Nearly 4,000 new homes in 18 towers approved by Vancouver City Council

Over the course of the second quarter of 2025 — the months of April, May, and June — Vancouver City Council approved a combined total of 3,714 new homes across 18 high-rise towers, marking a step forward in the city’s efforts to address its housing affordability and supply crisis over the long term.

Altogether, the rezoning applications were approved in public hearings held throughout this period, including a mix of 3,089 market rental units and 591 below-market rental units offered at more affordable rates.

In addition, two projects with strata market ownership condominium homes were also approved, contributing another 234 condominium units.

All of these projects are transit-oriented developments within walking distance of existing or future SkyTrain stations, and the vast majority of the projects were located within the City’s Broadway Plan area. Many of these projects incorporated mixed uses, including varying degrees of retail/restaurant uses in the lower levels, and three childcare facilities with a combined capacity for up to 123 kids.

Two of these approved rezoning applications were multi-tower projects, including the highly contested redevelopment of the Safeway grocery store next to SkyTrain’s Commercial-Broadway Station, which will generate 1,044 secured purpose-built market rental homes.

The net gain in housing from all of these rezonings amounts to 3,698 new homes, accounting for the replacement of demolished homes.

In the case of the redevelopments of the Safeway at Commercial-Broadway Station and La Maison de la Francophonie, there is no loss of housing as these sites do not have any existing residential uses. If both of these projects are taken out of the equation, the net gain in residential uses drops to 2,529 units.

The developments span a range of heights and densities, with towers ranging from 17 to 44 storeys. Collectively, the 18 towers add up to a total of 464 floors, averaging about 26 storeys per tower. The median is 21 storeys.

In May 2025, City Council also considered the rezoning application for 121–129 West 11th Avenue, where Havn Developments and Shape Architecture proposed an 18-storey tower with 165 secured purpose-built rental homes — including 131 market rental units and 34 below-market units — along with 540 sq. ft. of retail or restaurant space. However, City Council referred the application back to City staff and the developer to address concerns about the site’s proximity to the playground at Major Matthews Park and potential shadowing impacts.

While these rezonings have now been approved, each project must still undergo the development permit and building permit application processes. Approval is just one step — actual construction is another; whether these projects move forward remains uncertain, given escalating construction costs, high interest rates driving up financing expenses, and softened market demand. Even if a project proceeds to construction, its completion — and any meaningful impact on housing supply and affordability — remains years away.

Here is a complete rundown of the residential tower rezoning applications approved by Vancouver City Council in the second quarter of 2025, in the order of from most recent to oldest:

Neighbourhood: Kitsilano — Broadway Plan
Nearest cross streets/intersection: West 7th Avenue and Yew Street
Transit-oriented development: 6-minute walk northwest from SkyTrain’s future Arbutus Station
Developer/owner: Palmer Properties
Architect: Acton Ostry Architects
Height: 21 storeys
Residential uses: 190 secured purpose-built rental homes, including 152 market rental units and 38 below-market rental units
Other uses: n/a
Existing development site uses: 1910-built, three-storey building with five apartment units and a 1966-built, three-storey apartment building with 20 units

The application was revised to remove a private childcare facility, and reduce the height by one floor to 21 storeys. However, the number of residential units remained the same, resulting in a net gain of 165 rental homes for the site.

This rezoning was approved on June 25.

Artistic rendering of 2267-2275 West 7th Avenue, Vancouver. (Acton Ostry Architects)

Neighbourhood: Fairview — Broadway Plan
Nearest cross streets/intersection: West 11th Avenue and Pine Street
Transit-oriented development: 7-minute walk southwest from SkyTrain’s future South Granville Station
Developer/owner: Palmer Properties
Architect: Acton Ostry Architects
Height: 21 storeys
Residential uses: 190 secured purpose-built rental homes, including 152 market rental units and 38 below-market rental units
Other uses: n/a
Existing development site uses: Three three-storey apartment buildings built between 1955 and 1980 with a total of 22 units

Similar to the changes for the aforementioned similar project by the same developer and architect at 2267-2275 West 7th Avenue, the application for 1665-1685 West 11th Ave. was revised to remove the private childcare facility and reduce the height by one floor to 21 storeys, with the number of homes remaining the same. The project will create a net gain of 168 rental homes for the site.

The rezoning was approved on June 25.

1665-1685 West 11th Avenue Vancouver rental housing

Artistic rendering of 1665-1685 West 11th Avenue, Vancouver. (Acton Ostry Architects/Palmar Properties)

Neighbourhood: Kitsilano — Broadway Plan
Nearest cross streets/intersection: West 1st Avenue and Yew Street
Transit-oriented development: 13-minute walk north from SkyTrain’s future South Granville Station
Developer/owner: Millennium Development Corporation
Architect: Chris Dikeakos Architects
Height: 20 storeys
Residential uses: 185 secured purpose-built rental homes, including 151 market rental units and 34 below-market rental units
Other uses: 6,300 sq. ft. retail/restaurant space
Existing development site uses: Two two-storey apartment buildings built in 1955 and 1964 with 34 units

This project creates a net gain of 151 homes. The rezoning was approved on June 24.

Artistic rendering of 2158-2170 West 1st Avenue, Vancouver. (Chris Dikeakos Architects/Millennium Development Corporation)

Table of Contents

325 East 6th Avenue

Neighbourhood: Mount Pleasant — Broadway Plan
Nearest cross streets/intersection: East 6th Avenue and Brunswick Street
Transit-oriented development: 5-minute walk southwest from SkyTrain’s future Great Northern Way-Emily Carr Station
Developer/owner: Wall Financial Corporation
Architect: Arcadis Architects
Height: 19 storeys
Residential uses: 131 homes, including 109 strata market ownership condominium homes and 22 social housing units
Other uses: n/a
Existing development site uses: 1968-built, two-storey building with 36 social housing units

This project is directly associated with Wall Financial Corporation’s partnership with BC Housing to build the 12-storey The Aster seniors social housing building with 82 social housing units at the adjacent site of 349 East 6th Ave., which reached completion in 2024. As a result, there is a net gain of 46 social housing units and a net gain of 155 homes overall across the two sites.

The rezoning was approved on June 19.

Artistic rendering of 325 East 6th Avenue, Vancouver. (Arcadis Architects/Wall Financial Corporation)

Neighbourhood: Joyce-Collingwood Station Precinct — Renfrew-Collingwood
Nearest cross streets/intersection: Joyce Street and Vanness Avenue
Transit-oriented development: 1-minute walk north from SkyTrain’s Joyce-Collingwood Station
Developer/owner: Sightline Properties
Architect: Ciccozzi Architecture
Height: 38 storeys
Residential uses: 408 secured purpose-built rental homes, including 367 market rental units and 41 below-market rental units
Other uses: 3,700 sq. ft. of retail/restaurant space
Existing development site uses: Four single-family houses built between 1927 and 1963

When complete, it will be the tallest building in the Joyce-Collingwood Station Precinct Plan area. It will create a net gain of 404 homes.

The rezoning was approved on June 19.

4975-4997 Joyce Street Vancouver Sightline Properties SkyTrain rental housing

Artistic rendering of 4975-4997 Joyce Street, Vancouver. (Ciccozzi Architecture/Sightline Properties)

1270-1290 West 11th Avenue

Neighbourhood: Fairview — Broadway Plan
Nearest cross streets/intersection: West 11th Avenue and Birch Street
Transit-oriented development: 7-minute walk southeast from SkyTrain’s future South Granville Station
Developer/owner: Brother Properties and Becison Holding Corporation
Architect: Proscenium Architecture + Interiors
Height: 19 storeys
Residential uses: 155 secured purpose-built rental homes, including 124 market rental units and 31 below-market rental units
Other uses: 5,400 sq. ft. of retail/restaurant space
Existing development site uses: 1931-built, two-storey apartment building and 1959-built, three-storey apartment building with 29 units

It will create a net gain of 126 rental homes. The rezoning was approved on June 19.

Artistic rendering of 1270-1290 West 11th Avenue, Vancouver. (Proscenium Architecture + Interiors/Brother Properties/Becison Holding Corporation)

Neighbourhood: Mount Pleasant — Broadway Plan
Nearest cross streets/intersection: East 10th Avenue and St. Georges Street
Transit-oriented development: 10-minute walk east from SkyTrain’s future Mount Pleasant Station
Developer/owner: Fastmark Acquisitions
Architect: GBL Architects
Height: 17 storeys
Residential uses: 138 secured purpose-built rental homes, including 110 market rental units and 28 below-market rental units
Other uses: n/a
Existing development site uses: Three single-family houses built in 1910

The project will create a net gain of 135 homes. The rezoning was approved on June 17.

469-483 east 10th avenue vancouver fastmark rental tower

Artistic rendering of 469-483 East 10th Avenue, Vancouver. (GBL Architects/Fastmark Acquisitions)

Neighbourhood: Commercial-Broadway Station Precinct — Grandview-Woodland
Nearest cross streets/intersection: Commercial Drive and East Broadway
Transit-oriented development: Under a 1-minute walk east from SkyTrain’s Commercial-Broadway Station
Developer/owner: Crombie REIT and Westbank
Architect: Perkins&Will
Height: Three towers — 44 storeys, 38 storeys, and 37 storeys
Residential uses: 1,044 secured purpose-built rental homes, including 940 market rental units and 104 below-market rental units.
Other uses: 74,000 sq. ft. of commercial retail/restaurant space, including a 50,000 sq. ft. replacement Safeway grocery store; childcare facility for 37 kids
Existing development site uses: Safeway grocery store building and a surface vehicle parking lot

It will result in a 100 per cent net gain of homes. The rezoning was approved on June 10.

1780 east broadway vancouver safeway commercial broadway

May 2024 concept: redevelopment of Safeway at 1780 East Broadway, Vancouver. (Perkins&Will/Westbank/Crombie REIT)

safeway commercial broadway station 2024 concept vancouver

2024 revised concept artistic rendering of the Safeway redevelopment at 1780 East Broadway, next to Commercial-Broadway Station. (Perkins&Will/Westbank/Crombie REIT)

Neighbourhood: Kitsilano — Broadway Plan
Nearest cross streets/intersection: West 6th Avenue and Yew Street
Transit-oriented development: 5-minute walk northwest from SkyTrain’s future Arbutus Station
Developer/owner: Hollybush Holdings (Vancouver-based artist Charlotte Wall)
Architect: Francl Architecture
Height: 24 storeys
Residential uses: 166 secured purpose-built rental homes, including 132 market rental units and 34 below-market rental units
Other uses: 1,800 sq. ft retail/restaurant space; childcare facility for 37 kids
Existing development site uses: 1968-built, three-storey building with 31 apartment units

This project will result in a net gain of 135 rental homes. The rezoning was approved on May 20.

2180 west 6th avenue vancouver hollybush charlotte wall kitsilano rental housing

Artistic rendering of The Charlotte at 2180 West 6th Avenue, Vancouver. (Francl Architecture/Hollybush Holdings)

1364 West 11th Avenue

Neighbourhood: Fairview — Broadway Plan
Nearest cross streets/intersection: West 11th Avenue and Hemlock Street
Transit-oriented development: 6-minute walk southeast from SkyTrain’s future South Granville Station
Developer/owner: Wimming Canada Holdings
Architect: W.T. Leung Architects
Height: 20 storeys
Residential uses: 178 secured purpose-built rental homes, including 142 market rental units and 36 below-market rental units
Other uses: n/a
Existing development site uses: 1960-built, four-storey apartment building with 38 units

A net gain of 140 rental homes will be generated. The rezoning was approved on May 20.

Artistic rendering of 1364 West 11th Avenue, Vancouver. (W.T. Leung Architects/Wimming Canada Holdings)

Neighbourhood: Fairview — Broadway Plan
Nearest cross streets/intersection: West 12th Avenue and Burrard Street
Transit-oriented development: 11-minute walk southwest from SkyTrain’s future South Granville Station or a 13-minute walk southeast from SkyTrain’s future Arbutus Station
Developer/owner: Greystar
Architect: Dialog
Height: 24 storeys
Residential uses: 264 secured purpose-built rental homes, including 208 market rental units and 56 below-market rental units
Other uses: 3,800 sq. ft. retail/restaurant space
Existing development site uses: 1973-built, six-storey building with 41 strata condominium homes

The project originally proposed a 21-storey building with 243 rental homes, but it was later revised with more density and added height, reaching 24 storeys with 264 rental homes — a net gain of 223 homes for the site.

The rezoning was approved on May 20.

1770 west 12th avenue vancouver rental housing

Artistic rendering of 1770 West 12th Avenue, Vancouver. (Dialog/Greystar)

Neighbourhood: Burrard Slopes — Broadway Plan
Nearest cross streets/intersection: West 7th Avenue and Fir Street
Transit-oriented development: 4-minute walk northwest from SkyTrain’s future South Granville Station
Developer/owner: La Maison de la Francophonie (Société Maison de la francophonie de Vancouver)
Architect: Acton Ostry Architects
Height: 21 storeys
Residential uses: 125 strata market ownership condominium homes
Other uses: 44,000 sq. ft. new replacement and expanded cultural centre for La Maison de la Francophonie, including a theatre, multi-purpose space, non-profit office and programming space, and a new French restaurant (Café Salade de Fruits restaurant)
Existing development site uses: 1990-built, two-storey building with the existing French cultural centre, and a one-storey commercial building

This project’s 100 per cent net gain of residential uses will help fund the construction of a brand new and expanded French cultural centre on the site. The rezoning was approved on May 7.

La Maison de la Francophonie French Cultural Centre 1551-1581 West 7th Avenue Vancouver

Artistic rendering of the new La Maison de la Francaphonie (French cultural centre) at 1551-1581 West 7th Avenue, Vancouver. (Acton Ostry Architects)

461-479 East 16th Avenue

Neighbourhood: Mount Pleasant — Broadway Plan
Nearest cross streets/intersection: East 16th Avenue and St. Georges Street
Transit-oriented development: 14-minute walk southeast from SkyTrain’s future Mount Pleasant Station
Developer/owner: Fabric Living
Architect: Francl Architecture
Height: 20 storeys
Residential uses: 211 secured purpose-built rental homes, including 168 market rental units and 43 below-market rental units
Other uses: 1,800 sq. ft. retail/restaurant space
Existing development site uses: Three duplexes built in 1956, 1975, and 2004, and one single-family house built in 1926

Staff with the City of Vancouver note this development site carries significant geotechnical challenges due to the area being on peat bog lands — one of Vancouver’s largest known peat areas. Adjacent property owners have expressed concerns about the possibility of soil stability impacting surrounding structures, as well as water table, drainage, and flooding issues, especially with the risks that come with building the tower’s underground parkade, requiring excavation.

City staff note that detailed geotechnical engineering solutions for the marshy site will be pivotal for the project’s subsequent development permit and building permit applications.

If built, this project will create a net gain of 204 homes. The rezoning was approved on April 23.

Artistic rendering of 461-479 East 16th Avenue, Vancouver. (Francl Architecture/Fabric Living)

Neighbourhood: Fairview — Broadway Plan
Nearest cross streets/intersection: West 13th Avenue and Willow Street
Transit-oriented development: 10-minute walk south from SkyTrain’s future Oak-VGH Station
Developer/owner: PC Urban Properties
Architect: Francl Architecture
Height: Two towers — 21 storeys each
Residential uses: 354 secured purpose-built rental homes, including 284 market rental units and 70 below-market rental units
Other uses: 10,500 sq. ft. private childcare facility for up to 49 kids
Existing development site uses: Six duplex structures built in 1981

This project creates a net gain of 342 homes. The rezoning was approved on April 23.

816-860 West 13th Avenue 2915-2925 Willow Street Vancouver Rental Housing PC Urban

Artistic rendering of 816-860 West 13th Avenue and 2915-2925 Willow Street, Vancouver. (Francl Architecture/PC Urban Properties)

2225 West 8th Avenue

Neighbourhood: Kitsilano — Broadway Plan
Nearest cross streets/intersection: West 8th Avenue and Yew Street
Transit-oriented development: 5-minute walk west from SkyTrain’s future Arbutus Station
Developer/owner: JTA Development Consultants and Gary Manor Holdings
Architect: GBL Architects
Height: 21 storeys
Residential uses: 231 secured purpose-built rental homes, including 193 market rental units and 38 below-market rental units
Other uses: 4,600 sq. ft. retail/restaurant space
Existing development site uses: 1967-built, three-storey apartment building with 47 units