Rezoning sign at 5590 Victoria Drive. The property has an approved CD-1 rezoning already four years ago in 2021. A new rezoning seeks to remove the requirement for 30% of the rental units to be offered at below market rates (HILs). The developer instead seeks 100% market units. The community garden on the site serves as a tax break, estimated at $28,800 in 2025.
There are two items of interest with the property at 5590 Victoria Drive. One is the Temporary Community Garden on the site. We’ve written about the tax breaks for empty lots that have been turned into community gardens or off leash dog parks in the past. Is this a good use of the site, or is it too much of a tax break? According to a news piece by Kristen Robinson of Global News ‘Simply a scam’: B.C. community gardens growing big tax breaks for developers” (24-Dec-2025), this community garden saved about $28,800 in municipal taxes in the year 2025 alone.
For reference, we’ve included several photos of the property and area.
The second topic of interest is the new rezoning for the site. There is already an approved spot zoning dating back to December 9, 2021. The previous credit union building on this site was previously demolished, thus creating an empty lot.
The 6-storey rental building development in the original rezoning had a requirement for 30% of the units to be offered as Below Market Rental (HILs rate).
An application dating from July 18, 2025 sought to change the HILs rate units to have 20% of the units at BMR (at a 20% discount). Now the latest revised application (October 1, 2025) would see 100% of the units become full market rental units. The applicant is JTA Development Consultants (a familiar name in the Broadway Plan area).
The ShapeYourCity consultation page for 5590 Victoria Drive curiously does not have the usual Q&A section where the public can ask questions of planners for a couple of weeks. Instead, there is a comment form that goes directly to planning staff.
Change requested to remove 30% of the dwelling units (at HILs rate) and convert to 100% market rental (photo of rezoning sign)
While large 6-storey developments might be promoted as the “revitalization” of Victoria Drive, such buildings can lead to gentrification and displacement of small independent businesses. This in turn could actually lead to a “de-vitalization” of Victoria Drive. It’s a simple exercise to compare the sections of the street that have small storefronts and a rich tapestry of shops and services with blocks that have new large developments (such as 5656 Victoria Drive that has a Vancity branch as the commercial tenant).
Community garden from laneway, looking south
Context: Victoria Drive at East 39th Avenue looking north
Rezoning application sign. JTA Development Consultants is the applicant. A previous rezoning was already approved on December 9, 2021.
Empty lot nearby at 5504-5536 Victoria Drive (site was rezoned to 6-storey RR-3B with 20% of the units are below market rents, Public Hearing was held on Oct 17, 2023)
Empty lot nearby at 5504-5536 Victoria Drive (approved for 6-storeys on Oct 17, 2023)
6-storey forms on Victoria Drive
A 6-storey building at 5656 Victoria Drive. There is a Vancity branch at retail level (contrast with other sections of Victoria Drive that contain many small storefronts).
5656 Victoria Drive. Note the Vancity branch at street level (contrast with other sections of Victoria Drive that contain many small storefronts).
Victoria Drive and East 33rd Avenue
Links
ShapeYourCity:https://www.shapeyourcity.ca/5590-victoria-dr-and-2005-e-40-ave-ta (Note: there is no Q&A section for this rezoning, there is only a section to send comments directly to the rezoning planner)
Original ShapeYourCity (approved Dec 9, 2021):https://www.shapeyourcity.ca/5590-victoria-dr with “54 secured rental units with 30% of the units occupied by households with incomes below housing income limits“
Form of Development Approval 5590 Victoria Drive/2005 East 40th Avenue:https://council.vancouver.ca/20230307/documents/a2.pdf (Note: the drawings are correct, cover page is mixed up with another application)
Staff presentation for nearby site at 5504 Victoria Drive (Oct 17, 2023):https://council.vancouver.ca/20231017/documents/phea4-5504-5536VictoriaDr.pdf
HILs rate Dec 2025:https://www.bchousing.org/sites/default/files/media/documents/Housing-Income-Limits-Dec-2025.pdf
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