City Duo’s Guide to Moderate Income Rental Housing – All you Need to MIRHPP

Last Updated: January 12th, 2024 
– Noted that a development permit has been filed for 3233-3245 Fraser Street
– That the 4683 Arbutus Street enquiry has been abandoned
– Added a 14 floor building submitted at 700-726 Kingsway that failed to move ahead.
– That the homes at 444 Kootenay have been cleared for occupancy
– Noted that the rents of the moderate income rental homes have been realigned with the Below-Market Rental Housing Policy.

This post will remain at the top of City Duo’s Homepage, and will be updated as new information comes to light.

As engaged Vancouverites, Hannah and I do our best to understand what the people of our city want to know more about. One thing we’ve noticed is that there’s been a lot of discussion about our city’s various rental incentive programs, particularly the Moderate Income Rental Housing Pilot Program.

That’s despite its lack of success, as while roughly 50 project enquiries were submitted, less than 20 have moved forward, with most failing to meet the policy’s criteria or prove economically feasible. For this reason, in November 2019, City Council extended the deadline for submissions into the program until January 2021 (pg 17 E), and then to January 31st, 2022 due to the pandemic (pg 44).

Yet a few months later, on July 21, 2021, a majority of city council, Carr, Fry, Wiebe (Green), Bligh (ABC), Hardwick (Team), & Swanson (Cope) (5:00:44) rejected changes city staff stated were needed to save this program (4:05:21). This decision led Mayor Stewart (4:35:02), Councillors De Genova (NPA), Dominato (ABC) (4:44:30), and Boyle (One City) (5:07:40) to express fears the program is now effectively dead. Afterwards, a second vote saw new applications prohibited from lots that currently only permit single-family homes or duplexes (pg 52), which is the majority of Vancouver.

After the 2022 election of an ABC super majority to city council, city staff recommend aligning the rents of the moderate income rental homes with the permanent Below-Market Rental Housing Policy. This was approved unanimously on October 4th, 2023.

For ease of purpose, we have broken these projects into four categories; rezoning, enquiry, approved, and rejected/withdrawn. Proposals that are scheduled for an upcoming Public Hearing will be moved to the top of the page.

What is MIRHPP?

The acronym for this mouthful of a program title is pronounced similarly to burp.

It offers incentives to provide rental housing, but more than that, it guarantees that 20% of the floor area proposed will never be set higher than 20% below the average rent in Vancouver as determined by the Canadian Mortgage and Housing Corporation. You can learn more about the program here.

 

Rezoning Applications – 1 Project
An official application that falls within the MIRHPP guidelines has been filed with the city.

1. 4545 W 10th Avenue (Former West Point Grey Safeway)

What is it?:
These two 17 and 19 floor towers are joined together by a 6 floor podium, which will include a grocery store at the ground level, and a large amenity space on its roof.

How much rental housing will it provide?:
It will provide 453 market rate rental homes, and another 113 set at rates that are affordable for households with moderate incomes.

What events has City Duo attended?:
We attended in-person open house events for both the its first, and second pre-application concepts.

Backlash?
Based on what we’ve seen, most were generally willing to accept this in exchange for bringing a grocery store back to the neighbourhood. That support has grown over time rising from plurality of all respondents (43%), to a near super majority of the community who attended the second preliminary open house (65%).

Likely next step?:
A rezoning application has been filed, and should soon be posted to the Shape Your City page for further public consultation.

Enquiries – 1 Project
An applicant has submitted a concept to the city that falls within MIRHPP’s guidelines. Projects in this list may or may not move forward to the rezoning stage.

1. 8428 – 8438 Elliott Street and 2408 – 2528 SE Marine Drive

What is it?:
An innovative terraced building with an interior courtyard at the corner of SE Marine Dr and Elliot Street. It was designed to respond to the slopes of the West Fraser Lands.

How much rental housing will it provide?:
It would have provided 240 rental homes.

What events has City Duo attended?:
None have been held. However, we meet with the architect firm, and have received correspondence from a reader detailing the opinions of those opposed to the application.

Backlash?
A large amount from a “residents association” that was recently formed by a trio of development industry insiders to oppose this project.

Likely next step?:
It’s hard to imagine this MIRHPP proposal will proceed due to the difficulties it’s faced, but you can send your thoughts to the applicant team here.

Approved Rezoning Applications – 13 Projects
City council has approved the use, height, massing, and density of these proposals.

-Source

1. 2543 Renfrew Street — (DP-2020-00235)
(formerly 2543 – 2583 Renfrew St. & 2895 East 10th Ave)

What is it?:
A 8 floor building on a steep hill with retail at grade, north of the 2603 Renfrew Street proposal.

How much rental housing will it provide?:
It will allow for 103 homes.

What events has City Duo attended?:
We attended the pre-application open house, the city-led open house, and saw the proposal supported by the Urban Design Panel.

Backlash?:
There was very little interest in either this proposal or its southern partner.

Have there been any significant design changes?
Due to the support of the community, Urban Design Panel, and its proximity to SkyTrain, city staff allowed the project to expand to 8 floors from the originally proposed 6.

How did city council vote?:
Unsurprisingly, this project won the unanimous support of our elected officials.

Likely next step?:
As of February, 2022, with all approvals in place, construction of this building is ongoing, so the next major step will be when people get to move in.

-Source

2. 2603 Renfrew Street — DP-2020-00236)
(formerly 2603 – 2655 Renfrew Street)

What is it?:
A 8 floor building on a steep hill with retail at grade, south of the 2543 Renfrew Street proposal.

How much rental housing will it provide?:
It will allow for 82 homes.

What events has City Duo attended?:
We attended the pre-application open house, the city-led open house, and saw the proposal supported by the Urban Design Panel.

Backlash?:
There was very little interest in either this proposal or its northern partner.

Have there been any significant design changes?
Due to the support of the community, Urban Design Panel, and its proximity to SkyTrain, city staff allowed the project to expand to 8 floors from the originally proposed 6.

How did city council vote?:
Unsurprisingly, this project won the unanimous support of our elected officials.

Likely next step?:
As of February 2022, with all approvals in place, construction is well underway, so tenancy will be the next step.

3. 1805 Larch Street — (DP-2020-00385)

What is it?:
A 5 floor box-like building which is largely hidden by existing trees.

How much rental housing will it provide?:
Despite being further cut back as a condition for its approval by council, the smaller residential floor area of 4,180 m (44,784 sq.ft) will now allow for 68 homes, with 14 to be rented at reduced rates.

What events has City Duo attended?:
We have attended the city-led open house, and saw the proposal supported by the Urban Design Panel at the rezoning and development application stages.

Backlash?:
Extreme; Flyers circulated in the neighbourhood described these homes as a monstrosity, and the attendance at the city-led open house exceeded the venue’s fire safety capacity limit.

Have there been any design changes?
Due a passionate opposition, 8 moderate incomes rental homes, and one floor of housing was eliminated after the applicant-led open house. A further reduction was required as a condition of its rezoning approval.

How did city council vote?:
Following a toxic public hearing, Councillors Carr (Green), Hardwick (Team), and Swanson (COPE) voted against this project.

Likely next step?:
As of April, 2023 construction of these homes in almost complete.

-Source

4. 1956 – 1990 Stainsbury Avenue — (DP-2020-00443)

What is it?:
A colourful 5 storey building on a lot currently divided into  four single family homes.

How much rental housing will it provide?:
The residential floor area of 5,830 sq. m (62,760 sq. ft.) will allow for 80 homes.

What events has City Duo attended?:
We have attended the city-led open house and saw the proposal supported by the Urban Design Panel.

Backlash?:
Mild; the most concern came from immediate neighbours who were upset about the building’s size, and the amount of new housing added in the area recently.

How did city council vote?:
One young person’s passionate plea to be allowed to have a future in the community won over most on city council, except for Councillor Hardwick (Team), who was the lone vote against.

Likely next step?:
These homes are almost finished construction, and could be the first MIRHPP building to open..

5. 444 Kootenay Street
(Formerly) 3600 East Hastings Street  & (DP-2020-00482)

What is it?:
A 14 storey building with retail at grade, kitty corner to the Kootenay Loop.

How much rental housing will it provide?:
The residential floor area of 6,595.86 sq. m (70,997 sq. ft.) will allow for 94 homes.

What events has City Duo attended?:
We have attended the pre-application open house, and the city-led open house. While we were unable to attend the Urban Design Panel review at the rezoning stage the official minutes reveal it won their strong support (pg 6).

Backlash?:
High; Though those who slandered renters at the open house didn’t attend the public hearing. Instead, the concern was it would lead to traffic congestion, and lessen the availability of street parking.

How did city council vote?:
Councilor Swanson was the lone vote against this project, and its companion at 3680 East Hastings.

Likely next step?:
Its homes have been cleared for occupancy by the city, yet the retail stores still need a little more work before this construction is officially deemed to be complete.

6. 435 Boundary Road
(Formerly 3680 East Hastings Street & (DP-2020-00483)

What is it?:
A 14 storey building with retail at grade, a block away from the Kootenay Loop

How much rental housing will it provide?:
The residential floor area of 8,258.8 sq. m (88,897 sq. ft.) will allow for 118 homes.

What events has City Duo attended?:
We have attended the pre-application open house, and the city-led open house. While we were unable to attend the Urban Design Panel review at the rezoning stage the official minutes reveal it won their strong support (pg 6).

Backlash?:
High; Though those who slandered renters at the open house didn’t attend the public hearing. Instead, the concern was it would led to traffic congestion, and lessen the availability of street parking.

How did city council vote?:
Councilor Swanson was the lone vote against this project, and its companion at 3600 East Hastings.

Likely next step?:
After having achieved all the needed approvals, construction started on August 4th 2021, so the next significant milestone will come when these homes are ready to be moved into, likely sometime in 2024.

-Source

7. 451 Kingsway
(formerly) 445 Kingsway and 2935 St. George Street — (DP-2021-00394)

What is it?:
Two 14 floor buildings, with a 6 storey podium that will incorporate the current car dealership on the ground level. It also hopes to enable an expansion of Robson Park.

How much rental housing will it provide?:
236 homes, with 47 at MIRHPPs rates.

What events has City Duo attended?:
We were one of the few who attended the pre-application open house, and city-led open house. We also watched the Urban Design Panel commend the applicant’s skillful handling of this proposal at the rezoning stage.

Backlash?
Virtually non-existent.

How did city council vote?:
It won unanimous support from city council, though Councillor Hardwick (Team) abstained from voting.

Likely next step?:
These homes were expected to be finished around December 2024, however that goal seems impossible as construction has yet to start.

–Source

8. 1111-1123 Kingsway — (DP-2021-00269)

What is it?:
This rental building is comprised of a 14 floor tower, with a five floor podium that will have retail space at the ground level. It replaces a transmission and a glass repair shop.

How much rental housing will it provide?:
140 homes, with 20% at rates affordable to households earning a moderate income.

What events has City Duo attended?:
We have attended the pre-application open house, the city-led open house, and saw it supported by the Urban Design Panel, though they would have preferred to see a taller, slimmer building.

Backlash?
Most residents feel the new growth in the area has made the community even better, but several were opposed to any change here prior to the completion of the City Plan process.

Have there been any significant design changes?
Yes, based on public input, and advice from the Urban Design Panel, city staff required the applicant to reduce the height of the podium by one floor, and shrink the size of the tower’s floor area. This eliminated area was added to the tower as a 14th floor.

How did city council vote?:
Councilor Swanson (COPE), and Hardwick (Team.) voted against these homes. The former felt they weren’t affordable enough, and the latter expressed they weren’t worth increasing the area’s density.

Likely next step?:
Construction is well underway as of June, 2023, so the next major milestone should be when these homes are ready for occupants.

-Source

9. 2538 Birch Street — (DP-2021-00628)
(Formerly 1296 West Broadway)
(July 9th Public Hearing)

What is it?:
A 12 storey addition to a previously approved 16 storey rental building with retail at grade, currently home to an empty lot.

How much rental housing will it provide?:
Including the previously approved amount, a total of 262 homes. 53 of the 104 homes in this proposed increase will be at MIRHPPs rates.

What events has City Duo attended?:
We have attended the pre-application open house, the city-led open house, and saw the proposal supported by the Urban Design Panel at the rezoning stage, and again as a development application.

Backlash?:
It was so significant that the public hearing lasted for several days, and drew in over 100 speakers. Those in support included nearby residents, and Vancouver General Hospital’s healthcare heroes. In contrast, many of those opposed came from neighbourhoods  to the west, and were concerned this could lead to similar growth in their area of the city.

How did city council vote?:
A razor thin majority sided with our city’s frontline workers, while Councillors Adrian Carr, and Pete Fry (Green), Jean Swanson (COPE), Rebecca Bligh (ABC), and Colleen Hardwick (Team) believed these homes would negatively impact this community.

Likely next step?:
With construction finally underway, these homes should be ready for occupancy in a couple years.

-Source

10. 3725 W Broadway
(formerly) 3701-3743 West Broadway & (DP-2020-00888)

What is it?:
14 floors of rental housing, with retail at grade. Replacing a strip mall and empty lot.

How much rental housing will it provide?:
164 Homes, with 33 set at MIRHPPs rates.

What events has City Duo attended?:
We have attended the pre-application open house, the city-led open house, saw it win the support of the Urban Design Panel at the rezoning and development application stage.

Backlash?
Over 240 people attended the city-led open house, and a similar number have sent in comments to city council. Some felt this building would house transients, not families, expressing those who earn less than $400,000 shouldn’t live in Vancouver. Others believed it resembled a prison. Many promised to halt this project, and the “luxury” SkyTrain to UBC.

Have there been any significant design changes?
Yes, significant changes have been made based on input from the public, and the Urban Design Panel. The brown/orange grid pattern has been replaced with a muted colour tone, and a look that’s more typical of the area. The height has also been reduced,  and there’s been several improvements to the public realm.

How did city council vote?:
Once again, it was Councillor Swanson (COPE), Hardwick (Team), and Carr (Green) who were the lone votes against this project. The latter noted they simply felt this type of building wasn’t appropriate in this neighbourhood.

Likely next step?:
Construction reached the ground level Spring 2023, so this building should rise soon.

11. 2010 Balaclava Street — (DP-2021-00652)
(formerly) 3084 – 3086 West 4th Avenue & 2010 – 2032 Balaclava Street

What is it?:
A 6 Storey building, the new version of a Vancouver Special, which will replace three duplexes.

How much rental housing will it provide?:
35 homes, with 8 set at MIRHPPs rates.

What events has City Duo attended?:
We have attended the pre-application open house, the city-led open house, and saw it supported at the rezoning, and development application stages by the Urban Design Panel.

Backlash?:
There was a small crowd who were quite opposed at the pre-application event we attended. Some of the neighbours have created a website, We Love Kits, to build opposition against this proposal. Ultimately, false claims of an alternative proposal led to its public hearing dragging on for four long nights.

How did city council vote?:
Councillor Hardwick (Team) was the only one opposed to this project, and even attempted to refer it back to city staff. That effort failed to garner any support, unlike Councilor Dominato’s (ABC) successful amendment that called for it to pursue architectural, and landscape excellence, as well as to explore changes to the bulk, and massing (pg 12).

Likely next step?:
On May 2nd, 2022 the Development Permit Board approved an updated version of the proposal, however a death in the small family who proposed this project will likely cause delays.

-Source
12. 2406-2484 Renfrew Street – (DP-2022-00805)

What is it?:
This is a 14 floor tower, a six floor podium that steps down in height to only three floors by the time it reaches East 8th Avenue. This revised concept also separates this two forms with a courtyard.

How much rental housing will it provide?:
There will be 179 homes created, with roughly 36 set at MIRHPP rates.

What events has City Duo attended?:
We viewed the virtual pre-application event, and the city-led Q&A session. We also watched the Urban Design Panel request it make significant revisions, which won their support at the rezoning, and development permit stages.

Backlash?
Like the MIRHPP projects on the block to the south, this one hasn’t garnered much attention of any kind.

How did city council vote?:
As every public speaker offered their support (pg 7), it easily won city council’s unanimous approval, though Councillor Hardwick (Team) voted to abstain.

Likely next step?
Now that a development application (archive) has been approved by the Director Of Planning, some fine-tuning will be needed to satisfy its conditions of approval before a building permit can be secured to allow construction to begin.

-(Source)

13. 3233-3245 Fraser Street (Archived Link) – (DP-2022-00805)

What is it?:
This is a 14 floor building with retail stores planned at the ground level.

How much rental housing will it provide?:
It will provide 86 market-rate homes, and another 22 that will be targeted for households with moderate incomes.

What events has City Duo attended?:
We attended its in-person pre-application meeting (Archived Meeting Link),  looked at its city-led online Q&A session, and saw it win the Urban Design Panelès support at the rezoning stage.

Backlash?
The only complaints we heard came from a few nearby business owners who were worried about how this will affect the availability of street parking in the area.

How did city council vote?:
It won the unanimous support from every city councilor that were present at the meeting.

Likely next step?
A development application has been submitted, but has yet to be uploaded to the Shape Your City website.

Rejected / Withdrawn – 50+ Projects (4 Identified) 
Any MIRHPPs concept that has been rejected by city council, city staff, or withdrawn by the applicant.

1. 2810 & 2830 Grandview Highway

What was it?:
A 6 storey building with retail on the first floor, the modern version of a Vancouver Special. It’s currently home to a 2 storey commercial building.

How many rental homes would it have provided?:
The residential floor area of 4, 021 sq. m. (71, 113 sqft) will allow for 57 homes.

What events has City Duo attended?:
We have attended the pre-application open house, the city-led open house, and saw the proposal supported by the Urban Design Panel at the rezoning stage.

Backlash?:
None at all, the open house was poorly attended.

What was the final outcome?
Despite the lack of public opposition or interest, it was rumoured there were serious difficulties with its fiscal viability. Ultimately, the proposal was placed on hold in February 2021 and is no longer consider active by city staff.

2. 4683 Arbutus Street

What was it?:
Two fourteen floor buildings with 6 floor podiums, daycare, Mobi stations and space for a public market. One tower may be allowed to reach 17 floors, or two podiums could reach 7 if public feedback approves.

How much rental housing will it provide?:
500 homes.

What events has City Duo attended?:
We have attended the pre-application open house.

Backlash?
Very small, though some are upset, and misinformed.

What was the final outcome?
Three years after the property was sold, the new ownership has moved forward with a far smaller townhome proposal that complies with the existing CD-1 (26) zone that was approved 1963.

3. 700-726 Kingsway

What was it?:
This would have been a 14 floor building, with retail stores on the ground floor.

How many rental homes would it have provided?:
It would have provided up to 117 rental homes.

Backlash?:
Hannah and I are unaware of whether there was any public notification about this early concept.

What was the final outcome?
For reasons unknown to us it never made it past the enquiry stage.

4. Kootenay Bus Loop

What was it?:
A plan by TransLink to enhance the Kootenay Loop by adding housing to it.

How many rental homes would it have provided?:
It would have provided up to 285 rental homes.

Backlash?:
It likely would have mirrored the reaction to the two MIRHPP projects that were approved at 3600 and 3680 East Hastings.

What was the final outcome?
It was identified by Dan Fumano in the Vancouver Sun in 2020 as being withdrawn by its proponents in 2019.

5 – 10. Withdrawn Proposals

What were they?: As reported by Dan Fumano in the Vancouver Sun in 2019, At least 5 proposals accepted into the program were withdrawn by their proponents. Only one of these has been publicly identified thus far.

11 – 50+ Rejected or Withdrawn Proposals

What were they?:  As revealed by city staff at least 50 proposal have been submitted, but the vast majority have failed make it past the enquiry stage. Since an unredacted version of this list is not publicly available, we are unable to provide any further information about them.