for with well designed planting and gardening) or for people to sit on a well-designed "rooftop" amenity (could also be a restaurant patio!). It's potentially a really cool space! link
Will the rooftop on the courtyard be programmed and either turned in to a garden or a patio style public amenity? It would be sad to not be able to use it either for meaningful greenery (not just sad moss but a garden that's cared for with well designed planting and gardening) or for people to sit on a well-designed "rooftop" amenity (could also be a restaurant patio!). It's potentially a really cool space!
s.ruehle asked 6 months agoThe question was forwarded to the Applicant, this was their response:
The roof of the low-rise podium building along Kingsway will include a green roof at level 3, planted with flowering sedum succulents. This roof level will be inaccessible to residents but provides visual and seasonal interest via vantage points from the adjacent residential tower and from the street level below. The green roof is necessary for the project to meet its rainwater management requirements, and is also beneficial for reduced heat loss and overall energy performance. This area cannot be programmed into a public patio amenity while still meeting these requirements. However, the project is proposing a significant amount of outdoor amenity space for building residents and the public, including:
Tower rooftop: Our intention for the tower's rooftop space is to host the building's residents in an outdoor, urban agriculture garden that overlooks Downtown Vancouver and the North Shore Mountains. The garden will feature large planted areas and community gardens plots. To enhance social connection, multiple gathering spots will be located around the roof with the focal point being a large harvest dining table at the center of the garden.
Low-rise podium level 1 rooftop: A designated section of the rooftop at level 2 of the low-rise podium will act as a rooftop servery/patio for the retail where patrons can enjoy their food and drink. The remaining space will be a hybrid of outdoor workspace, children’s play areas, and outdoor lounge areas for building residents which includes various landscape garden plantings of trees, hedges, shrub masses and flowering climbing vines.
Privately owned public space (POPS) courtyard: To enhance the public realm and connect with surrounding public parks, 701 Kingsway will offer a Privately Owned Public Space (POPS) courtyard on the ground floor. This courtyard will act as additional space for the building's street level café’s and restaurants to extend seating throughout the year, and allow residents and members of the community to gather in an outdoor courtyard setting.
The applicant is proposing to provide more public and resident outdoor amenity space than what is required by policy.
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Share What studies have you completed on the effects of tall towers in low rise neighbourhoods? What feedback are affected residents giving after the towers have been in place for more than one year? on Facebook Share What studies have you completed on the effects of tall towers in low rise neighbourhoods? What feedback are affected residents giving after the towers have been in place for more than one year? on Twitter Share What studies have you completed on the effects of tall towers in low rise neighbourhoods? What feedback are affected residents giving after the towers have been in place for more than one year? on Linkedin Email What studies have you completed on the effects of tall towers in low rise neighbourhoods? What feedback are affected residents giving after the towers have been in place for more than one year? link
What studies have you completed on the effects of tall towers in low rise neighbourhoods? What feedback are affected residents giving after the towers have been in place for more than one year?
GregB asked 7 months agoAs per Chapter 6 Character Areas of the Broadway Plan, this site is within the Centres – Shoulder Areas which are described as: outside the station areas but within the centres, the shoulder areas will have a mix of housing, job space, shops, services and amenities, with some places having a primarily residential character. Many of the institutional campuses are also within these areas. Building heights will generally be up to 20 to 30 storeys. Streetscape improvements, active ground floor commercial uses and gathering places will foster a lively public realm, particularly along commercial streets.
The Broadway Plan Phase Four Engagement Summary states 69.02% of survey respondents indicated that they “like” or “really like” the proposed policies of the Draft Plan for Mount Pleasant.
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Share For the retail space and commercial tenants: I noticed that less retail space will be offered (6000 SF vs 9000 SF currently), I wonder why and if there is a chance to increase the sq f so all tenants could return, if interested and the neighborhood keeps the same amount of eclectic small businesses as currently. Also I wonder if you give them the choice to return to the building (and maybe work with them to design the space to their needs). Alternatively, will they receive help to find a space to stay in the neighborhood once the time comes for them to move out of the current building? on Facebook Share For the retail space and commercial tenants: I noticed that less retail space will be offered (6000 SF vs 9000 SF currently), I wonder why and if there is a chance to increase the sq f so all tenants could return, if interested and the neighborhood keeps the same amount of eclectic small businesses as currently. Also I wonder if you give them the choice to return to the building (and maybe work with them to design the space to their needs). Alternatively, will they receive help to find a space to stay in the neighborhood once the time comes for them to move out of the current building? on Twitter Share For the retail space and commercial tenants: I noticed that less retail space will be offered (6000 SF vs 9000 SF currently), I wonder why and if there is a chance to increase the sq f so all tenants could return, if interested and the neighborhood keeps the same amount of eclectic small businesses as currently. Also I wonder if you give them the choice to return to the building (and maybe work with them to design the space to their needs). Alternatively, will they receive help to find a space to stay in the neighborhood once the time comes for them to move out of the current building? on Linkedin Email For the retail space and commercial tenants: I noticed that less retail space will be offered (6000 SF vs 9000 SF currently), I wonder why and if there is a chance to increase the sq f so all tenants could return, if interested and the neighborhood keeps the same amount of eclectic small businesses as currently. Also I wonder if you give them the choice to return to the building (and maybe work with them to design the space to their needs). Alternatively, will they receive help to find a space to stay in the neighborhood once the time comes for them to move out of the current building? link
For the retail space and commercial tenants: I noticed that less retail space will be offered (6000 SF vs 9000 SF currently), I wonder why and if there is a chance to increase the sq f so all tenants could return, if interested and the neighborhood keeps the same amount of eclectic small businesses as currently. Also I wonder if you give them the choice to return to the building (and maybe work with them to design the space to their needs). Alternatively, will they receive help to find a space to stay in the neighborhood once the time comes for them to move out of the current building?
s.ruehle asked 6 months agoThe question was forwarded to the Applicant, this was their response:
The developer is exploring opportunities with tenants who have expressed an interest in returning to the proposed retail spaces, however, at this early stage of the approvals process, no firm commitments can be made. For tenants looking ahead and planning to find new space elsewhere in the neighbourhood, we remain committed to assisting them in this transition.
Given the neighbourhood significance of these seven existing commercial tenants, their welfare before and after the redevelopment is of utmost priority and we are committed to keeping tenants fully informed and adhering to the City’s tenant relocation guidelines, as well as our lease agreements. We have consistently provided updates to tenants to keep them informed of development plans and timelines to assist with business planning, and met with each tenant individually on multiple occasions to ensure frequent and transparent communication throughout the approvals process.
When taking into consideration the site constraints provided by its geometry, municipal setback requirements, the addition of the Privately Owned Public Space (POPS), and necessary back-of-house facilities (e.g., loading bays, waste rooms, lobbies, elevators and corridors), it was not possible to one-to-one replace the retail on the ground level. Great efforts have been made to maximize the amount of retail in the project, including incorporation of a vehicle elevator (rather than a ramp which would have taken away significant ground floor space) and the addition of a retail servery/patio on level 2 overlooking the courtyard. The intention was to prioritize retail along the high streets of Kingsway and Fraser while working with the aforementioned constraints. The resulting commercial spaces have been flexibly designed to accommodate the types of smaller-scale retailers that characterize the neighbourhood. Incorporating these places and spaces in this proposal is intended to complement and contribute to the character of this evolving East Vancouver neighbourhood.
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Share How will the development prevent increased traffic, particularly on E15th and E16th, from adversely impacting the neighbourhood? on Facebook Share How will the development prevent increased traffic, particularly on E15th and E16th, from adversely impacting the neighbourhood? on Twitter Share How will the development prevent increased traffic, particularly on E15th and E16th, from adversely impacting the neighbourhood? on Linkedin Email How will the development prevent increased traffic, particularly on E15th and E16th, from adversely impacting the neighbourhood? link
How will the development prevent increased traffic, particularly on E15th and E16th, from adversely impacting the neighbourhood?
S. Harker asked 7 months agoYour question has already been asked. Here’s a copy of the earlier response: As part of the rezoning application, the development was required to submit a Transportation and Assessment Management Study. Preliminary review of the assessment identifies that the new development is anticipated to generate fewer vehicle trips than the existing commercial shops and services. As such, the proposed development is not anticipated to have significant impact to area traffic operations and safety conditions. Further, the proposed development is in compliance with the Parking By-law with respect to off-street vehicle parking spaces and well-sited to encourage reduced vehicle trip and parking demand, being in close proximity to the Frequent Transit Network.
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Share Thanks for the opportunity to ask questions. I live down the street from the development and know first hand how hard it is to find rentals in the area. Is this building pet friendly? Also, how does the proportional below market housing work? if the building was taller, would there be more below market units? Thanks! on Facebook Share Thanks for the opportunity to ask questions. I live down the street from the development and know first hand how hard it is to find rentals in the area. Is this building pet friendly? Also, how does the proportional below market housing work? if the building was taller, would there be more below market units? Thanks! on Twitter Share Thanks for the opportunity to ask questions. I live down the street from the development and know first hand how hard it is to find rentals in the area. Is this building pet friendly? Also, how does the proportional below market housing work? if the building was taller, would there be more below market units? Thanks! on Linkedin Email Thanks for the opportunity to ask questions. I live down the street from the development and know first hand how hard it is to find rentals in the area. Is this building pet friendly? Also, how does the proportional below market housing work? if the building was taller, would there be more below market units? Thanks! link
Thanks for the opportunity to ask questions. I live down the street from the development and know first hand how hard it is to find rentals in the area. Is this building pet friendly? Also, how does the proportional below market housing work? if the building was taller, would there be more below market units? Thanks!
EBE asked 7 months agoThe first question was forwarded to the Applicant, this was their response:
Yes, pets will be welcome, but may be subject to some size and weight restrictions.
The remaining questions were answered by staff:
As per Section 12.2.15 of the Broadway Plan, all new below-market and market rental housing units will be secured as rental tenure for 60 years or the life of the building, whichever is greater, through legal agreements including a non-stratification requirement. The below-market rental housing units are required to meet the affordability requirements outlined in Section 12.2.16 of the Broadway Plan.
The site is within the Mount Pleasant Centre – Area C (MCEC Policy 10.12) of the Broadway Plan, at this location the Broadway Plan allows consideration of a secured market and below-market rental housing tenure up to a maximum building height of 25 storeys.
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Share My question about increased traffic on east 15th Avenue and mitigation thereof not posted or answered? on Facebook Share My question about increased traffic on east 15th Avenue and mitigation thereof not posted or answered? on Twitter Share My question about increased traffic on east 15th Avenue and mitigation thereof not posted or answered? on Linkedin Email My question about increased traffic on east 15th Avenue and mitigation thereof not posted or answered? link
My question about increased traffic on east 15th Avenue and mitigation thereof not posted or answered?
R.G. asked 7 months agoYour question has already been asked. Here’s a copy of the earlier response: As part of the rezoning application, the development was required to submit a Transportation and Assessment Management Study. Preliminary review of the assessment identifies that the new development is anticipated to generate fewer vehicle trips than the existing commercial shops and services. As such, the proposed development is not anticipated to have significant impact to area traffic operations and safety conditions. Further, the proposed development is in compliance with the Parking By-law with respect to off-street vehicle parking spaces and well-sited to encourage reduced vehicle trip and parking demand, being in close proximity to the Frequent Transit Network.
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Share Why 24 stories? Casting shadows on a huge amount of residences on the north side of the building? Why wasn't a more reasonable high proposed, that wouldn't cause this amount of detriment to the surrounding neighbourhood. Why wouldn't more parking spaces be proposed? Kids can't afford cars, so it's obvious that anyone that would be living here would need to parking stall, as their is next to no parking available in the neighbourhood. One more question, why would you put all the present stores out of buisness and think that it's a good idea? There is no way that any of them will be able to re-open at today's astronomic lease rates...look at all the empty store fronts as it is. on Facebook Share Why 24 stories? Casting shadows on a huge amount of residences on the north side of the building? Why wasn't a more reasonable high proposed, that wouldn't cause this amount of detriment to the surrounding neighbourhood. Why wouldn't more parking spaces be proposed? Kids can't afford cars, so it's obvious that anyone that would be living here would need to parking stall, as their is next to no parking available in the neighbourhood. One more question, why would you put all the present stores out of buisness and think that it's a good idea? There is no way that any of them will be able to re-open at today's astronomic lease rates...look at all the empty store fronts as it is. on Twitter Share Why 24 stories? Casting shadows on a huge amount of residences on the north side of the building? Why wasn't a more reasonable high proposed, that wouldn't cause this amount of detriment to the surrounding neighbourhood. Why wouldn't more parking spaces be proposed? Kids can't afford cars, so it's obvious that anyone that would be living here would need to parking stall, as their is next to no parking available in the neighbourhood. One more question, why would you put all the present stores out of buisness and think that it's a good idea? There is no way that any of them will be able to re-open at today's astronomic lease rates...look at all the empty store fronts as it is. on Linkedin Email Why 24 stories? Casting shadows on a huge amount of residences on the north side of the building? Why wasn't a more reasonable high proposed, that wouldn't cause this amount of detriment to the surrounding neighbourhood. Why wouldn't more parking spaces be proposed? Kids can't afford cars, so it's obvious that anyone that would be living here would need to parking stall, as their is next to no parking available in the neighbourhood. One more question, why would you put all the present stores out of buisness and think that it's a good idea? There is no way that any of them will be able to re-open at today's astronomic lease rates...look at all the empty store fronts as it is. link
Why 24 stories? Casting shadows on a huge amount of residences on the north side of the building? Why wasn't a more reasonable high proposed, that wouldn't cause this amount of detriment to the surrounding neighbourhood. Why wouldn't more parking spaces be proposed? Kids can't afford cars, so it's obvious that anyone that would be living here would need to parking stall, as their is next to no parking available in the neighbourhood. One more question, why would you put all the present stores out of buisness and think that it's a good idea? There is no way that any of them will be able to re-open at today's astronomic lease rates...look at all the empty store fronts as it is.
Tryingtocare asked 7 months agoYour question has already been asked. Here’s a copy of the earlier response:
The site is within the Mount Pleasant Centre – Area C (MCEC Policy 10.12) of the Broadway Plan, at this location the Broadway Plan allows consideration of a secured market and below-market rental housing tenure up to a maximum building height of 25 storeys. Neighbouring sites within the Mount Pleasant Centre – Area C of the Broadway Plan, allows for consideration of similar housing option/tenure and maximum building height, with provisions limiting the number of towers per block face.
Your question has already been asked. Here’s a copy of the earlier response:
As part of the rezoning application, the development was required to submit a Transportation and Assessment Management Study. Preliminary review of the assessment identifies that the new development is anticipated to generate fewer vehicle trips than the existing commercial shops and services. As such, the proposed development is not anticipated to have significant impact to area traffic operations and safety conditions. Further, the proposed development is in compliance with the Parking By-law with respect to off-street vehicle parking spaces and well-sited to encourage reduced vehicle trip and parking demand, being in close proximity to the Frequent Transit Network.
The last question was previously answered by the Applicant, this was their response:
We understand that redevelopment at 701 Kingsway will disrupt the operations of the seven existing commercial tenants. Given their significance to the neighbourhood, the welfare of these tenants before and after the redevelopment is of utmost priority and we are committed to keeping tenants fully informed and adhering to the City’s tenant relocation guidelines, as well as our lease agreements. We have consistently provided updates to tenants to keep them informed of development plans and timelines to assist with business planning, and met with each tenant individually on multiple occasions to ensure frequent and transparent communication throughout the approvals process. We have not provided any formal notices to vacate, and will continue to honour the terms of our lease agreements with each individual tenant.
Key dates
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January 05 2024
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February 07 → February 20 2024
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March 27 2024
Location
Application documents
Applicable plans and policies
Contact applicant
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Phone 604 683 5152 Email mpayne@qualex.ca
Contact us
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Phone 604-707-5420 Email Bryan.Wong@vancouver.ca