Cheakamus Crossing Expansion

Transcription

1 Cheakamus Crossing Expansion Neighbourhood Master Planning Regular Council Meeting 19 June 2018

2 Agenda 1. Background 2. Cheakamus Crossing Expansion Major milestones completed Key processes and timelines 3. Interdependencies with Whistler s workforce needs 4. Next steps

3 Task Force recommended a multi-pronged approach to alleviating housing pressure Opportunity to deliver *1,000+ resident restricted beds within 5 years beds WHA new rentals RENTALS Increased enforcement of residential homes for tourist use 550 beds Assessing & Master Plan Multi family homes privately developed Cheakamus Crossing Expansion Employee beds: 2017: /19: +160 OWNERSHIP Assessing & Master Plan Policy Development Up to 300 beds (or 50 homes) Cheakamus Crossing Expansion Private infill opportunities * Ongoing monitoring to determine timing and phasing of future developments

4 Agenda 1. Background 2. Cheakamus Crossing Expansion Major milestones completed Key processes and timelines 3. Interdependencies with Whistler s workforce needs 4. Next steps

5 Evolving the Cheakamus Crossing neighbourhood Development of Athletes Village to today s Cheakamus Crossing -> A significant legacy developed by Whistler 2020 Development Corporation (WDC), a municipally owned entity Specific requirements for Athletes and subsequent conversion to Residential With a multi-million dollar budget (including VANOC grants) in tight timeframes for Olympics Significant mixed use development, range of diverse housing types Strong local community Recognition of the WDC Board s independent directors with over 14 years of dedication to a significant legacy for the community : - Eric Martin - Jim Moodie - Jim Godfrey - Steve Bayly - Melissa McKay - Duane Jackson

6 What s been happening? Project team has been established since January 2018 Eric Martin, Chair, Whistler Development Corporation Marla Zucht, General Manager, Whistler Housing Authority Staff including: Chief Administrative Officer General Manager, Resort Experience Director of Planning Manager, Economic Development And others as needed Expert Consultants as required, eg Planning experts such as BHA Highest Priority project for staff to progress Preliminary planning work was commenced and today share with you the major milestones achieved

7 Where are we at now? Neighbourhood Master Planning process 1. Neighbourhood draft goals and objectives 2. Preliminary concepts (density potential) Development Program (detailed) Engineering Financial planning and business plan development

8 Neighbourhood draft goals and objectives

9 Identification of sites and their potential

10 Site assessments -> Based on access for services, ease of development on the lands, and environmental sensitivity -> Reflecting capacity and appropriate use of lands include recreation, infrastructure, open space and commercial space needs Mix of site challenges Longer Term. Economic Viability? Other values/uses?

11 to prioritize first sites for affordable housing MORE CHALLENGING Ease of implementing EASY LOW P, 3 M, 13 N, 7 O, 7 L, 30 D, 31 J, 43 LOW PRIORITY E, 78 K, 12 C, 17 MEDIUM PRIORITY B, 3 MEDIUM PRIORITY HIGHEST PRIORITY H, 152 G, 188 F, 152 A, Efficiency of land use (units per acres used) HIGH Bubble size = number of homes

12 Location of highest priority sites well suited to residential development A F G H

13 Potential number of homes on priority sites - easiest access and development with low environmental sensitivity Site Low # homes (range) High A F G H TOTAL Number of units is dependent on housing type and density to be determined in detail.

14 So where to from here? Currently reviewing proposals received from Development Program RFP issued in May. We have recruited a professional development project manager to progress through to delivery of the business plan

15 Neighbourhood Master Planning process 1. Neighbourhood draft goals and objectives 2. Preliminary concepts (density potential) Development Program (detailed) Engineering Financial planning and business plan development

16 Insert FGH sites Potential for new homes

17 What is in a detailed development program? - RFP proposals received are currently under review - Outcome will be materials to support a rezoning application for Lower Lands Roads & Trail layouts New green spaces Plan for each land parcel A Site split into individual parcels of land

18 Neighbourhood Master Planning process 1. Neighbourhood draft goals and objectives 2. Preliminary concepts (density potential) Development Program (detailed) Engineering Financial planning and business plan development

19 All the inputs are needed to develop the business plan Neighbourhood Goals & Objectives Detailed Development by identified sites / parcel Site servicing plans Potential off site improvements Costings can be determined based on development program and site servicing plans

20 Developing the business plan Upfront cash needed - Project Management - Engineering / site servicing - Site preparations - Cash equity for construction financing Ongoing cash needed - Repayment of debt financing - Ongoing operational costs - Property management - Repairs/maintenance - Property taxes etc Various Possible Sources of Cash: Federal & Provincial Grants Land Sales WHA Cash (from existing rentals) Rental Revenue WHA Cash (from existing rentals) RR Unit Sales Ongoing Housing reserves MRDT TBD? Taxpayer funds (Reserves/ surpluses) Sources of cash will need to be determined when developing the business plan

21 Timeline for Master planning process J A S O N D J F M A M J J A S O N D J F M Phase 1: Phase 2: Developing the draft Goal & Objectives for the new areas Preliminary concepts (site potential) Phase 3: Phase 4: Development program includes public consultation process Community Engagement Site servicing concepts and costings Phase 5: Phase 6: Financial planning & Business plan development Outlining the DRAFT Development Plan Phase I Community Engagement Phase 7: Refining & Adopting the Development Plan for Phase I

22 Timeline for master planning leading to building.. Refining & Adopting the Development Plan for Phase I Site servicing drawings Zoning and sub-division package N D Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Site preparations (incl Contract Tender) Building detailed design & plans / Building permits Construction per phasing plan Occupancy per phasing plan

23 Cheakamus Crossing Expansion Project Governance Breadth of expert input and guidance to deliver the business plan and subsequent implementation Advisory Board during planning with transition to NewCo Board of Directors for implementation Day to day Project Management responsibility includes engaging and managing consultants, develop business plan through engagement with Expert resources, RMOW staff & others, manage to timelines and budgets, risk management and other deliverables as determined. NEWCO BOARD ADVISORY OF DIRECTORS BOARD Indep. Expert Development resources expertise & Staff + RMOW Council & Staff Project Manager External consultants eg Planning External consultants Eg engineers External consultants Note: All costs associated with planning this project will be recovered through charging to NewCo when implementation commences and considered as part of financial plan.

24 Progress is on track against plan Experienced development Project Manager will now focus on driving deliverables of next stage Work on Development program concepts will commence following engagement with successful proponent using initial site assessment work To detail types of buildings on each site, scale of building, number of units, etc Community Engagement can be expected in August/September Seeking input on initial development program work Work to finalize business plan is expected following community input

25 Agenda 1. Background 2. Cheakamus Crossing Expansion Major milestones completed Key processes and timelines 3. Interdependencies with Whistler s workforce needs 4. Next steps

26 What do we mean by workforce housing needs? -> in conjunction with TF Recommendation #7 review of resident restricted eligibility and enhanced enforcement Key Questions to answer/re-confirm: 1. WHO are we targeting in our community to meet their housing needs? 2. HOW to determine their housing needs type, size, affordability 3. WHAT is possible given scarce resource availability (land / $$$) - given there is the potential for an infinite amount of demand

27 Growing community of owners, with stable renter household numbers Owner OWNE R 2,800 Renter RENTE R 1,810

28 Diverse affordability levels Single rental HH 100% 25 86% 20 Single households - Studio Total = 430 Household (#) % 10 34% % 70 under Over 65 9% 5% 5% 5% $625 $1,125 $1,375 $25,000 $34,000 $45,000 $55,000 $65,000 $75,000 $85,000 $95,000 >$100,000 $1,875 $2,125 $2,375 $2500+ Affordable Rental ranges Vast majority cannot afford rents at recently advertised market rates WHA rates are essential to affordability for many - especially at lower income levels Diversity in income ranges shows the varied affordability throughout this group Source: WHA & Advertised median market rental rates Dec 2017

29 More Diversity of affordability Couples rental HH Household (#) 100% 10 87% Couple households - 1 bedroom Total = % % % under Over 65 32% % 10% $875 $1,375 $1,625 $34,000 $43,000 $55,000 $65,000 $75,000 $85,000 $95,000 >$100,000 $2,125 $2,375 $2500+ Couple households are better able to afford market rentals due to dual incomes with almost half of all Couples renting able to afford the highs of current market rents All of those working full-time at minimum wages can afford the WHA rate.

30 Most diverse in family households 100% 96% Family households 2/3 bedroom homes Total = 265 under Over 65 85% 81% Household (#) % 40% 28% % 15% % 20 $875 $1,125 $1,375 WHA 2br $1,539 $1,875 WHA 3br $1,962 $2,375 Market 2br $2,750 $3,375 Market $3,750 + $34,000 $45,000 $55,000 $61,000 $75,000 $78,000 $95,000 $110,000 $135,000 >$150,000 Recently advertised market rates are challenging for most families though actual market price ranges do vary considerably But note, very limited supply of resident restricted rentals in larger homes

31 Workforce needs Ensure availability of housing appropriate to workforce needs Needs considered include household type, size, and affordability Diversity of our community will be considered Focus on enforceable punitive penalties to ensure protection of affordable housing for the benefit of those who need it Includes increased enforcement for title covenant breaches Review of confirmation process for how homes are being occupied More penalties to deter misuse

32 Agenda 1. Background 2. Cheakamus Crossing Expansion Major milestones completed Key processes and timelines 3. Interdependencies with Whistler s workforce needs 4. Next steps

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34 Council resolution That Information Report No regarding progress of the Cheakamus Crossing Expansion initiative, a key element of the Mayor s Task Force on Resident Housing, be received.

35 Thank you. Comments/questions? 36