Summary#
Vancouver City Council approved in principle a rezoning for the Balfour Block, at 906–982 West 18th Avenue, 907–975 West 19th Avenue and 3403–3415 Laurel Street. It would replace the site’s current CD-1 zoning with zoning for a six-storey rental building, low-density housing and a public park; the stated goal is to allow a lower-density project that the applicant considers viable. The rezoning takes effect only if Council later enacts the zoning by-laws.
- The northwest part of the site could have a six-storey rental building, with about 90 units and a maximum density of 2.7 FSR (floor space ratio).
- The other residential lots could have a mix of low-density homes, including up to a four-unit multiplex on each lot, with a maximum density of 1.0 FSR.
- A 374.4-square-metre parcel at the southeast corner would be zoned for park use and become a permanent public park after transfer to the City. The City would exchange its nearby seven-foot-wide frontage lands for the park parcel.
- The plan includes a lane dedication and two phases. The second phase, including the park transfer and rezoning of the southern lots, depends on conditions being met, including a Stage 1 building permit for the rental building.
- The proposal replaces a 2022 rezoning, enacted in 2024, that allowed a different project with below-market rental homes, a childcare facility and a larger park. Those benefits would no longer be secured under the new proposal.
What it means for you#
- Current tenants: Tenant protections from the earlier process would continue, with changes for the project’s two phases. Eligible tenants, including some who have already moved, keep the right to return to the new rental building at their existing rents, plus allowed annual rent increases. The report says some tenants who are not eligible under the City’s relocation policy have been offered moving-cost compensation by the applicant.
- Future renters: The proposed rental building would have about 90 units, including about 34 replacement units. The units would be secured as rentals for the longer of 60 years or the life of the building. The proposal does not secure below-market rental units.
- People seeking low-density homes: The zoning would allow a range of housing options on 19 lots, including up to four units per lot. It does not require that every lot be built as a four-unit multiplex.
- Neighbourhood residents and park users: A public park is planned, but it would be about 192 square metres smaller than the park secured under the earlier rezoning. The final building design and parking details would be considered later through development permits.
Money#
The project is expected to pay $2,689,686 in development cost levies, based on City rates as of December 10, 2025.
- The report gives no estimate of City costs for the land exchange, park, lane or staff work.
- No Community Amenity Contribution review was triggered. The report gives no amount for other public spending or savings.
What is unclear#
- The materials do not give a date for enactment of the zoning by-laws or completion of either phase.
- The final rental-unit count, building design and parking arrangements would be settled later through development permits.
- The proposal does not include the earlier project’s below-market rental commitment or childcare facility. The materials do not say whether either could be added later.
- The materials do not state the value of the City land exchange or its net financial effect.
Case for#
- City staff say the proposed mix of rental housing, low-density housing and public open space generally fits the City’s land-use intent for the site.
- City staff say the lower-density proposal is a way to move the project forward after the applicant reported that the earlier, more intensive project was not economically viable.
- Some residents who commented supported the housing options and said the lower-density plan was a better fit for the neighbourhood than the earlier proposal.
- The plan retains a public park and tenant return rights for eligible tenants.
Case against#
- The proposal gives up benefits secured under the earlier rezoning: below-market rental housing, a 37-space childcare facility and a larger park. City staff say it does not meet the Cambie Corridor Plan’s target for 25% of new rental floor area to be below-market.
- Residents who commented raised concerns about tenant displacement and the loss of community amenities. Of 63 online comment-form responses, 38 opposed the proposal, 16 supported it and nine were mixed.
- Some residents objected to the six-storey building’s height, shadowing and fit with the surrounding area.
- The smaller park means less public park space than the earlier approval secured.