800 Commercial Dr rezoning application

Thank you for your questions. The Grandview Woodland Community Plan does have a set of values which guides the preparation of the Plan, including one you have noted:

“4. CHANGE

Change is inevitable. But a mindful approach to the pace and type of change is essential. Change must be integrated, gradual, and sustainable and be responsive to the needs of local and city residents.”

The Plan also sets out a number of principles, including “Principle 3: Support a range of affordable housing options to meet the diverse needs of the community”. Although there are max heights and densities set out for specific areas in the Plan, the Plan also identifies special sites in Section 6.1.4. This site in particular is identified as a Special Site in the Plan (see page 50) and is generally expected to deliver a mixed-use development which includes affordable housing, community services and commercial uses. Up to 12-storeys is contemplated by this section of the Plan for this site, however the Housing Policies section of the Plan permit consideration of additional height and density for non-market housing projects to assist with project viability.

In general, change in the Grandview-Woodland Community Plan area is anticipated to occur in keeping with the Plan’s expectations, in particular for projects proposing market rental or strata residential uses. Sites delivering non-market housing, Indigenous housing and other social purpose uses could be considered for additional height and density, through site-specific rezoning applications.

The City of Vancouver’s definition of “social housing” requires that: 

• 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
• 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.

Your concern regarding parking is noted. The rezoning application is currently under review by City staff, including in relation to the Parking By-law. The Parking By-law does permit a reduction in parking spaces for social housing uses and when applicants propose sustainable transportation demand management solutions. Should this rezoning be approved by Council, the final parking scheme would be determined in conjunction with City staff at the next approvals stage, the development permit stage.

The applicant has advised that there are many considerations involved in identifying development sites for affordable housing projects. BC Housing has established Target Cost Frameworks for the development of affordable housing both in Vancouver and throughout the province. Every project undergoes a thorough costing analysis before sites are chosen, and project budgets are set before receiving funding approvals.  

Thank you for your question. The application and proposed design scheme is still under review by City staff, in particular as it relates to the Grandview-Woodland Community Plan. 

As you have noted, the Plan sets out parameters for redevelopment of this area. Generally, the plan seeks a mixed-use development which includes affordable housing, community services and commercial uses, and ensures “an active, pedestrian-friendly environment that explores opportunities for a public plaza, as well as full or partial pedestrianization of Commercial Drive between Venables and Adanac.” The section of the Plan for this site (page 51) also notes that “These conceptual plans are for illustrative purposes only. They are not intended to be prescriptive but to clearly illustrate concepts that could fulfill the intent of this plan. A rezoning is likely to be necessary with detailed project design determined at that stage.” The Plan does note this pedestrianization as an opportunity (not a requirement) for the site (as quoted above), however a pedestrianized street is not proposed as part of the rezoning application due in part to the rezoning site not being the entire site contemplated in the Plan. As for the increased setback from the frontage along the Diversion, as the applicant is only proposing redevelopment of the northern portion of the site contemplated in the Plan, they have chosen to propose a building which occupies more of the site area in order to increase the amount of housing units delivered on the site. Staff have begun review of the rezoning, in particular as it relates the Plan. Rezoning conditions, which could relate to public realm and pedestrian-friendly improvements, could result from that review.