Wendy McNeil, Acting CEO                                                          Volume #24 | Issue #37
Connect with Wendy@havan.ca                                                Monday, December 2, 2024

AND THE DECISION IS... 

Ten hours, one 45-minute presentation, 7 pieces of “intimidating” art from children and 142 registered speakers contributed to a two-day debate at Vancouver City Hall last week regarding the use of natural gas for space and water heating in new home builds. Ultimately, the recommendation to provide a natural gas pathway for primary heating was defeated by a single vote.

How did we get here?

On July 13, 2016, Council approved the Zero Emissions Building Plan that was developed with industry and established a regulatory framework to set and progressively lower GHG limits for new buildings so as to gradually phase out natural gas for space and water heating for most building types by 2025.

On May 31, 2023, Council directed staff to report back to Council with recommendations on updates to the Vancouver Building By-law for new residential buildings regarding the adoption of the top step of the BC Zero Carbon Step Code.

On July 23, 2024, Council directed staff to develop 2026-2030 climate action plans to reduce carbon pollution, and to report back with by-law amendments to allow natural gas for heating and hot water for new construction.

What happened?

Staff brought a report forward last week and presented a compromise approach, addressing the BC Energy Step Code and Zero-Carbon Step Code, offering home builders two distinct pathways to compliance. Coming into this meeting was a testy challenge for the Mayor Sim and the ABC Party, with now an apparent crack in the unity of the party on this split decision on three separate recommendations.

With the absence of Councillor Boyle, who recently resigned due to her election as a Provincial Member of the Legislature, there were 10 participants and potential tied votes leading to defeat, which is exactly what happened.

The most contentious motion, Recommendation B, asked Council to approve amendments to the Vancouver Building By-law (VBBL) to provide an energy and carbon performance compliance path that allows natural gas for heating and hot water and is aligned with the top step of the BC Energy Step Code, to come into force on March 2, 2025. (This would mean new builds could continue to allow for natural gas for all purposes). Failed on a 5-5 tie vote with Councillors Bligh, Dominato, Meizner (ABC), Fry and Carr (Green) opposed.

Recommendation A asked Council to approve amendments to the VBBL to provide an energy and carbon performance compliance path aligned with the top level (EL-4) of the Zero Carbon Step Code for small residential building and second from the top level (EL-3) for large building to come into force on March 1, 2025. (This would mean that gas could not be used as a source for space and water heating, but still allowed for cooking and decorative fireplaces). Passed on a 6-4 vote with Mayor Sim and Councillors Montague, Klassen, Zhou (ABC) opposed.

Recommendation C asked Council to approve a revised Green Buildings Policy for Rezonings to remove energy modelling requirements from rezoning applications effective immediately and was passed unanimously.

Councillor Bligh was a deciding factor in changing course on her decision earlier in the year, noting the rushed and seemingly shady nature of the most recent amendment, and that she would be voting against the reversal and that “decision could not be more clear,” with her commitment to voting in favour of a cleaner and more affordable Vancouver.

Councillor Meiszner stuck with his original position, saying that if the city allows natural gas in new buildings, the City will have to employ more expensive solutions to reduce emissions to meet its targets. Others spoke to the need to keep the previous committment that was made to residents on meeting climate action targets.

And of course, there were a number of opinions.

No doubt, the elected decision-makers were influenced by the 142 registered speakers, a strong majority of whom were mobilized by Stand.earth, an environmental organization who has been running a broad-based and dogged campaign for the past 4-months against backtracking on climate change rules for new home construction.

Speaking on the other side was Restaurants Canada, identifying a potential slippery slope on a pathway to removing the ability for restaurants and hospitality companies to continue to use gas as a primary source of cooking within their establishments.

The Canadian Association of Physicians for the Environment submitted a letter signed by 150 physicians and registered nurses.

And Frances Bula, of the Globe and Mail, kept us all in the loop with an extensive Tweet-a-long, and a locally-elected colleague in another municipality urged everyone to stay in their own lane.

Where do we go next?

Well, if you are building in the City of Vancouver, you will have to better understand the Vancouver Building Bylaw amendment that will come into effect on March 1, 2025 and making decisions and designs accordingly. With an implementation date of only three months away, there is still a lack of understanding on impacts to in-stream applications, and we will let you of new information as we received it.

QUICK BITES ... 

• The City of Vaughan in Ontario "dramatically" drops its Development Cost Charges (DCC) rates. In making the announcement, the City noted that current low-rise residential charges will be reduced from approximately $95,000 to $50,000. 
  
  

• As reported in Saturday’s GRU, Housing starts in the City and Township of Langley are down compared to the record-breaking previous year, about a third lower at this point in the year versus the same period in 2023.
  
  
• Probably not a coincidence but later this evening the Township Mayor and Council will be reconsidering recent DCC bylaw changes. If repealed, DCC rates would be reset to their 2023 levels, including a cut from the current $87 thousand to $48 thousand for a single-family home. HAVAN has submitted a letter of support for the motion and expressed appreciation.  If you can find the time consider submitting a letter of support to Mayor Woodward and Council at mayorcouncil@tol.ca. It is a positive step forward in addressing the impact high DCCs have on the delivery of housing, and we hope to see more municipalities follow this example.
  
  
• CMHC housing starts for October 2024 note that while higher activity is being seen in Prairie provinces, Quebec and the Atlantic provinces, while Ontario and British Columbia continue to see declines in all housing types.
  
  

• In an article by Frances Bula in The Globe & Mail, B.C. shared-equity housing plan prompts both hope and skepticism.
  
  

•  

  Prime Minister Trudeau travelled to Mar-a-Lago after President-elect Trump announced 25% tariffs on all items being exported into the US from Canada and Mexico. Here's what we know. 
  
  
• The Conversation looks at Canada's housing crisis suggesting innovative technology is not enough. We need a holistic and multi-stakeholder approach that bridges the gaps between federal, provincial and municipal governments, and includes the active participation of industry stakeholders and local communities. 
  
  

• Zoocasa is predicting a strong housing market in spring 2025, saying market conditions will be shaped by two key factors: rising demand from buyers returning to the market and the potential for increased supply from homeowners renewing their mortgage. 
  
  

• Storeys reports Ernst & Young conducted a survey of rental developers across Canada on behalf of the CMHC, with 96 developers of various sizes responding, and 85% of those developers said they were facing difficulties getting financing for their projects, according to survey results published last week. 

HAVAN continues to work with CHBA BC and CHBA to advocate for all levels of government to work together to address the challenges of the housing industry including zoning restrictions, density limits, and NIMBYism.

Access past MMB blog post issues here. 

Share your news with info@havan.ca and we will help amplify your message. 

CHBA Webinar: Renovation Outlook for 2025 and Beyond
December 11 @ 10 AM PST

Renovators: how will you position your renovation business for success in 2025 and beyond? Uncover essential economic and market trends that will shape the renovation industry in the future in this webinar designed to provide renovators with actionable insights and growth strategies to boost your business. CHBA members can register at www.chba.ca/webinars.

GUEST BLOG: The Alberni Tower by Kengo Kuma

The Alberni Tower is a 43-storey residential skyscraper that just concluded construction in downtown Vancouver last year. The tower was designed by renowned Japanese architect Kengo Kuma, who is known for his innovative use of natural materials and organic forms. There is a breath-taking hanging structure at the base of the tower created with 26,000+ linear feet of custom Longboard extrusion. Longboard battens and end caps were extruded in three custom sizes for the project and then finished with a custom woodgrain, one that was similar in tone to natural bamboo. Those same battens were used to make a similar feature that hangs above the tower’s pool.

Longboard’s Product Development Manager, Aaron Fraser,  recalls the incredible experience of working on this project in this HAVAN guest blog post, including photos. 

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