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Cambie Corridor Phase 3 UDI Meeting July 24, 2017

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Microsoft PowerPoint - Cambie Corridor - Phase 3 - UDI Workshop July 2017Outline
1. Cambie Corridor Phase 3 process update 2. Townhouse areas 3. Local serving commercial areas 4. Apartment areas (strata/rental) 5. Unique sites 6. Municipal Town Centre (MTC) 7. Phase 2 Changes 8. Challenges & Discussion
Process Update
Phase 2 (May 2011) • Arterial sites • Interim Public Benefits Strategy

Sub-area workshops
Spring / Summer 2017
Stakeholder workshops
Fall 2017 Engagement with
Sub-area workshops
Spring / Summer 2017
Stakeholder workshops
Cambie Corridor Plan to City Council
Fall 2017 Draft 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
• 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
E.g. King Edward Mall
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
residential floor area as secured market rental – Evaluation to consider
other priority amenities (e.g. childcare)
E.g. Salvation Army Homestead
• Better built form for town centre
Municipal Town Centre: Concepts
• 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 < $50K 2. 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 <
• 100% rental with minimum 20% below market units – May be owned by private sector, non-
profits or government – Targets renters with incomes of $30k -
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 2017 Engagement & technical work
Winter 2018 Present Plan to Council
July 2017 Update to Council: targets & emerging programs
Fall 2017-Winter 2018 Refining new rental programs*
Late 2017/ early 2018 Draft Plan
2018 + Implementation
2018 + Implementation
*including formation of/input from Working Group and launch of 1 year pilot
• Encourage rooftop patios
• Clearer direction on frontage improvements
• Higher fixed rate CACs
• 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
• 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