2396-2400 Kingsway and 2441-2493 E 33rd Ave rezoning application

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Application Update (May 27, 2026)

On March 31, 2026, Council adopted the Vancouver Official Development Plan (ODP). This application proposes to amend the ODP to change the Generalized Land Use (GLU) designation from Mixed-Use High-Rise 1 to Mixed-Use High-Rise 2.

Original Application (August 6, 2025)

The City of Vancouver has received a proposal to rezone 2396-2400 Kingsway & 2441-2493 E 33rd Avenue from C-2 (Commercial) District, RT-2 (Residential) District and R1-1 (Residential Inclusive) District, to CD-1 (Comprehensive Development) District to allow the development of a mixed-use development with four residential towers (18-, 25-, 26- and 28-storeys). This proposal includes:

  • A total floor space ratio (FSR) of 5.04;
  • A floor area of 61,302 sq. m (659,849 sq. ft.), which includes:
    • Commercial uses on the ground level:
    • 15,000 sq. ft. of indoor community gathering space;
    • A 37-space childcare facility; and
    • 863 rental residential units;
  • 20,000 sq. ft. public plaza.

This site is within the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy and Norquay Village Plan. The application requests consideration of height and density in excess of the existing policy.

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



Application Update (May 27, 2026)

On March 31, 2026, Council adopted the Vancouver Official Development Plan (ODP). This application proposes to amend the ODP to change the Generalized Land Use (GLU) designation from Mixed-Use High-Rise 1 to Mixed-Use High-Rise 2.

Original Application (August 6, 2025)

The City of Vancouver has received a proposal to rezone 2396-2400 Kingsway & 2441-2493 E 33rd Avenue from C-2 (Commercial) District, RT-2 (Residential) District and R1-1 (Residential Inclusive) District, to CD-1 (Comprehensive Development) District to allow the development of a mixed-use development with four residential towers (18-, 25-, 26- and 28-storeys). This proposal includes:

  • A total floor space ratio (FSR) of 5.04;
  • A floor area of 61,302 sq. m (659,849 sq. ft.), which includes:
    • Commercial uses on the ground level:
    • 15,000 sq. ft. of indoor community gathering space;
    • A 37-space childcare facility; and
    • 863 rental residential units;
  • 20,000 sq. ft. public plaza.

This site is within the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy and Norquay Village Plan. The application requests consideration of height and density in excess of the existing policy.

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 November 19 to December 2, 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 Will there be any sort of community center or gym at this site? on Facebook Share Will there be any sort of community center or gym at this site? on Twitter Share Will there be any sort of community center or gym at this site? on Linkedin Email Will there be any sort of community center or gym at this site? link

    Will there be any sort of community center or gym at this site?

    Curiosity asked 6 months ago

    Thanks for the question. The proposal includes indoor community gathering space, proposed to be owned by the City of Vancouver. Programming is proposed to be a neighbourhood house. However, the exact programming for the space will be decided at a later stage in the development review process.

    The proposal also includes indoor community amenity space for residents. The programming of that space will be provided by the applicant and decided at a later stage in the development permitting process.”

  • Share Does this development include SRO housing? on Facebook Share Does this development include SRO housing? on Twitter Share Does this development include SRO housing? on Linkedin Email Does this development include SRO housing? link

    Does this development include SRO housing?

    P.I. asked 6 months ago

    The proposal includes market rental residential tenure. No Single Room Accommodation (SRA) units are proposed.

  • Share Is the 2400 Motel a Heritage site? on Facebook Share Is the 2400 Motel a Heritage site? on Twitter Share Is the 2400 Motel a Heritage site? on Linkedin Email Is the 2400 Motel a Heritage site? link

    Is the 2400 Motel a Heritage site?

    Diane Oye asked 6 months ago

    Thanks for the question. The site has been identified as having heritage value and character. It is not currently listed on the Vancouver Heritage Register.

  • Share What is the width of the outdoor gathering space (plaza)l at the Kiingsway entrance? Why does the site plan not include measurements? on Facebook Share What is the width of the outdoor gathering space (plaza)l at the Kiingsway entrance? Why does the site plan not include measurements? on Twitter Share What is the width of the outdoor gathering space (plaza)l at the Kiingsway entrance? Why does the site plan not include measurements? on Linkedin Email What is the width of the outdoor gathering space (plaza)l at the Kiingsway entrance? Why does the site plan not include measurements? link

    What is the width of the outdoor gathering space (plaza)l at the Kiingsway entrance? Why does the site plan not include measurements?

    eyesonthescreen asked 6 months ago

    “Applicant response: The width of the outdoor gathering space (plaza) at the Kingsway entrance is approximately 90 feet to the building face. When excluding the circulation areas adjacent to the building, the plaza is over 60 feet wide.”

  • Share How do you justify tearing down a landmark of the Vancouver film industry? on Facebook Share How do you justify tearing down a landmark of the Vancouver film industry? on Twitter Share How do you justify tearing down a landmark of the Vancouver film industry? on Linkedin Email How do you justify tearing down a landmark of the Vancouver film industry? link

    How do you justify tearing down a landmark of the Vancouver film industry?

    Nom DeGuerre asked 7 months ago

    Response provided by the Applicant: Thank you for your question. VHDO will be is preserving the iconic 2400 Court signage and will relocate this to the central mews where it will remain highly visible on site.  In addition, the aim is for the pavilion to reflect the styling of the era and motel.  While the redevelopment will result in substantial changes to the site, if approved, VHDO believes that the proposed public benefits of the redevelopment, such as the secured rental housing, publicly accessible outdoor space, new neighbourhood house, childcare, retail, and public access will add significant value to the surrounding neighborhood.

Page last updated: 28 May 2026, 10:49 AM