2268-2294 W 3rd Ave and 1902-1912 Vine St rezoning application

Thank you for the question. At each stage of the planning and development process there are varying levels of detail and assessment. The plan development process can identify risks or areas of concern related to natural and environmental hazards, socioeconomic risks, or general infrastructure capacity, etc. Through the rezoning, development permit and building permit processes further detail on site specific risk can be assessed related to environmental risks, community impacts, infrastructure capacity, and safety issues. 

The rezoning application for 2268 W 3rd Avenue is within the Broadway Plan. As a part of the Broadway Plan, the City performed a multi-year sewer and drainage study, which resulted in the Broadway Plan One Water Strategy. This was a comprehensive study of existing sewer and drainage capacity, and future potential deficits based on expected growth in the area. The strategy outlines where upgrades will be targeted as the area grows and will inform capital investments in infrastructure. Along with City capital investments, new development will also be expected to provide upgrades to utilities in many cases. https://syc.vancouver.ca/projects/broadway-plan/broadway-plan-one-water-strategy.pdf 

For specific development projects, reviews are conducted on each site in consideration of adjacent developments. The developer’s consultants will put together a variety of professional reports and studies, such as groundwater, transportation, geotechnical, and floodplain studies at various stages of development review to assess the associated risks. Construction impacts are reviewed through our construction permitting teams and site inspections are conducted by Building Site Inspectors to ensure bylaw compliance. Engineering reviews include but are not limited to shoring, traffic, crane, building grade and utility reviews.

1. Between the proposed developments at 2315 West 4th Avenue, 2233 W 3rd Avenue, 2090 W 1st Avenue and now this 2268-2294 W 3rd Ave and 1902-1912 Vine St, over 1,000 rental units would be added to this small area of 9 square blocks in Kitsilano. Where will these 1,000 households register for essential services like dental care, a family doctor, daycare and schools?
   The residents in these new developments would be free to engage professionals and sign up for services in their local neighbourhood or beyond as they see fit.
   
   
2. The infrastructure within this area already fails to meet existing needs, how does the City plan to increase services in this area to ensure existing and new residents are appropriately supported?
   Developers must pay Development Cost Levies (DCL) (and other contributions) as part of their rezoning projects and these funds can be used towards parks, child care facilities, replacement housing (social/non-profit housing), and engineering infrastructure (transportation and utilities). Further information on the Public Benefits Strategy (PBS) for the Broadway Plan area, including how the PBS provides direction to guide City investment in public amenities and infrastructure and address the service needs of the community, can be found here.
   
   
3. Kitsilano already has a higher proportion of rentals compared to the city of Vancouver. This neighborhood does not need additional rental units, it needs increased owned units to help address the housing affordability crisis. Why is the City supporting applications for rental developments that do not address the actual problem?
   The neighbourhoods in the Broadway Plan area tend to be renter-dense, with almost 60% of households renting their homes. In Kitsilano, much of the existing purpose-built rental stock can be found in buildings that are aging and/or nearing the end of life. Replacing existing purpose-built rental units, providing more secure rental options for tenants in secondary rental (for example, condos being leased to tenants), and addressing the high and rising demand for rental housing are some of the chief goals of the housing directions in the Broadway Plan. Throughout the Broadway Plan, there are also numerous policy areas that enable and facilitate options to include strata ownership, in an effort to provide a variety of options across the housing spectrum.
   
   
4. The city's approach to development should reflect the needs of its residents, not the desires of developers. On “Villages”, including West 4th, The Broadway Plan states that “the distinctive, primarily low-rise villages have a variety of local businesses such as shops, restaurants, and small offices, interesting storefronts and lively sidewalks… The villages will see incremental change to minimize redevelopment pressures on existing businesses, with building heights of generally four to six storeys.” My observations to this point have focused on the North of 4th area, but there an additional 6 towers planned in the equivalent area between 4th and Broadway housing an additional 1,000 units. How can 10 concurrent plans for 2,000 units and building heights of a minimum of 18 storeys be considered “incremental change”?
   ‘Incremental change’ refers to the fact that the Broadway Plan has a 30 year perspective and that properties are individually rezoned in this area, on the property owners’ individual requests, versus a city-initiated masterplan outlining rezoning for a larger area (ex Olympic village, River district; there has also been city-initiated rezoning for parts of the Cambie Corridor area).
   
   
5. There is already a major development happening across Vine at the Safeway site, will this development be happening while the major disruption across the street is already going on?
   The development at Safeway does not require rezoning and is likely to go ahead before the rezoning applications we see for the Broadway Plan area start construction.
   
   
6. Who will be coordinating the major traffic, safety and livability issues during construction? 
   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.
   
   
7. How is the City intending to support existing residents through concurrent and/or back-to-back construction projects that will last for several years? 
   Residents can reach out to 3-1-1 if they have any questions or concerns during the construction phase. Link: https://vancouver.ca/van311.aspx
   
   
8. Specifically, how will neighboring residents be protected physically and mentally from the dust and noise?
   The applicant and construction crew are required to follow all city policies and guidelines in regard to construction. For example, the City has a Noise Compliance By-law which regulates construction-related noise for private development (Weekdays 7.30am-8pm, Sat 10am-8pm, not permitted on Sundays/holidays).
   
   
9. Why is noise permitted until 20:00 on weekdays when most families are home from 16:00? This is particularly pertinent to those living on the Western boundary of 2250 West 3rd Avenue. 
   Construction noise is regulated through the Noise Control Bylaw, for more information, please see: https://vancouver.ca/your-government/noise-control-bylaw.aspx Should any concerns arise, please report through 3-1-1 through https://van311.ca/services/noise
   
   
10. What safeguards will be in place to protect the adjacent property on the eastern boundary from dangers during construction?
    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 to ensure safe working condition.
    
    
11. As has already been noted by other commenters, this development plans to have its parkade entrance on the south side alley; currently shared with loading for Whole Foods, garbage access for the residential properties on both West 4th and West 3rd this alley is in constant use throughout the day with trucks unloading. As yet a satisfactory answer has not been given and “Residents are encouraged to file complaints of prohibited activity or street use with 3.1.1 for staff to investigate.” Is a poor response. What is the plan to manage the impact of four levels of underground parking traffic coming and going on existing tenants in neighboring buildings, tenants of this new tower and the businesses on West 4th?
    Both the applicant at 2268-2294 W 3rd Ave & 1902-1912 Vine St, and Whole Foods must comply with all applicable policies and guidelines regarding public space and lane access from their respective properties. Additionally, Engineering staff will conduct a detailed review of transportation impacts as part of the rezoning process. If the need is identified, the Engineering review will result in a number of requirements to mitigate traffic impacts and improve road safety for all road users. These requirements would need to be met as part of the rezoning approval process.
    
    
12. Why does the shadow study only account for equinoxes? 
    This requirement is per city standards. All projects are being evaluated the same way, consistently using the spring and fall equinoxes as a reference for solar access analysis. Please refer to our Solar Access Guidelines for more information.
    
    
13. This tower will block sunlight for neighbouring buildings year-round, “Vancouver’s northern temperate oceanic climate means extended periods of overcast skies in the fall, winter, and spring” is not true in the face of ongoing climate change (January 2025 saw only 54mm of rainfall compared to 1,347mm in January 2024). Will a more comprehensive shadow study be released? 
    Staff will review the submitted documentation. If the material does not meet city standards, staff will follow up with the applicant to request further information.
    
    
14. There are a number of mature trees on the eastern boundary on 2250 West 3rd, how is the City able to justify their removal?
    Removal of neighbour owned, or shared trees can only be supported with letters of consent from the adjacent owner(s). The city enforces the Protection of Trees By-law as adopted by council and ensures the proposed tree removals comply with regulation.
    
    
15. Particularly the Western Red Cedars, have Squamish Nation been consulted on the planned removal of a protected species and impacts on remaining trees? 
    The Squamish Nation has not been consulted on this specific item. The City continuously works with local Nations to gather their feedback on large projects and policy items. However, the Nations are not able to review individual applications. The Vancouver Protection of Trees By-law does not protect trees based on species; all tree species receive equal protection.
    
    
16. There is a proposed pedestrian walkway on the Eastern boundary of this development, what is the plan to protect the security of the neighboring property that this walkway will border? What efforts will be made to protect the privacy of facing units at this eastern boundary on levels 2-5 and the equivalent neighboring units at 2250 W3rd Avenue? 
    The rezoning stage primarily determines building height, density, and land use. The exact form of development will be further reviewed at the development permit stage.
    
    
17. What public shared amenities does the City or Marcon plan to invest in for the neighbourhood of Kitsilano and all the extra use and wear that brings to our current shared public amenities? 
    This proposed rezoning application will deliver approximately 207 units of much-needed rental housing to the city’s rental housing stock. 20% of these units will be secured as below-market rental units, which means the units will get rented to existing, or new tenants, at 20% discount to city-wide average rental rates as determined by CMHC. Additionally, collected development cost levies (DCL) can be used towards parks, child care facilities, replacement housing (social/non-profit housing), and engineering infrastructure (transportation and utilities). Further information on the Public Benefits Strategy (PBS) for the Broadway Plan area, including how the PBS provides direction to guide City investment in public amenities and infrastructure and address the service needs of the community, can be found here(External link).
    
    
18. Kitsilano already has inadequate parking, road and cycling infrastructure to deal with the current density of the neighborhood, how does the City propose to meet increased pressure and demand?
    The developer is proposing approximately 80 parking stalls as part of this development. Additionally, at development permit stage the developer is required to submit a Transport Demand Management Plan to show how alternative modes of transportation can be encouraged for the residents of the building, in order to further reduce the reliance on car ownership.
    
    
19. Is a 340 square foot one-bed apartment really an 'appropriate' housing solution for the current tenants who live in three storey walk-up townhouses with green space? 
    The City refers to the Canada Mortgage and Housing Corporation (CMHC) National Occupancy Standard as a common reference to determine a suitable number of people per dwelling unit. Given the increased costs of land and construction, larger living areas are no longer viable to build unless they command a higher rent rate.
    
    
20. If these tower projects are approved as proposed, it will irreparably change the safe and friendly culture of Kitsilano. Residents seek out property in Kitsilano precisely because there are few towers, many trees, open sky and quiet residential streets. The impact of a Foor Space Ratio (FSR) of 6.8 on these properties with no building setback on grade and 20 storey height building forms will be catastrophic to the look and feel of Kitsilano. Provincial Bill 47, as it applies to these properties, states that for a Transit Oriented Development Area (TOD) mandate (800 metre Tier) at this distance from the Arbutus station, the minimum requirement is for 8 storeys and an FSR of 3.0 “or less”. This planned tower of 21 storeys with a FSR of 6.8 - and all of the proposed towers in North Kitsilano - are clearly out of bounds with the Provincial requirements. Why is the City not following Provincial guidelines? 
    The Transit-Oriented Areas legislation, prevents City Council from rejecting proposals of lower heights/densities than specified in the legislation (with the height/density as the rationale for rejection). The city cannot prevent developments of lower height than outlined in the legislation but can approve taller building heights/densities, with support of council adopted policy, in this case the Broadway Plan.
    
    
21. How does the City justify the higher density and building heights? I find it hard to believe Vancouver currently has this many people in need of studios and 1 bedroom apartments for $2800 a month. 
    The apartment buildings in the area contain a significant portion of the City’s rental apartments. However, many of those apartments are aging and will need major repairs and retrofits over the next 30 years to maintain safety and liveability for tenants. As such, the Broadway Plan provides redevelopment opportunities that maintain housing affordability and provides supports to tenants. New development is required to provide a portion of the building as new below-market rental units and meet the robust tenant protection policies which provide options for existing renters to return to the new building without rent increases. To make the replacement of existing affordability and tenant protections feasible in new developments, substantial increases in building height and density are necessary. To learn more about the Broadway Plan Tenant Protection policies, click here.

1. Does the City believe that the community is adequately prepared for such a dramatic transformation of their neighborhood?
   The Broadway Plan, which provides a policy framework to guide growth and the delivery of public benefits in the Broadway neighbourhoods over 30 years, was developed with the intention of balancing the importance of existing neighbourhood characteristics while also addressing the city’s significant need for new housing stock. Some neighbourhood change will occur, particularly given the development of the new Broadway subway line. The Broadway Plan planning program was initiated in March 2019. The plan’s development involved over 24,000 interactions across more than 80 public events, including open houses, workshops, online surveys, and engagement tools. A variety of in-person and virtual opportunities were provided for residents to learn about and give feedback on the proposed policy directions throughout the planning process. This included five surveys, 14 public open houses, two videos, and 41 workshops (both in-person and virtual) focused on neighborhoods and policy themes. The feedback received from the community was incorporated into the final plan, which was adopted by City Council in 2022. The process from rezoning to completion of a building takes time (approximately 4-6 years in many cases). It is fair to expect varying timelines for rezoning and permit applications which would mean that construction starts and completion times will vary between projects. Overall, staff anticipate incremental change in the Broadway Plan area over the coming 30 years.
   
   
2. What steps have been taken to assess social, economic, and livability impacts on long-term residents? 
   The development of the Broadway Plan included extensive public consultation and evaluation of the changes proposed in the plan. To inform our understanding of the community needs and planning priorities, City staff engaged a wide range of people to help shape the Plan policies for the diverse and distinct neighbourhoods of Kitsilano, Fairview, Mount Pleasant and False Creek Flats. For further information regarding the plan process refer to Chapter 3, in the Broadway Plan. Additionally, collected development levies (DCLs) will be used to fund amenities and infrastructure upgrades to benefit all residents in the area, long-term as well as new residents. Further information on the Public Benefits Strategy (PBS) for the Broadway Plan area, including how the PBS provides direction to guide City investment in public amenities and infrastructure and address the service needs of the community, can be found here.
   
   
3. Density Increase Precedents: 
   The proposed 6.8 FSR represents a ~470% increase in density from the existing 1.45 FSR, and the building height would increase by 950% compared to the current 2-story structure.
   Are there case studies from Vancouver or similar cities that demonstrate positive community outcomes from such a significant density increase in a quiet residential neighborhood (e.g., from RM-4 to CD-1)?
   The concept of positive community outcomes can be somewhat nebulous, as public benefits can take many forms. However, numerous completed developments in Vancouver have successfully incorporated public benefits such as new housing units (including rental and below-market rental), enhancements to the public realm, community spaces, retail spaces, public art, and development cost levy (DCL) contributions. These benefits are made possible through the value generated by density increases achieved via the rezoning and redevelopment process, contributing significantly to neighborhood livability.
   
   For example, within the Broadway Plan area, though preceding the Plan itself, the redevelopment of 1495 W 8^th Avenue to deliver an 18-storey building through rezoning of the site from C-3A to CD-1. This project included DCL contributions for parks, childcare facilities, replacement housing (social/non-profit housing), and engineering infrastructure. It also provided public art, affordable housing, and ground-floor commercial space.
   
   Another example is 1755 W 14^th Avenue, which was rezoned from RM-3 to CD-1 for a 12-storey building. This project, which also preceded the Broadway Plan, included rental housing and other public benefits such as public art, DCL contributions, transportation improvements (including a pedestrian crossing signal), and Community Amenity Contributions (CACs) towards new childcare facilities.
   
   In the West End, the rezoning of 1401 Comox from RM-5 to CD-1, resulted in a 22-storey building that included rental housing, DCL contributions, public art, and public realm improvements.
   
   These examples of rezoning to CD-1 and the resulting tower forms illustrate potential outcomes. However, the Broadway Plan area includes ‘Built Form and Site Design’ guidance to further enhance and support thriving, resilient, and livable communities.
   
   While increases in density and building height can represent significant changes, they can also deliver substantial public benefits. The proposed development at 2268-2294 W 3rd Ave and 1902-1912 Vine St includes a mix of market and below-market rental units, ground-level retail, and shared outdoor spaces. This proposal will be evaluated against the Broadway Plan policy direction and will consider input from the public. Note that all rezonings are subject to City Council’s approval at a Public Hearing.
   
   
4.  Alignment with RM-4 Zoning Goals:
   The current site is zoned RM-4, which the City of Vancouver describes as encouraging “retention of existing buildings” and supporting “community and social objectives.”
   Given that this proposal demolishes existing structures and significantly increases height and density, does this represent a broader amendment to the zoning definition of the neighborhood rather than a site-specific change? 
   The current zoning applies to redevelopment projects that seek development permit approval under existing zoning. For rezoning applications an applicant is formally requesting the City consider a change to the Zoning and Development By-law to enable the proposed development. Typically, this is through the creation of a custom comprehensive development zoning by-law (CD-1) unique to each specific site. Each rezoning is to respond to the relevant policy framework and includes public benefits that align with the City’s larger objectives. The rezoning application for this project, if approved, would apply to this specific site. However, do note that the larger Broadway Plan is a council-adopted rezoning enabling policy and sets out the framework under which the City will consider rezoning applications. The Broadway Plan includes the area from Vine street to Clark Drive and 1st Avenue to 16th Avenue. The Broadway Plan can be found here.
   
   
5.  Commercial Impact on 3rd Avenue: 
   The proposed development includes commercial businesses, yet 3rd Avenue is not currently zoned for commercial activity. 
   The Broadway Plan enables and promotes commercial spaces for local-serving retail and services (cafés, shops etc.) to foster a lively public realm and ensure the neighbourhood services and amenities will continue to serve the local community well. The proposed development is located within the West 4th Village zone which is identified as one of the key employment areas in the Broadway Plan area (Figure 13.1). Locating more shops and services within primarily residential areas that currently lack these amenities will help reduce the need for longer trips and create more walkable, complete neighbourhoods. The development also neighbors one of the priority locations identified in the Broadway Plan for new neighborhood retail and services for daily needs (Figure 13.2). The Broadway Plan can be found here: https://guidelines.vancouver.ca/policy-plan-broadway.pdf
   
   
6. How will this impact road capacity, parking availability, traffic congestion, and pedestrian safety? 
   At this early stage of the rezoning process staff have not performed a detailed review of the application. Engineering staff will perform a detailed review of transportation impacts. If the need is identified, the Engineering review will result in a number of requirements to mitigate traffic impacts and improve road safety for all road users. These requirements would need to be met as part of the rezoning approval process.
   
   

7. Nearby 4th Avenue is zoned C2-B (mixed-use with commercial) and accommodates six lanes of traffic, while 3rd Avenue is a much smaller road. Has the City conducted a traffic and infrastructure assessment to evaluate whether 3rd Avenue can safely accommodate commercial activity? 
   Similarly as above, Engineering staff will perform a detailed review of transportation impacts as pert of the rezoning process. If the need is identified, the Engineering review will result in a number of requirements to mitigate traffic impacts and improve road safety for all road users. These requirements would need to be met as part of the rezoning approval process.

1. The proposed 21-story tower significantly alters the scale and feel of the neighborhood. What justification does the City have for allowing such a dramatic departure from the existing character of Kitsilano?
   The Broadway Plan which directs growth in the area was developed with the intention of balancing the importance of existing neighbourhood characteristics while also addressing the city’s significant need for new housing stock. Some neighbourhood change will occur, particularly given the development of the new Broadway subway line.
   
   

2. Why are changes to neighborhood character and aesthetics being proposed?
   Similarly as above, the Broadway Plan which directs growth in the area was developed with the intention of balancing the importance of existing neighbourhood characteristics while also addressing the city’s significant need for new housing stock. Some neighbourhood change will occur, particularly given the development of the new Broadway subway line.
   
   

3. The proposed height is more than three times the current zoning allowance. What is the rationale for this exception, and what precedent does this set for future developments?
   The Broadway Plan allows consideration of 20-storey rental buildings, with 20% below-market rental in this area. Additional height and density can be considered for delivery of ground-floor local-serving retail/service uses. Refer to the plan here: https://guidelines.vancouver.ca/policy-plan-broadway.pdf#page=86
   
   

4. Why is a 21-story building being considered in a neighborhood zoned for 6 stories?
   The Broadway Plan allows consideration of 20-storey rental buildings, with 20% below-market rental in this area. Additional height and density can be considered for delivery of ground-floor local-serving retail/service uses. Refer to the plan here: https://guidelines.vancouver.ca/policy-plan-broadway.pdf#page=86 The existing zoning applies to Development Permit applications. It does not apply when there is an applications to change the zoning.
   
   

5. If the City seeks to increase density, why are 20+ story towers not being prioritized around the Canada Line or SkyTrain stations, where infrastructure already supports high-density housing?
   Rezoning to taller buildings are proposed around stations of the extension of the Skytrain along Broadway. In the area surrounding the future Arbutus Skytrain station, 30-storey rental towers can be considered under the plan. Refer to the plan here: https://guidelines.vancouver.ca/policy-plan-broadway.pdf#page=94
   
   
6. Why is such extreme density being proposed here instead of near rapid transit hubs?
   Refer to response to previous question.
    

7. This tower would cast significant shadows on nearby properties, trees, and public spaces, reducing natural light. How has this impact been studied, and what mitigation measures are being considered?
   The shadow impacts are presented on page 18 and 19 in the Rezoning booklet, linked here. The plan outlines solar access guidelines on page 285 of the Broadway Plan, linked here. Staff will review the proposal in further detail as part of the rezoning process and may include conditions of approval if needed.
   
   

8. How has the City evaluated the impact of shadowing and reduced sunlight?
   The shadow impacts are presented on page 18 and 19 in the Rezoning booklet, linked here. The plan outlines solar access guidelines on page 285 of the Broadway Plan, linked here. Staff will review the proposal in further detail as part of the rezoning process and may include conditions of approval if needed.
   
   

9. Construction noise until 8 PM will directly impact families with young children, seniors, and shift workers. How has the City assessed the impact of noise pollution and air quality on residents? 
   Construction impacts on City streets, including through private development, are tracked on the City of Vancouver's website. The City also has a Noise Compliance By-law which regulates construction-related noise for private development (Weekdays 7.30am-8pm, Sat 10am-8pm, not permitted on Sundays/holidays). 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.
   
   

10. What impact studies have been conducted on traffic flow, parking, transit capacity, and emergency response times in this already congested area? How will increased traffic and strain on infrastructure be addressed?
    At this early stage of the rezoning process staff have not performed a detailed review of the application. Engineering staff will perform a detailed review of transportation impacts. If the need is identified, the Engineering review will result in a number of requirements to mitigate traffic impacts and improve road safety for all road users. These requirements would need to be met as part of the rezoning approval process.

11. Will there be any new greenspaces to accommodate the 200+ new families?
    The proposal includes outdoor amenity spaces on level 3, level 5 and at the rooftop. Refer to Landscape plans here. The Broadway Plan includes the principle to ‘Create and Enhance Parks and Public Spaces’. Diverse places for public life should be integrated along key shopping streets and throughout neighbourhoods to foster walkability and human health, and create opportunities for social connection, cultural expression (e.g. public art), recreation and play, and access to nature. Parks and public spaces should respond to local context, such as unique views or adjacent businesses.

12. What specific protections are in place for existing trees, wildlife, and natural habitat?  
    The Urban Forest Strategy outlines Vancouver’s strategy for protecting and enhancing the urban tree canopy. The Protection of Trees By-law regulates tree removals on private lands.
    
    

13. How does this proposal align with Vancouver’s “green city” goals when it introduces massive shadows, introduces noise and light pollution, and threatens existing tree coverage?
    At rezoning, the applicant is required to show specific documents/reports on how the project will comply with the City’s Green Buildings Policy(External link). These documents include the type of heating, hot water use, cooling measures, materials used, etc and its corresponding emissions. The documents provided for this project show that the project is on track to meet carbon limits. The Vancouver Green Buildings Policy(External link) sets limits on the project’s energy and emissions performance. This is related to the City’s Climate Adaptation Strategy(External link) to reduce carbon pollution by 50% by 2030 and becoming carbon neutral by 2050. Please refer to the previous response in regard to tree protection.
    
    

14. Are there any studies or information on how these overlapping developments will impact livability in Kitsilano? 
    The changes outlined in the Broadway Plan are expected to create affordable housing choices including new market, below-market, and non-market rental homes for a diversity of household types, incomes and backgrounds, while providing options for existing renters to stay in their neighbourhoods. A variety of new job space close to rapid transit will strengthen Central Broadway, supporting the city’s and region’s growing economy. Community amenities, arts and cultural activities, and new shops and services support inclusive, equitable and liveable complete neighbourhoods. These neighbourhoods will retain their unique qualities while integrating additional homes and jobs. Enhanced streets and connections, including Broadway as a Great Street, make it easy to get around by walking, rolling or cycling in a lively and diverse public realm. New and improved parks and public spaces support recreation and gathering, cultural expression, and access to nature. For further information please refer to the Broadway Plan, link here.
    
    

15. The Safeway redevelopment is also proposed nearby. How will the City manage the compounded effects of multiple high-rise projects in close proximity, which will bring years of construction noise, stress, and disruption to residents?
    Construction impacts on City streets, including through private development, are tracked on the City of Vancouver's website. The City also has a Noise Compliance By-law which regulates construction-related noise for private development (Weekdays 7.30am-8pm, Sat 10am-8pm, not permitted on Sundays/holidays). 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.

The following four questions have been answered by the applicant:

16. The current site offers affordable family housing with shared green space. Why has the developer chosen not to maintain or enhance these livability features?
    Our proposed development aims to create a vibrant, inclusive community while exceeding the City of Vancouver’s amenity requirements. This project includes 39 below-market rental units with rents set at 20% below the city-wide average. As per the Broadway Plan Policy, both the below-market and market-rate homes comply with the desired mix of family-oriented two- and three-bedroom units. Additionally, the proposal features outdoor spaces on both the podium rooftop and the tower roof, including community garden beds that contribute to sustainability and urban greenery.

17. Why isn’t the developer maintaining family-friendly housing options?
    We recognize the importance of family-friendly housing and affordability. Our proposal includes a diverse range of homes, from studios to three-bedroom units, as well as 168 secured market rental homes. These residences are designed to accommodate a variety of family sizes and income levels, ensuring long-term, stable housing options.
     

18. A development of this scale would require additional daycare, preschool, and essential family services. Why are these missing from the proposal? 
    The proposed development aligns with the City of Vancouver's Broadway Plan, which guides the renewal of older residential buildings in Kitsilano North - Area B. The project includes over 7,500 square feet of flexible commercial space, intended to accommodate community-oriented retail and services.

19. Where are the single-family homes, childcare facilities, and essential services?
    Our development prioritizes much-needed rental housing in a transit-accessible area, in line with the Broadway Plan. Inclusion of flexible commercial space creates opportunities for essential services that support both residents and the broader community. In addition, the project will be providing a considerable Development Cost Levy (DCL) contribution which, among other things, is used by the City to fund parks, childcare facilities, social housing, and engineering infrastructure.

The Public Hearing date for this rezoning application has not yet been determined. It is not expected to take place within the next few months. Once a date is set, it will be posted on the site signs and the Shape Your City website. Additionally, postcards will be sent to the local neighborhood as notification.

Rezoning of private lands is initiated by private landowners. There are no protections against private companies going bankrupt, and the city does not collect securities to ensure the completion of proposed developments. It is the developer’s responsibility to assess the financial viability of their project and decide whether to accept a rezoning approval as negotiated with the city, including the associated conditions and fees. Developers have a vested interest in completing their projects on time and within budget to avoid deficits.

Developer levies, which are non-refundable, are due as part of the permitting process. If a developer goes bankrupt, the city retains the paid levies and has no financial responsibility or connection to the private development. Additionally, if a developer decides not to proceed with the rezoning proposal, the relocation of existing tenants will not be required.

The plan for the area is the Broadway Plan, which was adopted in 2022. The plan includes direction on growth over the coming 30 years and a Public Benefit Strategy outlining the plan for renewal, replacement and expansion of public amenities and infrastructure. The specific plan for the West 4^th Avenue area can be found here.

The site is located within the catchment areas of Hudson Elementary School and Kitsilano Secondary School. 

Vancouver School Board (VSB) continues to monitor development and work with the City to plan for future growth. The VSB’s Long Range Facilities Plan notes that the overall enrolment trend for the wider area is changing and options are being explored by VSB to reduce pressure on elementary schools in this area. One of the VSB’s goals is to reduce enrolment pressure, recognizing that some schools are full but there is overall surplus capacity in their system.

VSB employs several strategies to management enrollment for full schools:

• Restricting out-of-catchment enrolment
• Placing students from full schools at nearby schools with capacity
• Maintaining ordered catchment waitlists
• Aligning placements offers for Kindergarten with catchment school enrolments.
• The City coordinates with the VSB by sharing both short-term development as well as long-term land use plans and project information on an on-going basis, to help the school board – and the City - with their decision-making.

1. Will every effort be made to protect and preserve the mature 40+ year old trees on the eastern side of the proposal growing in the neighbouring property?
   The application requires further coordination in regard to neighbouring trees. The applicant needs to either obtain consent from the neighbouring property owner to remove a tree located on the neighbouring site or ensure safe retention through design development and by providing tree protection measures as prescribed by the project arborist.
   
   

2. What plans, mitigations, and alternatives if any have been discussed with Whole Foods as their busy loading zone is directly opposite Marcon's proposed underground carpark entrance?
   Whole Foods is notified as part of the notification process to the local community. As long as the applicant complies with policy regarding lane access and public space, Whole Foods cannot require further accommodations. Impact to neighbours is considered as part of policy development and the City expects that both Whole Foods and the applicant at 2268-2294 W 3^rd Ave and 1902-1912 Vine St comply with all applicable policies and guidelines.
   
   

3. Is a 300 square foot one-bedder without a balcony really a fair or 'appropriate' substitute for the current tenants who live in three storey walk-up townhouses with green space?
   The City refers to the Canada Mortgage and Housing Corporation (CMHC) National Occupancy Standard as a common reference to determine a suitable number of people per dwelling unit. Given the increased costs of land and construction, larger living areas are no longer viable to build unless they command a higher rent rate.
   
   

4. What public shared amenities does the City or Marcon plan to invest in for the neighbourhood of Kitsilano and all the extra use and wear that brings to our current shared public amenities?
   This proposed rezoning application will deliver approximately 207 units of much-needed rental housing to the city’s rental housing stock. 20% of these units will be secured as below-market rental units, which means the units will get rented to existing, or new tenants, at 20% discount to city-wide average rental rates as determined by CMHC. Additionally, collected development cost levies (DCL) can be used towards parks, child care facilities, replacement housing (social/non-profit housing), and engineering infrastructure (transportation and utilities). Further information on the Public Benefits Strategy (PBS) for the Broadway Plan area, including how the PBS provides direction to guide City investment in public amenities and infrastructure and address the service needs of the community, can be found here.
   
   

5. How long will all this work take, and can we anticipate that for the foreseeable future Kitsilano is just going to be one big giant building site especially with all the other neighbouring tower proposals?
   The process from rezoning to completion of the new development, typically takes 4-6 years. It is fair to expect varying timelines for the rezoning applications in the area which would mean staggered construction phases and completion times between the projects.
   
   

6. How is a neighbourhood feel and character being preserved by this development?
   Beyond setting direction on building height, density, land use, etc. the Broadway Plan also includes Built Form and Site Design Principles which set out key urban design performance objectives and parameters that will be considered in the review of rezoning and development permit applications. These guidelines set expectations for building form, solar access, setbacks, tree retention and landscaping. They also set requirements for appropriate separation distances between towers to maintain residents’ privacy and continued solar access for parks, school yards and village high streets. Additionally, the Broadway Plan provides direction for creating livable neighborhoods with safe street spaces for walking, cycling, and gathering. It promotes social connections through human-scaled design that activates the public realm and generates street-level interest, both in lanes and on streets. The plan also emphasizes the importance of local-serving shops and services to create a livable and inviting neighborhood.

The application has been submitted by Marcon developments on behalf of the property owners. For any enquiries to the owners, please follow up with the representatives of Marcon Developments.