Public Hearing
March 5, 2026 · 03:00 pm
Sessions
Session 1 Thu, March 5, 2026 · 03:00 pm–05:03 pm Watch
- The public hearing reconvened to continue hearing speakers on the CD-1 rezoning application for 2030–2038 Barclay Street, a proposed 248-room hotel tower in the West End. The hearing was recessed mid-speaker-list and will continue March 12, 2026 at 9:30 a.m.
- Opponents argued the 25-storey proposal conflicts with the West End Community Plan (which designates the area west of Denman as residential), exceeds allowable height and density by roughly 4–4.5 times, and was enabled only through a narrow loophole in the city's Hotel Development Policy.
- Speakers raised concerns about traffic on narrow residential streets, lack of adequate parking and loading, noise from a proposed rooftop restaurant and pool, shadowing of a nearby daycare (Pooh Corner), and potential impacts on the Stanley Park heron colony.
- Supporters, including the Tourism Industry Association of BC and the West End BIA, argued Vancouver faces a shortage of roughly 10,000 hotel rooms by 2050, that high hotel occupancy rates harm the local economy and drive illegal short-term rentals, and that the site has operated as accommodation for decades.
- The owners of the adjacent property at 2010 Barclay submitted that the proposed setbacks would permanently impair the redevelopment potential of two neighbouring rental buildings and asked council to consider a block-wide rezoning approach instead.
- Separate CD-1 rezoning applications at 3295–3333 Commercial Drive, 3553–3563 East Hastings Street, and 2219–2285 Cambie Street were approved. A debate on the Heather Lands was referred to March 31.
Session 2 Thu, March 5, 2026 · 06:00 pm–10:47 pm Watch
- Heather Lands (Heather Street): Council heard from MST Nations leadership and the development team on a major rezoning proposing approximately 4,250 homes, including 2,940 units at 40% below market through the provincial Attainable Housing Initiative (AHI), 610 social housing units, and 700 market leasehold strata units, plus childcare, a cultural centre, parks, and a French-language school site. Council asked detailed questions about AHI funding certainty, the density increase needed to make the program viable, and what happens if the program is cancelled. Debate and decision referred to March 31.
- 3295–3333 Commercial Drive: Approved rezoning for a six-storey, 133-unit secured market rental building near Trout Lake. No below-market units required due to land economics on the east side. Existing tenants (approximately 18 eligible) have right of first refusal at 20% below market rent. Neighbours raised concerns about tree retention, excavation near property lines, and grading; applicant committed to working with adjacent owner.
- 3553–3563 East Hastings Street: Approved rezoning for an 18-storey mixed-use building with 178 rental units, 20% of residential floor area at below-market rents (10% below CMHC citywide average), and ground-floor commercial space next to the Kootenay Loop bus exchange. Speakers raised concerns about scale, a previous PCI building being sold and management issues for below-market tenants, and neighbourhood character; staff clarified housing agreements run 60 years and survive ownership changes.
- 2219–2285 Cambie Street: Approved rezoning for a 32-storey mixed-use building with 230 rental units and 20% of residential floor area at below-market rents under the Broadway Plan. A yellow memo (posted March 3) applied the Rental Development Relief Program, raising below-market rents to CMHC citywide average, conditional on a Stage 1 building permit within 24 months. Speakers opposed the height, raised concerns about traffic on West 7th and the rear laneway, privacy impacts on the adjacent building to the north, and argued the area functions as a village that should be protected; staff noted Cambie north of 16th Avenue is not designated a village area under the Broadway Plan.
From official documents
- Heather Lands (4911-5255 Heather Street, 637-657 West 37th Avenue, 620-689 West 35th Avenue): Public hearing held on a large mixed-use rezoning led by the Musqueam, Squamish, and Tsleil-Waututh Nations with Aquilini Development. The proposal covers approximately 4,250 homes (including 2,940 Attainable Housing Initiative units at 40% below market, 610 social housing, and 700 market leasehold strata), a 125-space childcare facility, a cultural centre, 4.3 acres of parkland, and a school site, in buildings ranging from 4 to 46 storeys. Council heard from supporters and opponents, then referred debate and the final vote to March 31, 2026.
- 3295-3333 Commercial Drive: Rezoning approved to allow a six-storey, 133-unit purpose-built rental building near Trout Lake and the Commercial-Broadway SkyTrain station. The site currently has 21 rental units in aging buildings; no below-market units are required under the applicable policy given the site's irregular geometry. Public feedback raised concerns about tree removal, excavation depth, parking, and traffic.
- 3553-3563 East Hastings Street: Rezoning approved for an 18-storey mixed-use building with 178 rental units (20% below-market) on a vacant site beside the Kootenay Bus Exchange. Opponents raised concerns about building height, shadow impacts on Sir John Franklin Elementary School, and parking pressure. Supporters cited the transit-oriented location and need for rental supply.
- 2219-2285 Cambie Street: Rezoning approved for a 32-storey mixed-use tower with 230 rental units (20% below-market), plus commercial and office space, at the northwest corner of Cambie Street and West 7th Avenue, between two Canada Line stations. Opponents raised concerns about height, alley traffic congestion, and privacy impacts on neighbouring buildings. Council extended the meeting past 10 pm to complete this item.
Motions
Refer Heather Lands Debate to March 31
4911-5255 Heather Street, 637-657 West 37th Avenue, and 620-689 West 35th Avenue Referred Details
- Council voted to defer its full debate and deliberation on the Heather Lands rezoning application to a future meeting scheduled for March 31, 2026.
- The Heather Lands proposal involves rezoning a 21-acre site near Heather Street and West 35th/37th Avenues from two existing CD-1 zones into two new Comprehensive Development districts to allow phased construction.
- The development is a partnership between the Musqueam, Squamish, and Tsleil-Waututh Nations and Canada Lands Company, framed as a landmark reconciliation project giving Indigenous Nations a leading role in urban land development.
- The proposed mixed-use project would deliver roughly 4,250 total housing units across social, attainable, and market leasehold categories, along with commercial, cultural, and community uses.
- Deferring the debate allows councillors additional time to review the complexity of the proposal, including housing agreements, design guidelines, sign by-law amendments, and noise control by-law changes tied to both CD-1 zones.
- Staff continued to recommend approval in principle, with Legal Services instructed to prepare the necessary zoning and housing agreement by-laws for consideration at the public hearing.
Approve CD-1 Rezoning 3295-3333 Commercial Drive
3295-3333 Commercial Drive Carried Details
- Rezoning of two parcels on the west side of Commercial Drive, mid-block between East 15th and East 18th Avenues, from R1-1 to CD-1 for a six-storey, 133-unit secured market rental building.
- No below-market rental units required; city's real estate review found no land lift on the site, consistent with other east-side six-storey rental projects and an upcoming policy update for east-side sites.
- Existing tenants (18 eligible under the Tenant Relocation and Protection Policy) have right of first refusal at 20% below CMHC market rents; current rents average approximately $1,300 for one-bedrooms and $1,400 for two-bedrooms.
- Neighbours raised concerns about excavation depth, proximity of underground parkade retaining wall to adjacent property, and tree retention; applicant committed to working directly with the adjacent neighbour and conditions require design changes if tree removal consent is not obtained.
- Speakers in support cited the site's walkability, proximity to Trout Lake, transit access, and the neighbourhood need for more rental housing.
Approve CD-1 Rezoning 3553-3563 East Hastings Street
3553-3563 East Hastings Street Carried Details
- Rezoning of a vacant site on the north side of East Hastings Street adjacent to the Kootenay Loop bus exchange from C-2C1 to CD-1 for an 18-storey, 178-unit mixed-use rental building with 20% below-market units at 10% below CMHC citywide average rents.
- Site is within Tier 4 of the transit-oriented areas policy; proposed height (18 storeys) and density (8.6 FSR) exceed the TOA baseline but were supported by staff based on broader urban design review and the site's transit proximity.
- A former tenant of PCI's nearby Yarrow building raised concerns about management practices and tenant protections following that building's sale; staff clarified housing agreements are registered on title for 60 years and survive ownership changes, and that annual reporting and five-year income verification are required.
- Other speakers raised concerns about neighbourhood character, parking impacts, and whether the development model delivers genuine long-term affordability; supporters cited the vacant site, transit access, and need for more rental supply.
Approve CD-1 Rezoning 2219-2285 Cambie Street
2219-2285 Cambie Street Carried Details
- Rezoning at the northwest corner of Cambie Street and West 7th Avenue from C-3A to CD-1 under the Broadway Plan for a 32-storey, 230-unit mixed-use rental building with office and commercial podium.
- A yellow memo applied the Rental Development Relief Program, replacing a 20% discount below CMHC average with rents at the CMHC citywide average; the relaxation lapses if a Stage 1 building permit is not obtained within 24 months of approval.
- Opponents argued the building's height destroys the character of Cambie Village, that view cones protecting the area were removed without adequate public consultation, and that traffic on West 7th Avenue and the rear laneway is already at capacity; staff clarified that Cambie north of 16th Avenue is not designated a village area under the Broadway Plan, which calls for high-density housing and major employment uses in this location.
- Privacy and shadowing impacts on the adjacent building to the north (2211 Cambie) were raised by neighbours; conditions require design development to improve the podium interface.
- Supporters cited the site's proximity to two rapid transit lines, the need for rental housing, and the site's current commercial-only use with no residential displacement.
Agenda documents (27)
ROLL CALL
1. CD-1 Rezoning: 4911-5255 Heather Street, 637-657 West 37th Avenue, and 620-689 West 35th Avenue (Heather Lands)
- Summary and Recommendation
- Referral Report dated January 20, 2026
- Draft Zoning and Development By-law (South)
- Draft Zoning and Development By-law (North)
- Draft Sign By-law (South)
- Draft Sign By-law (North)
- Draft Repeal CD-1 (881) By-law
- Draft Repeal CD-1 (80) By-law
- Yellow Memorandum dated February 23, 2026
- Staff Presentation
2. CD-1 Rezoning: 3295-3333 Commercial Drive
3. CD-1 Rezoning: 3553-3563 East Hastings Street
Vote matrix
| 1 | 2 | 3 | 4 | 5 | 6 | 7 | |
|---|---|---|---|---|---|---|---|
| Ken Sim🥜 | Y | Y | Y | Y | Y | ||
| Sarah Kirby-Yung🥜 | Y | Y | Y | Y | Y | Y | Y |
| Mike Klassen🥜 | Y | Y | Y | Y | Y | Y | Y |
| Peter Meiszner🥜 | Y | Y | Y | Y | Y | Y | Y |
| Lucy Maloney🥜 | Y | N | Y | Y | Y | Y | Y |
| Brian Montague🥜 | Y | Y | Y | Y | Y | Y | Y |
| Sean Orr🥜 | Y | N | Y | Y | Y | Y | Y |
| Lenny Zhou🥜 | Y | Y | Y | Y | Y | Y | Y |
| Rebecca Bligh🥜 | |||||||
| Lisa Dominato🥜 | |||||||
| Pete Fry🥜 | |||||||
| Adriane Carr🥜 | |||||||
| Christine Boyle🥜 |