cambie corridor phase 3 - udi.bc.ca
TRANSCRIPT
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 [email protected] ext 3 (Planning Information Line – Vancouver South)
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