Public Hearing
February 5, 2026 · 06:00 pm
Summary
- 10 East 11th Avenue: A 15-storey, 115-unit mixed-use rental building (20% below-market) approved for a residential Mount Pleasant site near the future Broadway SkyTrain station. Existing tenants raised concerns about unit sizes, parking, traffic, and the absence of one-bedroom units in the original design; staff and the applicant confirmed one-to-one replacement of one-bedrooms is required as a condition of enactment. Council approved unanimously.
- 1613–1625 Nanaimo Street: A five-storey, 23-unit mixed-use rental building approved for a Grandview Woodland site at Nanaimo and Gravely. No rental tenants displaced; the owner-occupied Vietnamese restaurant intends to return to the ground-floor commercial space. No speakers appeared. Approved unanimously.
- 4967–5017 Main Street: A five-storey building with 31 strata and 24 rental units approved for a South Main site. Staff presentation waived; no public speakers. Approved unanimously.
- 1550 West 11th Avenue: A 17-storey, 160-unit mixed-use rental tower (20% below-market) approved in Fairview near the future Granville SkyTrain station. Speakers raised concerns about small unit sizes, parking, shadow impacts, and whether the applicant (JTA Development Consultants) was advancing approved rezonings to construction. Councillors flagged concern about one-bedroom units as small as 381 sq ft; staff confirmed no minimum size exists for bedroom types. Approved with one opposition vote.
- 8080 Yukon Street (Southwinds Place): Four buildings totalling 903 social housing units approved on a Marpole site owned by the Kiwanis Soroptimist Senior Citizens Housing Society, described as the largest nonprofit-led affordable housing project in Vancouver's history. The development includes a six-storey seniors building and three towers of 26, 28, and 32 storeys; 30% of units will be below housing income limits. Financing discussions are active with Build Canada Homes and other federal and provincial sources. Approved unanimously.
Motions
CD-1 Rezoning: 10 East 11th Avenue
10 East 11th Avenue Carried Details
- Rezoning of 10 East 11th Avenue from R5-3 to CD-1 to permit a 15-storey mixed-use rental building with 115 units (20% below-market) and ground-floor commercial space; FSR 6.8, height 51 m.
- Site is within the Broadway Plan's Mount Pleasant Centre Area A; existing building has 20 rental units whose tenants are protected under the Enhanced Tenant Relocation and Protection Policy.
- Neighbours and existing tenants opposed: concerns included traffic and parking on narrow residential streets, cycling safety on Ontario Street, displacement of current tenants, adequacy of the 20% below-market component (noting most units could be taken up by returning tenants), and inclusion of commercial space in a residential neighbourhood.
- Key tenant concern: original design contained zero one-bedroom units (74 studios); applicant confirmed at the hearing that one-to-one replacement of existing one-bedrooms is required as a condition of enactment and will be addressed at the development permit stage.
- One speaker raised a concern about a waiver they signed when moving in; staff confirmed tenants can contact the city for guidance on such agreements, and that eligibility for tenant relocation protection requires one year of residency before application submission.
- Staff noted yellow memo corrects Appendix A to include family-mix requirements for both total and below-market units.
- Councillors acknowledged disruption to existing tenants but cited the need for purpose-built rental supply near transit; motion carried unanimously.
CD-1 Rezoning: 1613-1625 Nanaimo Street
1613-1625 Nanaimo Street Carried Details
- Rezoning of 1613–1625 Nanaimo Street from C-1 to CD-1 to permit a five-storey mixed-use building with 23 market rental units and ground-floor commercial space; FSR 2.8, height 19 m.
- Site is in the Grandview Woodland Community Plan's Nanaimo area; no rental tenants displaced as the property is owner-occupied.
- Applicant noted the family behind the existing Song Huang restaurant intends to return to the new commercial space after redevelopment.
- Engineering conditions require new sidewalks, paved laneway, improved lane crossing, and street lighting.
- No public speakers appeared; no community amenity contribution required due to limited land lift.
CD-1 Rezoning: 4967-5017 Main Street
4967-5017 Main Street Carried Details
- Rezoning of 4967–5017 Main Street from RM-3A to CD-1 to permit a five-storey building with 31 strata units and 24 rental units; FSR 2.3, height 18.3 m.
- No public speakers registered or appeared; staff presentation waived by council motion.
- Applicant (architect Matthew Chang) confirmed availability for questions but offered no formal presentation.
CD-1 Rezoning: 1550 West 11th Avenue
1550 West 11th Avenue Carried Details
- Rezoning of 1550 West 11th Avenue from R5-3 to CD-1 to permit a 17-storey mixed-use rental building with 160 units (20% below-market) and ground-floor commercial; FSR 6.8, height 60.2 m.
- Site is in the Broadway Plan's Fairview South Area A; existing building has 27 rental units, 81 of whose tenants are protected under the TRPP. Applicant noted tenants would be offered interim housing within the owner's existing portfolio in the same neighbourhood.
- Speakers opposed: concerns about very small unit sizes (one-bedrooms as small as 381 sq ft with possible inboard bedrooms), loss of 30–50% of living space for returning tenants, parking shortfall, shadow impacts on Granville Street, and a claim that JTA Development Consultants has not submitted development permit applications for any of its previously approved Broadway Plan rezonings.
- Staff confirmed there is no minimum size for bedroom types; the city-wide minimum of 398 sq ft (relaxable to 320 sq ft for market rental) applies per dwelling unit. Staff acknowledged the proposed units appear smaller than average and noted livability concerns but confirmed the proposal meets current policy.
- Conditions require that below-market one-bedroom count at the development permit stage match the existing 14 one-bedroom units.
- Councillors Meiszner and Kirby-Yung expressed concern about livability of sub-400 sq ft one-bedrooms and encouraged the architect to revisit unit sizing; both noted the policy question of minimum bedroom sizes warrants further consideration.
- Carried with one opposition vote (Councillor Meiszner).
CD-1 Rezoning: 8080 Yukon Street
8080 Yukon Street Carried Details
- Rezoning of 8080 Yukon Street from the existing CD-1 to a new CD-1 to permit four residential buildings totalling 903 social housing units: a six-storey seniors building and towers of 26, 28, and 32 storeys; maximum height 97 m, maximum floor area 50,190 sq m.
- Project is owned and led by the Kiwanis Soroptimist Senior Citizens Housing Society, a nonprofit partnership operating for over 100 years; described as the largest nonprofit-led affordable housing development in Vancouver's history, representing approximately 10% of the city's 10-year affordable housing target.
- Site is in the Marpole Community Plan and Marine Landing Policy Update area, which permits increased height and density for developments delivering additional affordable housing; one block from the Cambie Canada Line station.
- Existing building has 86 units; 81 tenancies are eligible for TRPP protections. Ten tenants are being relocated in the near term, with some moving to a Soroptimist project completing at Cambie and 13th; Kiwanis holdings and nonprofit partners will accommodate others.
- Unit mix is 70% market rental and 30% below housing income limits; a relaxation from the standard 35% family-unit requirement to 30% was granted, driven by the seniors mandate and a calculated loss of over $3 million in subsidy eligibility if held to 35%.
- Financing is complex: land leveraged for $12 million in pre-construction financing; CMHC and BC Housing programs in flux; active application submitted to Build Canada Homes in December 2025. Modular and innovative construction methods are being explored to align with federal priorities.
- A publicly accessible north-south pedestrian muse through the site is required as a statutory right of way; 22 mature trees to be retained. No DCLs, CACs, or public art contributions required as social housing is exempt.
- Public speakers in support included board members of Kiwanis Club of Vancouver; no opposition speakers appeared.
- Councillors across the chamber expressed strong support, citing the scale, nonprofit ownership, transit proximity, intergenerational mix, and stewardship model; several expressed hope that council's unanimous approval would assist the applicant in securing federal construction financing.
Agenda documents (25)
ROLL CALL
1. CD-1 Rezoning: 10 East 11th Avenue
2. CD-1 Rezoning: 1613-1625 Nanaimo Street
3. CD-1 Rezoning: 4967-5017 Main Street
4. CD-1 Rezoning: 1550 West 11th Avenue
Vote matrix
| 1 | 2 | 3 | 4 | 5 | 6 | 7 | |
|---|---|---|---|---|---|---|---|
| Ken Sim🥜 | Y | Y | Y | Y | Y | Y | Y |
| Lisa Dominato🥜 | Y | Y | Y | Y | Y | Y | Y |
| Mike Klassen🥜 | Y | Y | Y | Y | Y | Y | Y |
| Peter Meiszner🥜 | Y | Y | Y | Y | N | Y | Y |
| Lucy Maloney🥜 | Y | Y | Y | Y | Y | Y | Y |
| Brian Montague🥜 | Y | Y | Y | Y | Y | Y | Y |
| Lenny Zhou🥜 | Y | Y | Y | Y | Y | Y | Y |
| Sarah Kirby-Yung🥜 | Y | Y | Y | Y | Y | ||
| Rebecca Bligh🥜 | |||||||
| Pete Fry🥜 | |||||||
| Sean Orr🥜 | |||||||
| Adriane Carr🥜 | |||||||
| Christine Boyle🥜 |