Lower Mainland Development & Rezoning Tracker
What developers are filing, before it hits the market.
Rezoning applications are the presale pipeline seen two to five years early. I track the major applications moving through Lower Mainland city halls and read them the way I read a launch: who is building, what tenure, what height, which city programs made the numbers work — and what it means if you are buying nearby.
Vancouver council — July 14, 2026.
| Project | Applicant | Area | Height | Homes | Stage |
|---|---|---|---|---|---|
| 2806–2890 East Broadway & Kaslo Street | Sightline Properties | Renfrew | 4 towers · 39–45 storeys | 1,959 | Decision · Jul 21, 2026 |
| 375 East 1st Avenue | Onni | False Creek Flats | 4 towers · 35–40 storeys | 1,156 | Decision · Jul 21, 2026 |
| 807 Hornby & 908–948 Robson Street | Reliance Properties | Downtown | 35 storeys | 176 | Approved · Jul 14, 2026 |
| 282 West 49th Avenue (Langara YMCA) | Musqueam Capital / YMCA | Cambie Corridor | 33 + 37 storeys | 685 | Approved · Jul 14, 2026 |
| 1045 Haro & 830–850 Thurlow Street | Chard | West End | 25–26 storeys | 542 | Decision · Jul 21, 2026 |
| 2406–2490 Renfrew & East Broadway | Easthill Development LP | Renfrew | 31 storeys + 6-storey midrise | 339 | Decision · Jul 21, 2026 |
| 1088 West 12th Avenue | PC Urban | Fairview | 26 storeys | 304 | Approved · Jul 14, 2026 |
| 2611 Victoria Drive | Vertex DC Ventures / Fastmark | Cedar Cottage | 26 storeys | 250 | Decision · Jul 21, 2026 |
| 365–395 West Broadway | Bonnis Development | Mount Pleasant | 32 storeys | 196 | Approved · Jul 14, 2026 |
| 466–476 West 27th Avenue | Vittori Developments | Cambie Village | 15 storeys | 140 | Approved · Jul 14, 2026 |
| 1618–1680 East Hastings Street | Urban Native Youth Association / City | Grandview | 23 storeys | 157 | Approved · Jul 14, 2026 |
| 8080 Yukon Street | Purpose Driven / Kiwanis Society | Marpole | 4 buildings · up to 32 storeys | 903 | Approved · Jul 14, 2026 |
| 7525 Cambie Street | Wesgroup | Marpole | 12 storeys · mass timber | 97 | Decision · Jul 21, 2026 |
| 3202–3270 Riverwalk Avenue (Parcel 11) | Wesgroup | River District | 12 → 15 storeys | — | Approved · Jul 14, 2026 |
| 6212–6218 Ash Street | 1279398 B.C. Ltd. | Langara | 6 storeys | 30 | Approved · Jul 14, 2026 |
Tenure, amenities, programs — and the read.
2806–2890 East Broadway & Kaslo Street
A 26-lot assembly steps from Renfrew Station: 1,386 strata and 573 rental homes (20% of rental floor area below-market), ground-floor retail and a 73-space childcare, at 10.5 FSR.
The read: The largest East Side supply event in years — 1,386 future strata homes means a major presale program is coming to Renfrew.
375 East 1st Avenue
A city-within-a-block beside the future Emily Carr Station: 639 strata, 485 rental and 32 artist social housing units, a 225-room hotel, office, retail, and an arts facility conveyed to the City. Up to 137 m.
The read: 639 strata homes plus a hotel component — one to watch for a future launch, and a bet on the new SkyTrain stop.
807 Hornby & 908–948 Robson Street
176 strata homes and a 160-room hotel above an 11-storey commercial podium at Robson & Hornby, 14.5 FSR, with a negotiated community amenity contribution up to $4.3M.
The read: Strata over hotel over office at the city’s best retail corner — a rare downtown presale in the making.
282 West 49th Avenue (Langara YMCA)
Minor revision to the approved YMCA-site plan: a 306-unit rental tower, a 291-unit strata tower, 88 social housing units and a replacement YMCA community centre, at 6.71 FSR.
1045 Haro & 830–850 Thurlow Street
Twin rental towers on an 8-storey podium: 542 rental homes (22 below-market run by the YWCA), childcare and ground-floor commercial. Density jumps from 6.0 to 10.6 FSR.
2406–2490 Renfrew & East Broadway
A 2022-approved site returns for more: 339 market rental homes with ground-floor commercial, FSR up from 4.1 to 7.5 and height doubling from 48.6 m to 97 m.
The read: Approved projects coming back for bigger entitlements is the 2026 pattern — the first application was penciled in a different market.
1088 West 12th Avenue
A 304-unit rental tower (20% below-market) with ground-floor commercial, replacing a 65-unit rental building. Height supported under the Broadway Plan because the frontage exceeds 45.7 m.
2611 Victoria Drive
250 rental homes (20% below-market) near Commercial–Broadway — but everything above the 10th floor sits inside the Trout Lake view cone, and staff recommend sending it back while the view cone policy is under review.
The read: The view cone review is the sleeper policy story of 2026 — whole neighbourhoods of extra height hang on it.
365–395 West Broadway
196 market rental homes and retail on a 766 sq. m lot at Broadway & Yukon — FSR 22.0, with staff supporting height above the Broadway Plan’s 30-storey norm because of the shallow lot.
466–476 West 27th Avenue
A 140-unit rental building (20% below-market) mid-block near King Edward Station, with extra height qualifying under the City’s Rental Development Relief Program.
1618–1680 East Hastings Street
An Indigenous-led project: 157 social housing units above a renewed UNYA youth centre, a Nicola Valley Institute of Technology campus and a 44-space Indigenous childcare owned by the City.
8080 Yukon Street
A height tweak to the approved 903-unit seniors social housing campus — one 6-storey building rises 2.3 m to fit new building technology; overall floor area unchanged.
7525 Cambie Street
97 market rental homes and retail at Cambie & 59th — the first application under the City’s Mass Timber Policy for Rezonings, with no below-market requirement in recognition of mass timber’s construction premium.
The read: Watch this one: the City trading affordability requirements for construction innovation is a policy signal, not just a building.
3202–3270 Riverwalk Avenue (Parcel 11)
A CD-1 amendment adding three storeys to allow above-grade parking — groundwater conditions make deep excavation impractical this close to the Fraser. Floor area unchanged.
The read: My old home turf — I sold Wesgroup’s first River District towers starting in 2014. High groundwater reshaping tower design here was always coming.
6212–6218 Ash Street
A modest 30-unit rental building (20% below-market) with a 37-space childcare, one block from Langara–49th Station. Density rises from 1.2 to 3.4 FSR.
New cities join the tracker.
15284–15296 Fleetwood Drive
A mixed-use tower on a 5-storey podium a block from the future 152 Street SkyTrain Station: 358 homes (51 micro, 25 studio, 161 one-bed, 112 two-bed, 9 three-bed) and about 5,000 sq ft of retail. A Tier 2 transit-oriented area unlocks the height.
The read: Surrey’s first entry on the tracker, and a clean read on the new TOA rules — a 31-storey tower beside a station that has not opened yet.
Lynn Valley Mall & Draycott Gardens
Polygon’s mall-to-community rebuild at Lynn Valley Road & Baird: four buildings with ground-floor retail, restaurant and office and homes above. A housing agreement secures 64 rental units — 32 of them three-bedroom below-market for middle-income households. Granted final approval July 13.
The read: North Shore supply is rare, so a trusted builder reworking Lynn Valley Mall matters — mid-rise, not a tower, but a real add to a tight market.