Results of Short Term Incentives for Rental (STIR) Program Presentation to City Council March 27, 2012

Results of Short Term Incentives for Rental (STIR) Program Presentation to City Council March 27, 2012

Presentation Outline Background and Objectives STIR Results Lessons 2

What is STIR? Council approved the Short Term Incentive for Rental (STIR) Program on June 2, 2009 2.5 year pilot to increase purpose-built market rental during the economic downtown Incentives offered DCL Waiver Parking Reductions Density Bonus Expedited Processing 3

Why is Rental Housing Important? Essential to a healthy and vibrant economy Essential workers and new workers from other parts of Canada or the world are often renters Allows modest income households to live in Vancouver Median income of renters is half that of owners Meets the needs of diverse populations Accommodates people at different stages of their lives (e.g. young people, unmarried, seniors, and recently moved)

Why is Rental Housing Important? Vancouver s economy depends on attracting and retaining talent. Affordable housing of all types, including market rentals, is essential to the City s current and future competitiveness. John Tylee, Director of Policy and Research Vancouver Economic Development Commission

Need for Rental Housing 1,500 new units of rental housing needed every year Social housing Purpose-built market rental Secondary rental 500 units 500 units 500 units (e.g. laneway houses, rented condos) Source: City s Rental Housing Demand and Existing Supply, 2009

Need for Purpose-Built Rental Housing Why purpose-built market rental? Long-term stability Becomes more affordable over time

What about rented condos? Rented Condos are important but have limitations 32% of condominiums (22,000 units) are rented limited security of tenure Owner can decide to sell at any time Uncertainty around future supply Dependent on condo supply and investment climate Strata-bylaws and rental restrictions more expensive compared to purpose-built market rental 37% higher rent for 1-bedroom Source: CMHC Rental Market Report, 2011

Rental Housing Challenges Limited new supply of market rental housing in recent decades rental units Market-rental Apartment Completions by Decade (occupied) Notes: Rental units in the 1980s, 1990s, and 2000s includes both stratified and un-stratified rental units Source: CMHC

Rental Housing Challenges Very limited new rental units constructed over last five years (average 150 units/year) rental units 250 200 150 100 50 0 Market-rental Apartment Completions (Occupied) 2006-2011 192 196 117 50 60 4 2006 2007 2008 2009 2010 2011 Privately-initiated market rental units City initiatives Majority of rental units built in 2009 and 2010 were City initiatives 1 Kingsway: 98 units (City-built) Olympic Village: 119 units (policy requirement)

Economics of Rental Housing Why is developing rental difficult? STIR incentives are intended to help overcome viability gap for rental projects High land costs and competition with condominium developers make building purpose-built rental housing unfeasible in most cases $120 Land Value PSF Buildable Land Value Per Square Foot Buildable for Eastside Low-Rise $80 $100 PSF Viability Gap Illustrative Example Only $40 $0 Price Land that Value condo Supported developers by Condominium can pay Development for land $25 PSF Land Price Value that Supported rental developers by Rental can Development pay for land Source: Coriolis Consulting (November 2009)

STIR: Short Term Incentives for Rental Purpose 2.5 year pilot (2009-11) Test City s ability to enable Market Rental Housing construction without senior govt s Use opportunity of slow construction market to attract activity to rental sector Increase constructionrelated jobs Incentives Offered Parking reductions Density bonus DCL waivers Expedited processing 12

STIR objectives 1. Increase supply of market rental housing 2. Respond to economic downturn and stimulate employment 3. Support the City s sustainability goals by encouraging rental housing along commercial arterials, high streets, and transit centres 4. Encourage development of market rental housing for households that cannot afford to buy a home 5. Inform City s long-term housing policies by testing City s ability to enable Market Rental Housing without senior government assistance

1215 Bidwell 5656 Victoria 3701 W Broadway 1240 Howe 3068 Kingsway 1650 Quebec 2730 E. 41st 2784 E. Hastings 1281 Hornby 4320 Slocan 8440 Cambie 1401 Comox 8495 Granville 1142 Granville 1620 W 6th 2215 E Hastings STIR Results 1349 Granville 963 E 19th 2551 Kingsway 1418 E 41st 3522 Porter 1600 Beach

1215 Bidwell 5656 Victoria 3701 W Broadway 1240 Howe 3068 Kingsway 1650 Quebec 2730 E. 41st 2784 E. Hastings 1281 Hornby 4320 Slocan 8440 Cambie 1401 Comox 8495 Granville 1142 Granville 1620 W 6th 2215 E Hastings STIR Results 1349 Granville 963 E 19th 2551 Kingsway 1418 E 41st 3522 Porter 1600 Beach Objective 1: Increase supply of rental housing

New market rental units created New Market Rental Construction, Approved and In Application June 2009 December 15, 2011 1,200 Approved 17 Projects rental units 800 400 In Application 9 Projects 609 1042 Approved 609 In Application 1,042 TOTAL 1,651 0 Approved In Application

STIR projects across the City % TOTAL Eastside 29% Westside 25% West End 23% Downtown 23% 100%

Projects in both woodframe and concrete More market rental units achieved in concrete rental units 900 600 300 Approved In Application 3 Projects 8 Projects 266 226 6 Projects 343 9 Projects 816 % TOTAL Concrete 70% Woodframe 30% 100% 0 Woodframe Concrete

Two types of projects created: Mixed strata/rental and 100% rental Significantly more market rental units created with mixed strata/rental vs. 100% rental projects 800 600 756 Approved In Application rental units 400 200 217 286 392 0 Mixed Strata / Rental 10 Projects 100% Rental 16 Projects

Majority of units are bachelor and one-bedroom More bachelor and one-bedrooms compared to existing rental stock 1 bed 39% 2 bed 12% 3 bed Less than 1% Studio 49% EXISTING RENTAL STOCK Bachelor 15% 1 bed 67% 2 bed 16% 3 bed 1% Source: CMHC, 2011 Rental Market Survey

Effect of STIR on market rental housing production Significantly more market rental units as a result of STIR rental units/year 600 400 200 0 New Privately Initiated Market Rental (Units/Year) 80 units/year 550 units/year 1 2 Pre-STIR (2006-2011) STIR (2012-2014) Approved/In Application

1215 Bidwell 5656 Victoria 3701 W Broadway 1240 Howe 3068 Kingsway 1650 Quebec 2730 E. 41st 2784 E. Hastings 1281 Hornby 4320 Slocan 8440 Cambie 1401 Comox 8495 Granville 1142 Granville 1620 W 6th 2215 E Hastings 2551 Kingsway 3522 Porter STIR Results Objective 2: Respond to economic downtown and stimulate employment 1349 Granville 963 E 19th 1418 E 41st 1600 Beach

New jobs created 609 approved market rental units x 2.8 jobs per unit (multi-unit projects) = 1,705 new jobs created In addition, the 1,042 market rental units in application could create an additional 2,900 new jobs Note: Formula from CMHC

1215 Bidwell 5656 Victoria 3701 W Broadway 1240 Howe 3068 Kingsway 1650 Quebec 2730 E. 41st 2784 E. Hastings 1281 Hornby 4320 Slocan 8440 Cambie 1401 Comox 8495 Granville 1142 Granville 1620 W 6th 2215 E Hastings 2551 Kingsway 3522 Porter STIR Results Objective 3 1349 Granville 963 E 19th 1418 E 41st 1600 Beach Support the City s sustainability goals to encourage rental housing along commercial arterials, neighbourhood high streets, and transit centres

All projects located along arterials, neighbourhood high streets, or transit centres

1215 Bidwell 5656 Victoria 3701 W Broadway 1418 E 41st 1620 W 6th 3068 Kingsway 1650 Quebec 2784 E. Hastings 2730 E. 41st 4320 Slocan 1349 Granville 1401 Comox 8440 Cambie 2215 E Hastings 1600 Beach 8495 Granville 1142 Granville 2551 Kingsway 3522 Porter STIR Results Objective 4: 963 E 19th 1281 Hornby 1240 Howe Encourage development of market rental for households that cannot afford to buy a home

Affordability under STIR Affordability was encouraged in following ways: Renting is inherently cheaper than owning Modesty requirements to keep unit sizes small, finishings basic Limited private amenities The City acknowledged that STIR could not meet the needs of low-income households, who require senior government subsidies

Renting is a more affordable option than owning Monthly Costs Proposed STIR Rents vs. Home Ownership (Bachelor) Monthly Housing Costs ($) 2100 1800 1500 1200 900 600 300 0 86% higher $1,821 $980 $950 1215 Bidw ell (West End) 106% higher $1,959 1142 Granville (Downtown) 118% higher $851 $1,743 3522 Porter (Cedar Cottage) STIR Proposed Rents Monthly Mortgage Cost 23% higher $1,050 $1,290 8495 Granville (Marpole) Ownership Assumptions: 10% downpayment 5% interest rate 25 year amortization Property tax rate: $3.59 per $1000 assessed value Strata fees: $150/month Note: MLS Average sales 2011 by area

Renting is a more affordable option than owning Monthly Costs Proposed STIR Rents vs. Home Ownership (2 bed) Monthly Housing Costs ($) 3,000 2,400 1,800 1,200 600 86% higher $1,575 $2,781 62% higher $1,500 STIR Proposed Rents Monthly Mortgage Cost $2,430 Ownership Assumptions: 10% downpayment 5% interest rate 25 year amortization Property tax rate: $3.59 per $1000 assessed value Strata fees: $250/month Note: MLS Average sales 2011 by area 0 3522 Porter (Cedar Cottage) 8495 Granville (Marpole)

1215 Bidwell 5656 Victoria 3701 W Broadway 1418 E 41st 1620 W 6th 3068 Kingsway 1650 Quebec 2784 E. Hastings 2730 E. 41st 4320 Slocan 1349 Granville 1401 Comox 8440 Cambie 2215 E Hastings 1600 Beach 8495 Granville 1142 Granville 2551 Kingsway 3522 Porter STIR Results Objective 4: 963 E 19th 1281 Hornby 1240 Howe Inform City s long-term housing policies by testing City s ability to create market rental housing without senior government assistance

All STIR units were created using only City-level incentives Density Bonus Parking Reductions DCL waiver Expedited Processing

9 approved projects 609 market rental units

DCL waiver 100% take-up of DCL waiver DCL waiver was the most popular incentive $4,500,000 $3,000,000 $1,500,000 $4.2 million 609 rental units DCL WAIVER: $6,800 PER UNIT $- DCLs waived

Parking Reductions Over 75% take-up Parking reductions lowered a project s cost by $2,600 $13,000 per unit Savings per Unit ($) $14,000.00 $12,000.00 $10,000.00 $8,000.00 $6,000.00 $4,000.00 $2,000.00 $- Parking Reductions Savings Per Unit $0 1142 Granville $2,581 8495 Granville $3,958 3522 Porter $4,898 1215 Bidwell $7,000 2730 E. 41st $7,059 2784 E. Hastings $12,632 1240 Howe Rental Units (106) (31) (192) (49) (40) (34) (20) SUMMARY SPACES REDUCED: 46 2730 E. 41st SAVINGS Per stall: $40,000 Total: $1.84 M AVERAGE SAVED PER RENTAL UNIT: $3,900

Density Bonus Over 75% take-up Density increases range significantly depending on site, location, context, and urban design review (from 0.3 4.1 FSR) 7 6 5 4 3 +101% +67% +12% 0% +39% +43% 0% +63% +185% Notes: 2784 E. Hastings and 1240 Howe did not request additional density 2 1 0 2730 E 41ST 3522 PORTER 8495 GRANVILLE 2784 E HASTINGS 8440 CAMBIE 1650 QUEBEC 1240 HOWE 1142 GRANVILLE 1215 BIDWELL For mixed strata/rental projects, the increase in density generated a number of public benefits (e.g. public art, heritage conservation) in addition to rental housing

Expedited Processing 60% take-up by eligible projects Regular Rezoning 33% 8495 Granville 8440 Cambie 1215 Bidwell Expedited Concurrent 45% 2730 E. 41st 1142 Granville 1650 Quebec Concurrent Processing worked best for simple projects (e.g. 100% rental buildings ) No Rezoning 22% 2784 E. Hastings 1240 Howe 3522 Porter

Expedited Processing Processing times ranged from 10 to 16 months Concurrent STIR Projects Processing Time (from Rezoning Application to Development Permit Issuance) STIR Projects 3522 Porter 1650 Quebec 1215 Bidwell 1142 Granville Majority were 100% Rental projects Rezoning at Council ranged from 6 to 8 months Time savings ranged from 5 to 8 months 0 5 10 15 20 Months Council Approval of Rezoning Typical non-concurrent processing times

What did it take for the City to make STIR projects viable?

Key Assumptions re Purpose Built Rental 100% Rental Projects Land value does not increase with additional density Rental housing is the public benefit achieved through increased density Rezoning for 100% rental would not have been permitted for a mixed strata/rental project Mixed Strata/Rental Projects Land value increases with additional condo density Increase in land value triggers CAC For STIR projects, part of the CAC was used to create rental housing

Enabling rental unit creation City role 100% Rental Projects $1.9 million (DCL waived) Mixed Strata/Rental Projects $2.2 million (DCL waived) $14 million (CACs allocated to rental) 392 Rental Units 217 Rental Units $4,900/unit $75,000/unit

Public Benefits Mixed Strata/Rental Projects Other CAC funded public benefits: Mixed strata/rental projects Other CAC funded public benefits (public art, heritage, cash contribution, etc) $17.6 m 56% $14 m 44% Rental housing 217 units

1215 Bidwell 5656 Victoria 3701 W Broadway 1418 E 41st 1620 W 6th 3068 Kingsway 1650 Quebec 2784 E. Hastings 2730 E. 41st 4320 Slocan 1349 Granville 1401 Comox 8440 Cambie 2215 E Hastings 1600 Beach 8495 Granville 1142 Granville LESSONS 2551 Kingsway 963 E 19th 1281 Hornby 3522 Porter 1240 Howe

Lessons STIR incentives significantly increased development of market rental housing during pilot Density is a key incentive sensitivity to neighbourhood context is important Parking reductions work well aligns with other City objectives (e.g. Greenest City) Value for money in 100% rental projects significantly higher than mixed strata/rental projects

Lessons: 100% Rental vs. Mixed Projects 100% Rental More rental units/project Simpler All incentives work well Market rental housing is the primary public benefit Mixed Rental/Strata Less rental units/project More complex Not all incentives work Market rental housing created as part of a public benefits package

NEXT STEPS

Feedback from Mayor s Taskforce on Housing Affordability Positive feedback overall Continue to focus on transit-oriented development Recognized importance of STIR program on job creation Suggestions Explore ways to encourage family units Ensure program parameters are clear Ongoing evaluation feedback from occupants and community

1240 Howe 2730 E. 41st Report back with policy recommendations later this spring 1349 Granville 3522 Porter