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

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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.


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.


The Q&A period has concluded. Thank you for participating

The opportunity to ask questions through the Q&A is available from November 12 to November 25, 2025. 

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response.

Please note that the comment form will remain open after the Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share I like the idea of increased residential homes, increased childcare spaces, and dedicated retail/services spaces as these are 3 things that the area desperately needs. I am wondering if there is almost too much dedicated green space/park area - could a small portion of that be turned into more useful space? Perhaps somehow integrate it to be more efficient while allowing for gathering and enjoying public areas? I am curious why the parcel of land for a school is being leased to the Conseil Scolaire Francophone. Why was this the decision? This area would benefit from an elementary school and/or pre-school. Has there been consideration for this? Please also clarify what happens after someone purchases a home under the Attainable Housing Initiative, as they are under a 99-year lease from the MST nations. Once the lease is up in 99 years, what happens to the first-time homebuyer who originally purchased the home (or if they sold/passed on the home, what happens to that person’s ownership)? The AHI website did not clearly outline this expectation. Will the towering buildings proposed cause significant shadowing and decreased access to sunlight to neighbouring homes that are much smaller? on Facebook Share I like the idea of increased residential homes, increased childcare spaces, and dedicated retail/services spaces as these are 3 things that the area desperately needs. I am wondering if there is almost too much dedicated green space/park area - could a small portion of that be turned into more useful space? Perhaps somehow integrate it to be more efficient while allowing for gathering and enjoying public areas? I am curious why the parcel of land for a school is being leased to the Conseil Scolaire Francophone. Why was this the decision? This area would benefit from an elementary school and/or pre-school. Has there been consideration for this? Please also clarify what happens after someone purchases a home under the Attainable Housing Initiative, as they are under a 99-year lease from the MST nations. Once the lease is up in 99 years, what happens to the first-time homebuyer who originally purchased the home (or if they sold/passed on the home, what happens to that person’s ownership)? The AHI website did not clearly outline this expectation. Will the towering buildings proposed cause significant shadowing and decreased access to sunlight to neighbouring homes that are much smaller? on Twitter Share I like the idea of increased residential homes, increased childcare spaces, and dedicated retail/services spaces as these are 3 things that the area desperately needs. I am wondering if there is almost too much dedicated green space/park area - could a small portion of that be turned into more useful space? Perhaps somehow integrate it to be more efficient while allowing for gathering and enjoying public areas? I am curious why the parcel of land for a school is being leased to the Conseil Scolaire Francophone. Why was this the decision? This area would benefit from an elementary school and/or pre-school. Has there been consideration for this? Please also clarify what happens after someone purchases a home under the Attainable Housing Initiative, as they are under a 99-year lease from the MST nations. Once the lease is up in 99 years, what happens to the first-time homebuyer who originally purchased the home (or if they sold/passed on the home, what happens to that person’s ownership)? The AHI website did not clearly outline this expectation. Will the towering buildings proposed cause significant shadowing and decreased access to sunlight to neighbouring homes that are much smaller? on Linkedin Email I like the idea of increased residential homes, increased childcare spaces, and dedicated retail/services spaces as these are 3 things that the area desperately needs. I am wondering if there is almost too much dedicated green space/park area - could a small portion of that be turned into more useful space? Perhaps somehow integrate it to be more efficient while allowing for gathering and enjoying public areas? I am curious why the parcel of land for a school is being leased to the Conseil Scolaire Francophone. Why was this the decision? This area would benefit from an elementary school and/or pre-school. Has there been consideration for this? Please also clarify what happens after someone purchases a home under the Attainable Housing Initiative, as they are under a 99-year lease from the MST nations. Once the lease is up in 99 years, what happens to the first-time homebuyer who originally purchased the home (or if they sold/passed on the home, what happens to that person’s ownership)? The AHI website did not clearly outline this expectation. Will the towering buildings proposed cause significant shadowing and decreased access to sunlight to neighbouring homes that are much smaller? link

    I like the idea of increased residential homes, increased childcare spaces, and dedicated retail/services spaces as these are 3 things that the area desperately needs. I am wondering if there is almost too much dedicated green space/park area - could a small portion of that be turned into more useful space? Perhaps somehow integrate it to be more efficient while allowing for gathering and enjoying public areas? I am curious why the parcel of land for a school is being leased to the Conseil Scolaire Francophone. Why was this the decision? This area would benefit from an elementary school and/or pre-school. Has there been consideration for this? Please also clarify what happens after someone purchases a home under the Attainable Housing Initiative, as they are under a 99-year lease from the MST nations. Once the lease is up in 99 years, what happens to the first-time homebuyer who originally purchased the home (or if they sold/passed on the home, what happens to that person’s ownership)? The AHI website did not clearly outline this expectation. Will the towering buildings proposed cause significant shadowing and decreased access to sunlight to neighbouring homes that are much smaller?

    CuriousAndWondering asked about 1 month ago

    Parks and Open Space

    • The integration of meaningful parks and open spaces that respect the site’s ecology has been an important part of the conception of this area since the early planning stages, as represented in the Council-approved Policy Statement (2018) as well as the previously approved rezoning (2022). The ‘Trail Through the Forest’, which traverses across the site through the north and south parks, will be the defining feature of the park and open space network. It is envisioned as a walking trail which passes by the site’s most significant mature evergreen trees and is intended to encourage people to slow down and connect with nature. The parks and open spaces are envisioned to include places for gathering, play, learning, celebration, rest and movement for residents and the public. Building from the high-level concepts provided in the rezoning application, the park designs will further evolve in the coming years through more detailed design by the Nations and the Park Board. 

     

    School site

    • As a federal Crown corporation, Canada Lands Company (CLC) is committed to respecting and supporting minority language communities across Canada. During the Heather Lands planning process, CLC and its joint venture partners, the MST Nations, worked with the Conseil Scolaire Francophone de la Colombie-Britannique (CSF) to identify a future school site in response to a long-standing need for a new francophone school due to overcrowding. The site is appropriately located immediately north of the existing CSF facility, which will benefit the school program. 

     

    99-year lease

    • At the end of 99 years, the lease on the land would be concluded. The next steps and direction for the land would be decided by the land owner. More information on long term residential leases can be found on the Province’s webpage. 

     

    Shadowing

    • The application package includes shadow studies for the new proposal, found on pg. 66 of the rezoning booklet. City staff are reviewing the applications shadow impacts as a component of the application review process. 
  • Share Hello, I am inquiring about what the projected completion / move-in dates would be for the different zones of this project? Thank you. on Facebook Share Hello, I am inquiring about what the projected completion / move-in dates would be for the different zones of this project? Thank you. on Twitter Share Hello, I am inquiring about what the projected completion / move-in dates would be for the different zones of this project? Thank you. on Linkedin Email Hello, I am inquiring about what the projected completion / move-in dates would be for the different zones of this project? Thank you. link

    Hello, I am inquiring about what the projected completion / move-in dates would be for the different zones of this project? Thank you.

    Niki asked about 1 month ago

    Thank you for your question. 

     As this application is still in the rezoning phase, the timeline to construction and move-in dates is an estimate. Based on approval through public hearing and progression of the project through subsequent development requirements (Development Permit, Building Permit etc.) the applicant anticipates the first building completing construction in 2029. At this time, the applicant cannot determine when sales will begin.

Page last updated: 18 Dec 2025, 11:36 AM