Summary#
Council approved in principle a rezoning of 1031–1039 Burnaby Street from RM-5A residential zoning to a site-specific CD-1 (Comprehensive Development) district. The stated goal is to allow a 32-storey rental building with social housing. The approval is not yet an enacted zoning change: the CD-1 by-law must still be enacted.
- The approved-in-principle plan allows a maximum height of 91.4 m (300 ft.) and a floor space ratio (FSR, building floor area compared with site area) of 12.0, up from 58.0 m (190 ft.) and 2.2.
- The building would contain 329 rental homes. At least 20% of the total residential floor area must be social housing; staff estimate about 58 social housing homes and 271 market rental homes.
- A housing agreement is to secure all rental homes, including social housing, for the longer of 60 years or the life of the building. The social housing air-space parcel must be transferred to a City-approved non-profit before an occupancy permit.
- Council’s approval is subject to conditions, including design changes and public-realm improvements. The decision says it creates no legal rights for the applicant and does not require the City to enact the zoning by-law.
- The motion, moved by Councillor Bligh and seconded by Councillor Klassen, carried unanimously. City staff say a public hearing was barred because the proposal is residential and consistent with the relevant development plans.
What it means for you#
- People living in the existing buildings: The site has 47 rental homes. Staff say 27 tenancies are eligible for the City’s Tenant Relocation and Protection Policy. If the project proceeds, the applicant must submit a tenant relocation plan for those eligible tenants before a development permit can be issued. The supplied material does not set out what support each tenant would receive.
- Future renters: If built, the project would provide 329 rental homes. The social housing homes must meet City affordability rules: at least 30% must be occupied by households below specified income limits, and rents for those homes must be no more than 30% of household income. The housing agreements would secure the rental homes for the stated term.
- Neighbours and the public: The proposal allows a much taller, denser building than current zoning. The report says it would add shadow on the north sidewalk of Davie Village during the fall equinox. Approval in principle does not mean the building can proceed immediately; the zoning by-law still needs enactment and other approvals and conditions apply.
Money#
The report estimates some payments from the project but gives no overall project or City cost estimate.
- The project is expected to pay $5,391,760 in development cost levies, using rates in effect in December 2025; qualifying social housing is exempt.
- The estimated public-art contribution is $328,751, based on the non-social-housing portion of the residential floor area; qualifying social housing is exempt.
- City staff expect no community amenity contribution, citing the cost of securing the rental and social housing.
- The materials do not give a cost for City staff time or for the required public-realm work.
What is unclear#
- The CD-1 by-law has not yet been enacted, and the supplied material does not say when or whether it will be enacted.
- The full conditions in Appendix B are not included, so the complete list of requirements and their costs cannot be checked here.
- The materials do not say how the rental homes will be allocated or how tenants will apply for social housing.
- The report identifies expected housing numbers, but final development details may change through later approvals.
Case for#
- City staff say the proposal fits the West End Community Plan and would add 329 rental homes, including about 58 social housing homes, in an area where the plan supports more housing.
- Staff say removing the extra shadow on Davie Village would require cutting the tower height by about half, which would also reduce the number of rental and social housing homes.
- Some residents who commented supported more secured rental housing, renewing older rental buildings, and the site’s fit with the West End’s planned growth.
Case against#
- Some residents who commented considered the proposed height excessive for a narrow residential street and raised concerns about sunlight loss and neighbourhood livability.
- Staff estimate the building would add about 10% shadowing on the north sidewalk of Davie Village during part of the fall equinox; combined with existing shadows, the impact would be about 23%.
- Residents also raised concerns about traffic, street parking and access, including for seniors and people with mobility needs. Staff list proposed safety and access improvements, but the supplied material does not give their cost.