2170 W 3rd Ave rezoning application

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The City of Vancouver has received an application to rezone the subject site from R3-3 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 19-storey residential rental building with a three-storey podium and includes:

  • 166 units with 20% of the floor area for below-market units;
  • A floor space ratio (FSR) of 6.5; and
  • A building height of 62.1 m (203 ft.) with additional height for rooftop amenity space.

This application is being considered under the Broadway Plan.

The City’s Tenant Relocation and Protection Policy applies to this site. This policy provides assistance and protections to eligible renters impacted by redevelopment activity. To learn more visit: vancouver.ca/protecting-tenants.

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

Future Council Decision: Tuesday, June 2, 2026 at 9:30 am

In accordance with the Vancouver Charter, a Public Hearing is not required if a proposed zoning by-law is consistent with the Vancouver Official Development Plan. If the proposed zoning by-law is consistent with the Vancouver Official Development Plan, is for the sole purpose, in part or in whole, a residential development, and contains a majority residential use, a Public Hearing is prohibited.

These Council meetings are to be convened by electronic means, with in-person attendance also available. You may participate by submitting written comments that will be distributed to the Mayor and Councillors. There will be no opportunity to speak at the Council meeting.

Send your comments online

Or give feedback via mail to:

City of Vancouver, City Clerk’s Office
453 West 12th Avenue, Third Floor
Vancouver, BC, V5Y 1V4

Copies of the draft by-laws will be made available for in-person viewing from 8:30 am to 5:00 pm on weekdays at the City Clerk’s Office on the 3rd Floor of City Hall from Monday, May 25, 2026, and for viewing on the meeting agenda page (once posted). Minutes of the Council meeting will also be available at this location approximately two business days after the meeting.

The City of Vancouver has received an application to rezone the subject site from R3-3 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 19-storey residential rental building with a three-storey podium and includes:

  • 166 units with 20% of the floor area for below-market units;
  • A floor space ratio (FSR) of 6.5; and
  • A building height of 62.1 m (203 ft.) with additional height for rooftop amenity space.

This application is being considered under the Broadway Plan.

The City’s Tenant Relocation and Protection Policy applies to this site. This policy provides assistance and protections to eligible renters impacted by redevelopment activity. To learn more visit: vancouver.ca/protecting-tenants.

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

Future Council Decision: Tuesday, June 2, 2026 at 9:30 am

In accordance with the Vancouver Charter, a Public Hearing is not required if a proposed zoning by-law is consistent with the Vancouver Official Development Plan. If the proposed zoning by-law is consistent with the Vancouver Official Development Plan, is for the sole purpose, in part or in whole, a residential development, and contains a majority residential use, a Public Hearing is prohibited.

These Council meetings are to be convened by electronic means, with in-person attendance also available. You may participate by submitting written comments that will be distributed to the Mayor and Councillors. There will be no opportunity to speak at the Council meeting.

Send your comments online

Or give feedback via mail to:

City of Vancouver, City Clerk’s Office
453 West 12th Avenue, Third Floor
Vancouver, BC, V5Y 1V4

Copies of the draft by-laws will be made available for in-person viewing from 8:30 am to 5:00 pm on weekdays at the City Clerk’s Office on the 3rd Floor of City Hall from Monday, May 25, 2026, and for viewing on the meeting agenda page (once posted). Minutes of the Council meeting will also be available at this location approximately two business days after the meeting.

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

The opportunity to ask questions through the Q&A is available from September 24 to October 7, 2025. 

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 Why here in this neighbourhood? The general building height is three levels… this will disrupt the entire community in my opinion. on Facebook Share Why here in this neighbourhood? The general building height is three levels… this will disrupt the entire community in my opinion. on Twitter Share Why here in this neighbourhood? The general building height is three levels… this will disrupt the entire community in my opinion. on Linkedin Email Why here in this neighbourhood? The general building height is three levels… this will disrupt the entire community in my opinion. link

    Why here in this neighbourhood? The general building height is three levels… this will disrupt the entire community in my opinion.

    Mark Zealand asked 8 months ago

    Long-term area planning for Kitsilano has been undertaken through the Broadway Plan, which was approved by Council in 2022. This site is within the KKNB sub-area of the Broadway Plan, which permits rental towers up to 20 storeys and 6.5 FSR, with 20% of the residential floor area permanently secured at below-market rents. More information on additional permitted uses, housing tenures and built form options in the KKNB sub-area can be found in Section 8.2.1 of the Plan.

  • Share How many tenants will be displaced? How many applications have been made for 20 stories with-in a two block radius ? There is not enough street parking presently so where will people park when there is only enough underground parking for half the residence ? What are the projected rents for one and two bedrooms ? The reason for the 20 stories is in order to make the developer able to make a profit ? Is there any actual planning involved from the city for this Godzilla in a 3-5 story neighborhood ? Or is the planning the spreadsheet of the developer? Has any concern for existing density, existing affordable rental units, views or anything? Where are the real planners in this city ?? on Facebook Share How many tenants will be displaced? How many applications have been made for 20 stories with-in a two block radius ? There is not enough street parking presently so where will people park when there is only enough underground parking for half the residence ? What are the projected rents for one and two bedrooms ? The reason for the 20 stories is in order to make the developer able to make a profit ? Is there any actual planning involved from the city for this Godzilla in a 3-5 story neighborhood ? Or is the planning the spreadsheet of the developer? Has any concern for existing density, existing affordable rental units, views or anything? Where are the real planners in this city ?? on Twitter Share How many tenants will be displaced? How many applications have been made for 20 stories with-in a two block radius ? There is not enough street parking presently so where will people park when there is only enough underground parking for half the residence ? What are the projected rents for one and two bedrooms ? The reason for the 20 stories is in order to make the developer able to make a profit ? Is there any actual planning involved from the city for this Godzilla in a 3-5 story neighborhood ? Or is the planning the spreadsheet of the developer? Has any concern for existing density, existing affordable rental units, views or anything? Where are the real planners in this city ?? on Linkedin Email How many tenants will be displaced? How many applications have been made for 20 stories with-in a two block radius ? There is not enough street parking presently so where will people park when there is only enough underground parking for half the residence ? What are the projected rents for one and two bedrooms ? The reason for the 20 stories is in order to make the developer able to make a profit ? Is there any actual planning involved from the city for this Godzilla in a 3-5 story neighborhood ? Or is the planning the spreadsheet of the developer? Has any concern for existing density, existing affordable rental units, views or anything? Where are the real planners in this city ?? link

    How many tenants will be displaced? How many applications have been made for 20 stories with-in a two block radius ? There is not enough street parking presently so where will people park when there is only enough underground parking for half the residence ? What are the projected rents for one and two bedrooms ? The reason for the 20 stories is in order to make the developer able to make a profit ? Is there any actual planning involved from the city for this Godzilla in a 3-5 story neighborhood ? Or is the planning the spreadsheet of the developer? Has any concern for existing density, existing affordable rental units, views or anything? Where are the real planners in this city ??

    Johnnie asked 8 months ago

    Thank you for your questions. According to the City’s interactive rezoning map, there are four active rezoning applications in the area bound by Arbutus St, 4th Avenue, Vine St and 2nd Avenue. There is one approved rezoning at Yew and 1st Avenue. 

    There are 31 existing purpose-built rental units on the site, and any tenants who had been living on site within one year of the rezoning application date (May 6, 2025) is eligible for supports under the City’s Tenant Relocation and Protection Policy (TRPP), including the right of first refusal to a unit in the new building at tenant’s existing rent, or 20% below market rate, whichever is cheaper. More information on the TRPP can be found here.

     Parking for the subject site will be in accordance with the Parking By-law. The By-law requires a minimum amount of accessible, visitor, loading and bicycle spaces on site. Historically, new developments have been required to provide a set number of parking spaces to prevent spillover onto adjacent streets. In the Broadway Plan areas, the streets are well-regulated and the neighbourhoods are dense and walkable which reduces vehicle dependence and is conducive to shorter, more active trips. Eliminating minimum parking requirements also has a direct influence on the affordability of the proposed units – particularly the 20% below-market units. 

     

    We expect the market units to be rated at market rate at the time of building occupancy. According to the Canadian Mortgage Housing Corporation (CMHC), as of October 2024, the average rents in Kitsilano/Point Grey were $1,870 for a 1-bedroom unit and $2,685 for a 2-bedroom unit. The below-market units will be secured at 20% below the City-wide average rental rate at the time of occupancy permit. 

     

    Long-term area planning for Kitsilano has been undertaken through the Broadway Plan, which was approved by Council in 2022. This site is within the KKNB sub-area of the Broadway Plan, which permits rental towers up to 20 storeys and 6.5 FSR, with 20% of the residential floor area permanently secured at below-market rents. One of the key policy directions of the Plan was to focus new housing opportunities in areas with relatively fewer renters in the near term. This includes new housing choices (rental and ownership) in station areas, mixed-use areas and existing low-density residential areas. The Plan allows redevelopment options which replicate existing affordability of existing low-rise buildings nearing end of life, while providing enhanced tenant protections for existing renters and securing permanent affordability of a portion of proposed new units. Extensive financial testing was undertaken with the development of the Plan. The building height of 20 storeys and density of 6.5 FSR were carefully calibrated to achieve the previously mentioned objectives.  

  • Share Does this proposal aim to protect the beautiful trees at the front of the property? If not, is there any way they can be moved and preserved rather than destroyed? What kind of landscaping/trees does this project propose along West 3rd? on Facebook Share Does this proposal aim to protect the beautiful trees at the front of the property? If not, is there any way they can be moved and preserved rather than destroyed? What kind of landscaping/trees does this project propose along West 3rd? on Twitter Share Does this proposal aim to protect the beautiful trees at the front of the property? If not, is there any way they can be moved and preserved rather than destroyed? What kind of landscaping/trees does this project propose along West 3rd? on Linkedin Email Does this proposal aim to protect the beautiful trees at the front of the property? If not, is there any way they can be moved and preserved rather than destroyed? What kind of landscaping/trees does this project propose along West 3rd? link

    Does this proposal aim to protect the beautiful trees at the front of the property? If not, is there any way they can be moved and preserved rather than destroyed? What kind of landscaping/trees does this project propose along West 3rd?

    AnnaFran asked 8 months ago

    Thank you for your question. According to the applicant’s submitted Arborist Report, no on-site trees are proposed to be retained. The proposed landscaping details for the ground level can be found on sheet L100 (p. 75) of the application booklet posted on the application’s SYC page.

    The applicant’s landscape drawings show four street (City) trees along West 3rd Avenue, however, this has yet to be confirmed by Engineering. Engineering may condition the inclusion of street trees as part of the on and off-site street improvements achieved through rezoning, however, a more detailed landscape review will take place at the later Development Permit stage, pending Council’s decision on the rezoning application. 

    It may be technically feasible for the existing trees to be relocated following removal, however the City would be unlikely to condition this requirement because of several factors including mature trees not often surviving after relocation, and difficulty finding space to relocate them to. 

Page last updated: 20 May 2026, 10:23 AM