Municipal Tools for Housing Affordability in Canada s Most Expensive City. City of Vancouver s Inclusionary Housing

Transcription

1 Municipal Tools for Housing Affordability in Canada s Most Expensive City City of Vancouver s Inclusionary Housing Policies Kevin McNaney Assistant Director of Planning City of Vancouver

2 The Challenge Incomes are not keeping up with housing costs From 1979 to 2008: Incomes +9% Condos +280% Eastside S.Fam. Homes +360% Westside S.Fam. Homes +480% 2

3 The Challenge

4 The Challenge

5 The Challenge

6 The City of Vancouver s Strategy To increase rental housing stock: Secondary suites policy expansion Short Term Incentives for Rental Program (STIR) Laneway housing introduced 6

7 More, Livable Secondary Suites Legalized by Council in 2004 "One-Family Dwelling with Secondary Suite permitted in all residential RS, RM, and RT zones One on-site parking space Code changes to allow hardwired smoke detectors rather than sprinklers Additional amendments in 2009 to allow more basement density and higher ceiling heights

8 More, Livable Secondary Suites New houses can have a full-size basement Example: RS-1-33 foot lot (4,000 sq.ft.) Previous Zoning Basement Option 1, ,100 1,000 1, , (i) (ii) (iii) (iv) 2,400 sq.ft FSR 2,400 sq.ft FSR 2,800 sq.ft FSR 2,700 sq.ft FSR Note: The dotted line represents finished grade.

9 More, Livable Secondary Suites New House Construction Permits July 2009 December 2010 No Basement (20%)

10 STIR Purpose Built Rental Units Purpose A 2 year pilot ( ) Test City s ability to enable rental housing construction without help of senior gov t Use opportunity of slower construction market to attract activity to rental sector Increase constructionrelated jobs Incentives Offered Parking relaxations Density bonus DCL waivers Expedited processing Can be assessed for lower property tax as rental 10

11 STIR Purpose Built Rental Units Outcomes to date Increase in rental supply 1, rental units approved rental units 747 rental units in application Success with mid-density projects nearly 500 units in projects of 8 storeys or less More consultation with community needed on higher density projects 3522 Porter Street

12 STIR Purpose Built Rental Units 17 STIR applications for 1,100 rental units to January

13 Laneway Housing -Defined Small detached house at the rear of a lot Allowed in RS-1 and RS-5 areas Family or rental use only

14 Laneway Housing Hidden Density Maintains streetscape and neighbourhood character Maintains backyard open space Enhances lane as a public space Increases neighbourhood diversity

15 Laneway Housing Homeowner Opportunity Strata titling not permitted, no changes required to existing dwelling Fire access requirements adapted to accommodate existing dwelling Assistance available from staff and How-to Guide

16 Laneway Housing - Location Single family zones (RS-1 and RS-5) Minimum 33 wide lot Requires lane access

17 Laneway Housing - Siting Limited to garage area 3 minimum sideyard setback 2 minimum lane setback 16 minimum separation Flexibility for long lots

18 Laneway Housing - Size Floor area = x lot area to a maximum of 750 sq.ft. Upper floor = 60% Max. height = ft Independent of main house floor space

19 Laneway Housing - Parking Minimum one off-street parking space required May be surface or enclosed Floor area for enclosed parking: 226 sq ft on smaller lots 452 sq ft on larger lots

20 Permit Laneway Housing Over 200 laneway houses built or under construction by January 2011

21 Laneway Housing Emerging Statistics 57% are 1 bedroom units 90% are 1.5 storey structures 88% have at least one enclosed parking space 29 ft average separation from main house

22 Laneway Housing Rental Rates Approx. 150 units occupied Average Rental Rates 1 bdrm: $ bdrm: $1650 Consistent with CMHC rent levels for recent purposebuilt rental housing projects

23 VIRTUAL TOUR

24

25

26

27 Metrics: Progress on Rental Housing Units ( ) Housing Type Purpose-built Market Rental (non STIR) Purpose-built Market Rental (STIR) Brought on Stream Approved/ Under Construction In Process Total ,094 Secondary Suites n/a 270 Laneway Houses n/a 214 Total , % increase in rental housing construction, compared to an average 600 units/year from

28 Thank You! vancouver.ca/lanewayhousing vancouver.ca/stir vancouver.ca/suites