Council Meeting
March 31, 2026 · 09:30 am
Summary
- Heather Lands (4911–5255 Heather St) rezoning approved, enabling up to 4,200 homes including ~2,900 attainable ownership units backed by a $476M provincial commitment, 610 social housing units, childcare, a cultural centre, park space, and a French language school; Councillors Kirby-Yung, Montague, and Meiszner abstained, citing concerns about the alternate non-AHI scenario (70% market strata at 30% greater density if provincial funding does not materialize).
- Vancouver Official Development Plan (ODP) enacted via Bylaw 14, a citywide land-use policy framework; associated regulatory and rezoning bylaws also enacted.
- Staff directed to consult School Board, Musqueam, Squamish, Tsleil-Waututh Nations, TransLink, and BC Hydro on ODP amendments needed to enable the Villages planning program; Business Improvement Associations added by amendment.
- A proposal to also consult tenant organizations and community housing land trusts on the Villages ODP amendment was defeated on a tie vote.
- $1.9M in SRO upgrading and cooling/warming retrofit grants approved for six privately owned hotels; council amended the source of funding to the empty homes tax (EHT), freeing up the originally allocated capital grant funds for other uses.
- Champlain Heights Community Centre funding application to the federal Green and Inclusive Community Buildings program approved.
- Canada Place floating-structure rezoning (CD-1 363) referred to a public hearing scheduled for April 14, 2026.
- Two-year extension of non-enforcement policy on brewery lounge floor-space limits approved while permanent zoning amendments are developed, targeting Q3 2027.
- 2026 council meeting schedule amended, with dates freed up following ODP enactment.
- Notices of motion filed for the April 22 Standing Committee covering a major sports initiative process, capital plan strategic priorities, a Holodomor memorial statue, FCM board renewal, provincial housing funding reconciliation, FIFA vehicle shelter policy, and recognition of the International Day of Older Persons; Councillor Fry filed three notices for the May 6 committee on eco corridors, zero-waste options, and rapid shelters.
Minutes approved
- Adopt Minutes: Public Hearing Feb 17 & Mar 4
- Adopt Minutes: Council Feb 24
- Adopt Minutes: Council (PSP) Feb 25
- Adopt Minutes: Public Hearing Mar 5
- Adopt Minutes: Council Mar 10
- Adopt Minutes: Public Hearing Mar 10 & 11
- Adopt Minutes: Council (CFS) Mar 11
- Adopt Minutes: Public Hearing Feb 19, Mar 5 & 12
Motions
Heather Lands CD-1 Rezoning Approval
4911-5255 Heather Street, 637-657 West 37th Avenue, and 620-689 West 35th Avenue Carried Details
- Council approved the rezoning of the Heather Lands site (approximately 8.5 hectares near Heather Street and West 37th Avenue) from existing CD-1 zoning to two new Comprehensive Development zones — CD-1 South and CD-1 North — enabling a large, phased mixed-use development.
- The project is a joint venture between the Musqueam Indian Band, Squamish Nation, and Tsleil-Waututh Nation (collectively the "local Nations") and Canada Lands Company, and is considered a significant step in the City's reconciliation efforts.
- The proposed development would include approximately 610 units of social housing, 700 leasehold strata units, and 2,940 Attainable Housing Initiative (AHI) units (discounted leasehold strata), along with commercial, community, and cultural spaces.
- Buildings would range from 4 to 46 storeys, with a combined gross floor area of approximately 317,861 sq. m (3.4 million sq. ft.), designed by GBL Architects.
- Two separate CD-1 by-laws and housing agreements are required — one for each zone — to allow phased enactment and build-out of the development over time.
- Associated amendments to the Sign By-law, Noise Control By-law, and Heather Lands Design Guidelines are also part of the approval package.
Enact By-law 14: Vancouver ODP
Carried Details
- Enactment of Bylaw 14, the Vancouver Official Development Plan, the city's new citywide land-use policy framework replacing the previous collection of area plans; prerequisite for several other bylaws and reports on this agenda.
Enact By-laws 1–13, 15–16
Carried Details
- Enactment of Bylaws 1–13 and 15–16, a package of rezoning and regulatory bylaws associated with the Vancouver ODP and other previously approved applications.
ODP In-stream Rezoning Consultation
Carried Details
- Council directed staff to consult with affected parties on proposed amendments to the Vancouver Official Development Plan (ODP) for a group of in-stream rezoning applications that were submitted before the ODP was enacted.
- These rezoning applications propose building heights or land uses that are inconsistent with their current Generalized Land Use (GLU) designations under the newly adopted Vancouver ODP, meaning ODP amendments would be required if Council approves them.
- All listed projects require consultation with the Vancouver School Board, Conseil scolaire francophone, and the three local First Nations (Musqueam Indian Band, Squamish Nation, and Tsleil-Waututh Nation); select projects also require consultation with Metro Vancouver, TransLink, and the Province.
- The sites affected span several neighbourhoods, including locations on W 41st Ave, E Broadway, Commercial Drive, Kingsway, and downtown Vancouver, with inconsistencies ranging from height exceedances to use conflicts.
- Staff aim to complete this consultation process in time for rezoning decisions targeted for July 2026 and early 2027, with a second consultation report planned for July 2026 covering additional in-stream applications.
- Going forward, new rezoning applications requiring ODP amendments will undergo this consultation concurrently with the rezoning process to avoid processing delays.
Villages ODP Amendment Consultation
Carried Details
- Council directed staff to consult with key organizations on City-initiated amendments to the Vancouver ODP that are needed to support the Villages Planning Program, which covers 17 of the 25 Village areas identified in the ODP.
- The proposed ODP amendments would update Generalized Land Use designations across Village areas — primarily changing Residential Multiplex designations to Residential Low-Rise or Mixed-Use Low-Rise — to reflect upcoming land use changes anticipated in the Villages Plan expected in June 2026.
- The Villages Planning Program is a major implementation initiative of the Vancouver ODP, focused on creating more housing choice for all income groups and family types and building more complete, walkable neighbourhoods in currently low-density areas.
- Consultation is directed toward the Vancouver School Board and Conseil scolaire francophone (as legally required under the Vancouver Charter for all ODP amendments), Musqueam Indian Band, Squamish Nation, Tsleil-Waututh Nation, TransLink, and BC Hydro.
- An amendment to also include Business Improvement Associations (BIAs) in the consultation was carried, while an amendment to include tenant organizations was defeated.
- Staff will report back on consultation results in a Referral Report for Council's consideration in June 2026, alongside the Villages Plan.
SRO Upgrading and Cooling/Warming Retrofit Grants
Carried Details
- Council approved $899,753 in grants to two non-profit organizations for capital upgrades across three SRO buildings, including fire safety improvements (magnetic door holder systems), bathroom and kitchen repairs, mold mitigation, elevator repairs, and fire escape upgrades.
- An additional $500,000 grant was approved to the Downtown Eastside SRO Collaborative Society to install cooling and warming rooms in six privately-owned SRO buildings, as a climate adaptation measure.
- Most SROs in Vancouver are over 100 years old and require ongoing investment to remain safe and operational; the grant program has been running since 2014 as part of the Downtown Eastside Local Area Plan.
- Grants are conditional on applicants obtaining required building and development permits, and signing Housing Agreements registered on title to secure affordability for low-income tenants.
- The cooling and warming retrofit funding was approved as part of the 2026 budget under Emerging Climate Adaptation Priorities, reflecting lessons learned from extreme heat events.
- All grants require recipients to submit a final report including project summaries, before-and-after photos, and invoices; the General Manager of Arts, Culture and Community Services was delegated authority to execute the grant agreements.
Champlain Heights GICB Funding Application
Champlain Heights Community Centre Carried Details
- Approved a federal Green and Inclusive Community Buildings (GICB) program funding application for Champlain Heights Community Centre.
- Staff explained five Park Board sites were initially assessed; Champlain Heights was the preferred choice; Hastings is part of broader capital planning discussions; Marpole is already under construction.
Front-ender Agreement Amendment
4989-5049 Ash Street- Council approved an amendment to an existing Front-ender Agreement with Pennyfarthing Properties Ash St. North Ltd. for a sewer infrastructure project at 4989–5049 Ash Street, increasing the maximum City reimbursement from $811,200 to $1,211,720.
- The increase reflects higher-than-anticipated construction costs; the final actual cost of separating storm and sewer pipes came in at $1,553,486, up from the original estimate, due to general construction cost inflation during the construction period.
- The amended reimbursement represents 78% of the actual verified construction cost, consistent with the original agreement's formula; the City's technical review team confirmed the final cost figure.
- Reimbursement will be paid out of the Utilities Development Cost Levy (DCL) reserve fund over a period of up to 10 years, at 0.4% of annual Utilities DCL revenues collected — no payment is made in years where no DCL revenue is raised.
- Front-ender agreements allow developers to finance and build City-planned utility infrastructure ahead of the City's own schedule, with the City reimbursing a share of costs over time from DCL reserves.
- Staff consider this amendment lawful and equitable, as the cost overrun was driven by market conditions rather than project scope changes, and the sewer separation work has already been completed.
Brewery Lounge Non-Enforcement Extension
Carried Details
- Extended for two years the policy of not enforcing zoning restrictions that limit brewery lounge floor space, to allow time for permanent zoning amendments.
- Only two operators took up the pilot over the previous two years; staff attributed low uptake partly to operator uncertainty about the path to permanent change.
- Staff committed to bringing zoning and development amendments by approximately Q3 2027; Councillor Kirby-Yung pressed for faster timelines given the five-year cumulative duration of the non-enforcement approach.
CD-1 (363) Referral to Public Hearing
1055-1085 Canada Place and 1001-1045 West Waterfront Road Carried Details
- A rezoning application by Vancouver Harbour Flight Centre Ltd. on behalf of BC Pavilion Corporation was referred to a Public Hearing to allow construction of a 250-room floating hotel and new dock with a public walkway and commercial uses at the Vancouver Convention Centre's waterfront site.
- The proposal requires amendments to the CD-1 (363) zoning by-law, including increasing the maximum floor area in sub-area 2 by approximately 3,100 sq. m and raising the maximum allowable height for waterfront structures from 9.0 m to 20.0 m.
- While a Public Hearing is technically not required under the Vancouver Charter because the proposal is consistent with the Vancouver Official Development Plan, staff recommended referring it to a Public Hearing given the unusual floating structure in the marine environment and the associated public benefits.
- The site is located on the west side of Canada Place, adjacent to the existing Convention and Exhibition Centre; the surrounding area includes high-rise mixed-use buildings with hotels, residential, office, and commercial uses.
- The Coal Harbour ODP encourages diverse water uses including marina facilities, marine terminals, and visitor moorage; while hotels were not originally anticipated for this sub-area, they are considered compatible with the waterfront's mixed-use and tourism-oriented character.
- Staff from the General Manager of Planning, Urban Design and Sustainability recommend approval in principle, subject to conditions in Appendix B; the Public Hearing will give the public an opportunity to weigh in before a final decision is made.
Regulatory Changes re Vancouver ODP
Carried Details
- Approved regulatory changes consequential to enactment of the Vancouver ODP, updating references and aligning existing bylaws with the new plan.
Agenda documents (31)
ADOPTION OF MINUTES
- Public Hearing – February 17 and March 4, 2026
- Council – February 24, 2026
- Council (Policy and Strategic Priorities) – February 25, 2026
- Public Hearing – March 5, 2026
- Council – March 10, 2026
- Public Hearing – March 10 and 11, 2026
- Council (City Finance and Services) – March 11, 2026
- Public Hearing – February 19, March 5 and 12, 2026
UNFINISHED BUSINESS
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
- Memorandum dated March 26, 2026
- Staff Presentation
1. Changes to the 2026 Council Meetings Schedule
REPORTS
1. Required Consultation for In-stream Rezoning Applications Amending the Vancouver Official Development Plan
2. Consultation for City-initiated Vancouver ODP amendment for the Villages Planning Program
3. Single Room Accommodation (SRO) Upgrading and SRO Cooling and Warming Retrofit Grants
4. Funding Application to Green and Inclusive Community Buildings Program
5. Front-ender Agreement Amendment
6. Council Resolution – Brewery Lounges
REFERRAL REPORTS
1. CD-1 (363) Text Amendment: 1055-1085 Canada Place and 1001-1045 West Waterfront Road
BY-LAWS
ADMINISTRATIVE MOTIONS
1. Regulatory Changes Regarding Vancouver Official Development Plan
ENQUIRIES AND OTHER MATTERS
Vote matrix
| 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 | 10 | 11 | 12 | 13 | 14 | 15 | 16 | 17 | 18 | 19 | 20 | 21 | 22 | 23 | 24 | 26 | 27 | 28 | 29 | 30 | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Ken Sim🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | ||||
| Rebecca Bligh🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Lisa Dominato🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | ||
| Pete Fry🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Sarah Kirby-Yung🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Mike Klassen🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | N | Y | Y | Y | Y | ||||||
| Lucy Maloney🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Peter Meiszner🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | ||||
| Brian Montague🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | |
| Sean Orr🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Lenny Zhou🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |