Report - Provincial Housing Targets Order - 6 Month Interim Report: October 1, 2023

COUNCIL REPORT

Report Date:

May 10, 2024

Contact:

Dan Garrison

Contact No.:

604.673.8435

RTS No.:

16355

VanRIMS No.:

08-2000-20

Meeting Date:

May 14, 2024

Submit comments to Council

TO:

Vancouver City Council

FROM:

General Manager of Planning, Urban Design & Sustainability

SUBJECT:

Provincial Housing Targets Order – 6 Month Interim Report:

October 1, 2023 – March 31, 2024

Recommendations

A. THAT Council receive for information the Housing Targets Interim Report:

October 1, 2023 – March 31, 2024, as contained in Appendix A.

B. THAT Council direct Staff to submit the Housing Targets Interim Report:

October 1, 2023 – March 31, 2024, as contained in Appendix A, to the Province

by May 15, 2024, in order to comply with the requirements under the Provincial

Housing Supply Act.

Purpose and Executive Summary

On September 26, 2023, the Province issued a Housing Targets Order to the City of Vancouver,

which includes a minimum number of net new units to be completed within a 5-year period

(2023 - 2028). As part of the Order, the Province established requirements for interim and

annual reporting. In order to comply with these requirements, this report brings forward the first

Interim Report for the period between October 1, 2023, to March 31, 2024.

Council Authority/Previous Decisions

• Housing Vancouver Strategy (2017)

• Vancouver’s Housing Needs Report (2022)

City Manager's Comments

The City Manager recommends approval of the foregoing.

Provincial Housing Targets Order – 6 Month Interim Report: October 1, 2023 – March 31, 2024

– RTS 16355 Page 2

Context and Background

Proposed Provincial Housing Targets

The Housing Supply Act came into effect in the Spring of 2023, enabling the Province to set

housing targets for municipalities in British Columbia. Vancouver was among the first ten

municipalities selected, and was issued a Housing Target Order on September 23, 2023, for

28,900 units of net new housing to be completed between October 1, 2023, to September 30,

2028. These housing targets are part of a suite of Provincial legislative changes aimed at

increasing housing supply, including increasing housing around transit areas, expanding the

number of units allowed to be built in areas with single-family zones, changes to how

municipalities can finance growth and new tools to help local governments better regulate short

term rentals.

Under the Housing Supply Act, municipalities are required to submit regular reports on the

progress towards housing targets. For Vancouver, the following reports are required as part of

this first 5-year Target Order, and must be received by resolution at a City Council meeting and

submitted to the Province within 45 days of the end of the reporting period.

Table 1. Housing Targets Progress Reporting Timeline

Reports Required Report Due to the Province

Reporting Period 1.1: October 1, 2023 – March 31, 2024

May 15, 2024

Reporting Period 1.2: October 1, 2023 – September 30, 2024

November 14, 2024

Reporting Period 2: October 1, 2024 – September 30, 2025

November 14, 2025

Reporting Period 3: October 1, 2025 – September 30, 2026

November 14, 2026

Reporting Period 4: October 1, 2026 – September 30, 2027

November 14, 2027

Reporting Period 5: October 1, 2027 – September 30, 2028

November 14, 2028

This first interim progress report is intended to provide the Province with an early indication of a

municipality’s ability to meet or make progress toward achieving its housing targets. Under the

Housing Supply Act, the Province may take certain actions if a municipality has not met its

housing target or made satisfactory progress to meeting the target, including the appointment of

an advisor to make recommendations on additional actions to meet or revise targets. The

Minister of Housing may also issue a directive to municipalities to enact by-laws and / or issue

specific permits.

Housing Vancouver 10-Year Targets

Vancouver has its own 10-year housing targets that were adopted by Council in 2017, through

the Housing Vancouver Strategy. The housing targets advance the Strategy’s core principles to

shift the city’s housing development pipeline toward the ‘right supply’ while taking steps to

address speculative demand; protect and retain the existing rental stock; and ensure support for

the city’s most marginalized residents. Staff are currently updating the City’s housing targets to

incorporate the new Provincial Target Order and will bring forward refreshed housing targets for

Council approval in June of this year.

Provincial Housing Targets Order – 6 Month Interim Report: October 1, 2023 – March 31, 2024

– RTS 16355 Page 3

Strategic Analysis

1. Provincial Housing Target – Interim Report

The 5-year housing target (October 1, 2023 – October 1, 2028) for the City of Vancouver is

28,900 net new completed housing units. The Province will measure completed units annually

and cumulatively as follows:

• Year 1: 5,202

• Year 2: 10,597

• Year 3: 16,281

• Year 4: 22,349

• Year 5: 28,900

Detailed information on the methodology and implications of the Target Order can be found in

Appendix B and C.

Completions as a Measure

It is important to note that projects reaching completions in 2024 are measuring applications that

began construction 2-3 years ago. These projects have already worked their way through the

municipal permitting process and were approved over the last 5 years or longer. Thus, these

initial years of Provincial reporting, while important in establishing a baseline, are a measure of

previous policy decisions and applications already in our development pipeline. The impact of

policy changes made today, and projects approved this year, will not reach completions until the

later years of the Target Order timeline or into the next Provincial Target Order.

Progress Towards Provincial Target

Over the last six months, there have been approximately 1,600 net new units completed within

Vancouver. Although it is common for completions to be lower in the first part of the year, we

note a decline in completions over the last two years from 2022 to 2024.

Table 1. Progress Towards Provincial Target Net New Units Year 1 – 6 month interim

report (October 1, 2023 – March 31, 2024)

Net New Units

Oct. 1, 2023 – Mar. 31, 2024

Year 1 – Provincial Target

Oct. 1, 2023 – Sep. 30, 2024

1,607

5,202

Despite lower than anticipated completions, there is an unprecedented volume of projects in-

stream, with enough capacity in our current development pipeline to meet the Province’s overall

completions target over the 5-year time frame.

Provincial Housing Targets Order – 6 Month Interim Report: October 1, 2023 – March 31, 2024

– RTS 16355 Page 4

Figure 1: In-Stream Projects by Development Status as of March 31, 2024 and Projected Low-

Density Housing Permits

There are currently ~31,300 units of housing at different stages of application, exceeding the 5-

Year Provincial Target of 28,900. This includes ~14,600 units recently approved and 8,000 units

currently under construction following a record number of rental approvals and building permits

issued in the last 2 years.

An additional 8,700 units are anticipated to complete over the next 5

years from applications currently under review and forecasted low-density housing permits (e.g.

infill, duplexes, and multiplexes). In addition, CMHC indicates that 3,880 housing starts were

counted during this reporting period, following record levels of starts in 2022 and 2023 which are

expected to complete over the next few years.

While the City has the ability to approve projects and expedite processes, the timing for

construction and completion of housing units is primarily dependent on factors beyond the City’s

control, including capacity of the construction sector, inflationary pressure, access to funding,

and financing for market and non-market developers. Making meaningful progress towards

project completion requires coordinated effort by all levels of government and various sectors of

the economy.

2. Provincial Guidance on Unit Breakdown - Tenure, Affordability, and Unit Mix

In addition to an overall supply target, the Province also included unit breakdown categories -

tenure, affordability, supportive housing units, and unit mix - as initial guidance. Although they

are not requirements, the Province has encouraged municipalities to strive toward meeting and

monitoring the unit breakdown.

Note the ~31,300 units in the pipeline include development applications approved during the 6-month

interim reporting period (Appendix A. Section 5 of the Housing Target Progress Report Form)

Provincial Housing Targets Order – 6 Month Interim Report: October 1, 2023 – March 31, 2024

– RTS 16355 Page 5

Table 3: Initial Guidance – Unit Breakdown Categories (2023 – 2028)

Unit Category

5 Year Target

Year 1 Target

Share of Total

Units

(%)

Total units - TARGET

28,900

5,202

100%

GUIDANCE

Units by Size

Studio & 1-bed

17,459

3,121

60%

2 bed

5,231

936

18%

3+ bed

6,209

1,145

22%

Units by Tenure

Rental

20,886

3,745

72%

Owned

8,015

1,457

28%

Total Rental

Units by

Affordability

Market

12,992

2,341

45%

(62% of rental units)

Units renting at or

below HILS *

7,894

1,405

27%

(38% of rental units)

Supportive Rental Units **

583

104

Note: The target breakdown by category is provided as guidance and subject to further refinement in the coming months

by Provincial staff. The finalized target breakdown will be part of a future revised Target Order.

*Rental units affordable to households with incomes at or below BC Housing’s Housing Income Limits

**Included in the below-market rental target breakdown and rented at shelter rate with on-site supports for people

transitioning out of homelessness

Figure 2. City of Vancouver Progress Toward Provincial Guidance on Breakdown

Categories from October 1, 2023 to March 31, 2024

Gross Units By Size

N=1,077

*Only include multi-family units

193

18%

297

28%

402

37%

185

17%

Net Units By Tenure

N=1,607

Rental

819

51%

Ownership

788

49%

Net Rental Units By

Affordability

Market

rental

808

99%

Units renting

at/below HILs

N=819

2 Bed

1 Bed

Studio

3 Bed

Provincial Guidance

Studio (40%)

1 Bed (20%)

2 Bed (18%)

3 Bed (22%)

Provincial Guidance

Rental (72%)

Ownership (28%)

Provincial Guidance

Market rental (62%)

Units renting at/below

HILs (35%)

Supportive rental units

(3%)

Provincial Housing Targets Order – 6 Month Interim Report: October 1, 2023 – March 31, 2024

– RTS 16355 Page 6

Tenure Mix

An analysis of the City’s pipeline of in-stream projects indicates that new supply is shifting

towards a majority share in rental and family sized units. From October 1, 2023, to

March 31, 2024, 51% of all net completions (819 units) are purpose-built or secondary rental.

Annual approvals in 2023 marked the highest share of purpose-built rental and laneway housing

in the last decade, with approximately 78% of all housing units approved as purpose-built rental

and laneways. These approvals are anticipated to further shift completions toward rental tenure

in upcoming years.

Unit Size

The Province has provided guidance for 39% of all units to have 2 or more bedrooms, including

a 22% 3 bedroom unit recommendation. Over the last 6 months, 587 (50%) of new units

completed have 2 or more bedrooms, including 185 units (17%) with 3 bedrooms.

Units Renting At or Below HILS

The Province’s initial guidance is for ~27% of all units to be renting at or below HILs, including

3% with on-site supports. Over the last 6 months, only 11 units (1%) have been completed at

this affordability level. Achieving rental units at or below HILs is not possible without significant

additional investment from Senior Government Partners. Further analysis and implications of

meeting Provincial targets on affordability will be undertaken and discussed as part of the

Housing Targets Refresh scheduled to come before Council later in June of this year.

Full details of the Interim Report can be found in Appendix A of this report.

Data Collection

The attached Housing Target Progress Form summarizes housing completions (occupancy

permits issued), demolitions, approvals, and development applications withdrawn over the

interim reporting period, from October 1, 2023 to March 31, 2024. Completions and approvals

are disaggregated by unit size, tenure, and rental affordability. In the City’s tracking systems,

unit size information is only collected for apartment and townhouse forms. Assumptions about

the percentage of ownership units completed, demolished, and approved that are used as

secondary rental is based on CMHC’s 2023 Rental Market Survey. Given the lack of unit mix

data collected at demolition, we are currently unable to report net new units by unit size for this

first Interim Report. Staff are working to implement permitting and tracking system updates to

improve the completeness and consistency of reporting.

3. Next Steps

The City is aligned with the Province’s goal of increasing and speeding up housing by

establishing municipal housing targets systematically across BC. To support this goal, Staff are

revising the City’s Housing Vancouver Targets in order to incorporate the new Provincial

Housing Targets Order. This work will reconsider our targets in light of the current climate and

comprehensively assess Vancouver’s supply response in meeting the needs of current and

future households. It will consider whether Vancouver can meet or exceed the overall targets

proposed by the Province as well as the distribution of targets by affordability and tenure. The

work will also include the development of a new 3-Year Housing Action Plan to deliver on the

new housing targets, as well as to meet other Council priorities to accelerate housing delivery.

Provincial Housing Targets Order – 6 Month Interim Report: October 1, 2023 – March 31, 2024

– RTS 16355 Page 7

Financial Implications

The City uses a variety of enabling tools to leverage affordable housing in partnership with

senior governments and private and/or housing partners:

• City Land Contributions – Long term land leases to housing partners at below market

rent for 60 years or longer.

• Development Contributions – “Turn-key” housing secured through community amenity

contributions and/or inclusionary zoning polices.

• City Capital Grants – Funding to enhance viability and affordability of partner housing

projects.

• Development Cost Levies (DCL) Exemptions/Waivers – DCL exemption for social

housing projects and DCL waiver for eligible rental projects pursuant to applicable DCL

By-law.

• Property Tax Exemptions – Special valuation rules for Class 3 - Supportive Housing that

effectively exempt them from property taxes.

It is important to note that funding for affordable housing is primarily the responsibility of the

provincial and federal governments. Without senior government partnerships, low-cost financing

and funding contributions, the City alone will not be able to achieve the Provincial housing

targets and affordability level.

Consistent with Council policies, all affordable housing are expected to be self-sustaining over

the long term where rents are set at levels that will cover mortgage payments (to repay some or

all of the construction costs), operating costs and capital replacement; and do not require further

operating subsidies, property tax exemptions, and/or financial guarantees from the City.

Legal Implications

In order to satisfy the new requirement set out in the Housing Supply Act, Council must receive

an interim report towards housing targets within 45 days after the specified reporting period.

This first interim report, as attached in Appendix A, is for the period between October 1, 2023 –

March 31, 2024. Approval of the Recommendations in this report will fulfil this requirement.

Conclusion

This report brings forward the first Interim Report on the Provincial Housing Targets Order in

order to comply with requirements under the Housing Supply Act. Notwithstanding factors

outside the City’s control, such as interest rates, rising construction costs, availability of labour,

and length of construction, an analysis of the City’s current development pipeline indicates the

City will have the capacity to meet the Provincial housing target over the next 5 years. Further

analysis and development of strategies to meet and deliver on Provincial housing targets is

underway through the Housing Vancouver Targets Refresh and 3 Year Action Plan, scheduled

for a report back to Council in June of this year.

List of Appendices

• Appendix A: Housing Targets Interim Report: October 1, 2023 – March 31, 2024

• Appendix B: Provincial Housing Targets Order and Reporting Requirements

Appendix C: Housing Target Order Methodology & Analysis

*********

Studio

193 units

18%

1 Bed

297 units

28%

2 Bed

402 units

37%

3 Bed

185 units

17%

Rental

819 units

51%

Ownership

788 units

49%

Provincial Guidance

Market rental (62%)

Units renting at/below

HILs (35%)

Supportive rental units

(3%)

Provincial Targets Interim

Progress Report Summary

The Provincial Housing Targets Order was issued in September

2023 and sets a total of 28,900 net new units to be built within a 5-

year period (Oct 1, 2023 to Sept 30, 2028). This first Interim Report

measures progress towards meeting the target over the 6-month

period from October 1, 2023 to March 31, 2024.

After the first 6 months, the City has completed 1,607 net new

units. There was a decline in completions from 2022 to 2024 that

can be attributed to factors delaying construction related to natural

construction cycles since the pandemic, higher construction costs

and interest rates, labour shortage, and material availability.

Provincial Housing Target

October 1, 2023 – March 31, 2024

(Net New Completions)

A record number of approvals and building permits issued in the

past three years will result in an increase in housing completions

to meet the overall 5-year Provincial Target. CMHC also indicates

that 3,880 housing starts were counted during this reporting

period, following record levels of housing starts in 2022 and 2023

that are expected to complete in the next few years.

Unit Breakdown Categories

Approved Development Applications

October 1, 2023 – March 31, 2024

(Gross Units)

Unit Size

October 1, 2023 – March 31, 2024

(Gross Completions)

Tenure

October 1, 2023 – March 31, 2024

(Net Completions)

Affordability

October 1, 2023 – March 31, 2024

(Net Completions)

Provincial Guidance

Studio (40%)

1 Bed (20%)

2 Bed (18%)

3 Bed+ (22%)

Provincial Guidance

Rental (72%)

Ownership (28%)

n=1,077

n=1,607

Supportive rental units, 0%

n=819, excludes owner-occupied units

The last 6 mont

hs of

completions indicate

over half of new units

completed are

purpose-built or

secondary rental.

After the first 6 months, only 1% of completions will rent

at or below HILs. While we expect this to improve in

later reporting periods, achieving the guidance for units

renting at HILs or lower and with on-site supports is not

possible without significant additional investment from

senior government partners.

Over the last 6 months,

over 50% of new units

completed will have 2

or more bedrooms.

Market rental

808 units

99%

Units renting

at/below HILs

11 units

The Provincial Housing Target Order includes

guidance on the following unit breakdown categories:

tenure, affordability, supportive rental units, and unit

type. Although these categories are not requirements,

municipalities have been encouraged to strive toward

meeting and monitoring the unit breakdowns

Net New Units

Oct. 1, 2023 – Mar. 31, 2024

Year 1

Provincial Target

Oct. 1, 2023 – Sep. 30, 2024

1,607 5,202

APPENDIX A

PAGE 1 OF 16

5,277

2,026

2,298

Rezoning Approval Development Permit Building Permit

Development Stage

Further Actions to Achieve Provincial Housing Targets

Increasing new housing supply to meet the needs of a diverse range of households is a key priority for the City of

Vancouver. There are numerous projects in progress, and together with support from higher levels of government to

enhance affordability and infrastructure, we have the capacity to meet our targets moving forward. Work to refresh the

City’s Housing Vancouver Strategy 10-Year target is underway to incorporate the Provincial Housing Targets, as well as

development of an accompanying 3-Year Housing Action Plan to deliver on the new targets. The Action Plan will

contain over 50 actions to address the housing crisis and increase supply. Some highlights include:

• Rupert and Renfrew Station Area Plan

• Development of Simplified Apartment District Schedules

• Implementation of Transit Oriented Areas and S

mall Scale Multi-U

nit Housing Legislations

• Vancouver Social Housing Initiative

• Seniors Housing Strategy

• Broadway Plan Implementation

• SRO Investment Strategy

In addition, there is an unprecedented volume of projects in stream totalling ~31,300 net units, enough to meet the

Province’s overall completions target over the next 5 years. Note these in-stream units include development

applications approved during the 6-month interim reporting period (Appendix A. Section 5 of the Housing Target

Progress Report Form). The high volume of building permits issued in recent years will result in approximately 13,000

unit reaching completion over the next 2 years.

Notes

• Below-market rental as defined by the Province (affordable to income below HILs) requires significant funding to build

and operate. Close collaboration with senior governments is necessary to increase supply of affordable housing.

• Methodological notes are available in section 7 of the Provincial Housing Target Progress Report Form, including:

• Net new units are calculated as completions (occupancy permit issued for multiple dwellings, and final building

inspection for l

ow-density ground-oriented housing), minus demolitions.

• Gross completions by unit sizes pertain to multi-family dwell

ings only and exclude bedroom counts for low-density

ground-oriented housing.

• Assumptions for secondary rental were applied to track net units for the tenure and affordability guideline

categories.

• Whether

a project proceeds to completion after municipal approval depends on multiple factors outside of the City’s

control: increas

ed construction costs, labour shortages, high interest rates impact the financial viability of projects.

4,500

14%

4,200

14%

14,600

47%

8,000

25%

n=31,300

net new

units

In-Stream Projects by Development

Status as of March 31, 2024 and

Projected Low-Density Housing Permits

4,204

3,456

4,883

7,775

5,846

1,000

2,000

3,000

4,000

5,000

6,000

7,000

8,000

9,000

2019 2020 2021 2022 2023

# Units (Gross)

Annual Residential Building Permits Issued

Under-construction

(BP issued)

Approved

(rezoning approved

or DP issued)

Applications under review

Projected low-density

housing permit applications*

* Projected low-density housing

permit applications expect to go

through permitting and complete

over the next 5 years.

APPENDIX A

PAGE 2 OF 16

HOUSING TARGET PROGRESS REPORT FORM

Housing Targets Branch

BC Ministry of Housing

March 27, 2024

PURP

OSE

This reporting template presents the required and supplemental information that a municipality needs to

provide to the Province under the

Housing Supply Act

(Act).

BACKGROUND

The objectives of the Act are to increase the supply of housing in communities with the greatest housing

need and deliver more housing options for individuals and families in B.C. The Act allows the Province to

set housing targets, establish progress reporting requirements, and undertake compliance measures for

specified municipalities in the

Housing Supply Regulation

Part 3 – Section 4 of the Act states that municipalities which have been issued a Housing Target Order (HTO)

must prepare a housing target progress report, in the form required by the minister, for each period

specified in the order. The housing target progress report must contain information about the progress

and actions taken by the specified municipality toward meeting each housing target established in the HTO.

Completing and submitting this progress report satisfies that requirement.

REPORT REQUIREMENTS

Part 3 – Section 4 of the Act and Section 5 of the Regulation requires that the progress report must be

received in a meeting that is open to the public and by Council resolution 45

days after the end of the

reporting period to which the report applies. If a municipality has not met the housing target for the

reporting period, it must provide information about any actions that it intends to take toward meeting the

housing target within the 2-year period with the progress report.

Please submit this report to the minister and post it to your municipal website as soon as practicable after

Council receives it.

ASSESSMENT

Part 3 – Section 5 of th

e Act requires the Minister of Housing to review the progress report to assess if

housing targets have been met and, if not, whether the municipality has made satisfactory progress toward

meeting the housing targets.

Progress reports will be evaluated against the performance indicators described in Schedule B of the HTO.

If satisfactory progress has not been made, compliance action may be taken in accordance with Part 4 of

the Act.

INSTRUCTIONS

Pleas

e complete the attached housing target progress report for your municipality and ensure it is received

by Council resolution within 45 days of the end of the reporting period and submit to the Minister of

Housing [email protected]

APPENDIX A

PAGE 3 OF 16

HOUSING TARGET PROGRESS REPORT FORM

Housing Targets Branch

BC Ministry of Housing

March 27, 2024

Section 1: MUNICIPAL INFORMATION

Municipality: City of Vancouver

Housing Target Order Date:

September 23, 2023

Reporting Period:

October 1, 2023 – March 31, 2024

Date Received by Council Resolution:

May 14, 2024

Date Submitted to Ministry:

May 15, 2024

Municipal Website of Published Report: May 15, 2024

Report Prepared By: ☒ Municipal Staff ☐ Contractor/External

Municipal Contact Info: Edna Cho, Senior Planner, Housing Policy

Edna.cho@vancouver.ca

Contractor Contact Info

☒

N/A

(name, position/title, email, phone)

Section 2: NET NEW UNITS

This is a count of net new units during the reporting period, and cumulatively since the effective date of

the HTO. Net new units are calculated as completions (occupancy permits issued) minus demolitions.

Legalizing existing unpermitted housing units does not count towards completions.

Completions

(Reporting

Period)

Demolitions

(Reporting

Period)

Net New Units

(Reporting

Period)

Net New Units

(Since HTO

Effective Date)

Total

2,033

426

1,607

Section 3: UNIT BREAKDOWN (Supplemental Information as per Interim Guidelines)

Refer to the definitions provided at the end of the report and specify information below for the reporting

period and cumulatively since the effective date of the HTO.

Completions

(Reporting

Period)

Demolitions

(Reporting

Period)

Net New Units

(Reporting

Period)

Net New Units

(Since Effective

HTO Date)

Units by Size *

Studio

193

Net figures cannot be provided as unit sizes are not

tracked with building demolitions. The City is working

towards improving data collection for future reports.

One Bedroom

297

Two Bedroom

402

Three Bedroom

185

Four or More Bedroom

Four or more bedroom units included in the Three Bedroom row.

Unit size mix data is based on apartment and townhouse forms only. Unit size mix was not available for

infills, duplexes and single-detached houses. See Section 7.

APPENDIX A

PAGE 4 OF 16

HOUSING TARGET PROGRESS REPORT FORM

Housing Targets Branch

BC Ministry of Housing

March 27, 2024

Units by Tenure

Rental Units

– Total

952

133

819

Rental – Purpose Built

215

114

101

Rental – Secondary Suite

227

213

Rental – Accessory

Dwelling

200

199

Rental – Co-op

Owned Units

1,081

293

788

The tenure mix includes an assumption regarding other forms of secondary rental not included in the rows

above such as rented condo apartments, rented coach houses and townhouses. This assumption is carried

through completions and demolitions numbers in order to estimate net new units. See Section 7.

Units by Rental Affordability

Market

941

133

808

Below Market

Below Market Rental Units

with On-Site Supports

All secondary rental assumed in the tenure split are included in the market rental units. Below-market

rental includes a portion of social housing and privately-owned units secured at below market rents. See

section 7.

Section 4: ACTIONS TAKEN BY MUNICIPALITY

Describe actions in the last 12 months that have been taken to achieve housing targets. This may include

updated Official Community Plan bylaws, land use zoning, Housing Needs Report, new housing policies

and initiatives, and/or partnerships (e.g., BC Housing, CMHC, First Nations and private and non-profit

housing organizations). Each entry should include a description of how the action aligns with achieving

the housing target, the date of completion, and links to any publicly available information.

Planning work completed in the past 12 months:

• Missing Middle: The new R1-1 zoning was adopted in September 2023 and came into effect on

Oct 17, allowing up to 4-6 units on a single lot (up to 8 if all rental). We’ve received about 140

applications under this new zone so far, representing a potential of ~600 units. Next steps

include amendments to the Zoning By-Law to align with Bill 44 Small Scale Multi-Unit Housing.

• Skeen

a Terrace: Following approval of the Policy Statement in 2022, an application was

submitted by BC Housing in partnerships with local First nations to rezone this entire 10.8 acre

site to enable the development of over 1,900 non-profit housing units, a child care facility, parks,

APPENDIX A

PAGE 5 OF 16

HOUSING TARGET PROGRESS REPORT FORM

Housing Targets Branch

BC Ministry of Housing

March 27, 2024

recreation spaces and shops and services, in proximity to rapid transit. Council approved the

rezoning on March 12, 2024.

• Housing

Accelerator Fund

: The City applied to CMHC’s new program in 2023 and the final

agreement was signed in November 2023. The City will be receiving $114 million in installments

to support a variety of initiatives from improving permitting processes to implementing zoning

changes that will expedite and increase housing delivery.

• Below-m

arket Rental Optimization: In October 2023, council approved changes to standardize

our below-market rental policies. These changes guarantee that units in for-profit buildings

secured at below-market rents will always remain at a fixed percentage below average market

rents. These changes improve the financial viability of projects, streamline the rules emanating

from multiple programs and provide more certainty to developers.

• Fals

e Creek North social housing projects: In July 2023,

Council approved three rezoning

applications for the three option sites the City had negotiated with Concord Pacific as part of the

large-scale False Creek North development. Operators have now been selected and development

permits are in the final stages. These 3 sites will add 670 net new social housing units, including

470 units affordable for incomes below HILs.

• Broa

dway Plan zoning amendments: On May 11, 2023, Council approved zoning amendments to

the Broadway Plan to enable 6-storey mixed-use developments providing 100% secured market

rental units in commercial zones.

• Cambi

e Corridor Plan zoning amendments: On May 9, 2023, Council approved zoning changes in

specified areas of the Cambie Corridor to convert existing single-family zones to townhouse

zones (RM-8A or RM-8AN). This simplifies the development process of constructing a townhouse

by eliminating the requirement to go through a rezoning process.

Planning work – ongoing

• Housing Vancouver Targets Refresh & 3-year Housing Action Plan: This work will update the

City’s 10-year housing targets initially adopted in 2017 to incorporate the Provincial Targets

Order, and bring forward a new 3-Year Action Plan with over 50 actions address the ongoing

housing crisis.

• Implementation of new Provincial legislation for Transit-Oriented Areas (TOAs): Staff are

preparing an interim rezoning policy to establish transit-supportive densities adjacent to transit

stations.

• Simplified Apartment District Schedules: The City will create simplified low-rise and tower

regulations to streamline delivery of rental, below-market rental and social housing.

Opportunities to pre-zone low-rise and tower buildings “as-of-right” in certain areas of the city

will be explored.

APPENDIX A

PAGE 6 OF 16

HOUSING TARGET PROGRESS REPORT FORM

Housing Targets Branch

BC Ministry of Housing

March 27, 2024

• Vancouver’s Social Housing Initiative: As part of the Vancouver Plan implementation, the City will

change zoning regulations to allow mixed-income social and co-operative housing to be built

without a rezoning in all Vancouver neighbourhoods. The change will allow faster approval of

these projects,

reduce costs for the community housing sector and provide aﬀordable housing

for those who need it most

• Senior

s Housing Strategy: After extensive engagement activity throughout 2023, a first draft of

this new strategy is currently out for public consultation. It outlines key directions including

enabling policies and actions to help meet the needs of older adults.

• Ruper

t & Renfrew station Area Plan: Staff are creating a new Area Plan around the Rupert and

Renfrew SkyTrain stations that will allow for more housing opportunities including market and

below-market rental, social housing and home-ownership.

• Jericho

Lands Planning Program: Council approved t

he Jericho Lands Policy Statement on

January 24, 2024. The Policy Statement establishes planning principles and policies that will

guide the delivery of diverse housing types within the 90-acre site. Next steps include the

preparation of an Official Development Plan, followed by the phase 1 rezoning process.

• Implementation of new Provincial legislation to increase housing: The City is currently working to

comply with the requirements contained in Bill 44, 46 and 47. Actions include:

o Preparing an update to the Housing Needs Report by end of 2024 under Bill 44;

Preparing zoning changes to align with Bill 44’s Small Scale Multi-Unit Housing before

June 2024 (see above);

Designate Transit-Oriented Areas by by-law (Bill 47) and prepare an interim rezoning

policy (see above);

Update the City’s Financing Growth framework to align with Bill 46;

Advance Vancouver’s Official Development Plan as part of Vancouver Plan

implementation (see below).

Implementa�on work – Ongoing

• Housing Vancouver implementation: Over 7,800 units were approved by in 2023, including 5,800

purpose-built market and affordable rental units. Since the beginning of the Housing Vancouver

Strategy in 2017, about 56,000 units have been approved with 46% family-sized units and 31%

for incomes under $80K. Other initiatives include advancing the City’s shelter strategy,

implementation of short-term rental regulations and the Empty Homes Tax, etc.

• Renta

l policies: 2023 was a record year for rental approvals and buildin

g permit issuance.

Significant take-up of our different rental options (e.g. Secured Rental Policy, below-market

rental rezoning policy etc.) can also be seen in housing starts reported by CMHC with almost

4,900 units started in 2023, a decades-long record.

APPENDIX A

PAGE 7 OF 16

HOUSING TARGET PROGRESS REPORT FORM

Housing Targets Branch

BC Ministry of Housing

March 27, 2024

• Broadway Plan: Adopted in June 2022, the 30-year Plan enables more housing opportunities

around future SkyTrain stations, and incentivizes delivery of market and non-profit rental

housing. There are currently 39 rezoning applications under review, two already approved and

one building currently under construction, with a total potential for over 8,400 units.

• SRO Investment Strategy: The City is collaborating with its provincial and federal partners on the

development of an investment strategy to replace the ageing SRO stock in Vancouver with self-

contained social housing units that are affordable to low-income residents. The multi-partner

working group has focused on identifying priority investments that can be accomplished in the

next 10-15 years. In addition to the existing SRO replacement projects underway (e.g. Regent

and Balmoral hotels), the working group identified 20 government and non-profit owned SROs

for potential replacement. BC Housing is leading building assessments and the City is leading

research and consultation with key stakeholders to inform the strategy.

• Non-mark

et housing development on city-owned sites: The City is actively developing housing

on city-owned sites. Over 2,000 units have been completed since 2018 to end of 2023, with an

additional 2,000+ units currently under construction and in development. The City also takes on

ownership of social housing units delivered turn-key through inclusionary zoning, over 700

homes completed or under construction since 2018.

• City-wide Official Development Plan: Work has started to develop Vancouver’s first city-wide

Official Development Plan to guide growth and change as part of the implementation of the

Vancouver Plan.

Section 5: APPROVED DEVELOPMENT APPLICATIONS

Provide the information below to establish the quantity of new housing currently proposed based on

completed development applications. For each housing project in progress, please report on the most

recent development approval which has been issued since the effective date of your Housing Target

Order. Each housing project should only be captured once through the most current development

application type, and units which have received occupancy permits should not be included

(see Section 2

above for occupancy permits).

Rezoning

Development

Permit

Building Permit Total

Applications

402

451

New Units

5,277

2,026

2,298

9,601

Section 5 only includes those rezoning applications approved at public hearings and development or

building permits issued during the 6-month reporting period (removing any double-counting). They do

not capture projects currently under construction that received a building permit previously, or projects

currently in development that have not reached these specific milestones during the 6-month reporting

period. This means that the figures in section 5 does not reflect the City’s entire development pipeline.

More projects are expected to proceed and complete over the next few years. See Section 7.

APPENDIX A

PAGE 8 OF 16

HOUSING TARGET PROGRESS REPORT FORM

Housing Targets Branch

BC Ministry of Housing

March 27, 2024

Unit Breakdown (Supplemental Information as per Guidelines)

Units by Size

Studio

992

532

275

1,799

One Bedroom

1,849

794

652

3,295

Two Bedroom

1,966

553

499

3,018

Three Bedroom

470

138

220

828

Four or More Bedroom

Four or more bedroom units included in the Three Bedroom row.

Unit size mix data is based on apartment and townhouse forms only. Unit size mix information is not

currently collected for infill houses, duplexes and single-detached houses. See Section 7.

Units by Tenure

Rental Units

– Total

5,019

1,836

1,730

8,585

Rental – Purpose Built

4,869

1,734

1,357

7,960

Rental – Secondary Suite

145

146

Rental – Accessory

Dwelling

126

Rental – Co-op

Owned Units

258

190

568

1,016

The tenure mix includes an assumption regarding other forms of secondary rental not included in the rows

above such as rented condo apartments, rented coach houses and townhouses. See Section 7.

Units by Rental Affordability

Market

3,401

1,469

1,405

6,275

Below Market

1,542

367

325

2,234

Below Market Rental Units

with On-Site Supports

All secondary rental assumed in the tenure split are included in the market rental units. Below-market

rental includes a portion of social housing and privately-owned units secured below at market rents. See

section 7.

APPENDIX A

PAGE 9 OF 16

HOUSING TARGET PROGRESS REPORT FORM

Housing Targets Branch

BC Ministry of Housing

March 27, 2024

Section 6: WITHDRAWN OR NOT APPROVED DEVELOPMENT APPLICATIONS

A) Indicate the number of applications (and associated proposed units) that have been withdrawn by

applicants, and the same information for applications not approved by staff or Council during this

reporting period. Please capture rezoning applications, development permits, and building permits.

Applications Withdrawn Applications Not Approved

Applications

155

Proposed Units 1,181

B) For each project that was withdrawn or not approved, provide a summary of relevant project

information, including application type and reasons why each project was withdrawn or not approved.

Please capture rezoning applications, development permits, and building permits.

Most withdrawals are initiated by the applicants. Some applications/permits are cancelled by the City

when applicants are non-responsive or fees remain unpaid for an extensive period of time. The City does

not request an explanation from the applicant when they ask to withdraw a permit, and only collects this

information if offered. Some applicants have declared at time of withdrawal their intention to resubmit

their application under a different form of development (at least 32 projects). See additional information in

section 7.

See the attached table for a complete list of reasons for withdrawal for all 155 applications/permits.

The City did not refuse any applications during the reporting period.

Section 7: OTHER INFORMATION

Provide any other information not presented above that may be relevant to your municipality’s effort and

progress toward achieving the housing target.

Methodological notes

Numbe

rs are pulled from several datasets including occupancy permits issued for multi-family

developments, building permit completed (final inspection passed) for low-density ground-oriented

housing (single-family houses, duplexes and infills), demolition permits issued, development and building

permits issued, rezoning applications approved at public hearings, applications cancelled or withdrawn,

as well as trackers managed outside of the City’s permitting system to monitor purpose-built market

rental developments, non-profit housing developments, and ownership multi-family developments.

The m

ajority of demolitions registered in this reporting period are single-family houses.

Section 3:

- Unit size data excludes single-family dwellings and other ground-oriented forms. The City’s

permitting system currently only tracks this information for apartment and townhouse forms.

- Four-bedroom units are lumped in with three-bedroom units.

- The City does not capture unit size or affordability information for demolitions.

APPENDIX A

PAGE 10 OF 16

HOUSING TARGET PROGRESS REPORT FORM

Housing Targets Branch

BC Ministry of Housing

March 27, 2024

- Total gross rental units include purpose-built rental, secondary suite, accessory dwelling, co-ops and

a portion of ownership units assumed to be rented (37% of condos based on CMHC data, and 1/3 of

townhouses and coach houses).

- Owned units include single-family houses and duplexes as well as condos, townhouses and coach

houses assumed to be owner-occupied.

- All secondary market rental units are assumed to rent at market rates. This assumption is carried

through completions and demolitions in order to calculate the number of net new units.

- The Below-Market Rental category as defined by the Province (affordable to households earning

below HILs) includes the portion of non-profit housing projects secured for incomes below HILs, as

well as studios and 1-bedroom apartments secured at 20% below market in privately-owned rental

buildings (under the City’s below-market rental policies).

- Affordability in non-profit housing may deepen over time after occupancy.

Section 5:

- The numbers are all gross and only include those rezoning applications approved at public hearings

and development and building permits issued during the 6-month reporting period. They do not

capture projects currently under construction that received a building permit previously, or projects

currently in development that have not reached these specific milestones during the 6-month

reporting period. This means that the figures in section 5 do not capture the City’s entire

development pipeline.

- Unit size data does not include single-family dwellings and other ground-oriented forms. The City’s

permitting system currently only tracks this information for apartment and townhouse forms.

- The total rental and ownership units are calculated using the same methodology as in section 3,

including the assumption regarding other secondary rental types not listed in the form.

- All secondary market rental units are assumed to rent at market rates.

- The Below-Market Rental category as defined by the Province (affordable to households earning

below HILs) includes the portion of non-profit housing projects secured for incomes below HILs, as

well as studios and 1-bedroom apartments secured at 20% below market in privately-owned rental

buildings (under the City’s below-market rental policies).

- The City’s definition of social housing requires a minimum of 30% of units to be secured at rents

affordable to households earning below HILs. However, affordability levels may not have been

secured yet at time of rezoning approvals and can potentially deepen through the development

process depending on funding secured (for non-profit housing only). Affordability in non-profit

housing may also deepen over time after occupancy.

Section 6:

- The number of units are gross.

- The detailed list of permits cancelled or withdrawn is attached at the end of this report.

- The City does not request an explanation from the applicant when they withdraw a permit, and only

collects this information if offered.

- Many applications cancelled or withdrawn, especially in larger multi-family projects and sites that

were newly zoned R1-1, have indicated that they will be resubmitting new applications.

- Applications may be cancelled by the City if applicants are non-responsive or fees remain unpaid for

an extensive period of time.

APPENDIX A

PAGE 11 OF 16

HOUSING TARGET PROGRESS REPORT FORM

Housing Targets Branch

BC Ministry of Housing

March 27, 2024

Improvements to data collection and reporting processes

The City is planning changes to the permitting and tracking systems in order to improve collection of the

data requested by the Province through the Targets Order. This will ensure future reporting is more

complete and consistent.

Permitting Improvement Program

Work is

underway to improve the City’s permitting process by simplifying regulations and permit

conditions, in order to eliminate the housing permitting backlog and increase housing delivery.

Senakw

The Senakw project, developed on Squamish land by Nch'ḵay̓ Development Corporation, is not included

in this report as it does not fall under City jurisdiction. However, as this site is located in the heart of the

city, the City signed an agreement with the Squamish Nation to plan for the integration of the site within

city infrastructure such as public transit, water and sewer, road network etc. The project is currently under

construction and will deliver about 6,000 net new rental units.

Development pipeline

The City’s development pipeline currently holds ~31,300 net units to be completed over the next 5

years, based on projects currently in development or already under construction. The number of

building permits issued by the City, as well as housing starts registered by CMHC, have reached record

levels in 2022 and 2023, indicating a higher level of completions over the next few years. Purpose-built

rental in particular is driving this surge in construction.

Market conditions

Complet

ion of housing units is a complicated metric as completions depend on a number of factors that

municipalities do not control. Rising construction costs, labour shortages and high interest rates impact

the financial viability of projects and may result in some projects delaying construction or going through

major redesigns. Although the City expects higher levels of completions in the next couple of years,

adverse market conditions may impact delivery of housing in the following years. However, CMHC

projects that financial constraints will ease in 2025, resulting in renewed growth in the sector.

If needed due to data gaps, you may report “Three Bedroom” and “Four or More Bedroom” as one figure in the

“Three Bedroom” row.

Rental Units include purpose built rental and secondary rental (e.g., secondary suites, accessory dwellings, etc.).

Below Market Units are units rented at or below 30% of the local Housing Income Limits (HIL) per unit size.

Below Market Rental Units with On-Site Supports are units rented at the Income Assistance Shelter rate

providing permanent housing and on-site supports for people to transition out of homelessness.

APPENDIX A

PAGE 12 OF 16

Application/ Permit Type Work Description Reason for Withdrawal

Building Permit (BP)

Multiple conversion dwelling Applicant requested application to be withdrawn

Building Permit (BP)

Coach house Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling Incomplete application

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling Lack of activity

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Duplex, secondary suites Lack of activity

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex, secondary suites Lack of activity

Building Permit (BP)

Duplex New application submission (R1-1)

Building Permit (BP)

Single family dwelling New application submission (R1-1)

Building Permit (BP)

Laneway house New application submission

Building Permit (BP)

Duplex Lack of activity

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house New application submission

Building Permit (BP)

Single family dwelling New application submission (R1-1)

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex, secondary suites Incomplete application

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling, secondary suite Applicant requested application to be withdrawn

Building Permit (BP)

Townhouses Lack of activity

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling New application submission (R1-1)

Building Permit (BP)

High-rise apartments Lack of activity

Building Permit (BP)

Duplex Lack of activity

Building Permit (BP)

Single family dwelling Unpaid fees

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Duplex, secondary suites New application submission (R1-1)

Rezoning Applications, Development Permits, and Building Permits Withdrawn or Cancelled

between October 1, 2023 and March 31, 2024.

APPENDIX A

PAGE 13 OF 16

Application/ Permit Type Work Description Reason for Withdrawal

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Duplex Lack of activity

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex, secondary suites Incomplete application

Building Permit (BP)

Laneway house New application submission

Building Permit (BP)

Duplex, secondary suites Lack of activity

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Duplex Lack of activity

Building Permit (BP)

Duplex, secondary suites Lack of activity

Building Permit (BP)

Duplex, secondary suites Lack of activity

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Duplex, secondary suites New application submission (R1-1)

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Laneway house Lack of activity

Building Permit (BP)

Duplex New application submission (R1-1)

Building Permit (BP)

Mid-rise apartments, townhouses Applicant requested application to be withdrawn

Building Permit (BP)

High rise apartments Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling, secondary suite Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Mid-rise apartments Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling, secondary suite Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex, secondary suites Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex, secondary suites Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling, secondary suite Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex, secondary suites Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex, secondary suites Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex, secondary suites Lack of activity

Building Permit (BP)

Laneway house Property sold

Building Permit (BP)

Duplex, secondary suites Applicant requested application to be withdrawn

APPENDIX A

PAGE 14 OF 16

Application/ Permit Type Work Description Reason for Withdrawal

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex New application submission (R1-1)

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Duplex, secondary suites Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex, secondary suites Applicant requested application to be withdrawn

Building Permit (BP)

Duplex, secondary suites Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling, secondary suite Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house New application submission (R1-1)

APPENDIX A

PAGE 15 OF 16

Application/ Permit Type Work Description Reason for Withdrawal

Building Permit (BP)

Single family dwelling Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling New application submission (R1-1)

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house New application submission (R1-1)

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Single family dwelling Applicant requested application to be withdrawn

Building Permit (BP)

Duplex Applicant requested application to be withdrawn

Building Permit (BP)

Laneway house Applicant requested application to be withdrawn

Building Permit (BP)

Duplex Applicant requested application to be withdrawn

Development Permit (DP)

High-rise apartments New application submission

Development Permit (DP)

High-rise apartments New application submission

Development Permit (DP)

High-rise apartments New application submission

Development Permit (DP)

Multiple conversion dwelling, coach house Property sold

Development Permit (DP)

Mid-rise apartments, townhouses Applicant requested application to be withdrawn

Development Permit (DP)

Single family dwelling Lack of activity

Development Permit (DP)

Mid-rise apartments Lack of activity

Development Permit (DP)

Duplex Incomplete application

Development Permit (DP)

Multiple conversion dwelling, coach house Lack of activity

Development Permit (DP)

High-rise apartments New application submission

Development Permit (DP)

Single family dwelling, secondary suite Applicant requested application to be withdrawn

Development Permit (DP)

Mid-rise apartments New application submission

Development Permit (DP)

Single family dwelling Incomplete application

Development Permit (DP)

High-rise apartments New application submission

Development Permit (DP)

Low-rise apartments Applicant requested application to be withdrawn

Development Permit (DP)

Duplex, coach house Unpaid fees

Development Permit (DP)

Duplex Unpaid fees

Rezoning Application (RZ)

High-rise apartments Applicant requested application to be withdrawn

Rezoning Application (RZ)

Mid-rise apartments New application submission (R1-1)

APPENDIX A

PAGE 16 OF 16

Page 1 of 5

PROVINCE OF BRITISH COLUMBIA

Ministerial Order No.

ORDER OF THE MINISTER RESPONSIBLE FOR THE

Housing Supply Act

WHEREAS

A. The minister has, prior to making this Housing Target Order, considered the informaon set out

in secon 3 (1) Housing Supply Act, SBC 2022, c.38, in relaon to the City of Vancouver.

B. In accordance with secon 3(2) and (3) Housing Supply Act, SBC 2022, c. 38, the minister has

consulted with the City of Vancouver regarding this housing target order.

C. The minister has:

i. provided a descripon of the proposed Housing Target Order to the City of Vancouver;

and

ii. in accordance with secon 4(1), Housing Supply Regulaon, B.C. Reg. 133/2023,

provided the City of Vancouver an opportunity to provide wrien comments to the

minister.

D. An extension to the consultaon period, if any, granted by the minister to the City of Vancouver,

pursuant to secon 4(2), Housing Supply Regulaon, B.C. Reg. 133/2023, has elapsed.

NOW THEREFORE Pursuant to secon 2, Housing Supply Act, SBC 2022, c. 38, the Minister of Housing

orders as follows:

1. A housing target order is made for the City of Vancouver, eecve October 1, 2023 (the

“Eecve Date”).

2. The housing targets for the City of Vancouver under this housing target order are set out in the

aached Schedule A (Housing Targets).

_____________________________________ ____________________________________

Date Minister of Housing

_____________________________________________________________________________________

(This part is for administrave purposes only and is not part of the Order)

Authority under which Order is made:

Act and secon:

Housing Supply Act, S.B.C. 2022, c. 38, s 2

Other:

Housing Supply Regulaon, B.C. Reg. 133/2023

September 23, 2023

M285

Appendix B: Provincial Housing Target Order and reporting requirements

APPENDIX B

PAGE 1 OF 11

Page 2 of 5

3. The performance indicators by which progress by the City of Vancouver toward meeng each

housing target is to be assessed are described in the aached Schedule B (Performance

Indicators).

4. This Housing Target Order begins on the Eecve Date and ends on September 30, 2028 (the

“End Date”).

5. The City of Vancouver must prepare and submit a housing target progress report at the intervals

set out in the aached Schedule C (Housing Targets Progress Reporng).

APPENDIX B

PAGE 2 OF 11

Page 3 of 5

SCHEDULE A

Housing Targets

1. The ve-year housing target for the City of Vancouver is 28,900 Units, which is the total

minimum number of net new completed housing units required to comply with this Provincial

Housing Target Order.

2. The above housing targets reect 75% of the total Provincial Housing Needs Esmate for the City

of Vancouver.

3. For each Progress Reporng Period as set out in Schedule C, the net new number of completed

housing units will be measured annually and cumulavely, as follows:

a. Year 1: 5,202

b. Year 2: 10,597

c. Year 3: 16,281

d. Year 4: 22,349

e. Year 5: 28,900

APPENDIX B

PAGE 3 OF 11

Page 4 of 5

SCHEDULE B

Performance Indicators

1. The performance indicators to measure annual progress toward achieving the housing target are

set out in Table 1 and are based on:

a. Progress toward achieving the annual cumulave housing target; and

b. Acons taken by municipality toward meeng the annual housing target.

Table 1 - Performance Indicators

Category

Performance Indicator

Data to Measure

Annual

cumulave

housing target

Sasfactory progress to meet annual

cumulave housing target, measured

by completed net new housing units.

Total number of new completed housing units

(minus demolions) during the reporng

period.

Acons taken

by the

municipality

toward

meeng the

annual

cumulave

housing target

Sasfactory progress demonstrated

by:

1. update of land use planning

documents to align with housing

targets;

2. adopon of policies and iniaves

to meet housing targets; and

3. residenal approvals complete

and/or in progress that met or will

meet housing targets.

1. Relevant informaon about updates to land

use planning documents such as the Ocial

Community Plan, Zoning Bylaw, Housing

Needs Report, Housing Acon

Plan/Strategy (other documents, e.g.,

Strategic Plan) including date of last update,

and related polices that align with achieving

annual housing targets.

2. Descripon of new/amended bylaws &

policies adopted to achieve housing targets.

3. The number of applicaons received and

permits issued in relaon to residenal

development such as development,

building and rezonings.

APPENDIX B

PAGE 4 OF 11

Page 5 of 5

SCHEDULE C

Housing Targets Progress Reporng

The City of Vancouver must receive the progress report by resoluon within 45 days of the end

of the reporng period:

Reporng Period 1.1: October 1, 2023 – March 31, 2024

Reporng Period 1.2: October 1, 2023 – September 30, 2024

Reporng Period 2: October 1, 2024 – September 30, 2025

Reporng Period 3: October 1, 2025 – September 30, 2026

Reporng Period 4: October 1, 2026 – September 30, 2027

Reporng Period 5: October 1, 2027 – September 30, 2028

Progress Report Forms must be posted to the municipal website and submied to the Minister

as soon as praccable aer being received.

APPENDIX B

PAGE 5 OF 11

BRITISH

COLUMBIA

APPENDIX B

PAGE 6 OF 11



























Housing Targets













 



 



Progress Reporting



















...13

APPENDIX B

PAGE 7 OF 11













 



First Nations Engagement





























 









APPENDIX B

PAGE 8 OF 11

 







UNITS BY SIZE

GUIDELINE







5,231



6,209

 













 

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APPENDIX B

PAGE 9 OF 11

Ministry of Housing

Assistant Deputy Minister’s Office

Housing and Land Use Policy Division

Mailing Address:

PO Box 9844 Stn Prov Govt

Victoria BC V8W 9T2

Phone: 250 356-2115

www.gov.bc.ca/housing

March 27, 2024

Ref: 65936

Paul Mochrie, City Manager

City of Vancouver

[email protected]

RE: Interim Progress Report

Dear Paul Mochrie,

Further to the City of Vancouver Housing Target Order (HTO) of September 23, 2023, I am

writing regarding the upcoming six-month interim Housing Target Progress Report. Municipal

staff are requested to complete the attached form (Appendix A).

Under the Housing Supply Act (Act), municipalities are required to submit progress reports for

each reporting period outlined in the HTO. The Housing Supply Regulation requires that

progress reports be received by Council resolution within 45 days after the end of the applicable

reporting period. This six-month interim progress report covers the ‘Reporting Period 1: October

1, 2023 – March 31, 2024,’ and is due to be submitted to the Province no later than May 15,

2024. Reports can be submitted to: [email protected]

Interim progress reports are intended to provide the Province with an early indication of a

municipality’s ability to meet or make satisfactory progress toward achieving its housing targets.

Reports will be evaluated to assess the data submitted, current and planned municipal actions to

create conditions to deliver new housing, and any gaps impacting the ability to report progress.

The Ministry of Housing is committed to supporting municipalities in meeting their housing

targets. Please contact Matthew Pawlow, Executive Director of the Housing Targets Branch at

778- 405-9403 or [email protected] if you, or your staff, have any questions about

the interim progress report.

APPENDIX B

PAGE 10 OF 11

Page 2

Yours truly,

Bindi Sawchuk

Assistant Deputy Minister

Housing and Land Use Policy

Enclosure/Attachment

Appendix A: Housing Target Progress Report Form

APPENDIX B

PAGE 11 OF 11

APPENDIX C

PAGE 1 OF 5

Appendix C: Housing Target Order Methodology & Analysis

In September 2023, the Province issued Ministerial Order to 10 municipalities, under the Housing Supply Act, requiring them to meet

housing construction targets determined by the Province. These targets are set for a five-year period starting on October 1

, 2023.

Requirements include meeting a target for net new units completed, providing information on actions taken and progress made through

annual reports and an initial 6-month interim report. Reports must be approved by Council, published on the municipalities’ website and

sent to the Province within 45 days after the end of the reporting period (see Appendix B for the full Ministerial Order).

Below is a summary table of the Provincial Target Order methodology, breakdown categories and implications for the City of

Vancouver.

Summary of Provincial Target Order & implications

Provincial Housing Target Order

Notes / Implications

Metrics

Targets are measured in net new completions.

• We agree that tracking completions is important.

• For targets, the City has historically tracked approvals as it is

the measure that municipalities have the most responsibility

and control over. It is important to note that there are many

external factors that impact whether and when a project

completes beyond municipal approvals, such as economic

conditions, labour shortages, availability of materials,

construction costs, and funding and financing.

Unit count

Targets are measuring net new units.

Calculated by counting units completed minus

units demolished within the reporting period

Completions calculated as occupancy permits

issued for multiple dwellings and building permit

completion (final inspection passed) for low-density

ground-oriented housing (single-family house,

duplex, infill)

• Tracking net new units (compared to gross) is the most

accurate way of measuring an increase in housing supply.

• The Province counts net numbers based on completions and

demolitions over the reporting period. In Vancouver, we

typically count net units by project to reflect units lost through

redevelopment and additional units it has created. Work is

underway to change our tracking system to better comply

with Provincial requirements for reporting.

APPENDIX C

PAGE 2 OF 5

Provincial Housing Target Order

Notes / Implications

Timeframe

5 years

• For this first reporting cycle, the majority of the completions

anticipated in the target period were projects already under

construction in the development pipeline. The full impact of

the Provincial Target Order and related Provincial legislation

to increase housing supply will not be known until the later

years of the Target Order or into the next Target Order.

Housing

Needs

Assessment

Housing need identified by the Province:

38,543 units over 5 years

This model is primarily based on

population/demographic trends.

This methodology is replicable for all municipalities

subject to the Order.

• The Province has established a thoughtful and

comprehensive model to establish housing need, taking into

account both existing and future housing needs.

• The provincial housing needs assessment does not show the

full picture of housing need in municipalities as it already

assumes it to be addressed over a certain period of time.

• The anticipated need (5-year household growth) is based on

BC Stats household projection, with an additional adjustment

made to reflect regional growth in the municipal projections.

BC Stats projection are updated every quarter. It will be

important to monitor changes over the life cycle of the targets

in order to understand any major changes in housing

projections that could impact housing demand and supply.

• In turning needs into targets, the model does not consider

pragmatic elements such as development capacity, funding

available for below-market housing or economic viability of

projects. This will be carefully considered as part of the

upcoming work to refresh the City’s Housing Vancouver

Targets.

5-year housing need

Units

Unmet need

Extreme Core Housing

Need, addressed over 20

years

6,133

Homelessness, addressed

over 10 years

1,411

Suppressed household

formation, addressed over

20 years

434

Vacancy adjustment,

addressed over 20 years

942

5-year anticipated need

Household growth

projection

29,613

APPENDIX C

PAGE 3 OF 5

Provincial Housing Target Order

Notes / Implications

Overall

target

Overall housing target:

28,900 units over 5 years

A minimum threshold target set at 75% of

estimated 5-year housing need, loosely based on

14-year completions trend from CMHC as

benchmark.

• The Minister has strongly encouraged municipalities to strive

to meet 100% need, above and beyond the minimum target

set at 75% of the needs assessment.

• From an analysis of the City’s current development pipeline,

there are ~31,300 units at various stages of the development

process, which is sufficient to meet the minimum target, but

not 100% of Housing Need.

• To support housing and a growing population, assistance is

necessary from senior governments to help fund much

needed infrastructure and community amenities.

Guidelines

This breakdown is provided as a guideline for now.

During consultation in summer 2023, Provincial

staff had signaled their intention to issue a second

ministerial order to make it official targets. No news

have been received since in this regard.

Breakdown categories are generally based on past

census distribution and trends, with assumptions

weaved in.

Unit mix:

• The City’s current policies encourage at least 25% 2-

bedrooms and 10% 3-bedrooms and larger. The proposed

target is for a much higher share of 3-bedrooms (22%).

Engagement with the industry and economic testing has

shown that increasing the number of 3-bedrooms, especially

in rental buildings, significantly impacts project viability.

Tenure:

• In the short term, Staff believe this preliminary tenure

breakdown is achievable, especially as it assumes at least

1/3 of ownership housing to be available on secondary rental

market. The City will continue to promote secured, purpose-

built rental housing as the main form of new rental in order to

provide security of tenure to renters and would encourage the

Province to look more closely at distinguishing different types

of rental in future target orders.

Affordability: