CD-1 Rezoning 426-428 West 14th Avenue and 3015-3027 Yukon Street (Item 2) — Approval with Amendments — Public Hearing, January 22, 2026

Motion 2 Carried

Summary

Council voted to approve the CD-1 rezoning of 426–428 West 14th Avenue and 3015–3027 Yukon Street (as amended), allowing a new secured rental building of at least eight storeys with 20% below-market units.
Staff confirmed the site sits within the provincial Transit-Oriented Area (Tier 3), legally requiring a minimum of eight storeys and 3.0 FSR — Council has no authority to approve a lower-density form here.
Supporters noted the project aligns with the Broadway Plan and provincial housing requirements, includes secured rental and below-market housing (secured for the life of the building), has limited tenant displacement, and includes family-sized units and townhomes at grade to reflect neighbourhood character.
Concerns raised by speakers and some councillors included the scale and fit of the building within the existing neighbourhood, geotechnical and aquifer considerations (confirmed for further study by Engineering), tree canopy impacts (addressed by Motion 1), school capacity pressures, and questions about whether the below-market units and tenant relocation protections would be reliably delivered.
Councillor Lisa Dominato noted she was conflicted but ultimately acknowledged the project meets policy, includes needed housing types, and that residents presented some of the most well-prepared submissions Council had received.
The motion carried; Councillors Bly, Fry, Meiszner, and Orr were absent, and Councillor Montague had declared a conflict.