2079-2085 W 5th Ave rezoning application

1. 100% social housing means that all residential units will be owned and operated by a non-profit (or government agency), secured through a Housing Agreement and Section 219 Covenant for the longer of the life of the building or 60 years, and that at least 30% of units will be affordable to incomes at or below the Housing Income Limits (HILS) as published by BC Housing, in accordance with the City’s definition of Social Housing. This applies to all 200 units of housing proposed for 2079-2085 W 5^th Avenue.

 As all units in this project will be owned by a non-profit, Brightside Community Homes Foundation, and will meet the other above-noted requirements of the City’s definition, the building is considered 100% social housing. The requirement for 30% HILS units is a minimum affordability threshold. The applicant is working to maximize the affordability of the remaining units, with funding confirmed later in the development process. Brightside has indicated that the vast majority of their 1000+ rental homes throughout Vancouver are rented at rates that are geared to income (approx. 30% of household income), with a limited number of new low-end-of-market rental homes that balance the feasibility of new projects. 

 2. Colliers supports Brightside through the development approvals process across Brightside’s housing portfolio, similar to the way an architect or engineer supports a project. Colliers is a development advisory and project management service provider and not involved in an ownership or operational capacity of the social housing. Collier’s role as a consultant in the development approvals process has no impact on the social housing classification. 

3. Noting that the depth of affordability is determined largely by available funding models, Brightside is seeking funding streams that will maximize the depth of affordability, such as CHF funding through BC Housing. Consistent with Council policy on social housing, the project is expected to be self-sustaining over the long-term and does not require further operating subsidies and property tax exemptions from the City. 

4. Brightside is targeting the majority of the units to be rented at rates that are geared to income, with a limited number of low-end-of-market. There is no specific unit mix requirement for the 30% minimum required HILS units, but there will be a mix of unit types across the building. The plans as-submitted to the City propose 30% family size (2+ bedroom) units. Independent-living seniors are the key target demographic for studios and one-bedroom units. 

Brightside will manage the leasing of the building and will accept applications from prospective residents. Income testing requirements are determined by the funding model that supports the development. Tenants whose rents are geared to income will be income-tested yearly or every other year. Tenants paying low-end-of-market rental rates are typically tested only once upon initial application – to determine eligibility – as per provincial (BC Housing) regulations, and may be subsequently income-tested in the instance of a change in household composition. 

Application drawings and studies are posted online as-submitted to the City. Following public engagement and staff reviews, a report will be brought forward for Council’s consideration at a Public Hearing. The application is currently under review and has not been approved.

The Broadway Plan allows consideration of up to 20 storeys in this location, up to 6.5 FSR. The application currently complies with the Plan for height, but seeks additional density for the provision of social housing. The Broadway Plan also allows exemptions to the solar access for 100% social housing developments, such as the subject application. The supportable form of development, including tower floorplate size and underground setbacks will be included in the report that is brought forward to Council for Public Hearing. As a note, the building is seeking Rick Hansen standard for accessible design throughout the building, which is why tower floorplate is slightly larger. 

Existing eligible tenants are protected by the City’s Tenant Relocation and Protection Policy. Brightside currently owns and operates the social housing building on the site, and has initiated their tenant relocation strategy with their residents, with plans to reserve homes within their existing portfolio for residents of this site, should the residents choose that option. 

Neither of the existing buildings are on the Heritage Register, nor are indicated as potential heritage sites or cultural landscapes in the Broadway Plan. 

If approved, the application will be required to comply with the Parking By-law at the time of the Development Permit. Parking and loading will need to be provided on the site and not on the street. 

For 100% social housing developments, such as the proposed, the Broadway Plan allows exceptions to solar access policies. See page 287 of the Broadway Plan. 

In response to your question, the proposal does not contradict the solar access policies of the Plan. 

Application drawings are posted online as-submitted to the City. The study on page 13 is hypothetical in nature, and does not consider tower per block limitations or likelihood of redevelopment. Please reference Figure 7.4 of the Broadway Plan, for tower limit policies and mapping. 

An interactive map of active rezoning applications can be found here. Rezoning applications in process today will (if approved) take several years to construct, and not all approved applications end up being built. For the projects that do proceed to construction, there are several factors that will moderate the pace of development including: market absorption rates (which, in part determine when developers choose to construct), labour capacity, supply and cost of construction materials, construction periods than can span multiple years, and access to capital. 

In terms of mitigating construction impacts, the City has a Noise Compliance By-law which regulates construction-related noise for private development (Weekdays 7.30am-8pm, Sat 10am-8pm, not permitted on Sundays/holidays). Developers are required to coordinate construction and street use with the City’s Engineering Department and obtain necessary permits, and provide traffic management plans when road closures are required. 

The application drawings posted online are as-submitted to the City. The ‘Relationship to Context’ page in the booklet is hypothetical and does not take into account tower limitations per block or likelihood of redevelopment.

As per Figure 7.4 of the Broadway Plan, tower limits apply to portions of North Kitsilano. For 5^th Avenue, between Vine and Cypress Streets, here is a 2 tower limit per block for the north side of the street. 

An interactive map of the active rezoning applications in the City can be found here.

200 units is the total number of proposed units in the building. 

The City’s definition of Social Housing requires:

• 100% of the units in the building must be owned by a non-profit or government agency;
• 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; and
• That 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. Often the affordability is greater than the City’s minimum threshold prior to building opening, as senior government funding is generally committed later in the development process. The applicant will meet the 30% threshold of units secured at HILs, and is working to maximize the affordability of the other 70% of units, noting that the affordability is determined largely by available funding models. 

The applicant, Brightside, is a non-profit affordable housing provider with almost 75 years of experience, strives to provide rental housing that is as affordable as possible with affordability increasing over time. The vast majority of the rental homes Brightside provides are rented at rates that are geared to income, with a limited number of new low-end-of-market rental homes that balance the feasibility of new developments.  

The HILs are based on figures established by 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. For more information, see here for the City of Vancouver’s social housing definition and BC Housing’s current HILs.

The City of Vancouver’s definition of ‘social housing’ requires: 

• 100% of the units in the building must be owned by a non-profit or government agency;
• 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; and
• That the site is secured with a housing agreement, registered against the title, to ensure the site remains social housing for 60 years.

This project will meet or exceed this social housing definition, and senior government funding is being investigated to further deepen affordability.

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. Often the affordability is greater than the City’s minimum threshold prior to building opening, as senior government funding is generally committed later in the development process after the municipality has approved the project.

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 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 project 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.

For more information, see here for the City of Vancouver’s social housing definition and BC Housing’s current HILs.

Application drawings and statistics posted online are as-submitted to the City. Following staff review, the report to Council will outline conditions of approval, including requirements related to form of development/building design.  

The drawing on page 13 is theoretical in nature and does not take into account tower limitations per block or likelihood of redevelopment. An interactive map of active rezoning applications can be found here. The subject application is currently the only rezoning application on the north side of 5^th Avenue in the immediate area. As per Figure 7.4 of the Broadway Plan, tower limits apply to portions of the block, the north side of 5^th Avenue, between Vine and Cypress Streets. 

Application drawings and statistics posted online are as-submitted to the City. Following staff review, the report to Council will outline conditions of approval, including requirements related to site design and form of development/building design.