3553 East Hastings

This proposal is for the development of an 18-storey plus rooftop secured market rental building with neighbourhood serving retail at grade. The project envisions the development of 178 new secured market-rental homes, including 35% 2- and 3-bedroom homes designed to accommodate families.

The subject site is located at 3553 East Hastings Street, mid-block on East Hastings Street between Skeena Street and Kootenay Street. The site is currently vacant following demolition in 2023.

• INCREASED RENTAL AND FAMILY-ORIENTED HOUSING OPPORTUNITIES: The proposal will deliver 178 new rental homes with 20% at below-market rents. 35% of the homes will be family-oriented two and three-bedroom homes.
• COMMUNITY SERVING RETAIL: Approximately 6,000 square-feet of community serving retail will be added at street level fronting East Hastings Street to animate the street, including a restaurant at the base of the building.
• UNDERGROUND PARKING: 73 parking stalls will be located underground over two levels to allow for more visible green space and an enhanced public streetscape.
• NO RESIDENTIAL TENANT RELOCATION: As there are no residential units currently onsite, this project will increase rental housing supply with zero displacement.
• NEW RESIDENT AMENITIES: Within this development there is an amenity space for residents with outdoor access. In addition, there is a rooftop terrace complete with children’s play area, outdoor seating, BBQ, and urban agriculture.
• ACCESSIBLE TO SUSTAINABLE TRANSPORT OPTIONS: 3553 East Hastings Street is located in a transit-oriented neighbourhood, directly beside the Kootenay bus loop, and in close proximity to local amenities including shops and services, parks and educational facilities, including SFU and BCIT. This is a transit-oriented location served by nine bus routes, including major routes such as the R5 Hastings Street RapidBus, the #14 which runs along Hastings and to UBC, and the #130 which makes connections to Metrotown, Phibbs Exchange and Capilano University.
• NEIGHBOURHOOD REVITALIZATION: This project will contribute to the revitalization of the 3500 block of East Hastings Street with the addition of new housing, neighbourhood serving retail, new trees, and updated landscaping.

The building reflects the neighbourhood land use and character, which is a balanced mix of residential and retail commercial at grade, with good access to local amenities and services. PCI has significant history and investment in the Hastings Sunrise Neighbourhood over the years including the recent completion of their rental buildings, Yarrow (444 Kootenay Street) and Aster (435 Boundary Road).

With recent changes to Provincial Legislation regarding growth at transit hubs, PCI has spent some time reimagining the future of this site along with City of Vancouver staff to better align with City and Provincial goals around housing.

The TOA policy was created to promote sustainable, equitable, and efficient urban growth around public transit infrastructure. Among these:

• Addressing the housing crisis by mandating minimal allowable densities near transit hubs to unlock more housing supply
• Maximize public transit investment around rapid transit networks (like the rapid bus and SkyTrain)
• Standardizing land use around transit
• Supporting climate goals
• Encouraging equity and accessibility

Prior to this application being submitted, there was a previous concept of development. Through that process, the project team reached out to immediate neighbours and interested members of the public.

This proposal was submitted to the City of Vancouver for rezoning on May 16, 2025. However, prior to this, letters were sent to immediate neighbours on May 6, 2025, to inform them of our future development plans.

Throughout the planning process, there will be multiple opportunities for public input, including the City-led Open House (timing to be confirmed) and the eventual Public Hearing.

If you have questions or comments that you wish to share with us, please don’t hesitate to get in touch with us.

We have submitted our proposal to the City of Vancouver in May 2025, and we are now officially within the regular City-led public process which includes further public consultation, a proposal review by the City’s Planning & Engineering Departments and committees (including Urban Design Panel), and an eventual Public Hearing at Council.

At this stage, we are receiving input from the community and interested stakeholders, and there will be further opportunities for community input as the process progresses. If everything goes smoothly, we anticipate construction to start in 2026 and to take roughly 3 years to complete.

This project seeks to deliver on the following key planning policies:

• Provincial Legislation: Bill 47 — Transit-Oriented Areas (TOAs). 3553 East Hastings falls under “Transit-Oriented Area – Kootenay Loop Exchange”.
• City of Vancouver: Transit-Oriented Areas Rezoning Policy.
• City of Vancouver: Broadway Plan. For TOAs outside of existing area plans, such as this site location, proposals are expected to generally comply with the built form guidelines in the Broadway Plan.
• City of Vancouver: Green Buildings Policy for Rezonings. This project will conform to the Green Buildings Policy for Rezonings and modelled according to the City of Vancouver Energy Modelling Guidelines.

Many households in Vancouver spend more than 30% of their income on housing. Increasing the housing stock will make housing more accessible and affordable for the average resident of Vancouver. In order to achieve a greater level of affordability in Vancouver, the City has developed programs that incentivize developers to build market rental housing over condominiums at locations well-served by transit and on arterial streets.

Rents will be driven by the market at the time of completion, which is anticipated to be completed by 2029 (subject to approval). As we are still early in the application process, and approximately 5 years from completion, it is too early to estimate what the market rental component will be.

20% of the residential area in the proposed development will be offered at below market rents based on less than the CMHC city-wide average rents.

This project is being designed to accommodate and support families with approximately 35% family-oriented housing.

The buildings will be professionally managed by Warrington PCI Management, a sister company to PCI Developments, who manage a large portfolio of commercial and residential properties.

The units will be secured as rental homes for 60 years or the life of the building, whichever is longer.

Approximately 6,000 square feet of community-serving retail, including a restaurant that will front East Hastings Street.

Should the application be approved, PCI will consider potential retailers to occupy the commercial space. The retail tenant will be carefully curated and will be intentionally designed to enhance and animate the streetscape and complement the community.

We welcome your feedback on what kinds of retailers you’d like to see in the neighbourhood.

A comprehensive traffic analysis has been completed by Bunt & Associates Engineering as required under the rezoning process. Bunt’s report has been submitted to the City as part of the rezoning application and will be subject to rigorous internal review by the City’s Planning and Transportation Departments.

All parking for the property will be located below grade in a secured underground parkade. This redevelopment will feature extensive underground parking, as well as bicycle parking.

In June 2024, the City of Vancouver removed minimum parking requirements city-wide to encourage more diverse housing and transit-friendly communities. However, PCI is choosing to provide approximately 73 vehicle parking stalls for 178 residences, plus the potential for car share. It is also anticipated that residents will take advantage of its proximity to transit, cycle or walk to nearby retail and amenities.

Should the application be approved, construction on this site would likely happen over 3 years, with an anticipated completion date of 2029 (subject to approval).

Like any builder, PCI will be required to abide by the City of Vancouver’s Noise Control Bylaw which specifies the hours and days when they will be able to make construction-related noise. This is between 7:30am and 8:00pm during the week and between 10:00am and 8:00pm on Saturdays.

No construction-related noise is permitted on Sundays or on holidays, unless a separate noise variance bylaw is permitted. Furthermore, PCI prides itself on being a good neighbour. Prior to, and during construction, we will provide neighbour updates on the construction program, what to expect, and who to call with concerns.