602-646 Kingsway and 603-617 E 16th Ave rezoning application

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The City of Vancouver has received an application to rezone the subject site from C-2C (Commercial) District to
CD-1 (Comprehensive Development) District. The proposal is to allow for the development of two buildings as follows: a 14-storey mixed-use rental building with a one-storey podium (North Tower) and a 25-storey mixed-use rental building with a one-storey podium (South Tower). Additional details include:

  • 120 rental units (North Tower) and 207 rental units (South Tower) with 20% of the total residential floor area for below-market units;
  • Commercial space on the ground floor;
  • A private 20-space childcare facility;
  • A floor space ratio (FSR) of 8.5; and
  • A building height of 51.0 m (167 ft.) for the North Tower, and 84.1 m and (276 ft.) for the South Tower.

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 C-2C (Commercial) District to
CD-1 (Comprehensive Development) District. The proposal is to allow for the development of two buildings as follows: a 14-storey mixed-use rental building with a one-storey podium (North Tower) and a 25-storey mixed-use rental building with a one-storey podium (South Tower). Additional details include:

  • 120 rental units (North Tower) and 207 rental units (South Tower) with 20% of the total residential floor area for below-market units;
  • Commercial space on the ground floor;
  • A private 20-space childcare facility;
  • A floor space ratio (FSR) of 8.5; and
  • A building height of 51.0 m (167 ft.) for the North Tower, and 84.1 m and (276 ft.) for the South Tower.

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 2-15, 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 What type of organizations will be chosen for the commercial space? Will local businesses or non-profits and needed community resources (ex: groceries) be prioritized? on Facebook Share What type of organizations will be chosen for the commercial space? Will local businesses or non-profits and needed community resources (ex: groceries) be prioritized? on Twitter Share What type of organizations will be chosen for the commercial space? Will local businesses or non-profits and needed community resources (ex: groceries) be prioritized? on Linkedin Email What type of organizations will be chosen for the commercial space? Will local businesses or non-profits and needed community resources (ex: groceries) be prioritized? link

    What type of organizations will be chosen for the commercial space? Will local businesses or non-profits and needed community resources (ex: groceries) be prioritized?

    RP asked 19 days ago

    Response provided by the applicant: "As a local developer committed to investing in the prosperity and success of the city over the last four decades by building mixed-use developments that create community and a welcome home for everyone—from residents to small business and international retailers, the success of the retail is a priority of the applicant. The applicant plans to own and operate the future rental and commercial building for the long-term. The retail spaces are designed to be flexible with the ability to accommodate retailers of varying types and scales.  Designed with unique qualities with an enhanced public realm along Kingsway and Carolina St, the proposal will create an activated and continuous storefront that is missing currently. 

    Leasing will be carefully curated to strong businesses that complement the building and the broader neighbourhood while accommodating requirements of financial lenders."



  • Share Why is the childcare facility private? Could it not be a public or not-for-profit childcare part of the $10/day program? Will people who live in the immediate area be prioritized for spots? on Facebook Share Why is the childcare facility private? Could it not be a public or not-for-profit childcare part of the $10/day program? Will people who live in the immediate area be prioritized for spots? on Twitter Share Why is the childcare facility private? Could it not be a public or not-for-profit childcare part of the $10/day program? Will people who live in the immediate area be prioritized for spots? on Linkedin Email Why is the childcare facility private? Could it not be a public or not-for-profit childcare part of the $10/day program? Will people who live in the immediate area be prioritized for spots? link

    Why is the childcare facility private? Could it not be a public or not-for-profit childcare part of the $10/day program? Will people who live in the immediate area be prioritized for spots?

    RP asked 19 days ago

    As outlined in the Broadway Plan, rental housing projects in this subarea are required to include 20% of the residential floor area as below-market rental, as a public benefit. While the inclusion of a childcare facility is not a policy requirement, the applicant has proposed a space suitable for a private daycare to help address childcare space shortage in the city. This component is included at the applicant’s discretion to benefit the entire community.

    City staff will review the proposal to evaluate its alignment with applicable policies. Staff will identify and include any necessary conditions of approval, and if the application is approved at Public Hearing, the applicant will address the conditions at the development permit stage.

  • Share What is the suite mix? How will larger, family-sized units that are needed in our city be prioritized? on Facebook Share What is the suite mix? How will larger, family-sized units that are needed in our city be prioritized? on Twitter Share What is the suite mix? How will larger, family-sized units that are needed in our city be prioritized? on Linkedin Email What is the suite mix? How will larger, family-sized units that are needed in our city be prioritized? link

    What is the suite mix? How will larger, family-sized units that are needed in our city be prioritized?

    RP asked 19 days ago

    The housing mix can be found in the Project Data and FSR Summary-section, linked here. The housing mix must meet the Broadway Plan family unit mix requirements (12.3.4), including at least 35% of the market rental units and 35% of the below-market rental units with two or more bedrooms, of which at least 25% must be two-bedroom units and at least 10% must be three-bedroom units. 

    The current proposed housing mix is outlined in the table below: 

  • Share I'd like to understand if there is any shadow impacts on Robson Park from the period between Sep 22 and March 21. Page 28 of the package alludes to possible impacts, but it is not covered by the shadow analysis for the proposed massing on page 78. If there are impacts to the park area, what will be covered by shadows and for how long? Thanks on Facebook Share I'd like to understand if there is any shadow impacts on Robson Park from the period between Sep 22 and March 21. Page 28 of the package alludes to possible impacts, but it is not covered by the shadow analysis for the proposed massing on page 78. If there are impacts to the park area, what will be covered by shadows and for how long? Thanks on Twitter Share I'd like to understand if there is any shadow impacts on Robson Park from the period between Sep 22 and March 21. Page 28 of the package alludes to possible impacts, but it is not covered by the shadow analysis for the proposed massing on page 78. If there are impacts to the park area, what will be covered by shadows and for how long? Thanks on Linkedin Email I'd like to understand if there is any shadow impacts on Robson Park from the period between Sep 22 and March 21. Page 28 of the package alludes to possible impacts, but it is not covered by the shadow analysis for the proposed massing on page 78. If there are impacts to the park area, what will be covered by shadows and for how long? Thanks link

    I'd like to understand if there is any shadow impacts on Robson Park from the period between Sep 22 and March 21. Page 28 of the package alludes to possible impacts, but it is not covered by the shadow analysis for the proposed massing on page 78. If there are impacts to the park area, what will be covered by shadows and for how long? Thanks

    Greg Q&A asked 24 days ago

    The project’s shadow study is shared in the Architectural drawings (page 78-79) 6.5.2, linked here:  

    https://rezoning.vancouver.ca/applications/602-644-kingsway-and-603-617-e-16th-ave/application-booklet-2.pdf#page=8

    The study shows shadow impacts in the south end of Robson Park during fall and spring equinox from approximately 11 am to 2 pm. Please also refer to page 79 of the Architectural drawings for an enlarged shadow analysis, which includes further details regarding the proposed shadow impacts. These impacts will be reviewed by relevant departments, including the Planning Department and the Park Board.

  • Share I had put in a previous question about potential impacts of shadows on Robson Park from the proposed massing of the building. I have a follow up as my question was not answered in full and the answer raised more questions. CoV's response was: The project’s shadow study is shared in the Architectural drawings (page 78-79) 6.5.2, linked here: https://rezoning.vancouver.ca/applications/602-644-kingsway-and-603-617-e-16th-ave/application-booklet-2.pdf#page=8 The study shows shadow impacts in the south end of Robson Park during fall and spring equinox from approximately 11 am to 2 pm. Please also refer to page 79 of the Architectural drawings for an enlarged shadow analysis, which includes further details regarding the proposed shadow impacts. These impacts will be reviewed by relevant departments, including the Planning Department and the Park Board. My follow up is: My question was aimed at better understanding whether the massing of the proposed building cast shadows on Robson Park between the period of September 22 (Autumn Equinox) and March 21 (Spring Equinox). And if so, what does it look like (i.e., are their renderings to show rather than a description?). Figure 6.5.2 (page 78) skips these months. For example, are shadows cast on the basketball court and playground during the day between September 22 and March 21? I did read page 79 and the description there is not sufficient to answer my question. I do not understand what is meant by the massing being "planned to cast minimal shadows on Robson [Park]" and it is "essential to consider...Robson [Park is] already subject to shading from their mature tree canopies along Kingsway." I am unclear what "minimal shadows" means. Further, the trees along Kingsway do not appear to be evergreen and this characterization would not hold for when there are no canopies during fall and winter. I am just seeking to know what the impact will be between these periods (between Sep 22 nd Mar 21) given it is not explicitly covered in the application. I hope you can help me better understand this, given it is not adequately covered in the application. on Facebook Share I had put in a previous question about potential impacts of shadows on Robson Park from the proposed massing of the building. I have a follow up as my question was not answered in full and the answer raised more questions. CoV's response was: The project’s shadow study is shared in the Architectural drawings (page 78-79) 6.5.2, linked here: https://rezoning.vancouver.ca/applications/602-644-kingsway-and-603-617-e-16th-ave/application-booklet-2.pdf#page=8 The study shows shadow impacts in the south end of Robson Park during fall and spring equinox from approximately 11 am to 2 pm. Please also refer to page 79 of the Architectural drawings for an enlarged shadow analysis, which includes further details regarding the proposed shadow impacts. These impacts will be reviewed by relevant departments, including the Planning Department and the Park Board. My follow up is: My question was aimed at better understanding whether the massing of the proposed building cast shadows on Robson Park between the period of September 22 (Autumn Equinox) and March 21 (Spring Equinox). And if so, what does it look like (i.e., are their renderings to show rather than a description?). Figure 6.5.2 (page 78) skips these months. For example, are shadows cast on the basketball court and playground during the day between September 22 and March 21? I did read page 79 and the description there is not sufficient to answer my question. I do not understand what is meant by the massing being "planned to cast minimal shadows on Robson [Park]" and it is "essential to consider...Robson [Park is] already subject to shading from their mature tree canopies along Kingsway." I am unclear what "minimal shadows" means. Further, the trees along Kingsway do not appear to be evergreen and this characterization would not hold for when there are no canopies during fall and winter. I am just seeking to know what the impact will be between these periods (between Sep 22 nd Mar 21) given it is not explicitly covered in the application. I hope you can help me better understand this, given it is not adequately covered in the application. on Twitter Share I had put in a previous question about potential impacts of shadows on Robson Park from the proposed massing of the building. I have a follow up as my question was not answered in full and the answer raised more questions. CoV's response was: The project’s shadow study is shared in the Architectural drawings (page 78-79) 6.5.2, linked here: https://rezoning.vancouver.ca/applications/602-644-kingsway-and-603-617-e-16th-ave/application-booklet-2.pdf#page=8 The study shows shadow impacts in the south end of Robson Park during fall and spring equinox from approximately 11 am to 2 pm. Please also refer to page 79 of the Architectural drawings for an enlarged shadow analysis, which includes further details regarding the proposed shadow impacts. These impacts will be reviewed by relevant departments, including the Planning Department and the Park Board. My follow up is: My question was aimed at better understanding whether the massing of the proposed building cast shadows on Robson Park between the period of September 22 (Autumn Equinox) and March 21 (Spring Equinox). And if so, what does it look like (i.e., are their renderings to show rather than a description?). Figure 6.5.2 (page 78) skips these months. For example, are shadows cast on the basketball court and playground during the day between September 22 and March 21? I did read page 79 and the description there is not sufficient to answer my question. I do not understand what is meant by the massing being "planned to cast minimal shadows on Robson [Park]" and it is "essential to consider...Robson [Park is] already subject to shading from their mature tree canopies along Kingsway." I am unclear what "minimal shadows" means. Further, the trees along Kingsway do not appear to be evergreen and this characterization would not hold for when there are no canopies during fall and winter. I am just seeking to know what the impact will be between these periods (between Sep 22 nd Mar 21) given it is not explicitly covered in the application. I hope you can help me better understand this, given it is not adequately covered in the application. on Linkedin Email I had put in a previous question about potential impacts of shadows on Robson Park from the proposed massing of the building. I have a follow up as my question was not answered in full and the answer raised more questions. CoV's response was: The project’s shadow study is shared in the Architectural drawings (page 78-79) 6.5.2, linked here: https://rezoning.vancouver.ca/applications/602-644-kingsway-and-603-617-e-16th-ave/application-booklet-2.pdf#page=8 The study shows shadow impacts in the south end of Robson Park during fall and spring equinox from approximately 11 am to 2 pm. Please also refer to page 79 of the Architectural drawings for an enlarged shadow analysis, which includes further details regarding the proposed shadow impacts. These impacts will be reviewed by relevant departments, including the Planning Department and the Park Board. My follow up is: My question was aimed at better understanding whether the massing of the proposed building cast shadows on Robson Park between the period of September 22 (Autumn Equinox) and March 21 (Spring Equinox). And if so, what does it look like (i.e., are their renderings to show rather than a description?). Figure 6.5.2 (page 78) skips these months. For example, are shadows cast on the basketball court and playground during the day between September 22 and March 21? I did read page 79 and the description there is not sufficient to answer my question. I do not understand what is meant by the massing being "planned to cast minimal shadows on Robson [Park]" and it is "essential to consider...Robson [Park is] already subject to shading from their mature tree canopies along Kingsway." I am unclear what "minimal shadows" means. Further, the trees along Kingsway do not appear to be evergreen and this characterization would not hold for when there are no canopies during fall and winter. I am just seeking to know what the impact will be between these periods (between Sep 22 nd Mar 21) given it is not explicitly covered in the application. I hope you can help me better understand this, given it is not adequately covered in the application. link

    I had put in a previous question about potential impacts of shadows on Robson Park from the proposed massing of the building. I have a follow up as my question was not answered in full and the answer raised more questions. CoV's response was: The project’s shadow study is shared in the Architectural drawings (page 78-79) 6.5.2, linked here: https://rezoning.vancouver.ca/applications/602-644-kingsway-and-603-617-e-16th-ave/application-booklet-2.pdf#page=8 The study shows shadow impacts in the south end of Robson Park during fall and spring equinox from approximately 11 am to 2 pm. Please also refer to page 79 of the Architectural drawings for an enlarged shadow analysis, which includes further details regarding the proposed shadow impacts. These impacts will be reviewed by relevant departments, including the Planning Department and the Park Board. My follow up is: My question was aimed at better understanding whether the massing of the proposed building cast shadows on Robson Park between the period of September 22 (Autumn Equinox) and March 21 (Spring Equinox). And if so, what does it look like (i.e., are their renderings to show rather than a description?). Figure 6.5.2 (page 78) skips these months. For example, are shadows cast on the basketball court and playground during the day between September 22 and March 21? I did read page 79 and the description there is not sufficient to answer my question. I do not understand what is meant by the massing being "planned to cast minimal shadows on Robson [Park]" and it is "essential to consider...Robson [Park is] already subject to shading from their mature tree canopies along Kingsway." I am unclear what "minimal shadows" means. Further, the trees along Kingsway do not appear to be evergreen and this characterization would not hold for when there are no canopies during fall and winter. I am just seeking to know what the impact will be between these periods (between Sep 22 nd Mar 21) given it is not explicitly covered in the application. I hope you can help me better understand this, given it is not adequately covered in the application.

    Greg Q&A asked 19 days ago

    As per the solar access policy(External link) in the Broadway Plan, proposed new development should not create new shadow impacts on parks and public school yards from the Spring to Fall Equinoxes between 10:00 am and 4:00 pm. The rezoning application is required to include the shadow studies from the Spring to Fall equinoxes only given that solar access is limited during the winter months due to low angle of the sun above the horizon and significantly shorter hours of solar access.

  • Share What is mean by 'below market units'? How will this be made actually affordable for low-income Vancouverites and how will it be guaranteed for new tenants in the future? on Facebook Share What is mean by 'below market units'? How will this be made actually affordable for low-income Vancouverites and how will it be guaranteed for new tenants in the future? on Twitter Share What is mean by 'below market units'? How will this be made actually affordable for low-income Vancouverites and how will it be guaranteed for new tenants in the future? on Linkedin Email What is mean by 'below market units'? How will this be made actually affordable for low-income Vancouverites and how will it be guaranteed for new tenants in the future? link

    What is mean by 'below market units'? How will this be made actually affordable for low-income Vancouverites and how will it be guaranteed for new tenants in the future?

    RP asked 19 days ago

    20% of the total residential floor area in the new development will be secured as ‘below-market rental units’. A ‘below-market rental unit” (BMR unit) means the rent is secured at 20% below city-wide average rents (per CMHC data) through a housing agreement with the city. At unit turnover, the rent may be re-indexed to the current city-wide average rent, less 20%, which allows rents to update over time as market conditions change while retaining the permanent below-market rent requirement.

    The definition setting below-market rents at 20% below city-wide average rents (per CMHC data) is defined in the Below-market Rental housing Policy for Rezonings and is a definition that is implemented city-wide. Refer to policy here.  

    A Housing Agreement and Covenant secure all residential units as rental units, including at least 20% of the residential floor area as below-market rental units, for the longer of 60 years and the life of the building. As outlined in the Housing agreement, the below-market rental housing units must be occupied by an “Eligible Person,” meaning a person who: 

    • at the beginning of such person’s tenancy of a Below-Market Rental Housing Unit, together with all other Occupants of such Below-Market Rental Housing Unit, have an aggregate annual household Income that is less than or equal to four times the annual rent of such Below-Market Rental Housing Unit;
    • thereafter throughout such person’s tenancy of a Below-Market Rental Housing Unit, together with all other Occupants of such Below-Market Rental Housing Unit, have an aggregate annual household Income that is less than or equal to five times the annual rent of such Below-Market Rental Housing Unit; and
    • throughout such person’s tenancy of a Below-Market Rental Housing Unit, the eligible person will not permit such Below-Market Rental Housing Unit to be occupied by a person or persons other than those persons identified in the Tenancy Agreement for more than 60 consecutive days or more than 90 days in total in any calendar year, without the prior written consent of the Owner.
  • Share There are already many minor accidents and near misses at the intersection of Carolina and 16th, involving cars, bikes, and pedestrians. There are long significant honks due to near misses at least 10x per day. With retail, a child care centre, and more people living right by this intersection, this will only become more dangerous. What will be done to improve the safety of this intersection (round-about, pedestrian/bike light, 4-way stop, moving street parking further back so drivers on Carolina can actually see, decreasing the speed limit, etc.)? on Facebook Share There are already many minor accidents and near misses at the intersection of Carolina and 16th, involving cars, bikes, and pedestrians. There are long significant honks due to near misses at least 10x per day. With retail, a child care centre, and more people living right by this intersection, this will only become more dangerous. What will be done to improve the safety of this intersection (round-about, pedestrian/bike light, 4-way stop, moving street parking further back so drivers on Carolina can actually see, decreasing the speed limit, etc.)? on Twitter Share There are already many minor accidents and near misses at the intersection of Carolina and 16th, involving cars, bikes, and pedestrians. There are long significant honks due to near misses at least 10x per day. With retail, a child care centre, and more people living right by this intersection, this will only become more dangerous. What will be done to improve the safety of this intersection (round-about, pedestrian/bike light, 4-way stop, moving street parking further back so drivers on Carolina can actually see, decreasing the speed limit, etc.)? on Linkedin Email There are already many minor accidents and near misses at the intersection of Carolina and 16th, involving cars, bikes, and pedestrians. There are long significant honks due to near misses at least 10x per day. With retail, a child care centre, and more people living right by this intersection, this will only become more dangerous. What will be done to improve the safety of this intersection (round-about, pedestrian/bike light, 4-way stop, moving street parking further back so drivers on Carolina can actually see, decreasing the speed limit, etc.)? link

    There are already many minor accidents and near misses at the intersection of Carolina and 16th, involving cars, bikes, and pedestrians. There are long significant honks due to near misses at least 10x per day. With retail, a child care centre, and more people living right by this intersection, this will only become more dangerous. What will be done to improve the safety of this intersection (round-about, pedestrian/bike light, 4-way stop, moving street parking further back so drivers on Carolina can actually see, decreasing the speed limit, etc.)?

    RP asked 19 days ago

    As part of the rezoning process, Engineering staff will review the application with respect to transportation impacts and, if identified, may include development conditions for off-site requirements to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site

  • Share This proposal relies on a hope that many residents take transit as opposed to owning a car. As this location is a longer walk to the nearest Broadway line stop (Mount Pleasant - 16 mins along Kingsway, which, as implied in the proposal, is not a nice walk!), residents will likely use the 19 bus route. What improvements will be made to the 19 bus route to make it more efficient (frequency of service, express bus, dedicated bus lane, etc.)? on Facebook Share This proposal relies on a hope that many residents take transit as opposed to owning a car. As this location is a longer walk to the nearest Broadway line stop (Mount Pleasant - 16 mins along Kingsway, which, as implied in the proposal, is not a nice walk!), residents will likely use the 19 bus route. What improvements will be made to the 19 bus route to make it more efficient (frequency of service, express bus, dedicated bus lane, etc.)? on Twitter Share This proposal relies on a hope that many residents take transit as opposed to owning a car. As this location is a longer walk to the nearest Broadway line stop (Mount Pleasant - 16 mins along Kingsway, which, as implied in the proposal, is not a nice walk!), residents will likely use the 19 bus route. What improvements will be made to the 19 bus route to make it more efficient (frequency of service, express bus, dedicated bus lane, etc.)? on Linkedin Email This proposal relies on a hope that many residents take transit as opposed to owning a car. As this location is a longer walk to the nearest Broadway line stop (Mount Pleasant - 16 mins along Kingsway, which, as implied in the proposal, is not a nice walk!), residents will likely use the 19 bus route. What improvements will be made to the 19 bus route to make it more efficient (frequency of service, express bus, dedicated bus lane, etc.)? link

    This proposal relies on a hope that many residents take transit as opposed to owning a car. As this location is a longer walk to the nearest Broadway line stop (Mount Pleasant - 16 mins along Kingsway, which, as implied in the proposal, is not a nice walk!), residents will likely use the 19 bus route. What improvements will be made to the 19 bus route to make it more efficient (frequency of service, express bus, dedicated bus lane, etc.)?

    RP asked 19 days ago

    The number 19 bus route is managed by TransLink, the primary transit operator in the region.  While the City does not have the authority to implement additional capacity, new routes, or stations, the City works with TransLink to support infrastructure requirements and amenities for transit (stops, shelters, etc.), advocate for increasing services, and work to improve transit priority. We also assist with the implementation of new or adjusted routes and implementation of rapid transit.

Page last updated: 22 Jul 2025, 01:59 PM