Over 3,000 new homes approved by Vancouver City Council, including 15 residential towers

Over the second half of 2025, Vancouver City Council approved rezoning applications for 10 unique, large, and/or notable residential projects, with fewer major projects going to public hearing over the latter part of the year compared to all of the first half of 2025.

In contrast, over only the second quarter of 2025, based on Daily Hive Urbanized’s previous June 2025 approval report, with residential uses alone, City Council approved rezonings for 18 high-rise towers creating about 3,700 homes.

For the six-month period from July to December 2025, during various public hearings, City Council approved over 3,000 homes, including 2,470 secured purpose-built market rental homes — 2,135 market rental units and 335 below-market rental units — as well as 336 social housing units and 233 strata market ownership condominium homes. There were also several lengthy public hearings related to major housing policy changes.

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The approvals include 15 residential high-rise towers — including 10 individual secured purpose-built rental housing tower projects, one project with two rental housing towers, two separate projects that are each 100 per cent social housing uses, and one 100 per cent strata market ownership condominium project — while one notable TELUS-owned residential project is a mid-rise building with telecommunications infrastructure.

Some of the most notable non-residential rezoning approvals were the approval of Vancouver’s largest hotel project in decades, along with an eight-storey building with laboratory, research, and office uses.

Nearly all of these highlighted projects were within the downtown Vancouver peninsula or Broadway Plan areas, and near existing or future SkyTrain stations.

While the second half of 2025 was relatively slower for project-based rezoning approvals, the first seven months of 2026 — before the start of the campaign period for the October 2026 civic election — are expected to be highly active, as City staff complete many application reviews and recommendations, with City Council subsequently bringing numerous projects forward to public hearings, spurred by their policies adopted during this term.

Here is a rundown of unique, large, and/or notable project-based rezoning approvals from July to December 2025:

2079-2085 West 5th Avenue

• Neighbourhood: Kitsilano — Broadway Plan
• Nearest cross streets/intersection:Arbutus Street and West 5th Avenue
• Transit-oriented development: Six-minute walk south to SkyTrain’s future Arbutus Station; 99 B-Line and various other bus routes
• Developer/owner: Brightside Community Homes Foundation
• Architect: Francl Architecture
• Height: 21 storeys
• Residential uses: 200 social housing units for seniors
• Other uses: 7,400 sq. ft. of non-profit office space for Brightside, and 2,100 sq. ft. of retail/restaurant space
• Existing development site uses: 1964-built, three-storey Arbutus Court building with 21 apartment units and a single-family house

This project will produce a net gain of 178 homes. The rezoning application was approved on July 8, 2025.

1855 West 2nd Avenue

• Neighbourhood: Kitsilano — Broadway Plan
• Nearest cross streets/intersection: Burrard Street and West 2nd Avenue
• Transit-oriented development: 13-minute walk southwest to SkyTrain’s future Arbutus Station; various bus routes
• Developer/owner: JTA Development Consultants and Cypress Apartments
• Architect: MA+HG Architects
• Height: 20 storeys
• Residential uses: 171 secured purpose-built rental homes, including 137 market rental units and 34 below-market rental units
• Other uses: 5,000 sq. ft. of retail/restaurant space
• Existing development site uses: 1972-built, three-storey building with 36 apartment units

This project will produce a net gain of 135 homes. The rezoning application was approved on July 8, 2025.

254 East 12th Avenue

• Neighbourhood: Mount Pleasant — Broadway Plan
• Nearest cross streets/intersection:Sophia Street and East 12th Avenue
• Transit-oriented development: Eight-minute walk northwest to SkyTrain’s future Mount Pleasant Station; various bus routes
• Developer/owner: JTA Development Consultants, Five Mile Holdings, and Prospero International Realty
• Architect: Studio One Architecture
• Height: 18 storeys
• Residential uses: 145 secured purpose-built rental homes, including 116 market rental units and 29 below-market rental units
• Other uses: 3,700 sq. ft. of retail/restaurant space
• Existing development site uses: 1969-built three-storey building with 35 apartment units

This project will produce a net gain of 110 homes. The rezoning application was approved on July 8, 2025.

1527 Main Street (McDonald’s redevelopment)

• Neighbourhood: Mount Pleasant — Broadway Plan
• Nearest cross streets/intersection: Terminal Avenue and Main Street
• Transit-oriented development: Three-minute walk north to SkyTrain’s Main Street-Science World; various bus routes
• Developer/owner: Greystar Real Estate Partners
• Architect: Dialog
• Height: 22 and 18 storeys
• Residential uses: 371 secured purpose-built market rental homes
• Other uses: 14,000 sq. ft. of retail/restaurant space, including a new replacement McDonald’s flagship restaurant
• Existing development site uses: 1972-built McDonald’s restaurant

This project will produce a 100 per cent net gain of homes. The rezoning application was approved on July 8, 2025, and a development permit application with a revised design was subsequently submitted in September 2025.

520-590 West 29th Avenue and 4510-4550 Ash Street

• Neighbourhood: South Cambie — Cambie Corridor Plan
• Nearest cross streets/intersection: Ash Street and West 29th Avenue
• Transit-oriented development: 10-minute walk north to SkyTrain’s King Edward Station; various bus routes
• Developer/owner: Sightline Properties
• Architect: Yamamoto Architecture
• Height: Eight storeys
• Residential uses: 230 secured purpose-built market rental homes
• Other uses: n/a
• Existing development site uses: Vacant; six single-family detached houses demolished in 2023 in preparation for redevelopment

This project will produce a net gain of 224 homes. The rezoning application was approved on July 8, 2025.

414-420 West Pender Street

• Neighbourhood: Central Business District — downtown Vancouver
• Nearest cross streets/intersection: Homer Street and West Pender Street
• Transit-oriented development: Seven-minute walk northwest to Waterfront Station; various bus routes
• Developer/owner: Fastmark Development
• Architect: GWA Architecture
• Height: 12 storeys
• Residential uses: 88 secured purpose-built market rental homes
• Other uses: 1,100 sq. ft. of retail/restaurant space
• Existing development site uses: 1914-built, two-storey commercial building (heritage facade to be preserved)

This project will produce a 100 per cent net gain of homes. The rezoning application was approved on July 10, 2025.

4001-4009 Knight Street and 1348 East 24th Avenue

• Neighbourhood: Kensington-Cedar Cottage
• Nearest cross streets/intersection: Knight Street and King Edward Avenue
• Transit-oriented development: Various bus routes
• Developer/owner: Conwest
• Architect: Francl Architecture
• Height: 23 storeys
• Residential uses: 233 strata market ownership condominium homes
• Other uses: 4,300 sq. ft. of retail/restaurant space, and a 4,900 sq. ft. City of Vancouver-owned childcare facility for 37 kids
• Existing development site uses: 1968-built one-storey commercial building and a 1994-built single-family house

This project will produce a net gain of 232 homes. The rezoning application was approved on July 10, 2025.

45 East 16th Avenue

• Neighbourhood: Mount Pleasant — Broadway Plan
• Nearest cross streets/intersection: West 16th Avenue and Quebec Street
• Transit-oriented development: 14-minute walk north to SkyTrain’s future Mount Pleasant Station; various bus routes
• Developer/owner: Five Mile Holdings and JTA Development Consultants
• Architect: Studio One Architecture
• Height: 17 storeys
• Residential uses: 145 secured purpose-built rental homes, including 116 market rental units and 29 below-market rental units
• Other uses: 4,200 sq. ft. of retail/restaurant space
• Existing development site uses: 1966-built, three-storey built building with 23 rental homes

This project will produce a net gain of 122 homes. The rezoning application was approved on Sept. 19, 2025.

2110 West 5th Avenue

• Neighbourhood: Kitsilano — Broadway Plan
• Nearest cross streets/intersection: Arbutus Street and West 5th Avenue
• Transit-oriented development: Five-minute walk south to SkyTrain’s future Arbutus Station; 99 B-Line and various other bus routes
• Developer/owner: W5 Arbutus Holdings and Mondivan Properties Corporation
• Architect: Office of McFarlane Biggar Architects & Designers
• Height: 20 storeys
• Residential uses: 160 secured purpose-built rental homes, including 127 market rental units and 33 below-market rental units
• Other uses: 1,700 sq. ft. of retail/restaurant space
• Existing development site uses: 1967-built, two-storey built building with 28 rental homes

This project will produce a net gain of 132 homes. The rezoning application was approved on Sept. 19, 2025.

11-15 East 4th Avenue

• Area: Mount Pleasant Industrial Area — Broadway Plan
• Nearest cross streets/intersection: Ontario Street and East 4th Avenue
• Transit-oriented development: 10-minute walk southeast to SkyTrain’s future Mount Pleasant Station; various bus routes
• Developer/owner: Oxford Properties
• Architect: Chernoff Thompson Architects and B+H Architects
• Height: Eight storeys
• Uses: 152,000 sq. ft. of laboratory space, including office, research, and industrial uses and some retail/restaurant uses
• Existing development site uses: 1948-built, three-storey warehouse

The rezoning application was approved on Oct. 21, 2025, with some amendments stipulating industrial/non-industrial uses.

1676 West 11th Avenue

• Neighbourhood: Fairview — Broadway Plan
• Nearest cross streets/intersection: West 11th Avenue and Pine Street
• Transit-oriented development: Seven-minute walk northeast to SkyTrain’s future South Granville Station; various bus routes
• Developer/owner: Villa Capri Enterprises
• Architect: W.T. Leung Architects
• Height: 19 storeys
• Residential uses: 176 secured purpose-built rental homes, including 138 market rental units and 38 below-market rental units
• Other uses: n/a
• Existing development site uses: 1964-built, three-storey building with 31 apartment units

This project will produce a net gain of 145 homes. The rezoning application was approved on Oct. 21, 2025.

1366 West 12th Avenue

• Neighbourhood: Fairview — Broadway Plan
• Nearest cross streets/intersection: West 12th Avenue and Hemlock Street
• Transit-oriented development: Eight-minute walk northwest to SkyTrain’s future South Granville Station; various bus routes
• Developer/owner: 1366W12 Holdings Ltd
• Architect: BFA Studio Architects
• Height: 20 storeys
• Residential uses: 180 secured purpose-built rental homes, including 145 market rental units and 35 below-market rental units
• Other uses: n/a
• Existing development site uses: 1959-built, three-storey building with 30 apartment units

This project will produce a net gain of 150 homes. The rezoning application was approved on Oct. 23, 2025.

516-534 West Pender Street and 509 Richards Street

• Area: Downtown Vancouver
• Nearest cross streets/intersection: West Pender Street and Richards Street
• Transit-oriented development: 5-minute walk northwest to Waterfront Station; various bus routes
• Developer/owner: Marcon Developments
• Architect: Henriquez Partners Architects
• Height: 29 storeys
• Uses: 100 per cent hotel with 586 guest rooms, as well as restaurant, lounge, and convention/meeting space
• Existing development site uses: Six-storey parkade (to be demolished); 1909-built, two-storey Captain Pybus Building (heritage facade to be preserved); and 1911-built, eight-storey Lumbermen’s Building (heritage facade to be preserved)

In terms of number of rooms, this is Vancouver’s largest hotel project in decades. The rezoning application was approved on Oct. 23, 2025, and a development permit application with a revised design was subsequently submitted in late-November 2025.

1111 Broughton Street

• Neighbourhood: West End — downtown Vancouver
• Nearest cross streets/intersection: Broughton Street and Pendrell Street
• Transit-oriented development: Various bus routes
• Developer/owner: The Bloom Group Nicholson Housing Society
• Architect: Arcadis
• Height: 25 storeys
• Residential uses: 136 social housing units
• Other uses: n/a
• Existing development site uses: 1959-built, three-storey building with 30 apartment units

This project will produce a 100 per cent net gain of homes on a vacant property, previously destroyed by fire. The rezoning application was approved on Oct. 30, 2025.

270 East 13th Avenue

• Neighbourhood: Mount Pleasant — Broadway Plan
• Nearest cross streets/intersection: Sophia Street and East 13th Avenue
• Transit-oriented development: Nine-minute walk northwest to SkyTrain’s future Mount Pleasant Station; various bus routes
• Developer/owner: Alexander Manor Holdings and JTA Development Consultants
• Architect: Studio One Architecture
• Height: 20 storeys
• Residential uses: 167 secured purpose-built rental homes, including 134 market rental units and 33 below-market rental units
• Other uses: 5,400 sq. ft. of retail/restaurant space
• Existing development site uses: 1961-built, three-storey building with 38 apartment units

This project will produce a net gain of 129 homes. The rezoning application was approved on Oct. 30, 2025.

6486 Chester Street

• Neighbourhood: Sunset — South Vancouver
• Nearest cross streets/intersection: East 49th Avenue and Chester Street
• Transit-oriented development: Various bus routes
• Developer/owner: TELUS
• Architect: Yamamoto Architecture
• Height: Six storeys
• Residential uses: 116 secured purpose-built market rental homes
• Other uses: A new replacement downsized TELUS telecommunications utility building on the northeast corner of the property
• Existing development site uses: An old large two-storey TELUS telecommunications utility building currently spans the property

This project will produce a 100 per cent net gain of homes. This is one of a number of TELUS-related redevelopments of longtime utility buildings, with the telecommunications company engaged in a strategy of replacing old and outdated technology with the latest advances in fibre optics, which enables smaller utility buildings and mixed-use development. The rezoning application was approved on Nov. 13, 2025.

2090 West 1st Avenue

• Neighbourhood: Kitsilano — Broadway Plan
• Nearest cross streets/intersection: Arbutus Street and West 1st Avenue
• Transit-oriented development: 10-minute walk south to SkyTrain’s future Arbutus Station; various bus routes
• Developer/owner: JTA Development Consultants and TKT Holdings
• Architect: Studio One Architecture
• Height: 20 storeys
• Residential uses: 176 secured purpose-built rental homes, including 141 market rental units and 35 below-market rental units
• Other uses: 1,900 sq. ft. of retail/restaurant space
• Existing development site uses: 1967-built, three-storey building with 35 apartment units

This project will produce a net gain of 141 homes. The rezoning application was approved on Nov. 13, 2025.

215-229 East 13th Avenue

• Neighbourhood: Mount Pleasant — Broadway Plan
• Nearest cross streets/intersection: Main Street and East 13th Avenue
• Transit-oriented development: Eight-minute walk north to SkyTrain’s future Mount Pleasant Station; various bus routes
• Developer/owner: JTA Development Consultants, Five Mile Holdings, and Prospero International Realty
• Architect: Studio One Architecture
• Height: 20 storeys
• Residential uses: 193 secured purpose-built rental homes, including 154 market rental units and 39 below-market rental units
• Other uses: 6,300 sq. ft. of retail/restaurant space
• Existing development site uses: 1975-built, single-family detached house, and 1965-built, three-storey building with 25 apartment units

This project will produce a net gain of 167 homes. The rezoning application was approved on Dec. 4, 2025.

1150 Barclay Street

• Neighbourhood: West End — downtown Vancouver
• Nearest cross streets/intersection: Bute Street and Barclay Street
• Transit-oriented development: Nine-minute walk northeast to SkyTrain’s Burrard Station; various bus routes
• Developer/owner: PC Urban
• Architect: Musson Cattell Mackey Partnership
• Height: 20 storeys
• Residential uses: 152 secured purpose-built rental homes, including 122 market rental units and 30 below-market rental units
• Other uses: 900 sq. ft. of commercial community/non-profit organization space
• Existing development site uses: 1948-built, three-storey building with 19 cooperative apartment homes

This project will produce a net gain of 133 homes. Although City staff made the rare recommendation to reject the proposal, the rezoning application was approved in principle by City Council on Dec. 9, 2025.

City staff did not support this project because it did not align with the prescriptions and stipulations of the City’s West End Plan. They felt approving it would break the rules set for the area, could open the door to many similar developments without proper planning, and might put pressure on older rental buildings and long-term tenants. They asserted that changes like this should be decided through a bigger neighbourhood plan update, not a one-off exception.

City Council allowed the significant increase in height and density but added various conditions to address community concerns, including limiting the ground-floor space to a social services centre. They required the developer to provide dedicated space for the West End Seniors Network (or another approved non-profit organization).

Prior to being revised as a high-rise tower with rental housing, this site was previously slated to be redeveloped into an 11-storey mid-rise building with 23 upscale strata market ownership condominium homes.

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• Thousands of properties in Broadway Plan and Cambie Plan areas rezoned by City of Vancouver to accelerate new housing
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• Over 5,800 new hotel rooms across 29 projects now in Vancouver's development pipeline