2202-2212 W 10th Ave rezoning application

This rezoning application is not being assessed against or required to comply with the Vancouver Social Housing Initiative (VSHI). This proposal is for market rental with below-market rental housing, and is being assessed against the policies for new market rental outlined in the Broadway Plan. The VSHI only applies to projects providing 100% social housing, owned and operated by a non-profit corporation or level of government.

The City evaluates new market and below-market rental housing proposals - including those under the Broadway Plan – based on City approved policies, including affordability and unit mix. These policies balance housing needs with project viability. As such, below-market rents must be at least 20% below CMHC average rents by unit type at the time of occupancy, and 35% of the units must be family sized (2+ bedrooms). However, rents are not directly tied to income, so the City recognises that these units therefore may not meet the needs of lower income households. 

The city monitors CMHC data, including vacancy rates across different unit sizes and tenures, and uses Housing Needs Reports to assess demographic and economic trends and project housing needs. These reports inform housing targets, but do not prescribe specific unit types or affordability levels on a project basis. 

For renters whose needs may not be met in the market, social housing seeks to address the needs of lower income households. The Housing Vancouver Strategy and Three Year Action Plan set a target for 10,000 new social and supportive housing units between 2024 and 2022. The City of Vancouver defines social housing as rental housing of which 30% must be rented to households with incomes below BC Housing’s housing income limits, and rented at no more than 30% of household income.  

The City of Vancouver acknowledged the misalignment between housing supply and actual community needs in its November 2024 Housing Needs Report. While there is still progress to be made in aligning supply with community needs, this rezoning application works towards addressing this alignment by:

• Securing 20% of the units as below-market rental, with rents set at least 20% below CMHC average market rents.  
• At least 35% of the units must be family sized (2+ bedrooms). 
• All units will be secured by a Housing Agreement ensuring the units cannot be converted to strata ownership, preserving long term rental stock. 

In addition to the above, other examples of safeguards and policy mechanisms to ensure progress on Vancouver’s stated housing goals, include

• The Housing Vancouver Strategy (2018–2027) and its updated 10-Year Targets (2024–2033) aim to deliver 83,000 net new units, with a strong emphasis on rental and social housing. 
• The City is required to meet Provincial Housing Targets under the Housing Supply Act, with annual reporting and potential provincial intervention if targets are not met. 
• Development incentives to incentivise rental development, including DCL Waivers and parking reductions.
• Streamlined rezoning processes to allow for rezoning to standard rental districts in low-density transition areas (E.g. RR-3B). 

Thank you for your question. This application is being reviewed under the Broadway Plan, which allows for higher building heights and densities than those permitted by the Transit-Oriented Areas (TOA) Policy. Under the Broadway Plan, the proposed 25-storey building could be supported. However, the final decision—whether to approve, deny, or request revisions—rests with Mayor and Council. The Broadway Plan envisions a gradual transition in building height and density moving away from SkyTrain stations. This site is close to the future Arbutus Station and has a street frontage of over 150 feet, which makes it eligible for consideration as a high-density building form.

Engineering review is still on-going. Details related to off-site upgrades and/or safety measures will be identified within the forthcoming report to Council. 

The flythrough is intended to be conceptual in nature. Currently, they are not required to indicate existing buildings or the development potential for the surrounding area. The flythrough is more intended to demonstrate the proposed building form and design. Details on the submission requirements are publicly available here: https://vancouver.ca/files/cov/application-for-cd1-rezoning-guide.pdf

As part of the application requirements, the applicant is required to submit a title search, a summary of all legal charges on title, as well as a BC Company summary that outlines the applicant’s corporate structure. The BC Company summary is reviewed by the City’s legal department to ensure the applicant is in “good standing” which means the company has met all its legal and regulatory obligations with the BC Corporate Registry. Based on staff’s research, historically, BC Tel lands were private with no transition from public to private ownership. 

Council has the discretion to adjust the enactment timeline for rezoning applications, particularly in cases where there are concerns about land speculation or delays in housing delivery. For example, Council may require the applicant to submit a development permit application within two years, complete land consolidation through subdivision, and execute all necessary legal agreements before the rezoning is enacted. These additional steps help ensure the applicant is committed to moving the project forward. However, it is important to note that Council cannot require construction to begin or be completed within a specific timeframe.

Thank you for your question. At present, the City does not have a policy requiring owners of secured market or below-market rental buildings to lease out all units immediately following occupancy. Ultimately, developers are incentivized to lease out units in order to generate revenue. Where units are secured at below-market rents through housing agreements, the City does require annual reporting to ensure affordability targets are met. Staff recognize the importance of ensuring that public benefits translate into real housing outcomes, and this issue remains a priority as part of ongoing policy development.

Thank you for your question. The strip of private land along Marstrand Ave has a statutory right-of-way (srw) registered on the title of 2228 Marstrand Ave. Staff have not yet reviewed the legal document that enables the srw, however, it is likely the srw permits public access. The question surrounding specific use and the maintenance is a fair question. Planning will coordinate a more detailed response with Engineering and get back to you.