2260-2266 W 2nd Ave rezoning application

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The City of Vancouver has received an application to rezone the subject site from RM-4 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 22-storey rental building with a 2-storey podium and includes:

  • 176 units with 20% of the floor area for below-market units;
  • A floor space ratio (FSR) of 6.5; and
  • A building height of 76.3m (250 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.

The City of Vancouver has received an application to rezone the subject site from RM-4 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 22-storey rental building with a 2-storey podium and includes:

  • 176 units with 20% of the floor area for below-market units;
  • A floor space ratio (FSR) of 6.5; and
  • A building height of 76.3m (250 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.

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

The opportunity to ask questions through the Q&A is available from July 9 to July 22, 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 How would you ensure the below market suites are not distributed to friends and family of the realtors or builders and are not just resold at market a few years later simply transferring wealth from tax payers to the suite owners? on Facebook Share How would you ensure the below market suites are not distributed to friends and family of the realtors or builders and are not just resold at market a few years later simply transferring wealth from tax payers to the suite owners? on Twitter Share How would you ensure the below market suites are not distributed to friends and family of the realtors or builders and are not just resold at market a few years later simply transferring wealth from tax payers to the suite owners? on Linkedin Email How would you ensure the below market suites are not distributed to friends and family of the realtors or builders and are not just resold at market a few years later simply transferring wealth from tax payers to the suite owners? link

    How would you ensure the below market suites are not distributed to friends and family of the realtors or builders and are not just resold at market a few years later simply transferring wealth from tax payers to the suite owners?

    Njw asked 23 days ago

    Thank you for your questions. Below-market rental (BMR) units are secured in a housing agreement between the owner and the City. This housing agreement is a formal legal document that becomes a municipal by-law once enacted, and the agreement must be in effect for a period of 60 years or the life of the building, whichever is longer.

    In these agreements, the City explicitly defines “Rental Housing” as a dwelling unit that is not occupied by the owner or a related individual. A related individual may include a spouse, parent, child, sibling, niece, or nephew. In the case of a corporate owner, a related individual includes a shareholder, director, or officer of the corporation.

    Additional key requirements of the housing agreement include (but are not limited to): 

    • Restriction of use of BMR units for the purpose of below-market rental
    • Affordability criteria for below-market rental rates
    • Requirement for replacement of equal number and type of below-market units should the building be demolished prior to the end of the housing agreement period
    • A covenant that prohibits the separate sale of BMR units 

    Owners are also required to provide to the City a notarized annual report regarding the tenancy status and rental rates charged for each BMR unit. 

  • Share Given the proximity and height of the 2260-2266 West 2nd Ave application and 2233 West 3rd Ave application, these two towers together will create a large shadow over many buildings for an extended period of time. From my review of the shadow studies included in the applications and using 2238 W2nd Ave as an example, this building will be in a shadow from both south and west year-round from 10am onwards. This does not align with the Broadway plans intent for mid to high rise apartment developments to minimize shadowing and overlook impacts on adjacent homes and open space. 1. 2233 West 3rd Ave – shadow casted over property year-round 10am-2pm. https://rezoning.vancouver.ca/applications/2233-w-3rd-ave/revised-shadow-study.pdf 2. 2260-2266 West 2nd Ave – shadow casted over property year-round 2pm onwards. https://rezoning.vancouver.ca/applications/2260-2266-w-2nd-ave/application-booklet.pdf#page=37 Due to timing of applications, it is difficult to fully understand the impact these applications have independently and collectively. A full shadow study with all applications considered needs to be completed to fully understand the impact of these applications and if they still align with the broadway plan. on Facebook Share Given the proximity and height of the 2260-2266 West 2nd Ave application and 2233 West 3rd Ave application, these two towers together will create a large shadow over many buildings for an extended period of time. From my review of the shadow studies included in the applications and using 2238 W2nd Ave as an example, this building will be in a shadow from both south and west year-round from 10am onwards. This does not align with the Broadway plans intent for mid to high rise apartment developments to minimize shadowing and overlook impacts on adjacent homes and open space. 1. 2233 West 3rd Ave – shadow casted over property year-round 10am-2pm. https://rezoning.vancouver.ca/applications/2233-w-3rd-ave/revised-shadow-study.pdf 2. 2260-2266 West 2nd Ave – shadow casted over property year-round 2pm onwards. https://rezoning.vancouver.ca/applications/2260-2266-w-2nd-ave/application-booklet.pdf#page=37 Due to timing of applications, it is difficult to fully understand the impact these applications have independently and collectively. A full shadow study with all applications considered needs to be completed to fully understand the impact of these applications and if they still align with the broadway plan. on Twitter Share Given the proximity and height of the 2260-2266 West 2nd Ave application and 2233 West 3rd Ave application, these two towers together will create a large shadow over many buildings for an extended period of time. From my review of the shadow studies included in the applications and using 2238 W2nd Ave as an example, this building will be in a shadow from both south and west year-round from 10am onwards. This does not align with the Broadway plans intent for mid to high rise apartment developments to minimize shadowing and overlook impacts on adjacent homes and open space. 1. 2233 West 3rd Ave – shadow casted over property year-round 10am-2pm. https://rezoning.vancouver.ca/applications/2233-w-3rd-ave/revised-shadow-study.pdf 2. 2260-2266 West 2nd Ave – shadow casted over property year-round 2pm onwards. https://rezoning.vancouver.ca/applications/2260-2266-w-2nd-ave/application-booklet.pdf#page=37 Due to timing of applications, it is difficult to fully understand the impact these applications have independently and collectively. A full shadow study with all applications considered needs to be completed to fully understand the impact of these applications and if they still align with the broadway plan. on Linkedin Email Given the proximity and height of the 2260-2266 West 2nd Ave application and 2233 West 3rd Ave application, these two towers together will create a large shadow over many buildings for an extended period of time. From my review of the shadow studies included in the applications and using 2238 W2nd Ave as an example, this building will be in a shadow from both south and west year-round from 10am onwards. This does not align with the Broadway plans intent for mid to high rise apartment developments to minimize shadowing and overlook impacts on adjacent homes and open space. 1. 2233 West 3rd Ave – shadow casted over property year-round 10am-2pm. https://rezoning.vancouver.ca/applications/2233-w-3rd-ave/revised-shadow-study.pdf 2. 2260-2266 West 2nd Ave – shadow casted over property year-round 2pm onwards. https://rezoning.vancouver.ca/applications/2260-2266-w-2nd-ave/application-booklet.pdf#page=37 Due to timing of applications, it is difficult to fully understand the impact these applications have independently and collectively. A full shadow study with all applications considered needs to be completed to fully understand the impact of these applications and if they still align with the broadway plan. link

    Given the proximity and height of the 2260-2266 West 2nd Ave application and 2233 West 3rd Ave application, these two towers together will create a large shadow over many buildings for an extended period of time. From my review of the shadow studies included in the applications and using 2238 W2nd Ave as an example, this building will be in a shadow from both south and west year-round from 10am onwards. This does not align with the Broadway plans intent for mid to high rise apartment developments to minimize shadowing and overlook impacts on adjacent homes and open space. 1. 2233 West 3rd Ave – shadow casted over property year-round 10am-2pm. https://rezoning.vancouver.ca/applications/2233-w-3rd-ave/revised-shadow-study.pdf 2. 2260-2266 West 2nd Ave – shadow casted over property year-round 2pm onwards. https://rezoning.vancouver.ca/applications/2260-2266-w-2nd-ave/application-booklet.pdf#page=37 Due to timing of applications, it is difficult to fully understand the impact these applications have independently and collectively. A full shadow study with all applications considered needs to be completed to fully understand the impact of these applications and if they still align with the broadway plan.

    QNA2238 asked 23 days ago

    Based on the submitted shadow studies for the rezoning applications at 2260–2266 West 2nd Avenue and 2233 West 3rd Avenue, the property at 2238 West 2nd Avenue is expected to experience notable shadowing during portions of the period between 12pm and 2pm, with partial shadowing beginning around 4:00 p.m.

    The Broadway Plan prioritizes the protection of solar access for parks, public school yards, village shopping streets, and other public spaces. While the Plan emphasizes minimizing shadowing and overlook impacts on adjacent homes as much as possible, it does not contain policy provisions that protect private properties from future shadowing. As such, shadow impacts on private residential lots may be considered during the review process but are not formally regulated under the Plan.

  • Share Hello! Something I see often in high rise buildings is the mismanagement of outside temp parking with mail and food delivery drivers. This and surrounding streets are already chaotic with all the traffic from the beach and 4th. There looks to be only a single temp parking spot in the rear. The temp parking also looks like it is accessed by using a shared walkway. How does this project indent to ensure that the ally and main roads are safe especially if the intention of this plan is to promote public transit, walking and biking? Has there been any research done to quantify the amount of temp parking spaces needed based on units in a building? Just because the people in the buildings may not use a car everyday doesn't mean they aren't accessing services daily that do. on Facebook Share Hello! Something I see often in high rise buildings is the mismanagement of outside temp parking with mail and food delivery drivers. This and surrounding streets are already chaotic with all the traffic from the beach and 4th. There looks to be only a single temp parking spot in the rear. The temp parking also looks like it is accessed by using a shared walkway. How does this project indent to ensure that the ally and main roads are safe especially if the intention of this plan is to promote public transit, walking and biking? Has there been any research done to quantify the amount of temp parking spaces needed based on units in a building? Just because the people in the buildings may not use a car everyday doesn't mean they aren't accessing services daily that do. on Twitter Share Hello! Something I see often in high rise buildings is the mismanagement of outside temp parking with mail and food delivery drivers. This and surrounding streets are already chaotic with all the traffic from the beach and 4th. There looks to be only a single temp parking spot in the rear. The temp parking also looks like it is accessed by using a shared walkway. How does this project indent to ensure that the ally and main roads are safe especially if the intention of this plan is to promote public transit, walking and biking? Has there been any research done to quantify the amount of temp parking spaces needed based on units in a building? Just because the people in the buildings may not use a car everyday doesn't mean they aren't accessing services daily that do. on Linkedin Email Hello! Something I see often in high rise buildings is the mismanagement of outside temp parking with mail and food delivery drivers. This and surrounding streets are already chaotic with all the traffic from the beach and 4th. There looks to be only a single temp parking spot in the rear. The temp parking also looks like it is accessed by using a shared walkway. How does this project indent to ensure that the ally and main roads are safe especially if the intention of this plan is to promote public transit, walking and biking? Has there been any research done to quantify the amount of temp parking spaces needed based on units in a building? Just because the people in the buildings may not use a car everyday doesn't mean they aren't accessing services daily that do. link

    Hello! Something I see often in high rise buildings is the mismanagement of outside temp parking with mail and food delivery drivers. This and surrounding streets are already chaotic with all the traffic from the beach and 4th. There looks to be only a single temp parking spot in the rear. The temp parking also looks like it is accessed by using a shared walkway. How does this project indent to ensure that the ally and main roads are safe especially if the intention of this plan is to promote public transit, walking and biking? Has there been any research done to quantify the amount of temp parking spaces needed based on units in a building? Just because the people in the buildings may not use a car everyday doesn't mean they aren't accessing services daily that do.

    qna2260 asked about 1 month ago

    The City’s Engineering staff is currently reviewing the application with respect to transportation impacts. If necessary, conditions may be imposed to support laneway and off-site improvements, such as new sidewalks, speed humps, and other measures to enhance safety and accessibility for pedestrians, cyclists, and motorists.

    As of January 1, 2024, amendments to the Parking By-law have introduced updated loading rates and design standards. These changes require additional loading and passenger zones within new developments to better accommodate temporary parking needs, including food deliveries and ride-hailing services.

    For this application, food delivery drivers will have access to both loading and passenger zones. The Engineering review will assess whether the proposed number of spaces meets the updated by-law requirements.

    If there are issues around illegal parking, blocking access etc., we encourage residents to contact 311. Vehicles parked unlawfully on City streets or laneways are subject to enforcement under the Street and Traffic By-law.

    Additional Resources:

  • Share This project is proposing a 22-story tower. Are you lying to us, or are you unfamiliar with your own guidelines? There are only two options. on Facebook Share This project is proposing a 22-story tower. Are you lying to us, or are you unfamiliar with your own guidelines? There are only two options. on Twitter Share This project is proposing a 22-story tower. Are you lying to us, or are you unfamiliar with your own guidelines? There are only two options. on Linkedin Email This project is proposing a 22-story tower. Are you lying to us, or are you unfamiliar with your own guidelines? There are only two options. link

    This project is proposing a 22-story tower. Are you lying to us, or are you unfamiliar with your own guidelines? There are only two options.

    bearoplane asked about 1 month ago

    The Broadway Plan provides flexibility in building heights to allow maximum densities to be achieved on larger sites. Specifically, sites with frontages exceeding 150 feet may be eligible for up to six additional storeys. While most tower developments occur on standard-sized lots and won’t require extra height, staff anticipate that some larger sites may benefit from this flexibility to achieve improved urban design outcomes. Additional height may also be considered for proposals with tower floor plates under 6,500 sq. ft. More details can be found in Section 11.4.4 of the Broadway Plan.

    Regarding this proposal: In the Kitsilano North – Area B” (KKNB) sub-area, buildings up to 20 storeys are permitted for rental projects that include 20% below-market floor area. As the site has a 175-foot frontage and the proposal features a 6,236 sq. ft. tower floor plate, the applicant is requesting two additional storeys to optimize density. Importantly, policies protecting solar access to key public spaces and preserving public views remain in effect.

Page last updated: 23 Jul 2025, 10:20 AM