Council Meeting
July 14, 2026 · 10:20 am
Summary
- VGH Campus Broadway Plan Policy Update (Report 2): Council approved a long-term policy framework for the phased modernization and expansion of Vancouver General Hospital over 30 years. Key elements include reduced open space obligations (from 9 acres to 4 acres permanent, with 30% of campus as public space including interim uses), demolition of the heritage-designated Fairview portion of the Heather Pavilion (with a Heritage Conservation Management Plan and commemoration commitments), and direction to explore relocating the West 10th Avenue bike lane to a bidirectional configuration on the north side. An amendment from Councillor Lisa Dominato directing staff to continue discussions on mitigating cyclist-vehicle-pedestrian conflicts on West 10th passed, with Councillor Lucy Maloney opposed and Councillor Sean Orr abstaining. The full campus rezoning application will return to Council in 2027.
- 2027-2030 Capital Plan (Report 3): Council approved a $3.5 billion capital plan (plus $0.1 billion in in-kind amenities), focused primarily on renewing aging infrastructure. Over 70% directed to renewal and maintenance. Key areas include roads, sewers, water, parks, community facilities, fire halls, police and technology. Proposed plebiscite borrowing of $790 million will go to voters on October 17. The 2% annual infrastructure levy approved by this council is projected to halve the time needed to close a $500 million annual infrastructure deficit, from 40 years to 20 years. Meeting recessed before debate concluded; to resume Thursday July 16 at 1 p.m.
- Development Contributions Framework 2027-2036 (Report 4): Approved in principle an updated framework governing how development contributes to city amenities and infrastructure over the next decade. Full debate carried over to the reconvened session.
- 2026 Community Services, Childcare and Other Grants (Report 1): $11.25 million in grants approved to 132 organizations providing childcare, social services, seniors programs, and youth supports across Vancouver.
- Changes to 2026 Council Meeting Schedule (Communication 1): Schedule changes approved, including a contested amendment by Councillor Brian Montague to convert the July 29 Standing Committee meeting to a meeting reserve, effectively eliminating the last opportunity for opposition members to bring forward new member motions. The amendment passed 7-4 over strong objections. A challenge to the chair's ruling that the amendment was in order failed 7-4.
- Referral Report 1 - CD-1 Rezoning 111 East 5th Avenue and 2060 Quebec Street (AI data centre): Referred to public hearing July 23. A motion by Councillor Maloney to defer referral to the July 15 Standing Committee (to allow debate on a proposed regulatory framework for AI data centres first) failed 7-3 with Maloney abstaining.
- Referral Report 3 - 500 Dunsmuir Street area (tall tower): Referred to public hearing. Staff noted an active higher-buildings policy review is underway; the referral report includes a resolution option to refer back pending that policy outcome. Councillor Pete Fry abstained.
- SRO Upgrade Grant 310 Alexander and SRA Permits (Report 26): Approved grant funding to upgrade single-room occupancy units and associated SRA permits.
- Community Economic Development Hub Sublease 188 Jackson (Report 11): Approved, after being held for questions from Councillor Sarah Kirby-Yung.
- CD-1 Rezoning 2806-2890 East Broadway and Kaslo Street (Report 13): Rezoning approved.
- Revision of Approval in Principle 282 West 49th Avenue (Report 14 equivalent): Approved.
- Bylaws 1-36 enacted; Bylaw 37 (Vacancy Tax By-law Amendment) enacted following approval of Report 3.
- Mayor's Budget Task Force Final Report: Received on consent.
- Below Market Lease Marpole Terrace Co-op (8695 SW Marine Drive): Approved on consent.
- VHF Heritage Conservation Grants 2026: Approved on consent.
- Multiple CD-1 rezonings and referral reports approved on consent across various city neighbourhoods.
Minutes approved
- – City Finance and Services May 20-21 2026
- – Council June 2 and 9 2026
- – Public Hearing June 2 2026
- – Policy and Strategic Priorities June 3 2026
- – Special Council Amend Election By-law June 9 2026
- – Business Licence Hearing June 10 2026
- – Mayor's Budget Task Force Committee July 6 2026
Motions
Re-Appointment UBCM Executive Board
- Re-appointed the City of Vancouver representative to the UBCM Executive Board. Routine; approved on consent.
2026 Community Services Childcare and Other Grants
Carried Details
- Council approved a broad package of community services, childcare, and other grants totalling approximately $11.25 million across 132 grants to non-profit organizations and service partners serving Vancouver residents.
- Childcare grants — including enhancement, project, reserve, and small capital streams — totalled over $1.7 million operating and $168,710 capital, supporting 66 childcare providers with funding for operations, equipment, and climate-related upgrades.
- Community social services grants included 22 Core Support grants ($589,899) and 4 One-Time Project grants ($120,000), with $15,900 reallocated from PACE Society (which ceased operations) to WISH Drop-In Centre Society.
- A significant advance grant of $7.95 million from the 2027 operating budget was approved to Vancouver Coastal Health to continue its Urgent Mental Health and Substance Use Service Enhancements Framework Program.
- The Collingwood Neighbourhood House Society received $355,443 to support operations of the Collingwood Gymnasium and Annex through the end of 2026.
- Recommendations required a two-thirds majority vote of all Council members under the Vancouver Charter, as they involve grants to organizations deemed to contribute to the health and welfare of the City.
VGH Campus Broadway Plan Policy Update
818-990 West 10th Avenue and 803-899 West 12th Avenue Carried Details
- Council approved a new policy framework — the VGH Campus Broadway Plan Policy Appendix — to guide the redevelopment of the Vancouver General Hospital campus over the next 30+ years, replacing outdated 2000 and 2006 policy documents.
- The VGH Campus covers 19.8 hectares in the Fairview neighbourhood, bounded roughly by Broadway, 13th Avenue, Oak Street, and Ash Street, and is owned primarily by Vancouver Coastal Health Authority (VCH).
- The current zoning limits the campus to a floor space ratio of 2.6, which is no longer sufficient to support the modernization and expansion needed for VGH to function as BC's largest hospital and a provincial referral, teaching, and research centre.
- The new Policy Appendix addresses land use, density, height, built form, public open space, heritage conservation (including the protected 1906 Heather Pavilion), transportation, sustainability, public benefits, and phased development.
- The policy update aligns with the Broadway Plan (2022), the Broadway Public Realm Plan (2024), and the City's UNDRIP commitments, which require engagement with Musqueam, Squamish, and Tsleil-Waututh Nations in major planning decisions.
- The policy applies only to VCH-owned lands; other sites within the broader FUCB Policy Area (e.g., BC Cancer Centre, Medi-tech institutions) will be addressed through future individual rezoning applications.
2027-2030 Capital Plan Approval
Carried Details
- Council approved a $3.5 billion Capital Plan for 2027–2030 to renew, rehabilitate, and expand city infrastructure and community assets, with an additional $0.1 billion in developer-delivered amenities.
- Key investments include water and sewer systems, roads and sidewalks, bridge rehabilitation (Granville and Cambie), community centre renewals, a new four-bay fire hall, and retrofits to the Firehall Arts Centre.
- A plebiscite question will be put to voters in the October civic election seeking approval for $790 million in borrowing, split across Transportation and Streets ($292M), Community Serving and Essential Facilities ($438M), and Parks and Open Public Spaces ($60M).
- The plan was developed amid economic uncertainty and rising construction costs, with an estimated annual infrastructure funding gap of approximately $500 million and widespread deterioration across city assets.
- To help close the funding gap, the plan incorporates a Council-approved 2% dedicated infrastructure levy and increased debt financing.
- Public engagement with over 4,200 survey responses and 500 in-person participants showed strong support for investments in water/sewer, transportation, community facilities, parks, and active transportation infrastructure.
Updating Development Contributions Framework 2027-2036
Carried Details
- Council approved in principle a new city-wide Amenity Cost Charge (ACC) By-law, taking effect September 30, 2026, to replace negotiated Community Amenity Contributions (CACs) as the primary tool for funding growth-related community amenities from new development.
- ACC revenues will be allocated to Community and Recreation (37%), Arts, Culture and Social (29%), Public Space (29%), and Libraries (5%), based on approximately 55 million square feet of anticipated development over the next decade.
- Residential developments above 1.5 FSR will see a phased rate introduction — 50% of the full rate in year one and the full rate from September 30, 2027 — to ease the transition for the development industry; annual inflationary adjustments of 3% will apply from 2027 to 2029.
- Rental waivers are included for for-profit affordable rental developments secured through housing agreements, and First Nations and First Nations Corporations are added to the social housing exemption under updated Vancouver Charter provisions.
- Existing Development Cost Levy (DCL) rates will be maintained at the 20% reduction approved in December 2025, while the False Creek Flats area-specific DCL will be removed and a new Southeast False Creek rate table added.
- The public art contribution requirement for rezoning applications submitted after September 30, 2026, will be eliminated, though developers may still voluntarily provide on-site artwork; staff will also report back in fall 2027 on the Sustainable Large Sites Policy review.
Mayor's Budget Task Force Final Report Receipt
- Received the Mayor's Budget Task Force Final Report. Approved on consent.
Below Market Lease Marpole Terrace Co-op
8695 Southwest Marine Drive- Council authorized a long-term below-market ground lease with Marpole Terrace Housing Co-operative for the City-owned property at 8695 Southwest Marine Drive, replacing an expiring 41-year lease that began in 1985.
- The new lease runs to September 30, 2066, with an option for the co-op to extend for a further 20 years, subject to meeting specified conditions.
- Rent is calculated based on co-op members' incomes rather than market land values, consistent with the City's Co-operative Housing Lease Renewal Methodology approved by Council in 2021.
- Of the co-op's 39 units, 15 (38%) are Rent Geared to Income (RGI) units serving households with average incomes around $34,400, well above the required minimum of 15% RGI units.
- A 10-year transition grant of approximately $1.07 million will be provided to ease the impact of land rent on the co-op's budget, starting at a 95% subsidy in year one and declining to 10% by year ten; the grant is entirely allocated to non-RGI units.
- Because the lease is below market, the recommendation required at least eight affirmative votes from Council under the Vancouver Charter; the co-op board formally endorsed the key lease terms on June 18, 2026.
SRO Upgrade Grant 310 Alexander and SRA Permits
310 Alexander Street; 222 Keefer Street; 160 East Hastings Street; 956 Main Street Carried Details
- Council approved a $1,324,960 capital upgrade grant to Veteran's Memorial Housing Society for Veteran's Manor at 310 Alexander Street, covering life safety and livability improvements to the 133-room SRO building.
- As a condition of the grant, 44 rooms (one-third) must be reserved for people on Income Assistance or seniors on OAS/GIS, rented at shelter-rate or rent-geared-to-income; all units must remain social housing for at least 10 years under a Housing Agreement.
- Council also approved three SRA Demolition Permits allowing BC Housing to redevelop SRO-designated rooms at 222 Keefer Street, 160 East Hastings Street, and 956 Main Street into self-contained social housing units and programming space.
- At 160 East Hastings, 161 SRA rooms will be demolished to create 77 self-contained units; at 956 Main Street, 23 rooms will be replaced with 12 units; at 222 Keefer, 6 rooms are removed to support operational needs.
- All replacement units at the Hastings and Main Street sites must be secured as social housing for 60 years or the life of the building, restricted to Income Assistance recipients or seniors on OAS/GIS at shelter rates, with no stratification or separate sales permitted.
- Development permits consistent with submitted plans must be issuable before any demolition work proceeds at all three SRA sites.
VHF Heritage Conservation Grants 2026
- Council received the Vancouver Heritage Foundation's (VHF) 2025–2026 Annual Report and approved a $300,000 grant for the fourth year (2026–2027) of the Heritage Conservation Grants Program (HCGP).
- The HCGP provides matching grants of up to 50% of project costs to owners of privately held heritage buildings on the Vancouver Heritage Register, including single-family homes, small apartments, and sites of Indigenous cultural significance.
- In Year 7 (2025–2026), applications increased 41% over the prior year; 39 projects across 17 neighbourhoods were approved, leveraging roughly $684,000 in private investment alongside $281,050 in City grant funds.
- The highest concentration of approved projects was in Kitsilano, Grandview-Woodland, Mount Pleasant, and Strathcona; about two-thirds of projects involved one- or two-unit houses.
- The $300,000 annual grant is part of a $1.2 million four-year commitment (2023–2026) approved by Council, administered through a formal grant agreement with VHF.
- Year 8 applications will open in August 2026, with funded conservation work beginning in early 2027; the program continues to support local skilled trades jobs and best-practice heritage conservation.
Required Consultation for Rezoning Applications – Vancouver ODP
- Council directed staff to begin required consultation on amendments to the Vancouver Official Development Plan (ODP) for a set of rezoning applications whose proposed heights or uses exceed what the current ODP Generalized Land Use (GLU) designations permit.
- Provincial legislation (Vancouver Charter sections 562.08 and 562.1) requires Council to authorize at least one round of consultation — including with local First Nations, school boards, Metro Vancouver, TransLink, and adjacent municipalities — before any ODP amendment can proceed.
- Many affected applications were submitted before the Vancouver ODP was adopted in March 2026 and are now considered inconsistent with their GLU designations, requiring an ODP amendment alongside the rezoning.
- All listed projects will be consulted with the Musqueam Indian Band, Squamish Nation, Tsleil-Waututh Nation, the Vancouver School Board, and the Conseil scolaire francophone; select projects near regional boundaries also require consultation with Metro Vancouver, TransLink, and the City of Burnaby.
- Sites listed include addresses such as 730 Raymur Ave, 605–695 SE Marine Drive, 3696 Kingsway, and 929–989 West 41st Avenue, among others, spanning a range of proposed upzonings from low-rise to high-rise mixed-use designations.
- Going forward, new rezoning applications requiring ODP amendments will trigger consultation at the outset of the process, with both the rezoning and ODP amendment brought to a single public hearing to improve efficiency.
Community Economic Development Hub Sublease 188 Jackson
188 Jackson Avenue Carried Details
- The City is seeking to formalize a sublease agreement with PHS Community Services Society for a Community Economic Development (CED) Hub at 188 Jackson Avenue (formerly 525 Powell Street) in the Downtown Eastside.
- The broader project will redevelop the City-owned site into a 10-storey mixed-use building with 158 social housing units, the CED Hub, and a new Pigeon Park Savings bank branch.
- The CED Hub will occupy approximately 9,000 sq. ft. of ground-floor space and is envisioned as a low-barrier market and maker space, incubator kitchen, and jobs training and capacity-building facility for the local community.
- PHS will design, build, and manage the entire building under a ground lease; the City will then sublease the CED Hub space back from PHS for a 60-year term, before sub-subleasing it to a non-profit operator to be selected through a future request for proposals process.
- The CED Hub development cost is estimated at approximately $9 million, with up to $10 million already approved by Council under the 2023–26 Capital Plan; no new spending is required by this motion.
- Staff recommend authorizing the sublease to maintain project viability, as the City's contribution is a necessary condition for securing final provincial (BC Housing) project approval, with construction anticipated to start summer 2026 and occupancy targeted for spring 2029.
CD-1 Rezoning 2806-2890 East Broadway and Kaslo Street
2806-2890 East Broadway; 2813-2881 East 10th Avenue; 2528-2580 Kaslo Street Carried Details
- A rezoning application by Sightline Properties Ltd. proposes to redevelop a block-sized site at East Broadway and Kaslo Street (26 parcels) from low-density residential (R1-1) into a large mixed-use, high-density development under a new CD-1 zoning district.
- The proposal consists of four towers ranging from 39 to 45 storeys (up to 134 m / 440 ft.), containing a total of approximately 132,462 sq. m of floor area at an FSR of 10.7 — up from the current maximum of 1.0.
- The development would include strata and rental residential units, with 20% of rental floor area secured as below-market rental housing, as well as commercial space and a private childcare facility.
- The site is located approximately 250 m from Renfrew SkyTrain Station and is consistent with the Vancouver Official Development Plan's Mixed-Use High-Rise 2 designation and the Rupert and Renfrew Station Area Plan, which supports high-density transit-oriented development in this area.
- Because the application is consistent with all relevant official development plans and is majority residential, the Vancouver Charter prohibits Council from holding a public hearing for this rezoning.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions including a Housing Agreement to secure the below-market rental units.
Revision of Approval in Principle 282 West 49th Avenue
282 West 49th Avenue- Council previously approved in principle (February 2025) a major mixed-use rezoning at 282 West 49th Avenue — the Langara Family YMCA site — led by Musqueam Capital Corporation in partnership with YMCA BC, which would deliver social housing, rental and strata units, a community centre, and childcare.
- This motion seeks minor revisions to that approval: increasing the total floor area by approximately 372 sq. m to expand the community centre and childcare facility, and raising building heights by 1–2 metres across the three proposed towers.
- The changes are described as minor design adjustments to better accommodate community programming and do not alter the fundamental nature or mix of uses approved in 2025.
- The site is consistent with the Vancouver Official Development Plan (adopted March 2026), which explicitly supports flexibility for Indigenous-led housing and wellness projects and allows modest height increases for large mixed-use sites that include social housing and childcare.
- As the application remains consistent with all relevant official development plans and is majority residential, no new public hearing is required under the Vancouver Charter.
- The General Manager of Planning, Urban Design and Sustainability recommends approval of the revised approval in principle, subject to the same conditions established in the original 2025 rezoning decision.
Revision of Approval in Principle 8080 Yukon Street
8080 Yukon Street- A minor height increase is proposed for the six-storey seniors housing building at 8080 Yukon Street, raising the maximum allowable height in Sub-Area A from 23 m (75 ft.) to 25.3 m (83 ft.), an increase of 2.3 m (7.5 ft.).
- The change is needed to accommodate new building technology chosen by the applicant to reduce construction costs and shorten the timeline; no additional floor area or changes to permitted uses are proposed.
- The broader rezoning, approved in principle at a February 2026 Public Hearing, enables four residential buildings totalling 903 social housing units, including 123 seniors units in the six-storey building and three taller towers of 26, 28, and 32 storeys.
- The project is operated by Kiwanis-Soroptimist (1974) Senior Citizens Housing Society, and the applicant sought the revision ahead of by-law enactment to avoid delays that could affect secured funding commitments.
- The revised height is consistent with the Vancouver Official Development Plan, Marpole Community Plan, and Marine Landing Policy Updates, which allow height exceptions for 100% social housing developments on a case-by-case basis.
- All original Conditions of Approval from the February 2026 Public Hearing remain in effect, with no changes to Community Amenity Contributions, Public Art contributions, or Development Cost Levies.
CD-1 Rezoning 6212-6218 Ash Street
6212-6218 Ash Street- The application proposes to rezone 6212-6218 Ash Street (near Langara-49th Avenue Station) from RM-8A (Residential) to CD-1, enabling a six-storey mixed-use building with 30 rental units and a 37-space private childcare facility on the ground floor.
- Of the 30 rental units, a minimum of 20% of residential floor area must be offered as below-market rental, secured through a Housing Agreement By-law; the childcare facility will include a rooftop outdoor play space.
- The site is within Tier 2 of the Transit-Oriented Areas (TOA) designation, which allows mid-rise buildings up to 12 storeys and an FSR of 4.0; the proposal is more modest at six storeys and an FSR of 3.4, revised down from an initial eight-storey, 3.98 FSR proposal due to massing, neighbourhood fit, and shadow impacts on nearby Tisdall Park.
- The site sits within 250 m of Langara-49th Avenue Station, adjacent to Tisdall Park, and near the major Oakridge Centre redevelopment; the surrounding area includes a mix of apartments, townhouses, and duplexes.
- The application is assessed under the TOA Policy rather than the Cambie Corridor Plan (which would allow only townhouses up to 1.2 FSR), as the TOA Policy permits greater height and density appropriate to the transit-accessible location.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions including enactment of the Housing Agreement By-law before the CD-1 By-law.
CD-1 Amendment East Fraser Lands Area 2 South Parcel 11
3202-3270 Riverwalk Avenue- The application proposes to amend the CD-1 (499) East Fraser Lands Area 2 South By-law to increase the allowable height for Parcel 11 at 3202-3270 Riverwalk Avenue (in the River District) from 12 storeys (37.5 m) to 15 storeys (48 m); overall permitted density is unchanged.
- The height increase is driven by challenging site conditions — a high groundwater table near the Fraser River makes deep underground excavation for parking increasingly costly and technically difficult as development density grows in the area.
- By relocating a portion of required parking from underground levels to lower above-grade floors within the building, the proposal avoids deep excavation while maintaining the same total number of parking spaces; parking will be screened from streets and public plazas by wrapping it with commercial or residential uses to preserve active, walkable frontages.
- The East Fraser Lands Official Development Plan already anticipates a residential tower of up to 15 storeys on this parcel in a courtyard form with varied building heights, making the proposal consistent with the ODP's vision for terraced buildings framing garden spaces that open onto the riverfront.
- The applicant also submitted amendments for three other parcels (24, 25, and 28) in Area 2; those are still under staff review and will come to Council separately — Parcel 11 is being advanced first given its current active construction status.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle subject to conditions, noting consistency with the East Fraser Lands ODP and the Vancouver Official Development Plan.
CD-1 Rezoning 375 East 1st Avenue
375 East 1st Avenue- Onni 375 GNW Holdings Corp. is proposing to redevelop 375 East 1st Avenue (near Great Northern Way and Thornton Street) into a large mixed-use complex with four towers ranging from 35 to 40 storeys, reaching up to 137 m (449 ft.).
- The project would include 639 strata (ownership) units, 485 rental units, and 32 social housing units reserved for artists, along with dedicated arts and culture production space, a 225-room hotel, office space, and commercial uses.
- The site sits adjacent to the future Great Northern Way–Emily Carr SkyTrain Station and is within the Broadway Plan's Creative District area, which supports arts, employment, and residential uses in this location.
- The proposal more than doubles the currently permitted floor area (from ~42,900 sq. m to 110,800 sq. m) and raises the maximum height from 45.72 m to 137 m, requiring a new CD-1 zoning district to replace the existing one established in 1999.
- Publicly accessible indoor and outdoor spaces are planned, along with contributions to the "Cultural Ribbon" concept celebrating Coast Salish knowledge and culture near the station.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions; no public hearing is required as the proposal is consistent with the Vancouver Official Development Plan and is majority residential.
CD-1 Rezoning 1045 Haro Street and 830-850 Thurlow Street
1045 Haro Street; 830-850 Thurlow Street- The proposal would redevelop 1045 Haro Street and 830–850 Thurlow Street in the West End into two rental towers of 26 and 25 storeys connected by an eight-storey podium, replacing an existing three-storey commercial building and a seven-storey, 160-unit apartment building.
- The project would deliver 542 rental units in total, with approximately 22 units (3.8% of residential floor area) secured as below-market rental; it also includes a private childcare facility, a grocery store, and retail space on the ground floor.
- There are 87 existing tenancies on site eligible for protection under the City's Tenant Relocation and Protection Policy, which must be addressed as a condition of approval.
- The rezoning shifts the site from the Downtown (DD) District to a new CD-1 district, increasing the floor space ratio from 6.0 to 10.6 while actually reducing the maximum permitted building height from 137.2 m (450 ft.) to 80.9 m (265 ft.).
- The site is in the Burrard Corridor area of the West End Community Plan, which supports increased density for housing; the plan area does not mandate below-market rental in this location, making the applicant's voluntary inclusion of 22 below-market units a notable addition.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions; no public hearing is required as the project aligns with the Vancouver Official Development Plan and is majority residential.
CD-1 Rezoning 2406-2490 Renfrew Street and 2905-2911 East Broadway
2406-2490 Renfrew Street; 2905-2911 East Broadway- Easthill Development Limited Partnership is proposing to rezone the northeast corner of East Broadway and Renfrew Street (2406–2490 Renfrew Street and 2905–2911 East Broadway) to allow a 31-storey tower and a six-storey building with 339 secured market rental units and ground-floor commercial space.
- This is a significant upzoning from a 2022-approved rezoning on the same site that permitted only a 14-storey building with 180 rental units; the new proposal raises the maximum FSR from 4.10 to 7.50 and the height from 48.6 m (159 ft.) to 97 m (318 ft.).
- The site is within the Rupert and Renfrew Station Area Plan's Rapid Transit Area A – Mixed-Use Residential category, which allows up to 31 storeys and 7.5 FSR for 100% market rental proposals, making this application consistent with current policy.
- A mid-block pedestrian connection between the two buildings is planned, along with rooftop indoor and outdoor amenity space; the site is within 400 m of Renfrew SkyTrain Station and the Central Valley Greenway.
- The previous 2022 rezoning included a requirement for 20% Moderate Income Rental Housing, while the new proposal does not include a below-market rental component, reflecting the different policy framework applied to 100% market rental projects under the station area plan.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions; no public hearing is required as the proposal aligns with the Vancouver Official Development Plan and is majority residential.
CD-1 Rezoning 466-476 West 27th Avenue
466-476 West 27th Avenue- A 15-storey residential building with 140 rental units is proposed at 466–476 West 27th Avenue, replacing two owner-occupied houses on a mid-block site between Cambie and Yukon Streets.
- 20% of the residential floor area will be secured as below-market rental units, priced at or below CMHC city-wide average rents under the Rental Development Relief Program (RDRP) Stream 2.
- The rezoning would increase the floor space ratio (FSR) from 1.0 to 5.89 and raise the maximum building height from 11.5 m to 45.6 m (150 ft.), exceeding the standard 12-storey Tier 2 Transit-Oriented Area limit through the Below-Market Rental Housing Policy.
- The site is within 400 m of King Edward Canada Line Station and is well-served by frequent bus routes and nearby bikeways, making it consistent with transit-oriented development goals.
- There are no existing tenants on the site, so no tenant relocation is required.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions including the registration of a Housing Agreement to secure the below-market units.
CD-1 Rezoning 365-395 West Broadway
365-395 West Broadway- A 32-storey mixed-use building with 196 rental units and ground-floor commercial space is proposed at 365–395 West Broadway, on the northeast corner of Broadway and Yukon Street.
- The rezoning would increase the FSR from 1.0 to 22.0 and raise the maximum building height from 9.2 m to 104 m (341 ft.), replacing existing one- and two-storey commercial buildings.
- The site is located 180 m from Broadway-City Hall SkyTrain Station and falls within the Broadway Plan's Broadway Shoulder Area East – Area A, which permits secured rental housing without a mandatory below-market component in this location.
- The Broadway Plan caps tower height at 30 storeys in this area, but staff support the proposed 32-storey height given the site's shallow 15.2 m lot depth and its impact on project viability, subject to urban design conditions.
- A privately-owned public space (POPS) at the corner and continuous active ground-floor retail along Broadway are required as part of the development.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions outlined in the report.
CD-1 Rezoning 1088 West 12th Avenue
1088 West 12th Avenue- A 26-storey mixed-use rental building with 304 units is proposed at 1088 West 12th Avenue in Fairview, replacing a three-storey building with 65 existing rental units at the southeast corner of West 12th Avenue and Spruce Street.
- 20% of the residential floor area will be secured as below-market rental housing, with ground-floor commercial uses included in the development.
- The rezoning would increase the FSR from 3.0 to 6.9 and raise the maximum height from 27.5 m to 81 m (265 ft.), consistent with the Broadway Plan's Fairview South – Area A policies, which allow up to 26 storeys on large sites with frontage exceeding 45.7 m.
- The proposal was revised from an original 24-storey, 295-unit design following Council's December 2024 updates to the Broadway Plan permitting additional height on large sites; the subject site has 76.2 m of frontage along West 12th Avenue, qualifying it for the maximum height bonus.
- The site is approximately 600 m from the future Oak-VGH SkyTrain Station and is one block from Vancouver General Hospital, placing it within a rapidly changing neighbourhood.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions including a Housing Agreement to secure the below-market rental units.
CD-1 Rezoning 1618-1680 East Hastings Street
1618-1680 East Hastings Street- A 23-storey mixed-use building is proposed at the southwest corner of East Hastings Street and Commercial Drive, replacing an existing Urban Native Youth Association (UNYA) facility and a vacant former gas station.
- The building would include 157 social housing units, a renewed UNYA youth centre providing Indigenous programming in leadership, education, health and wellness, a post-secondary school, and a 44-space Indigenous childcare facility.
- The site would be rezoned from MC-1 (Industrial) to CD-1 (Comprehensive Development), increasing maximum FSR from 0.75 to 5.9 and height from 12.2 m to 81.0 m (266 ft.).
- The project is an Indigenous-led initiative called the Urban Indigenous Youth and Education Project (UIYEP), with the City of Vancouver as a co-owner of portions of the land alongside UNYA.
- The proposal is consistent with the Vancouver Official Development Plan and the Grandview-Woodland Community Plan, which identifies the site as a "Special Site" allowing additional height and density to support UNYA's renewal and Indigenous-serving uses.
- Staff recommend approval in principle, subject to conditions including a Housing Agreement By-law to secure the social housing units.
CD-1 Rezoning 7525 Cambie Street
7525 Cambie Street- A 12-storey mixed-use mass timber building is proposed at the southwest corner of Cambie Street and West 59th Avenue, on a site currently used as a community garden (formerly a gas station) with no existing residential tenants.
- The building would include 97 market rental units and ground-floor commercial space, with indoor and outdoor rooftop amenity space and one level of underground parking.
- The site would be rezoned from C-1 (Commercial) to CD-1 (Comprehensive Development), increasing maximum FSR from 1.2 to 4.26 and height from 10.7 m to 48 m (157 ft.).
- The project uses mass timber construction, consistent with the City's Mass Timber Policy for Rezonings, which allows additional height and density to reduce carbon emissions associated with building materials.
- The proposal aligns with the Transit-Oriented Areas (TOA) Rezoning Policy for the Marine Drive Station area and includes a minimum 20% below-market rental component as required for 100% rental buildings under that policy.
- Staff recommend approval in principle, subject to conditions including a Housing Agreement By-law to secure the rental and below-market units.
CD-1 Rezoning 2611 Victoria Drive Referred Back to Staff
2611 Victoria Drive- A 26-storey mixed-use building is proposed at the southwest corner of Victoria Drive and 10th Avenue in Grandview-Woodland, containing 250 rental units (20% below-market) and ground-floor commercial space, replacing 20 existing rental units on site.
- The proposed rezoning from RM-4 to CD-1 would increase FSR from 0.75 to 10.9 and height from 10.7 m to 83 m (272 ft.), which significantly exceeds the Grandview-Woodland Community Plan and Transit-Oriented Areas Policy limits of up to 20 storeys and 5.5 FSR for this location.
- A key concern is that the building would significantly intrude into the protected Trout Lake Public View 27.1, a view corridor toward Ch'ích'iyúyElx̱wíḵn (the "Two Sisters"/Lions), with the encroachment beginning above the 10th storey.
- Council previously referred amendments related to the Trout Lake view cone back to staff in February 2026 for further analysis, including consideration of housing trade-offs within the Tier 1 extension area near Commercial-Broadway Station.
- Because the Trout Lake view cone policy is currently under active review, staff recommend referring the application back to staff to allow for reconsideration once that policy work is complete.
- The site is within Tier 2 of the Commercial-Broadway Station TOA, though Council-approved changes to the Grandview-Woodland Community Plan extended Tier 1 heights and densities to this location, supporting higher-density transit-oriented development in principle.
CD-1 Rezoning 807-819 Hornby Street and 908-948 Robson Street
807-819 Hornby Street; 908-948 Robson Street- A rezoning application proposes to redevelop the site at the corner of Hornby and Robson Streets in downtown Vancouver into a 35-storey mixed-use tower with 176 strata residential units and 160 hotel rooms above an 11-storey commercial podium.
- The proposal would significantly increase the site's density, raising the maximum floor space ratio (FSR) from 6.0 to 14.5 and the maximum building height from 21.3 m (70 ft.) to 108.7 m (357 ft.).
- The site currently holds a six-storey 1980s building with ground-floor retail and upper-floor offices; the new development would include retail at grade along Robson Street, a public corner plaza, and amenity spaces for both hotel and residential uses.
- Eight levels of underground parking are proposed, accessed from the lane, and the building design has been evaluated against Downtown view cone restrictions.
- The application is consistent with the Downtown Official Development Plan, the Downtown Rezoning Policy (Area H – CBD Shoulder), and the Hotel Development Policy, which supports new hotel supply downtown.
- No Public Hearing is required under the Vancouver Charter, as the proposal is consistent with all relevant Official Development Plans and contains a majority residential use; the General Manager of Planning recommends approval in principle subject to conditions.
CD-1 Text Amendment Vancouver General Hospital
818-990 West 10th Avenue; 803-899 West 12th Avenue; 2785 Ash Street- Vancouver Coastal Health Authority is seeking a zoning text amendment for the Vancouver General Hospital (VGH) campus to permit construction of a new 11-storey institutional building at 818–990 West 10th Avenue and 803–899 West 12th Avenue, containing approximately 34,000 sq. m of hospital uses including new emergency and inpatient care space.
- The amendment would modestly increase the maximum floor space ratio (FSR) from 2.60 to 2.65 and raise the maximum site coverage from 55% to 60%; a temporary cycling centre is also proposed at 2785 Ash Street.
- Following the original referral to Council in June 2026, staff identified an omission in the parking provisions and revised the recommendation to maintain existing off-street parking rates for hospital uses while adding flexibility to reduce parking supply, with a comprehensive campus-wide parking review planned as part of a broader rezoning targeting Q1 2027.
- No Public Hearing is required as the proposal is consistent with all relevant Official Development Plans, including the Vancouver ODP and the Broadway Plan, and is considered minor in nature.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle subject to conditions, with the VGH campus-wide rezoning expected to come before Council in early 2027.
- The application was prepared by Kasian Architecture on behalf of Vancouver Coastal Health Authority, with design plans received in December 2025.
Referral Reports 2, 4 and 5 – Consent Adoption
- Adopted Referral Reports 2, 4, and 5 on consent: CD-1 text amendment at 2538-2550 Birch Street and 1293-1298 West Broadway; Vancouver ODP amendment and CD-1 rezoning at 2516 Commercial Drive and 1704 East Broadway; Vancouver ODP amendment and CD-1 rezoning at 6525-6577 Oak Street.
Enact By-laws 1 to 36
Carried Details
- Enacted Bylaws 1 to 36, covering rezonings, text amendments, and other matters previously approved by council. Council members who were absent from relevant public hearings and had not reviewed proceedings were excluded from voting on specific bylaws.
Enact By-law 37 – Vacancy Tax By-law Amendment
Carried Details
- Enacted Bylaw 37, an amendment to the Vacancy Tax By-law, contingent on approval of Report 3 (2027-2030 Capital Plan).
Agenda documents (67)
ADOPTION OF MINUTES
- Council (City Finance and Services) – May 20 and 21, 2026
- Council – June 2 and 9, 2026
- Public Hearing – June 2, 2026
- Council (Policy and Strategic Priorities) – June 3, 2026
- Special Council (Amend Election By-law No. 9070) – June 9, 2026
- Business Licence Hearing – June 10, 2026
- Mayor's Budget Task Force Implementation Oversight Committee – July 6, 2026
COMMUNICATIONS
1. Changes to the 2026 Council Meetings Schedule
2. Re-Appointment of City of Vancouver Representative to UBCM Executive Board
REPORTS
1. 2026 Community Services, Childcare and Other Grants
2. Vancouver General Hospital (VGH) Campus – Broadway Plan Policy Update
3. 2027-2030 Capital Plan
4. Updating Development Contributions: A New Framework for Financing Growth (2027-2036)
5. Mayor’s Budget Task Force Implementation Oversight Committee Recommendations Transmittal Report
6. Below Market Lease and Grant to Marpole Terrace Co-op at 8695 Southwest Marine Drive
7. Single Room Occupancy (SRO) Upgrade Grant for 310 Alexander and Single Room Accommodation (SRA) Demolition and Conversion Permits for 222 Keefer Street, 160 East Hastings and 956 Main Street
8. Vancouver Heritage Foundation (VHF) Heritage Conservation Grants Program – Annual Report 2025-2026 and Grant Release for 2026
10. Required Consultation for Rezoning Applications to Amend the Vancouver Official Development Plan
11. Community Economic Development Hub (“the Hub”) Sublease at 188 Jackson
13. CD-1 Rezoning: 2806-2890 East Broadway, 2813-2881 East 10th Avenue and 2528 2580 Kaslo Street
14. Revision of Approval in Principle – CD-1 Rezoning: 282 West 49th Avenue
15. Revision of Approval in Principle – CD-1 Rezoning: 8080 Yukon Street
16. CD-1 Rezoning: 6212-6218 Ash Street
17. CD-1 Amendment: CD-1 (499) East Fraser Lands Area 2 South: 3202-3270 Riverwalk Avenue (Parcel 11)
18. CD-1 Rezoning: 375 East 1st Avenue
19. CD-1 Rezoning: 1045 Haro Street and 830-850 Thurlow Street
20. CD-1 Rezoning: 2406-2490 Renfrew Street and 2905-2911 East Broadway
21. CD-1 Rezoning: 466-476 West 27th Avenue
22. CD-1 Rezoning: 365-395 West Broadway
23. CD-1 Rezoning: 1088 West 12th Avenue
24. CD-1 Rezoning: 1618-1680 East Hastings Street
25. CD-1 Rezoning: 7525 Cambie Street
26. CD-1 Rezoning: 2611 Victoria Drive
27. CD-1 Rezoning: 807-819 Hornby Street and 908-948 Robson Street
28. CD-1 (59) Text Amendment: Vancouver General Hospital
REFERRAL REPORTS
1. CD-1 Rezoning: 111 East 5th Avenue and 2060 Quebec Street
2. CD-1 (708) Text Amendment: 2538-2550 Birch Street and 1290-1298 West Broadway
3. Vancouver ODP Amendment: (i) 500 Dunsmuir Street, 619-655 Richards Street, 501-565 West Georgia Street and (ii) 388 Abbott Street and CD-1 Rezoning: (i) 500 Dunsmuir Street, 619-655 Richards Street, 501-595 West Georgia Street and 620-698 Seymour Street and (ii) 388 Abbott Street
4. Vancouver ODP Amendment and CD-1 Rezoning: 2516 Commercial Drive and 1704 East Broadway
5. Vancouver ODP Amendment and CD-1 Rezoning: 6525-6577 Oak Street
BY-LAWS
ADMINISTRATIVE MOTIONS
1. 2026 Financing Growth Update: Bill 16 Compliance Update to Density Bonus Provisions & Inclusionary Zoning
ENQUIRIES AND OTHER MATTERS
Vote matrix
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| Ken Sim🥜 | 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 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | ||||||
| Rebecca Bligh🥜 | Y | Y | Y | N | Y | Y | Y | Y | Y | N | 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 | Y | Y | Y | Y | Y | Y | ||||
| Lisa Dominato🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | N | Y | Y | |||||||||||||||||||||||||||||||||||
| Pete Fry🥜 | Y | Y | Y | Y | N | Y | Y | Y | Y | Y | N | 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 | 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 | N | Y | Y | Y | Y | Y | N | 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 | N | 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 | Y | Y | ||
| Lucy Maloney🥜 | Y | Y | Y | Y | N | Y | Y | Y | Y | Y | A | Y | Y | 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 | Y | Y | Y | Y | Y | Y | Y |
| Peter Meiszner🥜 | 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 | 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 | N | 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 | Y | Y | ||
| Sean Orr🥜 | Y | Y | Y | Y | N | Y | Y | Y | Y | Y | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | A | 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 | N | 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 | Y | Y | Y | Y |