1265-1281 Kingsway rezoning application

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This application has been approved Council at Public Hearing on December 2, 2020.


We would like your feedback on a rezoning application at 1265-1281 Kingsway. The proposal is to allow for the development of a 6-storey mixed-use building. The zoning would change from C-2 (Commercial) to CD-1 (Comprehensive Development) District. The proposal includes:

  • 43 secured market rental residential units
  • Commercial use at grade
  • Floor space ratio (FSR) of 3.70
  • Floor area of 3,962.7 sq. m (42,653.9 sq. ft.)
  • Maximum height of 20.9 m (68.6 ft.)
  • 51 vehicle parking spaces and 89 bicycle parking spaces

The application is being considered under the Secured Rental Policy.

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


We would like your feedback on a rezoning application at 1265-1281 Kingsway. The proposal is to allow for the development of a 6-storey mixed-use building. The zoning would change from C-2 (Commercial) to CD-1 (Comprehensive Development) District. The proposal includes:

  • 43 secured market rental residential units
  • Commercial use at grade
  • Floor space ratio (FSR) of 3.70
  • Floor area of 3,962.7 sq. m (42,653.9 sq. ft.)
  • Maximum height of 20.9 m (68.6 ft.)
  • 51 vehicle parking spaces and 89 bicycle parking spaces

The application is being considered under the Secured Rental Policy.

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

This application has been approved Council at Public Hearing on December 2, 2020.

  • Share Given the adjacent rezoning application at 1247 Kingsway, and the small corner lot to the southeast, have city staff considered allowing these proposed, and potential developments to share one parkade entrance? on Facebook Share Given the adjacent rezoning application at 1247 Kingsway, and the small corner lot to the southeast, have city staff considered allowing these proposed, and potential developments to share one parkade entrance? on Twitter Share Given the adjacent rezoning application at 1247 Kingsway, and the small corner lot to the southeast, have city staff considered allowing these proposed, and potential developments to share one parkade entrance? on Linkedin Email Given the adjacent rezoning application at 1247 Kingsway, and the small corner lot to the southeast, have city staff considered allowing these proposed, and potential developments to share one parkade entrance? link

    Given the adjacent rezoning application at 1247 Kingsway, and the small corner lot to the southeast, have city staff considered allowing these proposed, and potential developments to share one parkade entrance?

    Silent_Echo asked almost 4 years ago

    City staff and land owners discussed the potential of a shared parkade entrance between these sites. The owners did not want to pursue this option and have since proceeded with separate parkade entrances for each of the proposals. Where possible, the size and appearance of parkade entrances and loading bays have been minimized to allow for increased landscaping and opportunities for passive surveillance of the rear lane.

  • Share As city council is soon to consider allowing these forms outright in C-2 zones, why did the applicant feel the need to proceed with this lengthy review process? on Facebook Share As city council is soon to consider allowing these forms outright in C-2 zones, why did the applicant feel the need to proceed with this lengthy review process? on Twitter Share As city council is soon to consider allowing these forms outright in C-2 zones, why did the applicant feel the need to proceed with this lengthy review process? on Linkedin Email As city council is soon to consider allowing these forms outright in C-2 zones, why did the applicant feel the need to proceed with this lengthy review process? link

    As city council is soon to consider allowing these forms outright in C-2 zones, why did the applicant feel the need to proceed with this lengthy review process?

    Silent_Echo asked almost 4 years ago

    This rezoning application was submitted to the City before details in the proposed C-2 zones had been finalized. 

    If approved by Council, the updated C-2 zones would become active later this year. Applicants could then choose to opt out of the rezoning process and progress straight to a development permit process.

  • Share What is planned for 1255-59 Kingsway, immediately adjacent to the west of the subject site? There is no signage at these addresses nor any reference on the City's web site yet the applicant's drawings show a 6(?) storey site at this location. on Facebook Share What is planned for 1255-59 Kingsway, immediately adjacent to the west of the subject site? There is no signage at these addresses nor any reference on the City's web site yet the applicant's drawings show a 6(?) storey site at this location. on Twitter Share What is planned for 1255-59 Kingsway, immediately adjacent to the west of the subject site? There is no signage at these addresses nor any reference on the City's web site yet the applicant's drawings show a 6(?) storey site at this location. on Linkedin Email What is planned for 1255-59 Kingsway, immediately adjacent to the west of the subject site? There is no signage at these addresses nor any reference on the City's web site yet the applicant's drawings show a 6(?) storey site at this location. link

    What is planned for 1255-59 Kingsway, immediately adjacent to the west of the subject site? There is no signage at these addresses nor any reference on the City's web site yet the applicant's drawings show a 6(?) storey site at this location.

    WhyKidOurselves asked almost 4 years ago

    The adjacent site at 1247 Kingsway has a rezoning application that is currently under review by City staff.
     A link to more information on this application is here: https://rezoning.vancouver.ca/applications/1247kingsway/index.htm

  • Share How does the height of this building compare to the existing condo building at the west end of the block (1207-1239 Kingsway)? I realize there are numbers given in the background report, but I don't know how to work with these to derive a comparison. Thank you. on Facebook Share How does the height of this building compare to the existing condo building at the west end of the block (1207-1239 Kingsway)? I realize there are numbers given in the background report, but I don't know how to work with these to derive a comparison. Thank you. on Twitter Share How does the height of this building compare to the existing condo building at the west end of the block (1207-1239 Kingsway)? I realize there are numbers given in the background report, but I don't know how to work with these to derive a comparison. Thank you. on Linkedin Email How does the height of this building compare to the existing condo building at the west end of the block (1207-1239 Kingsway)? I realize there are numbers given in the background report, but I don't know how to work with these to derive a comparison. Thank you. link

    How does the height of this building compare to the existing condo building at the west end of the block (1207-1239 Kingsway)? I realize there are numbers given in the background report, but I don't know how to work with these to derive a comparison. Thank you.

    WhyKidOurselves asked almost 4 years ago

    The existing four-storey buildings to the west of the site at 1207 Kingsway are approximately 12 m tall (39 ft.).
    If approved, the proposed six-storey building at 1265-1281 Kingsway would have a maximum height of 20.9 m (68.6 ft.).

  • Share re Commercial at grade: With so many small businesses in Vancouver already facing extinction because of high rents (even pre-COVID business loss), there seems a great likelihood that in all the new Kingsway developments, we will see empty storefronts. Has the Planning Dept considered some radical re-thinking such as ground floor spaces amenable to daycares or school classrooms (obviously in concert w/ VSB) -- or for that matter, why not have grade level residences? on Facebook Share re Commercial at grade: With so many small businesses in Vancouver already facing extinction because of high rents (even pre-COVID business loss), there seems a great likelihood that in all the new Kingsway developments, we will see empty storefronts. Has the Planning Dept considered some radical re-thinking such as ground floor spaces amenable to daycares or school classrooms (obviously in concert w/ VSB) -- or for that matter, why not have grade level residences? on Twitter Share re Commercial at grade: With so many small businesses in Vancouver already facing extinction because of high rents (even pre-COVID business loss), there seems a great likelihood that in all the new Kingsway developments, we will see empty storefronts. Has the Planning Dept considered some radical re-thinking such as ground floor spaces amenable to daycares or school classrooms (obviously in concert w/ VSB) -- or for that matter, why not have grade level residences? on Linkedin Email re Commercial at grade: With so many small businesses in Vancouver already facing extinction because of high rents (even pre-COVID business loss), there seems a great likelihood that in all the new Kingsway developments, we will see empty storefronts. Has the Planning Dept considered some radical re-thinking such as ground floor spaces amenable to daycares or school classrooms (obviously in concert w/ VSB) -- or for that matter, why not have grade level residences? link

    re Commercial at grade: With so many small businesses in Vancouver already facing extinction because of high rents (even pre-COVID business loss), there seems a great likelihood that in all the new Kingsway developments, we will see empty storefronts. Has the Planning Dept considered some radical re-thinking such as ground floor spaces amenable to daycares or school classrooms (obviously in concert w/ VSB) -- or for that matter, why not have grade level residences?

    WhyKidOurselves asked almost 4 years ago

    In typical By-laws that would apply to sites such as this, there is flexibility to include a range of uses at the ground floor. Both daycare and education uses are permitted in many of the recent developments along Kingsway. 

    Residential uses are currently not permitted on the street frontage, but are allowed on the ground floor along the rear of the building. 

  • Share re Commercial at grade: For years, the retail sector along Kingsway has been described as "Nails and Noodles". How many more salons and ethnic restaurants are sustainable in this area? on Facebook Share re Commercial at grade: For years, the retail sector along Kingsway has been described as "Nails and Noodles". How many more salons and ethnic restaurants are sustainable in this area? on Twitter Share re Commercial at grade: For years, the retail sector along Kingsway has been described as "Nails and Noodles". How many more salons and ethnic restaurants are sustainable in this area? on Linkedin Email re Commercial at grade: For years, the retail sector along Kingsway has been described as "Nails and Noodles". How many more salons and ethnic restaurants are sustainable in this area? link

    re Commercial at grade: For years, the retail sector along Kingsway has been described as "Nails and Noodles". How many more salons and ethnic restaurants are sustainable in this area?

    WhyKidOurselves asked almost 4 years ago

    If approved, the proposed by-law that would apply to this site allows for a wide range of commercial uses at the ground floor level. Potential uses on this site are not restricted to salons and restaurants.

  • Share Is the developer required to make any contributions to the neighbourhood? (CAC, DAC) No doubt this information is included in the package but it's easier to ask (as I would at an in-person open house). on Facebook Share Is the developer required to make any contributions to the neighbourhood? (CAC, DAC) No doubt this information is included in the package but it's easier to ask (as I would at an in-person open house). on Twitter Share Is the developer required to make any contributions to the neighbourhood? (CAC, DAC) No doubt this information is included in the package but it's easier to ask (as I would at an in-person open house). on Linkedin Email Is the developer required to make any contributions to the neighbourhood? (CAC, DAC) No doubt this information is included in the package but it's easier to ask (as I would at an in-person open house). link

    Is the developer required to make any contributions to the neighbourhood? (CAC, DAC) No doubt this information is included in the package but it's easier to ask (as I would at an in-person open house).

    WhyKidOurselves asked almost 4 years ago

    The applicant is required to pay a Development Cost Levy based on the commercial floor area of the proposal. In projects such as this where 100% of the residential floor space is rental, the applicant is not required to make Development Cost Levy payments on the residential floor area of the building. In order to waive this payment, the applicant must comply with maximum unit sizes and rental costs to assist with unit affordability. 

    More information can be found here:

    https://bylaws.vancouver.ca/bulletin/bulletin-rental-incentive-programs.pdf

  • Share Why are there so many parking spaces when this location is close to downtown, is located along a bus route, and the bike routes in this neighbourhood have been touted as desirable in other applications? on Facebook Share Why are there so many parking spaces when this location is close to downtown, is located along a bus route, and the bike routes in this neighbourhood have been touted as desirable in other applications? on Twitter Share Why are there so many parking spaces when this location is close to downtown, is located along a bus route, and the bike routes in this neighbourhood have been touted as desirable in other applications? on Linkedin Email Why are there so many parking spaces when this location is close to downtown, is located along a bus route, and the bike routes in this neighbourhood have been touted as desirable in other applications? link

    Why are there so many parking spaces when this location is close to downtown, is located along a bus route, and the bike routes in this neighbourhood have been touted as desirable in other applications?

    WhyKidOurselves asked almost 4 years ago

    Given the accessible location of this site, the applicant has been allowed to reduce the number of car parking spaces provided with submission of a Transportation Demand Management Plan. These plans require a set of strategies to be implemented that encourage sustainable transportation choices for residents. 

    More information can be found here: https://vancouver.ca/your-government/parking-bylaw.aspx

  • Share Considering that the Urban Design Panel has already supported a similar development at 1247 Kingsway, is it necessary for this project to face a similar review? To me that would feel like a waste of time and resources. on Facebook Share Considering that the Urban Design Panel has already supported a similar development at 1247 Kingsway, is it necessary for this project to face a similar review? To me that would feel like a waste of time and resources. on Twitter Share Considering that the Urban Design Panel has already supported a similar development at 1247 Kingsway, is it necessary for this project to face a similar review? To me that would feel like a waste of time and resources. on Linkedin Email Considering that the Urban Design Panel has already supported a similar development at 1247 Kingsway, is it necessary for this project to face a similar review? To me that would feel like a waste of time and resources. link

    Considering that the Urban Design Panel has already supported a similar development at 1247 Kingsway, is it necessary for this project to face a similar review? To me that would feel like a waste of time and resources.

    Tavia asked almost 4 years ago

    This rezoning application will not be required to attend the Urban Design Panel. Feedback from the Urban Design Panel assessment of 1247 Kingsway on March 4 has been considered in the review of this proposal.

  • Share Are there plans to work with the school board to lobby for a new building at the in-catchment school? At this point, there aren’t enough spaces at the school for the existing catchment residents. So while the rent in this new building would be affordable, families would not have access to the school. This is a problem with every new building in the city and in my opinion, no more buildings should be permitted unless the local school has been adjusted to accommodate the growing community. on Facebook Share Are there plans to work with the school board to lobby for a new building at the in-catchment school? At this point, there aren’t enough spaces at the school for the existing catchment residents. So while the rent in this new building would be affordable, families would not have access to the school. This is a problem with every new building in the city and in my opinion, no more buildings should be permitted unless the local school has been adjusted to accommodate the growing community. on Twitter Share Are there plans to work with the school board to lobby for a new building at the in-catchment school? At this point, there aren’t enough spaces at the school for the existing catchment residents. So while the rent in this new building would be affordable, families would not have access to the school. This is a problem with every new building in the city and in my opinion, no more buildings should be permitted unless the local school has been adjusted to accommodate the growing community. on Linkedin Email Are there plans to work with the school board to lobby for a new building at the in-catchment school? At this point, there aren’t enough spaces at the school for the existing catchment residents. So while the rent in this new building would be affordable, families would not have access to the school. This is a problem with every new building in the city and in my opinion, no more buildings should be permitted unless the local school has been adjusted to accommodate the growing community. link

    Are there plans to work with the school board to lobby for a new building at the in-catchment school? At this point, there aren’t enough spaces at the school for the existing catchment residents. So while the rent in this new building would be affordable, families would not have access to the school. This is a problem with every new building in the city and in my opinion, no more buildings should be permitted unless the local school has been adjusted to accommodate the growing community.

    Alison asked almost 4 years ago

    The City of Vancouver shares information on rezoning applications with the Vancouver School Board to assist in producing forecasts for enrolment numbers. Where necessary, these forecasts then inform new school building projects. 

    The current school board forecast indicates that enrolment numbers at Dickens Elementary have peaked and will decline in the short term. As a result, there are currently no plans to expand Dickens Elementary. 

    Enrolment capacity does currently exist at the nearby locations of McBride Elementary and Selkirk Elementary.