1111 Broughton St rezoning application

Thank you for your question. I have reached out to my colleagues in Engineering, Urban Design and Housing and will provide a response soon.

Update (March 7, 2025): Where a zoning district includes minimum lot size requirements, yes FSR (floor space ratio) limits exist based on lot size. The external wall and roof of the adjacent property at 1401-1411 Pendrell St would be protected during construction, and a suitable weathertight roof and wall connection covering the gap between the buildings would be constructed to ensure longevity of both buildings exterior facades. This “Zero-Lot Line” condition is common throughout the city; at future permitting stages, the applicant’s Professional Building Envelope Engineer would propose a “good neighbour flashing detail” for review and installation, to weathertight the roof and wall connection between the buildings, with room for expansion and contraction as required. Below Grade excavations would be designed and supervised by a BC registered Geotechnical and structural engineer, to ensure safety of existing and proposed structures, and are also common throughout the city.

The proposed building is designed to respectfully acknowledge the existing context, while representing the evolution of the neighbourhood’s ambition as a vibrant and inclusive place for all.  Stepping up in scale, from the oldest Thomas Fee House, the later adjoined and larger Pendrell Suites, would now be adjoined by this taller 1111 Broughton St proposal.  Each building represents its own era, context and construction methodology, and each step builds upon the history of its predecessor without removing it. A clear distinction between the three buildings allows a clear legibility in the history and evolution of this block.

Thank you for your question. I have reached out to my colleagues in Housing and West End Plan implementation and will share a reply for you soon.

Update (March 7, 2025): Meeting the City’s definition of social housing, this application for a development owned and operated by a non-profit, would provide a minimum of 30% of units at rates affordable to households earning below BC Housing’s Housing Income Limits (HILs). The other 70% target rents are subject to be set and approved by Council, taking into consideration Housing Vancouver objectives and the Vancouver Affordable Housing Endowment Fund (VAHEF) portfolio management strategies. These could be from below-market rates up to market rates.

For clarity, in response to your final question, moderate income rental housing is secured rental housing owned by a private, non-profit, or government agency where at least 20% of the residential floor area consists of units available to qualified moderate income households, rented at permanently secured below-market rates. The term moderate income rental housing is now generally referred to as below-market rental housing. Both target households earning moderate incomes, with housing costs not exceeding 30% of household income.

Thank you for your question. I have reached out to my Parking and Transportation colleagues in Engineering and will share a reply for you soon.

Update (March 6, 2025): Staff are currently reviewing the application for compliance with the Parking By-law with respect to off-street vehicle spaces. Downtown, including the West End, is well-suited to encourage reduced vehicle trips and parking demand as the area is near transit and cycling infrastructure and has good walking facilities. A Transportation Demand Management Plan has been provided which helps to further reduce development demand for vehicle trips and parking.

Thank you for your question. I have reached out to my colleagues in Housing and West End Plan implementation and will share a reply for you soon.

Update (March 5, 2025): This rezoning application proposes a total of 136 residential units. To be considered social housing, 100% of the units in the building must be owned by a non-profit or government agency and the site is secured with a housing agreement, registered against the title, to ensure the site remains social housing for 60 years. That is the case here, and so the 100% of the units will be secured rental, with a minimum 30% of units available at or below Housing Income Limits (HILs) incomes to ensure those units are affordable for tenants who cannot afford market rates. The breakdown of units proposed is as follows: 84 studio (62%), 44 one-bedroom (32%), 8 two-bedroom (6%), and yes accessible units are included. The proposed height and context considerations are still under review. As of December 31, 2024 there are currently approximately 2,045 non-market housing units in the West End (the vast majority as social housing, with a few co-ops and supportive housing buildings). A total of 25 social housing units are under construction, and about 175 social housing units have been approved at a public hearing but have not yet proceeded to the next steps. 

Thank you for your follow-up question. I have reached out to my colleagues in Housing and West End Plan implementation and will share a reply for you soon. Some of the responses will be included in the response to your previous question.

Update (March 5, 2025):  Please see a response now posted to your previous question regarding most of these questions. Regarding where the West End Plan envisions new developments, there is consideration through the West End Rezoning Policy for increased density for social housing throughout the West End “Area A”. Regarding the proposed community space, the applicant is still evaluating potential uses for the space, with the intent to poll the future residents in the building to understand what services would be most suitable as well as take feedback from community partners to best use the space.

Thank you for your question. I have reached out to my colleagues in Urban Design and will provide a response soon.

Update (March 6, 2025): Any future development on nearby properties will need to follow 40 ft. tower setback requirements (for buildings or portions of buildings over six storeys) from existing towers. This tower setback distance ensures sunlight access to public streets.

Thank you for your question. I have reached out to my colleagues in Urban Design and will share a reply for you soon.

Update (March 6, 2025): There is a maximum floorplate size requirement for any tower proposals in the area, in addition to setback distance of 80 ft. between two tower forms to allow access to sunlight on public realm and parks. The City has a solar access policy which applies to public properties and school sites to minimize the shadows on playgrounds and parks, however the nature of development even with tower setback requirements will inevitably result in the creation of shadows, as can be experienced throughout the city.

This application proposes 6% family-sized units in the form of 8 two-bedroom units. The remaining units are one-bedroom (44 units) and studios (84 units). The Council-adopted Family Room: Housing Mix Policy for Rezoning Projects, which supersedes requirements in the West End Plan, provides family unit percentage minimums for rezoning applications for residential strata (min. 10% three-bedroom and min. 25% two-bedroom), and secured market rental projects (min. 35% two or more bedrooms). These requirements can be relaxed for affordable housing applications, such as this application proposing social housing.

Under the Council-adopted Rezoning Policy for the West End, additional density can be considered for social housing rezoning applications in this location. This application was recently received, and staff are reviewing various aspects of the proposal including the form of development/set-backs of the building.

As you’ve noted, the City of Vancouver’s definition of “social housing” requires that at least 30% of the units are affordable to incomes at or below Housing Income Limits (HILS) as published by BC Housing or equivalent publication. The HILs rates are maximums, and social housing units are typically rent geared to income (RGI) for incomes below those maximums. Further, to be considered social housing, 100% of the units in the building must be owned by a non-profit or government agency and the site is secured with a housing agreement, registered against the title, to ensure the site remains social housing for 60 years.

The intent of the City’s current social housing definition is to set a minimum threshold that is achievable for most new non-market housing development. The 30% of units available at or below HILs incomes ensures that units are affordable for tenants who cannot afford market rates. The HILs are based on figures established by Canada Mortgage and Housing Corporation (CMHC), and are intended to reflect the minimum income required to afford a unit in the private market. HILs is the maximum gross household income for eligibility in many affordable housing programs. The HILs units in social housing are available for tenants who earn at or below this number. The applicant has not confirmed what the rental rates will be for the remaining 70% of units that are not required to be at or below HILs. Often the affordability is greater than the City’s minimum 30% threshold prior to building opening, as senior government funding is generally committed later in the development process after the municipality has approved the project.  

This project will meet or exceed this social housing definition. 

For more information, learn about the City of Vancouver’s social housing definition and BC Housing’s current HILs.