Cambie Corridor Phase 3

UDI MeetingJuly 24, 2017

Outline

1. Cambie Corridor Phase 3 process update2. Townhouse areas3. Local serving commercial areas4. Apartment areas (strata/rental)5. Unique sites6. Municipal Town Centre (MTC)7. Phase 2 Changes8. Challenges & Discussion

Process Update

Phase 1 (Jan 2010)• Principles• Interim rezoning

Phase 2 (May 2011)• Arterial sites• Interim Public Benefits Strategy

Phase 3 (ongoing)• Marpole Plan (complete)• Transition areas, off arterials• Unique sites• Public Benefits Strategy• Public Realm Plan

MarpoleCommunity

Plan

Phase 3: Timeline

Spring / Summer 2015

Scope of work approved

Launch eventsWalking tours

Fall / Winter 2015Walking tours

Sub-area workshops

Spring 2016Spring ExpoCoffee Chats

Spring / Summer 2017

Open housesOnline surveysCoffee Chats

Stakeholder workshops

Early 2018Present final

Cambie Corridor Plan to City Council

Late 2017/early 2018Draft Plan

Fall 2017Engagement with

MTC residents

Phase 3: Timeline

Spring / Summer 2015

Scope of work approved

Launch eventsWalking tours

Fall / Winter 2015Walking tours

Sub-area workshops

Spring 2016Spring ExpoCoffee Chats

Spring / Summer 2017

Open housesOnline surveysCoffee Chats

Stakeholder workshops

2017 / Early 2018Present final

Cambie Corridor Plan to City Council

Fall 2017Draft Plan available for review & input

4,500 + in-person interactions with community

members to date.

Townhouse Areas

• Introduce new, ground-oriented housing choices through amended townhouse zone (yellow areas)– 940 lots & 109 blocks proposed– Similar to existing RM-8 – Will require percentage of smaller units,

likely result in stacked townhouses– Likely allow for full 3rd storey at front– Density bonus rates will be higher than

Marpole (Marpole rates also being revisited)

• Area planning in process for MTC, will include some additional townhouse areas

Local Serving Commercial Areas

• Strengthen local shopping areas through consideration of more density – Existing C-1, C-2 low-rise

commercial buildings– Some existing residential

• Additional density for 100% rental (4-6 storeys) with ground floor commercial– Rental 100 incentives

available (e.g. DCL waiver, parking relaxation)

Apartment Areas

• Increase housing choices and incentivize rental through additional height and density

• Apartment form

• Up to 4 storeys strata / 6 storeys rental

• Also considering in Municipal Town Centre

Unique Sites

• 10 identified unique sites subject to enhanced rezoning process & site specific policy direction

• Opportunity to deliver housing options (priority on social/below market) & needed local amenities

• Subject to Rezoning Policy for Sustainable Large Developments, Rate of Change Policy etc. depending on characteristics of site

Unique Sites

Alignment with Corridor-wide housing policies & amenity needs, majority of sites:• Target either 20% total

residential floor space as social housing or 100% of floor space as secured rental housing– If 100% rental, target 20-30%

as below market

• Balance housing targets with on-site amenities

E.g. King Edward Mall

Unique Sites

Sites with existing purpose-built rental:• Allow redevelopment where

100% of residential floor space is secured rental– Target 20% affordable with

rental rates at or below Housing Income Limits (HILs)

– Tenant Relocation & Phasing

E.g. Oakridge Apartment Precinct

Unique Sites

Sites under 2 acres:• Target 20% of net new

residential floor area as secured market rental– Evaluation to consider

other priority amenities (e.g. childcare)

E.g. Salvation Army Homestead

Municipal Town Centre

Why are we taking a closer look?• Provide housing

affordability

• Provide significantly more job space

• Better built form for town centre

Municipal Town Centre: Concepts

1: Concentric Rings

2: East West Connector

3: Sunlight & Transitions

• Concentrate density closest to station

• Signature buildings at Cambie & W 41st

• Gradual reduction in height moving away from station

• Intensified role of 41st transit spine

• Adds strong east-west element

• Connects new development at Oakridge Transit Centre

• Focuses growth to maximize sunlight

• Limits growth along south of Queen E & Columbia Parks

• Strengthens connection to Heather St Lands

Municipal Town Centre: Housing

Targeted affordability gaps:1. Below market rental for singles earning < $50K2. Below market rental for families earning < $80K

Continuing challenges affecting most vulnerable:• 18,405 renter households spending > 50% on rent• 4,789 people on the waitlist for social housing

Emerging policy from Housing Vancouver:• Create the “right supply” by introducing below

market rental units matched to household incomes

Municipal Town Centre: Policy Targets

MTC housing targets for new development:

• Minimum 30% social housing units with remainder strata– Targets families with incomes <

$50K/year

• 100% rental with minimum 20% below market units– May be owned by private sector, non-

profits or government– Targets renters with incomes of $30k -

$80k/year

30%

70%

20%

80%

social

strata

below mkt rental

rental

Municipal Town Centre: Policy Targets

MTC new density bonus structure:• 50/50 rental/office• 15/85 strata/office

Oakridge Municipal Town Centre study area

Phase 2 areas previously approved for change

Apartment (up to 6 storeys)

Apartment (up to 12 storeys)

Mixed-use (up to 10 storeys)

Mixed-use (up to 12 storeys)

Municipal Town Centre: Next Steps

• Revise final concept• Determine height/density• Develop built form guidelines• Determine infrastructure requirements (sewer, water)• Determine Public Benefits needs (childcare, rec facilities)

Local neighbourhood consultation in the fall

Below Market Units Next Steps

Working group to address outstanding implementation issues:• % of units below market rents/level of affordability• Rental rates & allowable annual increases (CPI vs RTB)• Tenant income thresholds (at initial occupancy & ongoing)• Tenant selection & occupancy management• Opportunity for non-profit partnerships

Summer 2017Engagement & technical work

Winter 2018Present Plan to Council

July 2017Update to Council: targets & emerging programs

Fall 2017-Winter 2018Refining new rental programs*

Late 2017/ early 2018Draft Plan

2018 +Implementation

November 2017Final Housing Vancouver Strategy

2018 +Implementation

*including formation of/input from Working Group and launch of 1 year pilot

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Phase 2 Changes

• Increase in height and density for social housing

• Encourage rooftop patios

• Changes to the townhouses at the back

• Clearer direction on frontage improvements

• Higher fixed rate CACs

Challenges

• Speculation within the Corridor without adequate details• Expectations from land owners and developers• Assumptions about plan details (density, height, CACs) • Aggressive sales behaviour creating stress for residents• Considerable scale and pace of change in Corridor (including

unprecedented volume of rezoning applications)• Loss of community, unsightly vacant development sites, managing

impacts of construction • Capacity of Canada Line, community centres, schools, childcare etc.• Upgrades to utilities to accommodate significant growth

Core Plan objective:COMMUNITY BUILDING, NOT COMMUNITY BANKING!

Discussion

• Overall industry feedback of draft plan? • Considerations in developing the amended townhouse zone

to provide smaller, less expensive units? Other ideas to increase affordability?

• Thoughts on the overall MTC housing and office objectives?

Below market rental initial feedback:• Is there interest in this emerging program?

• What are the outstanding questions and concerns that should be addressed in developing the program?

• Ideas for applying income thresholds & monitoring?

Thank you

Contact the project teamcambiecorridor@vancouver.ca604-873-7038 ext 3 (Planning Information Line – Vancouver South)

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