CD-1 Rezoning – 717-743 West 28th Avenue
Motion 12 · Council Meeting, May 19, 2026
Summary
- A rezoning application proposes to redevelop three detached houses at 717-743 West 28th Avenue (near King Edward SkyTrain Station) into a six-storey, 94-unit, 100% market rental building.
- The rezoning would increase the maximum floor space ratio (FSR) from 1.2 to 3.0 and raise the maximum building height from 11.5 m to 21 m.
- The site falls within Tier 3 of the Transit-Oriented Areas (TOA) policy, which permits up to 8 storeys and 3.0 FSR; the proposal is consistent with TOA height and density expectations.
- A notable departure from TOA policy is that no below-market or affordable rental units are included — all 94 units are market rental.
- Staff flagged a deficiency in indoor amenity space (0.5 sq m per unit proposed versus the 1.2 sq m policy standard), with conditions requiring this to be addressed at the development permit stage.
- Five on-site trees would be removed, with approximately 14 new trees proposed; the General Manager of Planning recommends approval in principle subject to conditions.
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Vote
In favour 9
Opposed 1
Abstained 1
Public comments
Read all 1 statements
Transcript
11 segments
Does it have to be unanimous?
Okay, so we will waive the presentation. Sorry about that.
No? Okay. Council, you have up to five minutes to ask questions of team members and the applicant. Are there any questions, Councillor Orr?
Thanks, yeah, I really wanted to see that presentation. I think it's important, generally, since we're not doing the public hearings, to at least give the public some insight into what we're doing here. And so far, I believe I'm the only one that's pulled any of rezonings since the ODP, and it's really unfortunate that we keep waiving these presentations. I think we owe it to the public to just at least hear from the applicant and from staff. So this is a six-story rental with 94 units and no below-market rental. Can staff say why there's no below-market rental?
Hi, my name is Kathy Jo, and I'm the rezoning planner for this application. Regarding the BMR, the site is located in Tier 3 of the TOA policy, which anticipates 20% of the residential floor area to be at 20% below CMHC rates. This proposal is for 100% market rental housing. During the process, during the application review, real estate staff reviewed a performer that was submitted and concluded that there's not enough, there isn't enough sufficient land lift value to support the inclusion of low market rental housing on the site. Even though the land lift was insufficient to support this 20%, the pro forma analysis demonstrated that there's still an increase in land value to support a community amenity contribution. During this process, the applicant negotiated a $250,000 CAC.
Would someone like to move a motion? Great. Councillor Claston seconded by Councillor Zhou. Council, is there any discussion? Seeing no one in the queue, I will call the vote.
Statement Watch
Hi, my name is Kathy Jo, and I'm the rezoning planner for this application. Regarding the BMR, the site is located in Tier 3 of the TOA policy, which anticipates 20% of the residential floor area to be at 20% below CMHC rates. This proposal is for 100% market rental housing. During the process, during the application review, real estate staff reviewed a performer that was submitted and concluded that there's not enough, there isn't enough sufficient land lift value to support the inclusion of low market rental housing on the site. Even though the land lift was insufficient to support this 20%, the pro forma analysis demonstrated that there's still an increase in land value to support a community amenity contribution. During this process, the applicant negotiated a $250,000 CAC.
Okay, so I guess that's the end of my questions. Thanks.