Council Meeting
July 28, 2026 · 10:30 am
Summary
- Emancipation Day proclamation: August 1, 2026 proclaimed Emancipation Day in Vancouver; remarks from Dr. Handel Wright and community members on anti-Black racism and the city's Anti-Black Racism and Cultural Redress Framework.
- Villages Planning Program (unfinished business): After extensive public hearing debate, council rejected rezoning recommendations for 17 village areas (clauses A–J lost with only Councillors Maloney, Orr, Fry, and Bligh in favour). Amendments to pilot only five villages, refer back for deeper consultation, and add retail centre zoning review all failed. The single-egress stair (SES) housing typology enabling amendment (clauses K–N) passed, allowing more flexible small-lot apartment designs city-wide wherever R3 zoning applies.
- Renewed Renter's Office: A motion to re-establish a city renter's office, funded by the empty homes tax, was defeated. Amendments to add a rental registry and require annual reporting also failed. Debate centred on whether the original office was effective, duplication of provincial services, and the real needs of renters navigating displacement and the TRPP.
- CD-1 Rezoning, 75 East 8th Avenue (unfinished business): A hotel redevelopment of Myron Manor, a rental apartment on industrial-zoned land in Mount Pleasant, was approved over opposition focused on tenant displacement, below-market rent gaps, and the lack of right of return. An amendment to refer back pending TRPP review and to redesignate the land to general urban use both failed.
- Apartment regulation updates: Council approved modernised rules for apartments and townhouses with 8+ units, including removal of FSR caps on balconies and amenity space, a standardised unit mix (35% two-plus-bedroom, minimum 5% three-bedroom), permission for inboard rooms (excluding bedrooms counted in mix), and simplified storage requirements.
- City-wide Design and Development Guidelines (CDDG): New city-wide design and development guidelines approved to replace fragmented existing guidelines; presentation waived over objections from some councillors.
- Housing leases and agreements: Below-market lease extensions approved for Affordable Housing Society (Street Homes), Northern Way Housing Co-operative (675 East 5th, short-term pending redevelopment study), and Lu'ma Native Housing Society (1475 Kitchener, aligned with provincial subsidy timeline). Miscellaneous housing rezoning condition amendments also approved, including adjusted affordability mixes for several projects to address financial viability.
- 2027 Business Licence Fees: Approved with an amendment directing staff to seek efficiencies and modernise processes rather than relying solely on annual inflation adjustments.
- Multiple CD-1 rezonings and bylaw amendments: Numerous rezonings approved on consent or with brief debate, including sites on Ash Street, Burnaby Street, Cambie Street, Main Street, Alberni Street, and others (see motions list).
- Sucha Sinclair Day proclamation: July 28, 2026 proclaimed Sucha Sinclair Day, honouring the founder of the first Indo-Canadian store on Main Street and a founding figure of the Punjabi Market.
Minutes approved
- Adopt Auditor General Committee Minutes July 2 2026
- Adopt Special Council Minutes July 2 2026
- Adopt Nomination Subcommittee Minutes July 8 2026
Motions
Standing Committee Reports Approval July 15 2026
Carried Details
- Adopted all recommendations and actions from the Standing Committee on City Finance and Services meeting of July 15, 2026, which had adjourned at 10 p.m. under the procedure bylaw before completing business.
Amendment to Add Retail Centres Review – Villages
Defeated Details
- Proposed adding a direction to staff to commence a zoning review around existing retail centres in established neighbourhood centres, to support retail health, walkability, and affordable housing near shops. Defeated, with the ABC majority opposed.
Amendment Pilot Villages Only – Villages
Defeated Details
- Proposed limiting the Villages Program to a pilot of five areas (McDonald's and 16th, Oak and 49th, Nanaimo and 1st, Wales and 41st, and one other) identified by staff as best suited for an initial trial. Defeated; the ABC majority was not supportive of any version of the village rezoning.
Amendment Enhanced TRPP Protections – Villages
Defeated Details
- Proposed directing staff to prepare amendments to the Tenant Relocation and Protection Policy (TRPP) to cover tenants on single-family lots where single-egress stair development may trigger displacement. Defeated; concerns raised about unintended consequences for secondary suite rental supply, and staff noted the TRPP review already underway would consider this question.
Villages Program – A to J Lost K to N Carried
Carried Details
- Clauses A–J (village rezonings): Rejected. The core village rezoning of approximately 13,000 properties across 17 neighbourhoods was defeated with only four councillors in favour (Maloney, Orr, Fry, Bligh).
- Clauses K–N (single-egress stair enabling): Passed. Updated R3 zoning to allow the single-egress stair (SES) building typology, enabling more flexible, smaller-lot apartment designs city-wide wherever R3 applies, without requiring lot assemblies.
- Supporters of the rejection cited lack of social licence, inadequate community engagement, one-size-fits-all approach across diverse neighbourhoods, infrastructure concerns, and land speculation risk.
- Supporters of the village plan noted it would have provided more attainable housing forms in areas dominated by detached houses, and that staff had been explicitly directed to accelerate this work by council in 2023 and 2024.
Enact By-law 31 ODP GLU Consistency
Carried Details
- Enacted By-law 31, an Official Development Plan and General Land Use amendment for consistency. Required two-thirds vote; passed unanimously.
Renewed Renters Office Motion
Defeated Details
- Proposed re-establishing a Renter's Office for Vancouver, funded through the empty homes tax, with functions including one-window renter support, TRPP navigation, data monitoring, enforcement advice, equity outreach, and policy development.
- Opponents argued the original renter's office (closed 2023) was underused, that rents have fallen since its closure, that provincial government holds jurisdiction over tenancy law, and that existing agencies already provide these services.
- Supporters cited the volume of renter concerns reaching councillors, the complexity of the TRPP during the Broadway plan rollout, the needs of seniors and vulnerable renters, and that the office would be funded by the empty homes tax rather than the general operating budget.
- Defeated; the ABC majority opposed.
Amendment Add Rental Registry to Renters Office
Defeated Details
- Proposed adding a publicly accessible rental registry to the Renter's Office motion, tracking rents across Vancouver similar to Quebec's model, to support policy analysis and market transparency. Defeated; concerns about mandatory versus voluntary compliance and lack of implementation detail.
Amendment Annual Report to Renters Office
Defeated Details
- Proposed requiring an annual report to council on the Renter's Office's functions and outcomes. Defeated along with the parent motion.
CD-1 Rezoning 75 East 8th Avenue – Amendment Refer Back
75 East 8th Avenue Defeated Details
- A rezoning application for 75 East 8th Avenue proposes to convert the site from industrial (I-1) zoning to a Comprehensive Development (CD-1) district, allowing a 21-storey mixed-use hotel with 190 hotel units and two storeys of industrial space.
- The proposed building would rise to 72 metres (236 ft.), significantly taller than the current 30.5 m (100 ft.) limit, with a floor space ratio increasing from 3.0 to 12.1.
- The site sits near the future Mount Pleasant SkyTrain Station (approximately 175 m away) in the Mount Pleasant Industrial Area, a neighbourhood undergoing significant change due to the Broadway Plan and SkyTrain extension.
- The application is consistent with the Vancouver Official Development Plan and the City's Hotel Development Policy, which supports new hotel supply near rapid transit corridors.
- Staff recommended referral to a Public Hearing due to the volume of public feedback received, even though a public hearing was not strictly required under the Vancouver Charter given consistency with official development plans.
- An amendment to refer the application back to staff was put forward but was defeated, with the main motion to approve ultimately proceeding to a vote.
CD-1 Rezoning 75 East 8th Avenue Approved
75 East 8th Avenue Carried Details
- This is the same rezoning application for 75 East 8th Avenue, proposing a 21-storey mixed-use hotel (190 units) with two storeys of retained industrial space on a site currently occupied by a non-conforming 1961 apartment building.
- The rezoning would reclassify the site from I-1 (Industrial) to CD-1 (Comprehensive Development), raising allowable height from 30.5 m to 72 m and floor space ratio from 3.0 to 12.1.
- The site is located at the corner of Quebec Street and East 8th Avenue, adjacent to office, service, and industrial uses, and is well-positioned near the future Mount Pleasant SkyTrain Station.
- The proposal aligns with the Vancouver ODP's Industrial and Employment land use designation, which permits hotels near rapid transit, and with the City's Hotel Development Policy encouraging new hotel supply along the Broadway corridor.
- The industrial component (1,805 sq. m over two storeys, representing 1.6 FSR) is intended to preserve job space on land regionally designated for industrial use under Metro 2050.
- The General Manager of Planning, Urban Design and Sustainability recommended approval in principle, subject to conditions, and Council approved this motion.
Updating Apartment Regulations
Carried Details
- Council approved updates to the Zoning and Development By-law to modernize and simplify apartment design regulations across Vancouver, aimed at improving housing livability while speeding up development approvals.
- A standardized unit mix requirement is introduced city-wide: at least 35% of units in new apartment buildings must have two or more bedrooms, with a minimum of 5% having three or more bedrooms, replacing a patchwork of different rules in various district schedules.
- Floor area exclusion maximums for residential amenities (such as balconies and common rooms) are removed, giving developers more flexibility in designing shared and private spaces without penalizing floor area calculations.
- A new minimum residential storage requirement of 2.3 sq. m (25 sq. ft.) per unit is introduced, replacing a more complex existing system, alongside a simplified floor area exclusion of up to 6% of residential floor area for storage space.
- The changes apply retroactively to 33 recently approved CD-1 rezonings in principle and 4 enacted CD-1 by-laws, ensuring in-stream projects can benefit from the updated rules without restarting approvals.
- These amendments are part of a broader City initiative to reduce construction timelines, support development viability amid high construction costs, and better serve the growing proportion of Vancouverites living in multi-family housing.
City-wide Design and Development Guidelines
Carried Details
- Council adopted new City-wide Design and Development Guidelines (CDDG), a single consolidated urban design document set to replace over 70 separate guidelines, policies, and bulletins totalling more than 2,200 pages.
- The CDDG aims to modernize and streamline design expectations for most rezoning and conditional development permit applications across Vancouver, improving clarity and consistency without lowering design quality standards.
- The guidelines take effect October 27, 2026, following a transition and staff training period, with most existing standalone design guidelines repealed on the same date.
- The CDDG supports broader City goals including housing delivery, permitting efficiency, and economic growth, and is linked to a parallel update to apartment regulations approved the same month.
- Solar Access Guidelines for areas inside and outside Downtown were also updated to align with revised provincial time-zone direction, effective immediately.
- Staff were directed to report back with further consequential amendments to the Zoning and Development By-law and area-specific Official Development Plans.
Below Market Lease – Affordable Housing Societies Street Homes
330-332 Union Street; 837 East Georgia Street; 1020 East Pender Street; 1142-1144 East Georgia Street; 1030 Keefer Street; 1153 East Pender Street; 761-763 Prior Street Carried Details
- Council authorized an extension of the below-market ground lease with Affordable Housing Societies (AHS) for seven duplex properties known as the Street Homes, located in the Strathcona neighbourhood, through August 30, 2035.
- The Street Homes consist of 14 non-market residential units that provide housing for low- to moderate-income households, with rents ranging from $1,495 to $2,470 per month.
- The original 40-year lease commenced in 1985 and expired in August 2025; the properties have been in overhold since then, making this extension an urgent priority.
- Ground rent for the extension period will be set at 50% of projected annual operating surpluses, consistent with the City's Non-Profit Lease Renewal Framework; total estimated rent payments over the extension are approximately $882,000.
- The estimated fair market value of the below-market lease extension is approximately $1.64 million, which constitutes a grant requiring a two-thirds Council majority to approve under the Vancouver Charter.
- Any remaining operating surpluses after ground rent are to be split equally between the City and AHS, with AHS required to direct its share toward improving affordability or creating new social housing in Vancouver.
Short-Term Lease – Northern Way Housing Co-operative
675 East 5th Avenue Carried Details
- Council authorized a new short-term below-market lease with Northern Way Housing Co-operative for the City-owned 60-unit, 4-storey co-op building at 675 East 5th Avenue in Mount Pleasant.
- The original 40-year ground lease expired in May 2024, and the co-op has been in overholding since June 2024; this short-term lease provides a 5-year term with two one-year extension options while redevelopment planning proceeds.
- The site has been identified as having significant redevelopment potential to increase affordable housing supply within the Broadway Plan area, and staff will continue to explore redevelopment options with the co-op during the lease period.
- Land rent will be calculated based on the City's Co-operative Housing Lease Renewal Methodology, distinguishing between Rent Geared to Income (RGI) units (22 units, 37%) and non-RGI units (38 units, 63%), with rent set according to household income levels.
- Council also authorized retroactive adjustment of the overholding rent since June 2024 to below-market rates consistent with the same methodology, which together with the new lease constitutes a grant requiring a two-thirds Council vote.
- Staff will report back to Council with a long-term plan for redevelopment of the site, aiming to significantly expand affordable rental housing supply in the area.
Lease Extension – Lu'ma Native Housing Society
1475 Kitchener Street Carried Details
- The City proposes to extend its ground lease with Lu'ma Native Housing Society for the 22-unit affordable housing building at 1475 Kitchener Street for a further five years (November 2026 – October 2031), at a nominal rent of $10 for the entire term.
- Lu'ma is an Indigenous non-profit that has operated this site since 1985; the building serves Indigenous community members and was originally required to rent 50% of units at Shelter rates and 50% at Rent Geared to Income levels.
- A key driver for the change is that Lu'ma's ~$150,000 annual operating subsidy from the Aboriginal Housing Management Association (AHMA/BC Housing) expires March 2028 and may not be renewed, making the original deep-affordability mix financially unsustainable.
- The proposed new affordability mix reduces deep-subsidy units to a minimum of 15% of units at Shelter rates (e.g., $500/month for studios and 1-bedrooms), with the remaining units rented at Low End of Market — capped at 85% of average area rents.
- The $10 nominal rent represents a grant valued at approximately $750,000 over the five-year term, requiring a two-thirds majority Council vote under the Vancouver Charter.
- Staff note the building is currently operating at breakeven and will likely run a deficit after AHMA funding expires; the revised affordability mix is intended to make operations self-sustaining, with any deficit being Lu'ma's responsibility.
ACCS Sublease Lease Licence Agreements Grants
1140 West Pender Street; 111 West Hastings Street; 1193 Kingsway; 345 Robson Street; 4103 Brant Street Carried Details
- Approved sublease, lease, and licence agreements and grant approvals for Arts, Culture and Community Services (ACCS) facilities; item deferred to July 29 morning session to accommodate speakers.
Miscellaneous Housing Rezoning Conditions Amendments
Carried Details
- Council considered amendments to housing rezoning conditions and Housing Agreements for 11 developments across Vancouver, including sites on Prince Edward Street, Kingsway, Arbutus Street, Granville Street, Barclay Street, Burnaby Street, and West Hastings Street, among others.
- Three projects are being updated under the Rental Development Relief Program (RDRP), a two-year pilot (February 2026 – December 2027) approved by Council in December 2025 to help financially stressed mid- and high-rise below-market rental projects remain viable.
- Under the RDRP, eligible projects may adjust below-market rents from a 20% discount to CMHC city-wide averages up to CMHC city-wide average rents for all rental apartments — still roughly 25% below rents for new market buildings based on 2024 data.
- Five low-rise rental projects (four west-side RR-3B district schedule buildings and one east-side Secured Rental Policy project) are having their below-market rent discount reduced from 20% to 10% below CMHC city-wide averages, reflecting updated Council direction on fast-tracking rental housing.
- Housing Agreements are registered on title and are legally binding on current and future owners, securing rental tenure, affordability levels, and reporting requirements over the long term; amended agreements will reflect the revised conditions following Council approval.
- The remaining miscellaneous amendments address operational and compliance risks, align projects with recently approved policy frameworks, and are intended to improve overall project viability without removing secured rental tenure protections.
2027 Business Licence Fees Amendment Carried
Carried Details
- Staff recommend a 5.0% cost escalation increase to nearly all 2027 business licence, vehicles-for-hire, and animal control fees, generating approximately $1.6 million in additional annual revenue to keep pace with rising City service delivery costs.
- Live-aboard vessel licence fees are proposed to remain unchanged at 2026 levels, consistent with no increase to residential property taxes in 2026.
- Several animal control fees are proposed for market-alignment adjustments beyond the standard 5% increase, including raising dog adoption fees (e.g., dogs over 7 years or with medical conditions from $119 to $200), replacement dog tags ($8 to $10), and microchipping ($21 to $25).
- A new provision would allow pro-rated refunds of dog licence fees when a licensed dog dies during the licence year; business licence fees under the Licence By-law would be clarified as non-refundable once issued.
- In 2025, the City issued roughly 55,000 business licences, 900 vehicles-for-hire licences, and 22,300 dog licences, generating approximately $30.8 million in total licensing revenue.
- All fee changes would take effect January 1, 2027; inter-municipal business licence fees (including ride-hailing) are not subject to this annual increase and are governed separately by multi-municipality agreement.
Auditor General Committee Recommendations
- Transmittal of Auditor General Committee recommendations; approved on consent.
2026 UBCM Conference Sponsorship
- The City is being asked to provide $17,500 to sponsor programming and facility costs for the 2026 Union of BC Municipalities (UBCM) Annual Convention, hosted at the Vancouver Convention Centre September 14–18, 2026.
- UBCM is an annual gathering of elected officials and senior staff from across BC to review resolutions and attend educational sessions on local government issues.
- Vancouver hosts the conference roughly every two years; it was last held here in 2024, and the City has provided this same $17,500 sponsorship amount since 2005.
- The funding covers the welcome reception and conference programming costs associated with Vancouver's role as Host City.
- Funds would come from the existing 2026 general operating budget allocated for intergovernmental expenses and subscriptions, with no new budget impact.
- Staff and the City Manager both support the sponsorship, and no legal implications are associated with the expenditure.
Miscellaneous CD-1 By-law Amendments Joyce Chester
4975-4997 Joyce Street; 6486 Chester Street- Miscellaneous CD-1 bylaw amendments for Joyce-Collingwood and Chester areas; approved on consent.
Rezoning 2277 West 2nd Avenue 1750 Vine Street
2277 West 2nd Avenue; 1750 Vine Street- A rezoning application proposes to redevelop nine parcels at the northeast corner of West 2nd Avenue and Vine Street in Kitsilano, replacing two existing rental apartment buildings (totalling 62 units) with a new mixed-use high-rise of up to 26 storeys and approximately 233 rental units.
- At least 20% of the residential floor area would be designated as below-market rental (BMR), contributing to affordable housing supply in the area.
- The site would be rezoned from R3-3 (Residential) to R5-4 (Residential), using a streamlined "rezoning-to-district" approach introduced by Council in October 2025 to simplify the development process and reduce reliance on site-specific CD-1 zoning.
- The proposal is consistent with the Broadway Plan (Kitsilano North sub-area), the Vancouver Official Development Plan (GLU: Residential High-Rise 1), and the Transit-Oriented Areas (TOA) Tier 3 designation; no Public Hearing is required under the Vancouver Charter.
- The site is located approximately 900 metres from the future Arbutus SkyTrain Station, in a neighbourhood already undergoing significant redevelopment under the Broadway Plan.
- Staff recommend approval in principle, subject to conditions including execution of a Housing Agreement By-law to secure the below-market rental units before the zoning amendment by-law is enacted.
CD-1 Rezonings 1795 West Broadway 1368-1398 West Broadway
1795 West Broadway; 1368-1398 West Broadway- Two non-contiguous sites in the Fairview neighbourhood along West Broadway are proposed for rezoning from C-3A (Commercial) to CD-1 (Comprehensive Development) District, and are being considered jointly as an "all-or-nothing" package by applicant Concord Pacific.
- The Burrard Street site (1795 West Broadway, currently a gas station at Broadway and Burrard) would see a 33-storey, 111 m mixed-use building with 263 strata residential units and ground-floor commercial space, at an FSR of 14.6.
- The Hemlock Street site (1368–1398 West Broadway, near the future Granville SkyTrain Station) would accommodate a 38-storey, 132 m mixed-use building with 197 strata residential units, 257 hotel rooms, and a dedicated seniors' centre on the third floor as an in-kind community amenity contribution.
- The seniors' centre is the key community benefit linking the two applications; the combined density of both sites makes its delivery viable, which is why staff are recommending they be processed and enacted together under a single omnibus by-law.
- Both sites are consistent with the Broadway Plan and the Vancouver Official Development Plan (GLU: Mixed-Use High-Rise 2), and no Public Hearing is required under the Vancouver Charter as both contain majority residential use.
- Staff recommend approval in principle for both rezonings subject to conditions, with Sign By-law and Noise Control By-law amendments also proposed to accompany the CD-1 designations.
CD-1 Rezoning 304-316 East 1st Avenue
304-316 East 1st Avenue- A rezoning application proposes to transform three parcels at 304–316 East 1st Avenue (corner of East 1st Avenue and Scotia Street) from industrial (IC-3) to a comprehensive development (CD-1) district.
- The project would be a 26-storey mixed-use building with 217 rental units, of which at least 20% of residential floor area would be offered at below-market rents, plus ground-floor commercial and second-floor office space.
- The proposed height (83 m / 272 ft.) and density (11.8 FSR) exceed what the Broadway Plan allows (20 storeys, 7.0 FSR), but staff support the increase due to site constraints (shallow lot depth and a 5 m slope), proximity to the future Great Northern Way–Emily Carr SkyTrain Station (200 m away), and the absence of any existing residential tenants to displace.
- The building height is consistent with the Vancouver Official Development Plan's 26-storey maximum for Mixed-Use High Rise 1 areas, and aligns with a Development Viability Report adopted by Council in December 2025.
- Because the project is majority residential and consistent with the Official Development Plan, no public hearing is required under the Vancouver Charter.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions including a Housing Agreement By-law to secure the below-market rental units.
CD-1 Rezoning 904-928 Davie Street 1223 Hornby Street
904-928 Davie Street; 1223 Hornby Street- A rezoning application proposes to redevelop four parcels at 904–928 Davie Street and 1223 Hornby Street (southwest corner of Davie and Hornby) from the Downtown (DD) district to a comprehensive development (CD-1) district.
- The project would be a 32-storey mixed-use building with 244 strata-titled (ownership) residential units above a six-storey podium, with retail uses required continuously along both Davie and Hornby Street frontages at grade.
- The proposed height of 100 m (328 ft.) and density of 13.0 FSR exceed the current 91.4 m and 5.0 FSR limits; nine levels of underground parking would be accessed via a shared connection to the adjacent Burrard Place development.
- The tower's distinctive wedge shape is driven by two protected public view cones — the Charleston Seawall View B1 cuts diagonally through the tower, and the Queen Elizabeth View 3.2.1 sets its maximum height; the application includes two minor proposed view encroachments that staff consider supportable.
- The site currently contains only one- and two-storey commercial buildings with no residential tenants, so no tenant relocation obligations arise.
- The project is consistent with the Vancouver Official Development Plan and Downtown Rezoning Policy; the General Manager of Planning, Urban Design and Sustainability recommends approval in principle subject to conditions, and no public hearing is required under the Vancouver Charter.
Modification Conditions CD-1 Rezoning 4339-4387 Cambie 506 West 27th
4339-4387 Cambie Street; 506 West 27th Avenue- This report proposes two amendments to the conditions attached to a rezoning previously approved in principle (May 2026) for a nine-storey, 148-unit strata mixed-use building at 4339–4387 Cambie Street and 506 West 27th Avenue.
- The first change revises how the Community Amenity Contribution (CAC) is calculated: if the developer achieves by-law enactment within 24 months, the CAC is reduced from $4,000,000 to $1,950,000 as an incentive to advance housing delivery given difficult market conditions; after 24 months the amount escalates by $250,000 every three months, up to the original $4,000,000 cap.
- The second change enhances protections for the four existing secondary rental tenants on the site; because the new building will be strata (not rental), tenants cannot return, so the applicant must instead provide active assistance finding alternative housing at rents no more than 20% below city-wide average rents, with extra support for low-income tenants, seniors, and others facing barriers to housing.
- A formal Tenant Relocation Plan meeting the City's Tenant Relocation and Protection Policy must be submitted by the applicant before the by-law is enacted.
- Development Cost Levies and the public art contribution secured at the original approval remain unchanged; only the CAC calculation and tenant protection conditions are being modified.
- The General Manager of Planning, Urban Design and Sustainability recommends approval of both amendments.
CD-1 Rezoning 1438-1444 Alberni 711 Broughton 740 Nicola
1438-1444 Alberni Street; 711 Broughton Street; 740 Nicola Street- A developer is proposing to rezone three parcels at Alberni, Broughton, and Nicola Streets in the West End from Downtown District (DD) to CD-1, enabling two residential towers of 43 and 48 storeys with a shared six-storey podium.
- The development would provide 314 strata units, 69 rental units (10% at below-market rents), 75 social housing units, a 56-space public childcare facility, retail at grade, and a new public park dedication.
- This is a revision of a 2018 rezoning approval: rather than a cash Community Amenity Contribution (CAC) of approximately $68 million, the applicant is now proposing to deliver approximately 75 units of in-kind social housing plus cover escalated childcare costs; overall density, height, and form remain unchanged.
- The site currently contains a 19-storey rental building with 129 market rental units and a four-storey office building; existing rental tenants will need to be considered under applicable tenant protections.
- The proposal exceeds the height and density envisioned under the West End Community Plan but is consistent with the Vancouver Official Development Plan; staff recommend approval in principle based on the ODP consistency and the enhanced social housing contribution.
- A new public hearing is not required under the Vancouver Charter because the application is consistent with the ODP and is majority residential.
Vancouver Maritime Museum Lease and Sublease
1905 Ogden Avenue; 1270 Chestnut Street- Council is asked to authorize a new long-term lease with the Vancouver Maritime Museum Society (VMM) for the museum site at 1905 Ogden Avenue (Kitsilano), covering lands, buildings, and a water lot, with the lease running until December 16, 2045.
- The rent will be set below market rate (with payment in lieu of property taxes), representing an in-kind grant estimated at approximately $790,000 per year in the first year; this requires a two-thirds Council vote under the Vancouver Charter.
- The VMM stewards the City-owned maritime collection—including the historic St. Roch vessel—and delivers cultural and educational programming, making it a significant civic and heritage asset aligned with the City's Culture|Shift 2020–2029 plan.
- A separate sublease is also proposed between the City, VMM, and a third-party operator (HAVN Saunas Inc.) for a floating barge offering hydrotherapy activities at the Heritage Harbour marina, contingent on Council approving a companion CD-1 rezoning for the site (RTS 18653, scheduled for public hearing July 21, 2026).
- The VMM will also receive a non-exclusive licence to use storage space in the Vancouver Academy of Music building at 1270 Chestnut Street.
- Staff recommend approval, noting that securing the lease supports the long-term financial sustainability of the museum and preserves community access to a unique heritage facility.
CD-1 Rezoning 5229-5249 Ash Street
5229-5249 Ash Street Carried Details
- A developer (Pennyfarthing) proposes to rezone two parcels at 5229–5249 Ash Street, near 35th and 37th Avenues, from residential (R1-1) to a custom development zone (CD-1).
- The proposal would replace two single-detached houses (with two existing rental tenancies) with a six-storey, 63-unit residential rental building standing 21.4 m (70 ft.) tall.
- Density would increase significantly from 0.70 FSR to 3.06 FSR — modestly above the Cambie Corridor Plan's suggested 2.5 FSR, which staff find acceptable given the building's overall design and performance.
- The site falls within the Cambie Corridor Plan's 'Queen Elizabeth' neighbourhood and is also in a Transit-Oriented Area (Tier 3), supporting increased density near transit.
- 23 trees are proposed for removal (22 on-site, one City-owned); approximately 14 new on-site trees and four City-owned trees would be planted.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions including a Housing Agreement to secure rental tenure.
CD-1 Rezoning 1031-1039 Burnaby Street
1031-1039 Burnaby Street- A developer proposes to rezone two parcels at 1031–1039 Burnaby Street in the West End from RM-5A (residential) to CD-1, replacing two 1953-era three-storey apartment buildings with a 32-storey, 329-unit residential rental tower.
- The existing buildings contain 47 primary rental units with 27 active tenancies eligible for protection under the City's Tenant Relocation and Protection Policy (TRPP).
- Building height would rise from 58 m (190 ft.) to 91.4 m (300 ft.) and density would increase from 2.2 FSR to 12.0 FSR; at least 20% of total residential floor area must be dedicated to social housing.
- The site is in the Burrard Corridor of the West End Community Plan, where increased height and density are supported in exchange for affordable housing contributions; no specific density cap applies, with achievable density guided by height limits and urban design performance.
- The proposal would result in approximately 10% additional shadowing on the north sidewalk of Davie Village during the fall equinox, a consideration reviewed against Solar Access Guidelines.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions including a Housing Agreement securing the social housing component.
CD-1 Rezoning 8530-8550 Cambie Street
8530-8550 Cambie Street- PCI Developments proposes to rezone a single parcel at 8530–8550 Cambie Street (currently an automotive dealership) from industrial (I-2) to CD-1 for a large mixed-use development.
- The project would include two 43-storey towers, one 10-storey building, and one 7-storey building connected by a three-storey podium, delivering 1,000 rental units of which 20% of residential floor area would be below-market rental.
- Additional uses include one level of commercial space, two levels of industrial space, a privately owned childcare facility, a seniors centre, and a privately owned public space (POPS).
- The site is located near the Marine Gateway Canada Line station; under the "Metro 200 m clause" in both Metro 2050 and the Vancouver Official Development Plan, Employment-designated lands within 200 m of rapid transit in a Frequent Transit Development Area may be considered for residential uses, which this site qualifies for (Type A staff recommendation).
- Density would increase from 3.0 FSR to 5.1 FSR and building height from 30.5 m (100 ft.) to 139.0 m (456 ft.), consistent with the Cambie Corridor Plan and Marine Landing Policy Updates.
- The General Manager of Planning, Urban Design and Sustainability recommends approval in principle, subject to conditions including a Housing Agreement, and amendments to the Sign By-law and Noise Control By-law for this CD-1 district.
CD-1 Rezoning 8427-8483 Cambie Street
8427-8483 Cambie Street- A 37-storey mixed-use building is proposed at 8427–8483 Cambie Street, near the Marine Drive SkyTrain Station and Marine Gateway development in Marpole.
- The building would include 330 strata (market ownership) residential units, approximately 55 social housing units (17% of residential floor area), and ground-floor commercial space.
- The rezoning would dramatically increase density, raising the floor space ratio from 0.75 to 7.9 and building height from 9.2 m to 116 m (381 ft).
- The site falls within Tier 1 of the City's Transit-Oriented Areas designation and aligns with the Marine Landing Policy Updates, which envision tall residential towers near the Cambie/Southwest Marine Drive intersection.
- Social housing units would be delivered turnkey to the City as part of the rezoning conditions; five levels of underground parking with 266 vehicle spaces and 977 bicycle spaces are proposed.
- The General Manager of Planning recommends approval in principle, finding the project consistent with the Vancouver Official Development Plan and applicable City policy.
CD-1 Rezoning 2345-2349 Main Street Referred Back
2345-2349 Main Street- A proposal by Westbank Projects Corp. seeks to rezone 2345–2349 Main Street (the Goh Ballet Building, a heritage-listed Royal Bank of Canada building) in Mount Pleasant to allow a 25-storey mixed-use tower with 315 student and arts/self-improvement housing units, expanded Goh Ballet Academy space, and ground-floor retail.
- City planning staff recommend referring the application back for further work, citing numerous unresolved and potentially unsolvable issues rather than supporting or outright refusing it.
- The site is considered too small for a tower under Broadway Plan policy — at 18.9 m frontage and no lane access, it is less than half the expected width, limiting livability, safety, and the future redevelopment potential of neighbouring properties.
- No tower separation is provided to the north, south, or west, and the proposal lacks on-site loading, accessible parking, or a viable student pick-up/drop-off plan, raising serious traffic and safety concerns.
- The student housing model lacks a confirmed partnership with a BC public post-secondary institution, raising concerns about building management and neighbourhood impacts; unit sizes and floor heights also fall short of livability standards.
- Staff warn that if approved by Council, the project could face irresolvable conflicts with building code requirements at the development permit stage; they suggest land assembly as the preferred path to enable a viable tower on this site.
CD-1 Rezoning 5027-5053 Boundary Road
5027-5053 Boundary Road- A 21-storey 100% social housing building is proposed at 5027–5053 Boundary Road (near Joyce-Collingwood SkyTrain) on four currently vacant parcels, replacing an existing CD-1 zoning.
- The building would contain 216 social housing units, ground-floor commercial/retail space, a privately-operated 74-space childcare facility, and a rooftop amenity level, with four levels of underground parking.
- The proposed density of 8.0 FSR and height of 74 m (243 ft.) significantly exceeds the site's base Tier 3 Transit-Oriented Area allowance of 8 storeys and 3.0 FSR, but City policy explicitly permits greater height and density for 100% social housing projects.
- The site is surrounded by existing low-rise apartment buildings and single-detached homes, with the Joyce-Collingwood Station approximately 557 m to the west.
- The application is consistent with the Vancouver Official Development Plan, which allows height exceptions beyond the low-rise designation where 100% of residential floor area is allocated to social housing.
- The General Manager of Planning recommends approval in principle, subject to conditions including a Housing Agreement By-law to secure the social housing units.
Balfour Block Rezoning
906-982 West 18th Avenue; 907-975 West 19th Avenue; 3403-3415 Laurel Street- Wesgroup Properties LP is applying to rezone the Balfour Block (906-982 West 18th Ave, 907-975 West 19th Ave, and 3403-3415 Laurel St) from its current Comprehensive Development zoning to a mix of new designations.
- Phase One would allow a six-storey, approximately 90-unit purpose-built rental building at a maximum 2.7 FSR on one consolidated lot (RR-2B zoning).
- The remaining lots would be rezoned to R1-1 (Residential Inclusive), permitting low-density housing with up to a four-unit multiplex on each individual lot.
- A 374.4 sq. m. parcel at the southeast corner of the block would be rezoned and dedicated as permanent public park.
- A Housing Agreement By-law is required prior to enactment of the zoning amendment to secure the rental tenure of the six-storey building.
- The rezoning is phased, with final subdivision and full buildout of the low-density lots occurring in a subsequent phase; detailed building design will be reviewed through a future development permit process.
Closure and Exchange of Road Adjacent to 961 West 19th Avenue
961 West 19th Avenue- The City proposes to close and stop-up approximately 257.8 square metres of road allowance (a 7-foot strip along the rear of lots fronting West 19th Avenue) that is no longer needed for municipal or engineering purposes.
- These road portions would be conveyed to the owner of Lot 1 (Shaughnessy Laurel Investments Ltd.) in exchange for a 374.4 sq. m. parcel at the southeast corner of the site, which will be designated as permanent public park.
- Because the City is receiving a larger parcel (374.4 sq. m.) than it is conveying (257.8 sq. m.), the Director of Real Estate Services recommends a nominal sale price of $1.00 for the road portions.
- The land exchange is a condition of the associated Balfour Block rezoning approval (Motion 51) and the two transactions are linked and intended to proceed together.
- The Lot 1 owner is responsible for all costs associated with subdivision plans, documentation, and Land Title Office fees, as well as a Road Closure Fee of $14,360.00 under the Miscellaneous Fees By-law.
Agenda documents (80)
ADOPTION OF MINUTES
UNFINISHED BUSINESS
1. Reports of Committees of Standing Committee of Council on City Finance and Services Wednesday, July 15, 2026 - Approval of recommendations and actions.
2. Renewed Renters’ Office for Vancouver Residents
3. Villages Planning Program – Villages Plan, City-initiated Rezoning and Vancouver Official Development Plan Amendments
- Summary and Recommendations – Villages Planning Program – Villages Plan, City-initiated Rezoning and Vancouver Official Development Plan Amendments
- Referral Report revised on June 30, 2026
- Superseded Appendices B and H from the Referral Report on June 2, 2026
- Draft Vancouver Official Development Plan By-law to implement the Villages Planning Program
- Draft Vancouver Official Development Plan By-law to clarify consistency with the GLU
- Draft Vancouver Official Development Plan By-law regarding Villages Planning Program
- Draft Zoning and Development By-law
- Draft Sign By-law
- Draft Subdivision By-law
- Draft Noise Control By-law
- Draft Parking By-law
- Memorandum from the General Manager, Planning, Urban Design and Sustainability dated June 23, 2026
- Yellow Memorandum from the General Manager, Planning, Urban Design and Sustainability dated June 30, 2026
- Staff Presentation
REPORTS
1. Updating Apartment Regulations
2. City-wide Design and Development Guidelines and Related Actions
3. Below Market Lease Extension to Affordable Housing Societies for The Street Homes
4. Short-Term Below Market Lease and Grant to Northern Way Housing Co-operative at 675 East 5th Avenue
5. 1475 Kitchener Street – Lease Extension and Amendment with Lu’ma Native Housing Society
6. Arts, Culture and Community Services Sublease, Lease and Licence Agreements and Grant Approvals
7. Miscellaneous Amendments Concerning Various Housing Rezoning Conditions and Housing Agreements
8. 2027 Business Licence, Vehicles for Hire, Animal Control Fees
9. Auditor General Committee Recommendations Transmittal Report
10. 2026 UBCM Conference – Sponsorship of Programming
11. Miscellaneous Amendments Concerning Various CD-1 By-laws
12. CD-1 Rezoning: 5229-5249 Ash Street
13. Rezoning: 2277 West 2nd Avenue and 1750 Vine Street
14. CD-1 Rezoning: 1031-1039 Burnaby Street
15. CD-1 Rezonings: (i) 1795 West Broadway (ii) 1368-1398 West Broadway
16. CD-1 Rezoning: 8530-8550 Cambie Street
17. CD-1 Rezoning: 304-316 East 1st Avenue
18. CD-1 Rezoning: 8427-8483 Cambie Street
19. CD-1 Rezoning: 2345-2349 Main Street
20. CD-1 Rezoning: 904-928 Davie Street and 1223 Hornby Street
21. CD-1 Rezoning: 5027-5053 Boundary Road
22. Modification to Conditions of By-law Enactment for CD-1 Rezoning: 4339-4387 Cambie Street and 506 West 27th Avenue
23. CD-1 Rezoning 1438-1444 Alberni Street, 711 Broughton Street and 740 Nicola Street
24. 1905 Ogden Avenue: New Lease Agreement for the Vancouver Maritime Museum, and Sublease Agreement for the Operation of a Floating Barge with Hydrotherapy Activities, to be Located at the Heritage Harbour Marina
25. Rezoning: 906-982 West 18th Avenue, 907-975 West 19th Avenue and 3403-3415 Laurel Street (Commonly Known as 966 West 18th Avenue - Balfour Block)
26. Closure and Exchange of Portions of Road Adjacent to 961 West 19th Avenue
ADMINISTRATIVE MOTIONS
1. Closure and Exchange of Portions of Road Adjacent to 961 West 19th Avenue
2. Adoption of Amended Heather Lands Design Guidelines
3. Updating Development Contributions: A New Framework for Financing Growth (2027-2036)
ENQUIRIES AND OTHER MATTERS
Vote matrix
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| Ken Sim🥜 | Y | Y | Y | Y | Y | Y | Y | Y | N | N | Y | Y | N | N | Y | Y | Y | Y | N | N | N | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Mike Klassen🥜 | Y | Y | Y | Y | Y | Y | Y | Y | N | N | Y | Y | N | N | Y | Y | Y | Y | N | N | N | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Lisa Dominato🥜 | Y | Y | Y | Y | Y | Y | Y | Y | N | N | Y | Y | N | N | Y | Y | Y | Y | N | N | N | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Sarah Kirby-Yung🥜 | Y | Y | Y | Y | Y | Y | Y | Y | N | N | Y | Y | N | N | Y | Y | Y | Y | N | N | N | N | Y | Y | Y | ||||||||||
| Rebecca Bligh🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | A | A | Y | Y | Y | Y | Y | A | Y | N | N | Y | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Pete Fry🥜 | Y | Y | Y | Y | Y | Y | Y | A | Y | Y | Y | Y | Y | Y | A | Y | Y | Y | Y | Y | Y | Y | N | Y | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Lucy Maloney🥜 | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | N | Y | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Peter Meiszner🥜 | Y | Y | Y | Y | Y | Y | Y | Y | N | N | Y | Y | N | N | Y | Y | Y | Y | N | N | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | ||
| Brian Montague🥜 | Y | Y | Y | Y | Y | Y | Y | Y | N | N | Y | Y | N | N | Y | Y | Y | Y | N | N | N | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |
| Sean Orr🥜 | Y | Y | Y | Y | Y | Y | Y | N | Y | Y | Y | Y | A | Y | N | Y | Y | Y | Y | Y | Y | Y | N | Y | N | A | Y | Y | Y | Y | Y | Y | A | Y | Y |
| Lenny Zhou🥜 | Y | Y | Y | Y | Y | Y | Y | Y | N | N | Y | Y | N | N | Y | Y | Y | Y | N | N | N | N | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y | Y |