vancouver

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    Nearly 4,300 properties in Broadway Plan and Cambie Plan areas to be proactively rezoned by the City of Vancouver

    The City of Vancouver is moving forward with a sweeping proposal to proactively rezone thousands of properties in the Broadway Plan and Cambie Corridor Plan areas, as part of an ambitious effort to streamline the development process and boost housing supply near existing and future SkyTrain stations. In next Tuesday’s public meeting, City Council is expected to endorse City staff’s recommendation to refer bylaw amendments to a future public hearing for deliberation and final decision, which would likely be held in September or October — after the forthcoming summer break. This follows City staff’s public consultation beginning in March 2025, when they first announced the proposal. In an interview with Daily Hive Urbanized early this year, Josh White, the City of Vancouver’s general manager of planning, urban design, and sustainability and director of planning, also outlined many of these forthcoming changes. More details have now been released. If approved by City Council later this year, this would introduce standardized zoning for low-rise, mid-rise, and high-rise residential buildings — generally aligning with the existing prescriptions and stipulations of the property’s location under the Broadway Plan or Cambie Corridor Plan, while also considering more recent economic and financial viability factors. Generally, R3 zones would allow low-rise apartments up to six storeys — or eight storeys with affordable housing, and a floor area ratio (FAR) density of a floor area up to three times the size of the lot. R4 zones would support mid-rise buildings, typically around 12 storeys and a FAR density of up to 4.0. R5 zones would permit high-rise towers up to 22 storeys and a FAR density of up to 6.5, depending on the proximity to SkyTrain stations and affordability requirements. It is noted that FAR densities will be retained, but a more generous maximum building height will be considered to accommodate a greater range of design approaches due to varying site conditions and on-site public spaces and landscaping. Through such City-initiated rezoning over large swaths of neighbourhoods, this eliminates the need for property owners, developers, and builders to submit an individual rezoning application for their project. Instead, such projects on a City-initiated rezoned site can go straight to the development permit application, which will save applicants costs related to City fees and hiring architects and consultants to achieve the rezoning regulatory step, as well as reducing opportunity costs and added construction costs from inflation as a result of a longer timeline. City staff estimate that these blanket zoning reforms over the qualifying properties will shave 12 to 15 months off the overall development timeline. As well, this will reduce City staff’s time set aside for reports and public hearings with City Council, enabling them to reallocate resources to other tasks and priorities. So far in 2025, rezoning applications in the Broadway Plan and Cambie Corridor Plan account for about 40 per cent of all public hearings. In sites where a tower form is permitted and complex site conditions also exist — such as tower per block limit policies, building shadowing considerations, and contaminated soils, a “rezoning-to-district” process would still be required. This rezoning-to-district process would be streamlined and shorter than the standard rezoning process. The overwhelming majority of these properties are located within the Broadway Plan area, specifically sites closest to the Millennium Line’s future stations on the Broadway extension, as well as southern areas within the area plan. For the Cambie Corridor Plan area, the properties are clustered near the Canada Line’s Oakridge-41st Avenue Station. In total, the City-initiated rezoning would apply to 4,294 parcels across the Broadway Plan and Cambie Corridor Plan areas. City of Vancouver City of Vancouver City of Vancouver Over the last few years, the municipal government performed some notable City-initiated rezonings of large single-family neighbourhood areas in the Cambie Corridor Plan, enabling more expedited townhouse developments as already prescribed by the area plan. However, the forthcoming changes are the largest standardized rezoning in Vancouver’s history, and align with the Government of British Columbia’s legislated requirements for the City and other municipal governments. This specifically aligns with provincial legislation relating to transit-oriented development at designated Transit-Oriented Areas and other regulatory changes. As well, through these changes, the City will standardize affordable housing requirements using newly enabled provincial inclusionary zoning powers. Additionally, the real estate industry and provincial officials have called individual site-specific rezoning applications as redundant if the proposed uses and built form are already enabled by an area plan. In addition to aligning with the Broadway Plan and Cambie Corridor Plan, the changes also follow the City’s 2022-approved Vancouver Plan. While there was strong support for the initiative during the public consultation earlier this year — especially for its potential to speed up much-needed housing — concerns were raised about neighbourhood character, infrastructure capacity, and construction impacts. City staff responded by noting that all developments will still undergo design review, and there will still be an opportunity for public input at the development permit application stage. Enhanced tenant protections will remain in place for areas with existing rental housing. A time-limited approach will allow current rezoning applicants to transition into the new zoning framework without redoing tenant relocation plans, as long as they submit development permits within one year of bylaw enactment. Currently, there are about 40 in-stream rezoning applications involving Tenant Relocation Plans within the proposed City-initiated rezoning areas. It is noted that some of these project applicants may withdraw their

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    Vancouver mayor seeks to unlock development potential of five ‘exceptional’ sites

    Mayor Ken Sim is calling on City of Vancouver staff to explore new planning approaches for five strategically located industrial areas that could play a pivotal role in delivering both jobs and housing — particularly near existing and future SkyTrain stations. In a member motion expected to be approved by Vancouver City Council next week, Sim is calling on City staff to process without delay existing and new rezoning applications at what he describes as five “exceptional sites” across the city. Furthermore, City staff will perform a deep dive on the technical and policy implications of the redevelopment potential of each site. One of the biggest hurdles is the designation of these sites as protected industrial lands by Metro Vancouver Regional District. The regional district is generally very cautious with removing industrial land designations, as the region is experiencing a growing industrial land shortage, which is having major economic implications. At the same time, some of the protected industrial lands across the region are no longer suitable for traditional industrial uses for reasons such as site-specific issues, the location adjacent to emerging residential areas, and accessibility to major roads required for truck traffic, as well as the opportunity costs of not optimizing transit-oriented development sites near SkyTrain stations. The five sites identified by Mayor Sim are the former Molson Brewery at the south end of the Burrard Street Bridge, the former industrial sites owned by the municipal government at the southeast corner of the intersection of Main Street and Terminal Avenue next to SkyTrain’s Main Street-Science World Station, the Marine Gateway area next to SkyTrain’s Marine Drive Station, and the Mount Pleasant Industrial Area. Concord Pacific owns the 7.6-acre former Molson Brewery site. Prior to the pandemic, the developer unveiled its “Quantum Park” concept of redeveloping the under-utilized property into towers up to 25 storeys, with 1.8 million sq. ft. of building floor area providing 300,000 sq. ft. of creative industrial, office, and retail/restaurant space and 3,000 homes. The brewery was built at a time when False Creek saw heavy industrial uses. As well, the site’s freight needs were previously served by Canadian Pacific’s Arbutus railway corridor, which has since been dismantled, sold to the City, and converted into its current uses as an active transportation greenway. Moreover, the adjacent built form of the Senakw’s high-density grove of towers up to 58 storeys likely sets some new precedent for what is possible for Concord’s brewery site. Previous 2019 artistic rendering of Quantum Park, the redevelopment of the old Molson Coors brewery in Vancouver, conceived before the Senakw project. (Concord Pacific) Previous 2019 artistic rendering of Quantum Park, the redevelopment of the old Molson Coors brewery in Vancouver, conceived before the Senakw project. (Concord Pacific) Previous 2019 artistic rendering of Quantum Park, the redevelopment of the old Molson Coors brewery in Vancouver. (Concord Pacific) PCI Developments has also been looking to build a second phase of Marine Gateway on a five-acre site, replacing car dealerships immediately south of the 2015-completed first phase. Marine Gateway’s second phase would feature more high-rise towers — providing significant secured rental housing and affordable home ownership units on top of substantial creative/light industrial uses and some additional retail/restaurant space. The City of Vancouver also has a major works yard immediately east of this site. Previous 2021 artistic rendering of Marine Gateway Phase 2 at 8530 Cambie St., Vancouver. (Perkins&Will/PCI Developments) Previous 2021 artistic rendering of Marine Gateway Phase 2 at 8530 Cambie St., Vancouver. (Perkins&Will/PCI Developments) The Mount Pleasant Industrial Area is the largest of the five sites, spanning the general area framed by Cambie Street to the west, 2nd Avenue to the north, Main Street to the east, and Broadway to the south. Within the City’s Broadway Plan area, Sim states this is a centrally-located employment district with sites within the provincial government’s legislated Transit-Oriented Areas, specifically around SkyTrain’s Broadway-City Hall and Olympic Village stations and the future Mount Pleasant Station. He suggests there is a need for “modernized policy guidance” to “support innovative tech clusters, light industry, and creative economy uses while carefully considering residential uses.” Currently, existing policies allow for a broader range of uses only along the perimeter of the Mount Pleasant Industrial Area. This has enabled high-density, mixed-use residential and office developments along the west side of Main Street, including projects such as the Main Alley tech campus and the City Centre Motel redevelopment. Sim’s motion suggests he wants to go even further than the current allowances. Mount Pleasant Industrial Area. (City of Vancouver/Google Maps) October 2022 artistic rendering of Prototype/M5 at 2015 Main St., Vancouver. (Henriquez Partners Architects/Westbank) Artistic rendering of the City Centre Motel redevelopment at 2111 Main St., Vancouver. (Musson Cattell Mackey Partnership/Nicola Wealth Real Estate) The fourth site at the southeast corner of Main Street and Terminal Avenue has been planned as an “Innovative Hub” under the City’s False Creek Flats Plan. A mix of innovation economy uses are envisioned, including laboratories, research and development, creative/light industrial, tech offices, arts and cultural facilities, local food economy spaces, some residential uses, and the active ground-level uses of retail and restaurants. Recently, the City conducted a procurement process seeking a contractor to conduct a detailed technical feasibility study identifying redevelopment options for this 11.5-acre City-owned property next to Main Street-Science World Station. The fifth exceptional site identified by Sim is the 11-acre Railtown district spanning about six city blocks

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    All the water slide parks near Metro Vancouver to visit this summer

    The Western Family Summer Guide is here to make summer fun and easy! Whether you’re having a BBQ, going on a picnic or road trip, planning a backyard dinner, or throwing an ice cream party, we’ve got everything you need to make this summer the best one yet. Summer temperatures may be heating things up in Metro Vancouver, but a trip to a nearby water slide park can help you stay cool throughout the season. Visiting the water slides is fun for the whole family. There are thrilling water features, relaxing lazy rivers, hot tubs, and more. And let’s not forget the delicious concession stand serving nostalgic favourite treats and eats. There are several waterparks just a short drive away that are ready to help you make a splash. So if you’re ready to get wet and wild, here are all the water slide parks near Metro Vancouver to visit this summer. Big Splash Water Park Big Splash water park What: Big Splash Water Slide Park in Tsawwassen has reopened for the summer season. The seven-acre resort-style park features 13 body and tube slides, a kids’ zone, hot tubs, and more to help you beat the heat. Big Splash’s highlight is the Boomerango, an exhilarating tube slide with a six-story drop. According to the park, it’s the only one of its kind in Western Canada. When: Now until Monday, Sept. 1, 2025 Time: 11 a.m. to 6 p.m., weather permitting Where: 4775 Nulelum Way, Tsawwassen Admission: $41.99 for an all-day pass and $32.99 for a twilight pass, which begins at 3 p.m.. Children three and under are free with a paying adult. Purchase online Cultus Lake Waterpark Cultus Lake Waterpark/Facebook What: Adventurous sliders will want to slap on the waterproof sunscreen and enjoy the Valley of Fear or the Freefall Tower. Families and young ones can also experience Tots’ Castle, Pirates Cove, and Western Canada’s biggest water slide, the Colossal Canyon family raft ride! After you’ve built up an appetite, grab some food from the in-park vendors, including the refreshing pineapple Dole Whip soft serve. Then relax at one of the 150+ shade and shelter picnic areas. When: Now until Monday, Sept. 1, 2025 Time: Various times Where: Cultus Lake Waterpark – 4150 Columbia Valley Hwy., Cultus Lake Cost: Various, purchase online Bridal Falls Waterpark Bridal Falls Waterpark/Facebook What: Bridal Falls Waterpark is helping visitors get wet and wild daily until Monday, Sept. 1. Just a 90-minute drive from Vancouver, the popular Fraser Valley destination is designed for families, so young water lovers will have just as much fun as adults. When: Now until Monday, Sept. 1, 2025 Time: 11 a.m. to 6 p.m. Where: 53790 Popkum Rd. S., Rosedale Cost: $10 per person; children two and under are free. Purchase online Harrison Lake Inflatable Water Park Harrison Watersports What: Harrison Watersports’ huge attraction not only has an epic floating obstacle course/playground on the lake, but you can also rent BBQ boats and Sea-Doos for the ultimate lake trip. In 2022, a “Wipeout Style” obstacle course was added, with swings, teeter-totters, hamster balls, monkey bars, and the popular Blob. You can also rent a bumper boat, which is complete with water guns that squirt from 10 ft. away to let you soak your friends. When: Open daily from June 21 until Aug. 31, 2025 Where: 100 Esplanade Ave., Harrison Hot Springs Tickets: Available online from $39.99. Book online

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    World’s tallest Passive House planned for Vancouver in doubt as developer faces $91M debt

    Recent legal developments could put the world’s tallest Passive House, planned for Vancouver, in doubt. Daily Hive Urbanized first reported on the development in 2020, when the Vancouver City Council approved a rezoning application by Henson Developments for 1059-1075 Nelson Ave. The project was given the name “Curv” and was planned to be a 60-storey mixed-use green building. The developer behind it is the Brivia Group, based in Montreal. The developer is also referred to as Brivia Family Investments in court documents. Information found in those court documents available on the province’s court registry offers more details behind the recent legal developments that could impact the future of Curv. The BC Supreme Court filings include a petition to the court and notice of application from the Royal Bank of Canada. According to the Notice of Application, the debtors are controlled by the Brivia Group, with RBC serving as the administrative agent, syndication agent, and lead arranger. RBC is now demanding payment of $90 million thanks to a loan that matured on April 30, 2025. The debtors were required to pay an extension fee of $225,000 to the lenders to extend the payment deadline to July 31, 2025; however, the lenders never received the extension fee, leading to an event of default. As of July 10 of this year, the total amount that the debtors owe is just over $91 million. The receivership application will be heard by the BC Supreme Court on July 25, 2025. The Vancouver Passive House was to be built on the same city block as the newly completed Butterfly tower. It would’ve become the fourth-tallest building in Vancouver at 586 feet, slightly taller than the Butterfly, which Revery Architecture says is 556 feet. When City Council initially approved Curv’s rezoning in June 2020, the 60-storey tower was to include 102 social housing units within the lower levels, 50 secured purpose-built market rental units within the middle levels, and 328 strata market ownership condominium homes within the upper levels. City Council later approved proposed revisions, including a cash payment by the developer of $55 million to the City to remove the on-site obligation of 102 social housing units in the tower’s lower floors. Despite all the planning, prior to the legal proceedings, the developer hadn’t yet broken ground on the project. We’ve contacted the Brivia Group for comment.

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    B.C. beach named among world’s top 50 in new ranking

    The Western Family Summer Guide is here to make summer fun and easy! Whether you’re having a BBQ, going on a picnic or road trip, planning a backyard dinner, or throwing an ice cream party, we’ve got everything you need to make this summer the best one yet. Turns out, one of the world’s best beaches isn’t in the tropics, it’s right here in B.C. Chesterman Beach in Tofino just landed at #16 on Big 7 Travel’s freshly released list of the 50 Best Beaches in the World for 2025, and it was the only Canadian beach to earn a spot. EB Adventure Photography/Shutterstock This isn’t Chesterman’s first time in the spotlight. It’s been recognized in one of our recent pieces on dog‑friendly summer getaways and has earned global praise in Lonely Planet. While it’s not Blue Flag certified (a designation awarded to beaches meeting strict environmental and safety standards), it continues to attract international praise. With over 2.7 kilometres of white sand connecting North and South Chesterman, the beach is a dream for surfers, dog walkers, storm watchers, and anyone in search of salt air and solitude. SL-Photography/Shutterstock At low tide, a natural sandspit known as a tombolo reveals itself, linking the shore to nearby Frank Island, a local favourite for scenic strolls (though visitors should note the island itself is privately owned). According to the City of Tofino’s website, Chesterman is easy to access by foot or bike via the Multi-Use Path (MUP), or by car, with pay parking and facilities available at Lynn Road (North) and Chesterman Beach Road (South). Public washrooms, showers, and even designated beach fire zones (subject to seasonal restrictions) make it a year-round crowd-pleaser. Big 7 Travel’s annual beach ranking is based on past media acclaim, social media buzz, and editorial insight. This year’s top picks span far beyond Canada’s coastline, from secluded island coves to tropical showstoppers. Here’s a look at the 2025 top five: 1. Whitehaven Beach, Australia Tanya Puntti/Shutterstock Situated on Whitsunday Island in Queensland, this 7  km strip is famous for its brilliant-white sand made of over 98 per cent pure silica, which stays cool even under the hot sun, part of a protected national park within the Great Barrier Reef Marine Park. 2. Anse Source d’Argent, Seychelles ByDroneVideos/Shutterstock Sometimes called the world’s most photographed beach, this stunning coastline on La Digue features dramatic granite boulders, powder-white sand, and crystal-clear turquoise water, protected by coral reefs. Access is via the L’Union Estate, which charges a nominal fee. 3. Ksamil Beach, Albania S.Tatiana/Shutterstock Dubbed the “Maldives of Europe,” Ksamil Beach is celebrated for its calm, crystal-clear waters and small island islets, making it ideal for a relaxing swim or an espresso by the sea. It’s one of the fastest-rising tourism gems on the Albanian Riviera, drawing global attention. 4. Reethi Beach, Maldives Uryutova Elena/Shutterstock Accessible only via seaplane or speedboat, this private island resort in Baa Atoll is known for its coral reefs, overwater villas, and commitment to sustainability. Reethi Beach Resort is located in a UNESCO Biosphere Reserve and is recognized for its efforts in sustainable tourism. 5. Plage de Notre Dame, France D.Bond/Shutterstock Tucked away on Porquerolles Island off the southern French coast, this secluded Mediterranean beach features calm, clear water and a gentle, pine-lined shoreline, ideal for a tranquil day in nature, away from tourist crowds. Have you visited Chesterman Beach in Tofino? Let us know in the comments. Want to stay on top of all things Vancouver? Follow us on X

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    Vancouvers installing a car tower near Granville Bridge and people are pissed

    A 33-foot-tall car sculpture is rising in one of Vancouver’s busiest neighbourhoods, and residents are not too thrilled. The Trans Am Rapture sculpture is being permanently installed in a green space near the southwest loop of the Granville Bridge, and people living nearby say they weren’t warned or asked. The City of Vancouver has confirmed that the sculpture, formerly known as Trans Am Totem, will remain in its new location for at least 10 years. Construction is already underway, with a massive concrete foundation poured in mid-June. Construction progress on the foundation for Trans Am Rapture at Granville Street Bridge’s southwest loop, as seen on June 19, 2025. (Kenneth Chan) But Fairview residents say the city never asked them. An online petition on change.org opposing the car sculpture has already drawn over 100 signatures. “We found out through online stories that this installation has already started. There was no notification in the neighbourhood at all by the City. There was no consultation,” Darlene Forst, a Fairview resident, artist, and television producer, told Daily Hive Urbanized. “The fact that there was no thought or consideration given to the residents of the neighbourhood… is unacceptable.” Another petition signer online commented, “As a concerned resident of the area, I am deeply disappointed that this decision appears to have been made without meaningful public consultation. It’s troubling that the City is proceeding… without transparent engagement, public access to site plans, maintenance schedules, or the budget.” The petition has received 127 signatures as of July 9. “This is not a suitable place for this installation,” added another petition signer. “It belongs in an industrial zone, not Fairview.” Originally installed in 2015 at Quebec Street and Pacific Boulevard, the car sculpture was removed in August 2021 due to excessive bird droppings and structural damage. “It became a lovely home for a lot of birds, which then pooped all over the place,” Forst recalled. “The entire location needed to be cleaned up and decontaminated, and the piece itself needed to be decontaminated.” Despite being decontaminated, repainted, and refitted with a new internal support system, residents say the risks haven’t been addressed. “There’s nothing in place… to guarantee that the site will be cleaned regularly and will not become as contaminated,” she said. “This very large sculpture… is going to remove a large portion of our green space. People walk through it to get their groceries. You used to see the sky and the mountains. Now you’ll be walking under cars, which feels uncomfortable.” “It’s going to profoundly change the feel of the neighbourhood.” It was decontaminated, repainted, and fitted with a new internal support system. Despite this, many in Fairview say it shouldn’t be returning at all, especially not outside their homes. “This belongs in an industrial area, not the south Granville Fairview area,” commented another petition signer. The new site is technically not a designated park, but serves as an open public green space used by pedestrians and cyclists on the Granville Connector and Arbutus Greenway. New permanent location of Trans Am Rapture at the southwest loop of the Granville Street Bridge. (Google Maps) The City sees the installation as a “gateway feature” aligned with its public art goals under the Broadway Plan. Residents, however, see it differently. Forst, who launched both the online and paper petitions against the sculpture, says opposition has grown rapidly. “The number of signatures has tripled over the last three days,” she said. “We’re trying to, first and foremost, let people know that this installation is happening, because there’s been so very little notification about it.” They’re urging others to sign the petition and write to Mayor Ken Sim and Vancouver City Council to stop the installation before it’s completed later this summer. What do you think of the sculpture? Comment below. Daily Hive has contacted the City for comment and will update this story if a response is received. With files from Kenneth Chan Want to stay on top of all things Vancouver? Follow us on X

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    North Vancouver overtakes Vancouver as most expensive Canadian city to rent

    Posted June 9, 2025 9:55 am. A new rental report comparing data from across Canada shows that the price of renting a home in Metro Vancouver is still dropping. The report from Rentals.ca and Urbanation shows rents fell by 5.9 per cent in Vancouver last month, compared to May 2024, to an average of $2,830. CLICK HERE TO LISTEN TO 1130 NEWSRADIO VANCOUVER LIVE! The region also saw the country’s largest decline in shared rent, with a just under 10 per cent drop. “The easing in rents this year across most parts of the country is a positive for housing affordability in Canada following a period of extremely strong rent inflation lasting from 2022 to 2024,” said Shaun Hildebrand, President of Urbanation. “Rents have recently been impacted by the combination of a surge in supply from new apartment completions, as well as a slowdown in population growth and a heightened level of economic uncertainty.” North Vancouver is the most expensive place to rent in the country, with a one-bedroom home coming in at $2,620 a month, followed by Vancouver, Burnaby, and Coquitlam. Toronto is in the number five spot at $2,300 a month for a one-bedroom. Despite the continued drop, Rentals found that the asking price for rentals across the country is still up 12 per cent over the last three years.

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    14-Storey Condo Building Pitched for Oak & King Edward

    Westbank has submitted a rezoning application for the Esso Station at the Southwest corner of Oak Street and West King Edward Street in Vancouver. The 11,328 SF site at 1010 West King Edward is currently zoned C-2, which allows up to 6-storeys for rental, or 4-storeys for condo. The Cambie Corridor Plan allows up to 6-storeys for condo and 3.0 FSR. The proposal is to allow for a 14-storey condo building that includes: 85 condo units; 34 one-bedrooms, 36 two-bedrooms & 15 three-bedrooms; 800 SF of retail space on the ground floor; a total density of 8.0 FSR; A building height of 143 ft. 106 underground parking stalls. This application is being considered under the  Cambie Corridor Plan. The architect for the project is Olson Kundig, who also designed Wesgroup’s condo project “W16” at West 16th and Cambie Street. The full rezoning application can be viewed here: https://www.shapeyourcity.ca/1010-w-king-edward

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    Latest Broadway Plan Tower Application is for 127 Units at East 14th & Prince Edward

    The latest Broadway Plan rezoning application is for an 18-storey tower at 360 East 14th Avenue in the Mount Pleasant area of East Vancouver. The site is located just West of Mount Saint Joseph Hospital. The plan for the site includes: 137 units with 20% of the floor area for below-market rental units; a total density of 6.50 FSR; A building height of 186 ft. This application is being considered under the  Broadway Plan . The architect for the project is Stuart Howard. The full application can be viewed here: https://www.shapeyourcity.ca/360-e-14-ave Comments are closed.

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    Two rental housing towers eyed for Kingsway near Fraser Street in Vancouver

    Nearly four years ago, a rezoning application was approved to redevelop the southeast corner of the intersection of Kingsway and Carolina Street — situated on the southernmost border of the Mount Pleasant neighbourhood of Vancouver — into a six-storey, mixed-use building with 80 secured purpose-built market rental homes. But the project — which was one of the larger rental housing proposals in Metro Vancouver at the time, prior to the current wave of proposals — did not proceed as planned. As it turns out, this is because the project was being redesigned for a much larger mixed-use rental housing concept under the prescriptions and stipulations of the City’s Broadway Plan. A new rezoning application has been submitted to redevelop 602-644 Kingsway and 603-617 East 16th Ave., which entails a larger development site than the original concept — growing the available footprint by 50 per cent to over 30,000 sq. ft. The project is just west of the prominent intersection of Kingsway and Fraser Street. The original north site entails old low-rise commercial buildings, including a former funeral home building, while the addition of a south site includes a surface vehicle parking lot and low-rise residential and commercial buildings. Site of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) Site of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Google Maps) Site of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) Cancelled 2020/2021 concept: Current condition (top) and 2020/2021 cancelled concept (bottom) of 602-644 Kingsway, Vancouver. (Studio One Architecture) 2025 revised concept: 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) Under the new application, local developer Bonnis Properties has partnered with architectural firm Perkins&Will to pursue a 167-ft-tall, 14-storey north tower and a 276-ft-tall, 25-storey south tower. The proponents are pursuing a new concept with two high-rise towers, after determining that a project with three towers would not meet the minimum tower separation requirements from an adjacent lot on Kingsway. There will be a total of 327 secured purpose-built rental homes, including 120 units in the north tower and 207 units in the south tower. Based on the Broadway Plan’s requirement of setting aside at least 20 per cent of the residential rental floor area for below-market units, there will be 66 below-market rental homes and 261 market rental homes. The unit size mix is established as 152 studios, 47 one-bedroom units, 105 two-bedroom units, and 23 three-bedroom units. 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) The north and south towers will be physically connected on the second level by a pedestrian bridge over the laneway that separates the two sites, enabling continuous shared amenity spaces between both buildings. Expansive indoor and outdoor amenity spaces will be found on the second level — including landscaped outdoor areas on the base podium rooftops — along with outdoor amenity spaces on the rooftops of both towers. The rooftop of the north tower’s podium also features a 2,900 sq. ft. childcare facility for up to 20 kids, plus outdoor play space. Down below, about 19,400 sq. ft. of retail/restaurant space spread across the ground levels of both buildings will activate the street frontages and a new public plaza. This triangular-shaped plaza space — a public space element passed down from the original concept — will be achieved by repurposing a 70-ft-long segment of East 15th Avenue and median that parallels Kingsway. 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) 2025 concept of 602-644 Kingsway and 603-617 East 16th Ave., Vancouver. (Perkins&Will/Bonnis Properties) The floor plates of both towers rising above the podium are curved to strategically place the structural columns along the perimeter of the floor plates, which serves to optimize the views from the residential units and enable a more efficient unit layout. The exterior design is defined by a 40-60 window-to-wall ratio, with protruding balconies protected by steel picket guard railings. Four underground levels at the north tower site will accommodate 141 vehicle parking stalls, while two underground levels at the south tower site will provide over 600 secured bike parking spaces. Altogether, the project will generate a total floor building floor area of over 257,000 sq. ft., establishing a floor area ratio density of a floor area that is 8.5 times larger than the size of the lot. The site is well served by frequent bus routes along Kingsway, Fraser Street, and Main Street, and about a 15-minute walk from SkyTrain’s future Mount Pleasant Station (intersection of Main Street and East Broadway). Under the Broadway Plan, high-rise tower developments are generally