Metro Vancouver's Welcher Avenue Affordable Housing NZER Feasibility Study

The applicant MVHC is a non-profit organization and one of the largest affordable housing providers in the Vancouver region, providing over 3,400 homes at 49 sites across the region that house over 9,400 people. MVHC will conduct a feasibility study for a new Welcher Avenue 5-storey, 63-unit development in Vancouver’s Port Coquitlam neighbourhood.

Environmental Benefits

The project will target a minimum environmental standard of BC Energy Step Code Level 4, which is equivalent to Net-Zero Energy Ready (NZER) performance. The study will assess the feasibility of achieving Net-Zero Energy (NZE) by reviewing a Passive House performance level envelope (including windows), high efficiency heat recovery, heat pumps for domestic hot water use, and passive design strategies. The project also incorporates measures to reduce water consumption and the ‘heat island effect’, as well as use sustainable, non-toxic materials. Consideration of a robust monitoring and measurement plan will provide a business case for sustainable affordable housing.

Social Benefits

The Welcher Avenue development will target 10% accessible units with the remaining 90% as ‘adaptable’ units to support differing tenant needs and changing needs over time. The design incorporates both indoor and outdoor amenities such as common rooms, community kitchens, community gardens, and play areas. MVHC will incorporate quality-of-life benefits such as natural lighting, materials with low toxicity, and pet-friendly apartments. MVHC’s Communications and Outreach Strategy will help guide the planning and development process, targeting engagement with a range of stakeholders, including Council, community members and neighbours, staff, housing advocates and future tenants.

Innovative aspect(s):

• Studying the gap between using Passive House principles and achieving NZE performance in the Canadian context
• Building internal capacity to take on some of the tasks (currently contracted out) for other imminent affordable housing developments

Replicability: The Welcher Avenue study will help build capacity to deliver on affordable housing projects within the study team, at the municipality, and among industry and relevant stakeholders. Both internal and external replication is strong given the size of MVHC’s portfolio and its partnerships with other affordable housing developers and providers. Further, their project team has links to teaching institutions, offering compounding knowledge-sharing potential.

Affordability: The Welcher Avenue development will maintain at least 31% of its units below 79% of Median Market Rent. Approximately one-third of MVHC’s portfolio is Rent-Geared to Income, and the remainder is between 10-20% below market rents. The mixed-market model is used to maintain ensure affordability while ensuring the financial viability of the organization.