2,600 single-family lots in East Vancouver approved for six-storey apartments | Daily Hive

Vancouver City Council approves rezoning of nearly 2,600 lots in East Vancouver neighbourhood for six-storey apartments

City-initiated rezoned areas for low-rise, multi-family residential buildings within the Rupert and Renfrew Station Area Plan. (City of Vancouver)

Vancouver City Council has unanimously and swiftly approved major changes tonight that will allow large single-family neighbourhoods near SkyTrain’s Rupert and Renfrew stations to add low-rise strata market ownership condominium housing and secured purpose-built rental housing buildings for the first time.

This mass rezoning initiated by City of Vancouver staff affects about 2,580 lots across roughly 200 city blocks in East Vancouver — specifically in the southernmost areas of the Hastings-Sunrise neighbourhood and the northernmost areas of the Renfrew-Collingwood neighbourhood.

Most of these lots are currently home to single-family detached houses and were previously zoned in a way that limits development to houses, duplexes, or small multiplexes.

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The changes are entirely aligned with the prescriptions and stipulations of the high-density, transit-oriented Rupert and Renfrew Station Area Plan, which was unanimously approved by City Council in July 2025.

At that juncture last summer, City staff noted that they would return to City Council soon with this initial City-initiated rezoning, which eliminates the need for property owners, builders, and developers to pursue their individual site-specific rezoning application for such low-rise residential forms. Instead, for such projects, they can now skip the costly and time-intensive rezoning application step and go straight to the development permit application. City staff state the goal is to make it easier and faster to build more housing close to SkyTrain.

Under the newly approved zoning policies, the vast majority of the lots are limited to six storeys. Moreover, strata market ownership condominium housing and 100 per cent secured purpose-built market rental housing projects are limited to up to six storeys.

Taller buildings up to eight storeys are only allowed on a limited number of lots near the two SkyTrain stations — within the outer rim of the provincial government’s designated Transit-Oriented Areas — if the project is 100 per cent social housing or secured purpose-built rental housing with a mix of market rental and below-market units.

rupert renfrew station area plan new low-rise apartment zones

City-initiated rezoned areas for low-rise, multi-family residential buildings within the Rupert and Renfrew Station Area Plan. (City of Vancouver)

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View of areas near SkyTrain’s Renfrew Station. (Kenneth Chan)

The change does not necessarily mean every single-family detached house will be replaced, but it gives owners the option to redevelop if they choose.

During the public meeting tonight, ABC city councillor Sarah Kirby-Yung said she supported the City-initiated rezoning but expressed some frustration that key housing policing changes are coming later, not now, as construction slows under tough economic conditions. She said options like smaller multi-family residential buildings and infill housing could help get projects built and make homes more affordable, but those tools will not be ready until later in 2026.

While she understands the need to phase the work, Kirby-Yung said moving faster on those changes could help kick-start housing construction and act as an economic boost at a time when development is otherwise likely to be slow.

As well, City staff’s report notes that fire protection infrastructure upgrades are still needed in parts of the area plan before higher-density residential developments can move ahead everywhere.

In the southern portion of the area plan, the existing water utility system does not yet provide enough flow to meet fire safety requirements for larger low-rise buildings. As a result, those areas will remain limited to lower-density, multiplex development until the municipal government completes water and fire-flow upgrades, which City staff staff state could take years. Once the upgrades are in place, City staff plan to initiate additional rezonings to allow low-rise, multi-family residential buildings in those single-family neighbourhoods as well.

Rupert and Renfrew Station Area Plan, July 2025. (City of Vancouver)

Also in alignment with the Rupert and Renfrew Station Area Plan, City Council approved new building rules to protect Still Creek, which runs east-west through the area — next to the SkyTrain stations. New building developments near the creek will face tighter limits on underground parking and basements.

Buildings will need to be designed so they do not drain groundwater away from the creek, which City staff state has been drying out during the summer. As well, precipitation that does not penetrate into the ground’s surface and turn into groundwater puts pressure on the area’s sewer systems.

In nearby industrial sites within the area plan that sit on a floodplain, City Council approved changes allowing buildings to be slightly taller. Because flood rules require some buildings to be raised above ground level, developers have said they were losing usable space. The new rules allow extra height to make up for that, without increasing overall density.

Later in 2026, City staff will return to City Council with a report focusing on low-rise, mixed-use building opportunities within the area plan.

City-initiated mass rezonings have also occurred over the years in other areas with recent area plans, including townhouse districts near SkyTrain’s King Edward Station under the Cambie Corridor Plan, and most recently low-, mid-, and high-rise residential forms for 4,300 lots within the Oakridge area of the Cambie Corridor Plan and various areas in the Broadway Plan.

Industrial/employment sites in the Rupert and Renfrew Station Area Plan where additional height is permitted to achieve flood construction levels. (City of Vancouver)

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