2406-2484 Renfrew Street

EPTA Development Corporation (EDC), in collaboration with Studio One Architecture, are exploring plans to deliver a mixed-use housing development at 2406-2484 Renfrew Street, under the City’s Moderate Income Rental Housing Pilot Program

Introduction

Epta Development Corporation “EDC” is pleased to present a proposal to redevelop the properties at 2406-2484 Renfrew Street, at the northeast corner of East Broadway and Renfrew Street, Vancouver. This project, subject to Vancouver Mayor & City Council approval, seeks to construct a 12-storey mixed-use rental building under the City’s Moderate Income Rental Housing Pilot Program (MIRHPP) and is comprised of market and moderate income rental homes and new retail at street level. The proposal will increase secured housing supply with the creation of 175 new homes for the community.

Situated at the corner of Broadway and Renfrew Street, the site will retain a retail presence along Broadway to support the existing businesses to the east, as well as the Broadway Tech Centre to the south. Combined with the residents of the building, the proposal will bring more life to this corner and support the community with more affordable rental housing options and renewed retail options.

The site is located at the corner of Broadway and Renfrew Street in the Hastings Sunrise neighbourhood, within walking distance to rapid transit, community services and schools.

Preliminary Proposal

Location

The proposed site is approximately 35,000 square feet in size and encompasses the entire block along Renfrew Street between East 8th Avenue to the north and East Broadway to the south. The site is currently occupied with 6 single-family homes, and a single-storey office building occupying the southern-most lot. A lane runs through the rear of the properties, along the eastern portion of the site.

Project Details

The proposal consists of a 12-storey building on the southern portion of the site fronting Broadway that includes a 6-storey podium that will extend along Renfrew Street.

The site is located approximately a 5-minute walk away from Renfrew Station, and will connect residents to centres of employment like Downtown or Broadway in under 30 minutes by transit. The Broadway Tech Hub is immediately south and will allow residents who work at the facility to have a less than 5-minute commute on foot.

Detail map of the project site.
Numbered viewpoints correspond with the image gallery below.

Project Statistics

The following is a detailed outline of the proposal:

Project Statistics
Site Area35, 286 sq.ft.
Height6-storey podium along Renfrew
12-storey building at Broadway
Density4.12 FSR*
Home Composition
Total Homes175 (100%)
3-bedroom apartments 11 homes (6%)
2-bedroom apartments50 homes (29%)
1-bedroom apartments70 homes (40%)
Studio apartments44 homes (25%)
Other Information
MIRHPP designated homesapproximately 35 homes (20% of floor area)
Family oriented homes61 homes (35%)
Commercial Space8,438 sq.ft.
Vehicle Parking130 spaces
Bicycle Parking310 spaces

*FSR: Floor Space Ratio. Often called “density”, FSR is the number obtained by dividing the floor area of a building by its site area.

To download our preliminary architectural drawings, please click the button below.

Community Benefits

If approved, the project will benefit the community through the creation of 175 secured, high quality rental housing units with emphasis on family housing (61 homes or 35%) two- & three-bedroom homes. Key benefits include:

Increased rental housing stock

The proposal offers more housing choices, with 175 new secured purpose-built rental homes of varying affordability levels (market and moderate-income homes).

Moderate income housing

20% of the proposed floor space (approximately 35 homes) will be made available at below market rents to households earning between $30,000 and $80,000 annually.

Access to transit

The property is a 5-minute walk away from Renfrew Station and is on a major arterial road, Broadway. The property is also within 100m of stops for bus routes 9, 16, and the 99 B-Line which further increase transportation options for residents.

Family oriented housing

The proposal will include more housing options for families with approximately 35% two and three-bedroom homes.

Enhanced public realm

The landscape and streetscape will be enhanced with the addition of new trees and landscape buffering, providing a pleasant pedestrian interface along the property.

Sustainability

The project will meet or exceed the City’s sustainability targets under the Green Building Policy for Rezonings.

Policy

The City of Vancouver is behind on its target for purpose-built market and below-market rental housing built in the city (Housing Vancouver Progress Report, 2020). Additionally, according to the Canada Mortgage and Housing Corporation (CMHC), there is a strong demand for rental housing across the City, as evidenced by the less than 1.1% vacancy rate in Vancouver, with Studios (Bachelor) seeing the lowest vacancy rates at an estimated 0.7% (CMHC Rental Market Report, 2020). A healthy and competitive vacancy rate is between 3% to 5%.

The proposal for 2406-2484 Renfrew Street is guided by the City’s Moderate Income Rental Housing Pilot Program (MIRHPP), which allows increased heights and density in exchange for a rental-only development, with 20% of floorspace dedicated to households earning between $30,000-$80,000. If approved, the project will contribute to the City’s success in making more affordable housing available in the city and will help the City reach its goal of 20,000 purpose-built rental homes by 2027.

Current ZoningProposed Zoning
C-1 : Commercial Zoning &
RS-1: One Family Dwelling
CD-1: Comprehensive Development
FSR*: C-1 (1.2 FSR) & RS-1 (0.70 FSR)FSR: 4.12

*FSR is the ratio of a building’s total floor area to the area of land upon which it is built.

Additional policies applicable to the application include:

  • C1 district Schedule and Guidelines
  • Rental Incentive Programs Bulletin (2020)
  • Housing Vancouver strategy (2017)
  • Hastings Sunrise Community vision (2004)
  • Family Room: Housing Mix Policy for Rezoning Projects (2016)
  • High-Density Housing for Families and Children Guidelines (1992)
  • Green Buildings Policy for Rezoning (2017)
  • Urban Forestry Strategy (2014)

Frequently Asked Questions

The proposed development is located at 2406-2484 Renfrew Street on the boundaries of Renfrew Heights and Hastings-Sunrise. Currently, there are 6 single-family homes and a single-storey office building on site.

The preliminary proposal seeks to rezone the properties at 2406-2484 Renfrew Street, under the Moderate Income Rental Housing Pilot Program, to allow for a 12-storey mixed use building with a 6-storey podium with:

  • 175 homes (market and moderate income rental)
  • 20% moderate income / 80% market rental
  • 35% family-oriented homes (Two or Three-bedroom apartments)
  • 120 vehicle parking spaces
  • 310 bicycle parking spaces
  • Retail space at grade along Broadway

If approved, the project will benefit the community through the creation of long-term, high quality secured rental close to transit. Key benefits include:

  • Increased rental housing stock: The proposal offers more housing choices, with 175 new secured purpose-built rental homes of varying affordability levels (market and moderate income homes).
  • Moderate income housing: 20% of the new homes (approximately 35 homes) will be made available at below market rents to households earning between $30,000 and $80,000 annually.
  • Access to transit: The property is a 5-minute walk away from Renfrew Station and is on a major arterial road, Broadway. The property is also within 100m of stops for bus routes 9, 16, and the 99 B-Line which further increase transportation options for residents.
  • Family oriented housing: The proposal will include more housing options for families with approximately 35% Two and Three-bedroom homes.
  • Enhanced public realm: The landscape and streetscape will be enhanced with the addition of new trees and landscape buffering, providing a pleasant pedestrian interface along the property.
  • Sustainability: The project will meet or exceed the City’s sustainability targets under the Green Building Policy for Rezonings.

The Moderate Income Rental Housing Pilot Program was launched by the City of Vancouver in January 2017. This policy permits consideration of development applications where:

  • 100% of the residential floor area is secured rental housing; and
  • At least 20% of the residential floor area is made available to moderate income households earning $30,000 to $80,000 per year.

The following table highlights the targeted rental range (at project opening) for the homes offered at the “moderate income rental rates”:

Unit TypeModerate Income Rental Rate
Studio$950
1-Bedroom$1200
2-Bedroom$1600
3-Bedroom$2000
Source: Moderate Income Rental Housing Pilot Program Frequently Asked Questions December 2019

20% of the proposed development’s floor space (approximately 35 homes) will be offered at below market rents for households earning $30,000 to $80,000 annually.

Any prospective future tenants would need to confirm their household income between $30,000 and $80,000 annually. Tenant eligibility for moderate income rental units is verified by the building’s management at initial occupancy and on an ongoing basis.

We are still very early on in the process and a formal application is yet to be submitted to the City of Vancouver. If you’re interested in finding out more, please email us at info@EDCRenfrew.com

There is a strong demand for rental housing across the City, as evidenced by the less than 1.1% vacancy rate in Vancouver, with Studios (Bachelor) seeing the lowest vacancy rates at an estimated 0.7% (CMHC Rental Market Report, 2020)

It is anticipated that this development, subject to Council approval, will attract a wide range of residents. A variety of home layouts and tenures are proposed to meet the needs of a wide demographic of residents, ranging from studios to Three-bedroom homes with a focus on family-oriented and moderate income housing.

In order to achieve a greater level of affordability in our City and help to alleviate the low vacancy rate in Vancouver, the current Council has developed programs that incentivize developers to build market rental housing over condominiums at arterials like Broadway and at proximity to major transit stations.

The City of Vancouver has created policies and programs such as the Moderate Income Rental Housing Pilot Program to encourage the development of secured rental housing in an effort to increase housing choices in all areas of the City.

We are still very early on in the process, however, should an application be submitted to the City, a comprehensive traffic analysis will be completed. The development team will engage a traffic consultant to conduct a Traffic Impact Assessment. Upon completion of their assessment, a report will be submitted to the City as part of the rezoning application and will be subject to rigorous internal review by the City’s Planning and Transportation Departments. Located at a major arterial intersection with easy access to highways and several public transportation options, EDC anticipates minimal impacts to existing travel patterns.

We are currently in the preliminary planning stages for this proposal, and a formal application has not yet been submitted to the City.

A formal rezoning application will need to be submitted, at which point the project will be subject to the City-led public process, which includes further public consultation, review by the City’s Planning and Engineering Departments and committees, and an eventual Public Hearing. The timeline for the City’s planning review can range from 12 to 18 months.

Construction (subject to approval from the City) would take place over a period of approximately 18 to 24 months. At this early stage and since an application is not yet submitted to the City, it is difficult to estimate when construction could commence.

We would love to hear from you! Please click here to connect with us below.

EDC is a family-owned, progressive, vertically integrated award-winning real estate development firm and residential homebuilder, focused on creating innovative and successful communities. EDC is committed to supporting these communities through sustainable and authentic development practices.

Virtual Pre-Application Open House

In light of the current health crisis related to COVID-19, EDC invites you to participate in a Virtual Open House for their proposal at 2406-2484 Renfrew Street.

There will be no formal presentation as part of this Virtual Open House. Please review the material found on this webpage and share any feedback by using the below comment form. If you have any questions or comments, you can also email them.

Our Virtual Pre Application Open House period is from: Wednesday, January 6, 2021 to Wednesday, January 20, 2021. We welcome your input.








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    If you’d like to contact us directly through email, please contact us at info@EDCRenfrew.com