4911-5255 Heather St, 637-657 W 37th Ave, & 620-689 W 35th Ave rezoning application

Announcement

A community information session is scheduled for Thursday, November 20, 2025 from 5:30 pm to 8:00 pm at VanDusen Botanical Garden Floral Hall (5251 Oak St). City Staff and the applicant team will be available to answer any questions and provide information on the proposal.

We would like your feedback on a rezoning application submitted by xʷməθkʷəy̓əm (Musqueam), Sḵwx̱wú7mesh (Squamish), səlilwətaɬ (Tsleil-Waututh) (MST Nations) and Aquilini Development, collectively referred to as MSTA. This proposal builds on and if approved, would replace the previous rezoning application approved by Council at a Public Hearing on May 24, 2022.

Application

The rezoning proposal is for the redevelopment of the 21-acre master plan site. The application is for 16 buildings between 4 and 46 storeys, a childcare facility, school, park and public open space, retail space, a cultural centre, and attainable leasehold ownership housing units under the provincial Attainable Housing Initiative (AHI). The application includes:

• 317,861 sq. m (3,421,428 sq. ft.) of gross floor area;
• 210,707 sq. m (2,268,029 sq. ft.) of AHI housing, equal to approximately 2,937 units;
• 47,535 sq. m (511,660 sq. ft.) of market leasehold strata, equal to approximately 701 units;
• 44,349 sq. m (477,370 sq. ft.) of social housing, equal to approximately 612 units;
• 5,825 sq. m (62,696 sq. ft.) of retail space;
• A 929 sq. m (10,000 sq. ft.) Musqueam, Squamish, and Tsleil-Waututh (MST) Cultural Centre;
• A 125-space childcare facility;
• One acre parcel for a school, to be leased to the Conseil Scolaire Francophone (CSF);
• Four acres of park and open space; and
• A maximum building height of 141 m (463 ft.).

The application is being considered under the Heather Lands Policy Statement.

Please note that a previous rezoning of the Heather Lands site was approved by Council in May 2022, the details of which are available here. The 2025 rezoning application retains the parcels, street networks, and parks from the 2022 rezoning. Key changes from this previous version include:

• Additional building heights and floor area to support the Attainable Housing Initiative (AHI);
• Podium heights have been reduced and with more simplified forms;
• Expanded the childcare centre from 74 to 125 spaces; and
• A smaller Cultural Centre space with flexibility to support a variety of activities.

Application drawings and statistics are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.