MAYOR’S TASK FORCE ON HOUSING AFFORDABILITY BOLD IDEAS TOWARDS AN AFFORDABLE CITY
Oct 27, 2014
Mayor’s Task Force on Housing aFFordabiliTy
bold ideas Towards an aFFordable ciTy
02 ForewordbytheCo-Chairs
04 TheChallenge
07 EnhancingAffordability
08 TaskForceRecommendations
24 PublicConsultationandFeedback
28 re:THINKHousingIdeasCompetition
34 SummaryandNextSteps
36 Appendices
THe Mayor’s Task Force on Housing aFFordabiliTy aiMs To Make VancouVer a More liVeable, susTainable, and aFFordable ciTy.
A messAge from the tAsk force co-chAirs
02 mAyor's tAsk force on housing AffordAbility 2012
dear citizens of Vancouver,
OnbehalfoftheMayor’sTaskForceonHousingAffordability,itiswithpleasurethat
wepresentourfinalreport.Webegantoexplorehousingaffordabilitytogetherback
inJanuary2012,producedaQuickStartsreportinMarchandaninterimreportinJune.
Ourfinalreportrepresentstheculminationofourworkonthemosteffectivewaysto
improveaffordabilityinVancouver.
Weknowthatmanypeopleacrossawiderangeofincomesfaceaffordabilitychallenges
inourcity,fromthosewithlittleincomeandnohousingtothosewithahigherincome
butwhostruggletofindaffordable,suitableandadequatehousing.Wehavefocused
oureffortsonaddressingaffordabilityforlowtomiddleincomehouseholdsinVancouver,
includinglowerincomesinglesandcoupleswithcriticalneedsforsuitablerental
accommodation;singlesandcouplesstrugglingtobuytheirfirsthome;familieswith
childrenwantingtoliveinthecityratherthanhavingtomovetothesuburbs;and
empty-nestersandseniorswishingtodownsizetheirhomeswithouthavingto
leavetheirneighbourhoods.
TheTaskForcefocusedonaffordabilitysolutionsformoderateincomehouseholds
earningbetween$21,500andacombined$86,500butacknowledgedthathousing
challengesfacedbylowincomehouseholds(earninglessthan$21,500)continueto
beacriticalpublicpolicyconcernforalllevelsofgovernment.However,itnotedthat
theCity,alongwithothernon-profitandgovernmentpartners,isalreadystrongly
committedtoactioninthisareathroughrecommendationsadoptedbyCouncilin
itsHousingandHomelessnessStrategy.Thesehouseholdsatthelowestendofthe
incomerangearenotthemainfocusofthisreport.
Ourfinalreportbuildsonourearlierpolicyrecommendationsbyincorporatinginput
fromthere:THINKHousingIdeasCompetition,aswellastheonlinepublicsurvey.
Boththecompetitionandthesurveyprovidegoodindicationsofthetypesofhousing
peoplewanttoseeinVancouverandthedifferentwaysinwhichwecanachieveit.
Webelievethatthisreportprovidesablueprintforbothshortandlong-termpolicy
directionstosignificantlyincreaseaffordablehousingoptionsinVancouver,and
encourageCityCounciltoembracetherecommendationsandtakeactiononthe
mostpressingpolicyissueinVancouvertoday–thelackofaffordablehousing.
Yourssincerely,
Mayor gregor robertson & olga ilich
Co-Chairs,Mayor’sTaskForceonHousingAffordability
03
Vancouver faces severe housing challenges:
½ VancouverhasthehighesthousingpricesinCanada,andthevastmajorityofhouseholdsinVancouverhaveincomeswellbelowthoserequiredtopurchaseevenamodestcondo.
½ Vacancyratesintherentalstockarechronicallylow,averagingjust0.9%overthepast30years.
½ Themajorityofthecity’spurpose-builtrentalstockwasbuiltinthe1960sand1970sandisbadlyinneedofrenewal.
½ Nearly40%ofVancouverhouseholdsspendmorethan30%oftheirincomeonhousing.
½ Thesituationisevenmoreseriousforyounghouseholdsdecidingwheretosettledownandraiseafamily.Nearly50%ofhouseholdsheadedbypeopleundertheageof34spendmorethan30%oftheirincomeonhousing.
TheTaskForcerecognizesthathomelessness,lowincome
andsupportivehousingcontinuetobecriticalissuesfacing
Vancouver.TheCity’s Housing and Homelessness Strategy
2012–2021 outlinesanapproachtoaddressingtheseissues
andsignificantprogressisbeingmade(e.g.thecompletion
of563newsocialandsupportivehousingunitssince2010
andanadditional1,411unitsalreadycommittedorunder
construction).
Vancouveralsoneedsarangeofhousingoptionsforits
middleandmoderateincomeearners–thosemaking
between$21,500(singleincomehousehold)andup
to$86,500peryear(forbothsingleanddualincome
households).Formanyofthesehouseholds,incomesare
toolowtobeabletoaffordthecostsofownership.Low
vacancyratesandrisingrentalratesmeanthatevenfinding
affordablerentalhousingisachallenge.Peopleandfamilies
inthisincomerangehavebeenthemainfocusofthework
oftheTaskForce.
HowVancouveritesdecidetoaddressthesechallenges
isfundamentaltothefutureofourcity.Shouldwesimply
letthemarketdecidewhatkindofcitywewantandwho
getstolivehere?Orshouldwetaketheactionsneeded
toincreasethediversityofaffordablehousingoptions,
andmaintainthevibrancy,diversityandeconomic
competitivenessofourcity?ThisTaskForcebelieves
thatwecanandshouldtakeactiontocreatemore
affordablehousingforfuturegenerationsinVancouver.
the chAllenge
04 mAyor's tAsk force on housing AffordAbility 2012
Housing and HoMelessness sTraTegy: Housing conTinuuM
shelters non-market rental (social Housing)
condossros Purpose -built rental
other ownership
supportive Housing
secondary suites
rented condos
ending homelessness rental housing ownership
Mayor’s Task Force on Housing affordability
’’John Tylee DirectorofPolicy&Research,VancouverEconomicCommission.
“Vancouver’seconomydependsonattractingandretainingtalent.Affordablehousingofalltypes,includingmarketrental,isessentialtotheCity’scurrentandfuturecompetitiveness.
06 mAyor's tAsk force on housing AffordAbility 2012
07
enhAncing AffordAbility
Onewaytoimprovehousingaffordabilityistoincreasesupplyandcompetitionbetweenhousingproviders.Manyoftheinitiativesidentifiedinthisreportseektoincreasethesupplyofhousingthatcanbedeliveredatalowerpricepoint.Lowerdevelopmentcostsonlytranslateintolowerpricesandrentswhenthereissufficientsupplyandcompetitioninthemarketplace.
CurrentlyinVancouver,housingexistsintwo
majorforms–singlefamilyhomesonsinglelots
andapartmentbuildings(largelystrataandsome
purpose-builtrental).Thereislittleinthecontinuum
ofhousingbeyondthesetwoformstomeettheneeds
offamiliesandsmallerhouseholds.Anumberofthe
initiativesproposedinthisreportspeaktotheneedto
broadenthechoicesofhousingform,achievegreater
densityand,byextension,increasethediversityand
affordabilityofhousing.
Ourregulatoryframeworkdoesnotallowmanyof
thechoicesinhousingformfoundacrossthecountry
andevenwithintheMetroregion.Rowhouses,
stackedtownhousesandotheroptionssuchas
lanewayhousingthataddresstheneedsoffamilies
toaccessgreenspaceathomeandliveincomplete
neighborhoodsareapriorityidentifiedbytheTask
Force.AcrossVancouver,therearemanyareaswhere
thisdiversityofhousingtypeswouldbeagoodfit
ifzoningweremorepermissive.
Similarly,increasingdensityinmixed-useareas
withanemphasisontransit-orienteddevelopment
providesmanybenefits,includinglowertransportation
costs,proximitytojobs,andeasyaccesstopublic
amenitiessuchaschildcare,schools,parks,aswellas
destinationssuchasshops,restaurantsandservices.
Otherinitiativesoutlinedinthereportseektoachieve
immediateandlong-termaffordabilitybyincreasing
rentalstock.Here,theCitycantakestepstolockin
affordabilityforthelongterm,usingbothfinancial
andregulatorytools.
TheviewoftheTaskForcewasthatsimplifying
land-useregulationswhereappropriate,and
facilitatingamoreflexibleandcreativedialogue
betweendevelopersandtheCitywillresultin
morehousingdiversitythatcanhelpsolveour
affordabilitychallenges.
tAsk force recommendAtion 01
increase suPPly and diVersiTy oF aFFordable Housing
08 mAyor's tAsk force on housing AffordAbility 2012
09
density increases in appropriate locations create
important opportunities to enhance housing affordability
and diversity. The city should accelerate planning
programs that increase density in large developments
(e.g. Marine gateway, southeast False creek, east Fraser
lands) and transit-oriented locations, and those that
increase housing diversity in residential neighbourhoods,
including the creative use of underutilized city land, such
as streets. improving housing affordability and diversity
should be a primary focus of these planning initiatives.
increase housing choice in low density residential areas
TheReportfromtheRoundTableonBuildingFormand
Design(theGellerReport)recommendsincreasingthe
supplyofseveraldifferenttypesofhousingtobroadenthe
choices,especiallyforfamilieswithchildren.TheCityshould
implementzoningandregulatorychangestoencourage
thesehousingforms:
½ addingmoretransitionzones,similartoNorquay
NeighbourhoodCentre,thatscaledownfromhigh-density
housingneararterials,commercialcentresandtransithubs
toground-orientedmediumdensityhousing(e.g.stacked
townhouses,rowhouses,townhouses,etc.)inthetransition
zoneadjacenttosingle-familyneighbourhoods.
½ Identifyopportunitieswheredensificationthroughsuch
housingformsastownhouses,rowhousesorstacked
townhouses,mightbeappropriateinlow-density
residentialareas.
½ Createopportunitiesforsecondarysuitesandlaneway
housesinsuchatransitionzone,andelsewhere,toensure
thatnewmedium-densityhousingcontributestooptimizing
affordabilityforrentersandhomeowners.
½ Incentivizeaminimumstandardofsuite-readystatus
inallnewground-orientedhousing(single-familyhomes,
medium-densityhousingwhereappropriate),makingit
easierforhomeownerstoaddsecondarysuites.
increase supply in locations with good transit links
TheCity’sSecuredMarketRentalHousingPolicyrecognizes
theimportanceofrentalhousingintransit-orientedlocations.
TheCityshouldaccelerateplanstoincreasedensityintransit-
orientedlocationsandrelatedneighbourhoodcentres,witha
focusonachievinghousingaffordabilityandfamilyhousing
(afocuson3+bedroomunits).Thisworkshouldbuildon
theCambieCorridorPlan,whichrequires20%market
rentalhousingforanyrezoningalongthecorridor.
a creative inclusionary housing policy
TheTaskForcerecognizesthatdevelopingnewcomplete
communitiesonlargesitesprovidesperhapsthebest
opportunitytoincreasethesupplyofaffordablehousing.
TheTaskForcediscussedanumberofopportunitiesto
enabledifferentkindsofhousinginlargedevelopments
throughpartnershipsbetweentheprivatesector,non-profit
sectorandtheCity.Amorecreativeinclusionaryhousing
policyformajorprojectsshouldbedevelopedtoensurethat
developersofnewneighbourhoodsarerequiredtoprovide
eitherrentaloraffordableownershipunitsinamixthatbetter
matchesthebroadneedsofthecommunity,particularlylow
andmoderateincomehouseholds.
TheCity’scurrentinclusionaryzoningpolicyrequires
developerstosetaside20%oflandforaffordablehousing.
Whilethisapproachcreatestheopportunityforaffordable
housingdevelopment,overthepastdecadesithasdepended
onseniorgovernmentfundingtobuildtheaffordablehousing
units,fundingwhichoftenhasnotmaterialized.Inthecontext
ofthecurrentfiscalclimateatseniorlevelsofgovernment,
adifferentapproachwillbeneededtodeliveraffordability.
01 increase suPPly and diVersiTy oF aFFordable Housing
Task Force recoMMendaTions
10 mAyor's tAsk force on housing AffordAbility 2012
identify underutilized land for creative housing options
There:THINKHousingIdeasCompetitiondrewanumber
ofsubmissionsthatofferednewwaystousecitylandfor
developingnewaffordablehousing.Theproposalfor
“ThinStreets”,whichwonaTaskForceJuryaward,provides
awaytointroducemodesthousingdevelopments,suchas
duplexesandrowhouses,intosingle-familyneighbourhoods
byusingunderutilizedcitystreets.TheCityshouldidentify
opportunitiesforaThinStreetspilotproject,ideallythrough
theexistingneighbourhoodplanningprocesses,toenable
thisproposal.
other ideas for increasing housing supply and diversity of affordable housing:
Expandopportunitiesforhousingpartnerships,focusing
onentitiesthathavepotentialorunderusedland(e.g.
churches,healthcarefacilities,post-secondaryinstitutions,
etc).ContinuetobuildontheworkoftheCity’sSecure
MarketRentalHousingPolicythatincentivizesconstruction
ofpurpose-builtrentalunitsthroughadensitybonus,DCL
waiver,parkingrelaxationsandotherregulatorytools.
Explorethefeasibilityofenablingthedevelopmentof
rentalhousingwithincertainlimitedareascurrentlyzoned
forindustrialuse,suchasthewesternedgeoftheFalse
CreekFlatsthatisadjacenttoasignificantnumberof
publicamenitiesaswellasrapidtransit.TheTaskForce
acknowledgedthestrongCouncilcommitmentand
regionalpolicyinplacetoprotecttheviabilityofexisting
job-producingspace.However,therearesomelocations,
wellservedbytransit,whichcouldcontributetotheviability
oftheindustriallandsbyprovidingaplaceforaffordable
rentalhousingtargetedtopeoplewhoworkorstudynearby.
Asabalancetothisapproach,theTaskForcesuggested
thattheCityshouldalsoexploreopportunitiestointroduce
appropriateemploymentspaceinresidentialareasthatare
ontheedgesofcommercialandindustrialareas.
Beopenmindedandexpandtheopportunitieswhere
newhousingsupplycanbesituated:buildontopof
existingbuildings(includingcivicfacilities);lookinto
conversionsofunderusedparkinglotsorthedevelopment
ofsecondarysuitesfromancillaryandstoragespacein
existinghousingstock.
Acrossalloftheseoptions,takeintoaccountfamilyneeds
andotherconsiderationssuchasaccessforpeoplewhoface
mobilityissuesandotherchallenges.GivenVancouver’s
changingdemographics,theCityshouldconsidersetting
atargetofunitsinlargenewdevelopmentsthatarefully
accessibleforpersonswithdisabilities.
affordability considerations:
Thisrecommendationhaspotentialforasignificantimpact
onhousingsupplyandaffordability.Itwillincreaserow
housesandtownhousesforfamilies,includesecondary
suitesinmoretypesofhousingandcouldenable
opportunitiesforsocialhousingandlong-termaffordable
marketrentalhousing.
11
tAsk force recommendAtion 02
enHance THe ciTy’s and THe coMMuniTy’s caPaciTy To deliVer aFFordable renTal and social Housing
12 mAyor's tAsk force on housing AffordAbility 2012
13
create a new city-owned entity to deliver affordable
rental and social housing by using city lands. Mobilize
the community to support affordable housing through
community land trusts and alternative financing models.
enhance the city’s capacity to deliver affordable rental and social housing
TheCity’sconsiderablelandassetsareacriticalcomponent
inaddressingtheaffordabilitychallengeandoverthe
last50years,citylandhasplayedakeyroleinenabling
affordablerentalhousing.TheCityshouldleaselandata
nominalfeetofacilitatethecreationofnewsocialhousing
andnewaffordablerentalhousing.City-ownedlandshould
bebroughtforwardtotestthelevelofaffordabilitythatcan
becreatedbythenon-profitandprivatesectorsworking
togetherusingCitysites.Thesesitesshouldpreferablybe
smallerandmedium-sizedsites,whicharezonedandready
togo,enablingaquickerdeliveryofunits.Afair,openand
transparentprocessshouldbeusedtoidentifypotential
non-profitandprivatepartners.Basedontheexperience
oftheShortTermIncentivesforRental(STIR)program,
andwiththeadditionalcontributionoflandatnominal
costthroughalong-termlease,theTaskForcefeelsthat
theCitycanuserigorouscriteriatoevaluateproposalsand
partnershipsdesignedtoachievesustainedaffordability.
Followingafullevaluationoftheunitsandlevelof
affordabilityachieved,theCitycouldestablishanongoing
programforcommitmentoflandthroughlongtermleases
forthecreationofsocialandaffordablerentalhousing.
ItisencouragingtoseethattheCityhasalreadybegun
anRFEOIforsixsitesofcity-ownedhousingtobeleased
fornewaffordablehousing,andshouldcontinuethis
processinthefuture,withadjustmentsbasedonthe
firstRFEOIasneeded.
TheCityshouldbeproactiveinmeetingtheaffordable
housingneedsofthecommunitybycreatinganewCity-
ownedhousingentitytofacilitatedevelopmentofsocial
andaffordablehousing.ACity-ownedentity,suchasa
HousingAuthority,couldenabletheCitytodeliveronits
objectivesforsocialandaffordablerentalhousing.While
ultimatelyresponsibletoCityCouncil,itwouldbegoverned
byitsownboardwithaclearmissionstatementtodevelop
socialandaffordablehousingwithinacertainrangeof
affordability.Therearenumerousexamplesofmunicipalities
acrossCanadathathaveestablishedsuchanentity(Metro
Vancouver,Edmonton,Winnipeg,andTorontoforinstance).
Thisentityshouldbeanarm’s-lengthsubsidiarycompany
thatwouldbegivenamandateandauthoritytoactasa
catalystandfacilitatorforaffordablehousingdevelopment
onbehalfoftheCity.Theauthorityshouldhavetheabilityto:
½ respondnimblytoemergingpartnershipopportunities
withtheprivatesector,non-profitsocietiesandsenior
governments.
½ consolidatealloftheCity’snon-markethousingportfolio
underoneadministrativeentity,streamliningand
standardizingoperations.
½ channelCitycapitalgrantstonot-for-profithousing
societiesforprojectssupportingaffordablehousing
anddecreasinghomelessness,and
½ usetheskillsofanexperiencedBoardtooptimizethe
returnontheCity’sinvestmentinthiscriticalareaof
publicpolicy.
Mobilizing the community for affordable Housing a community land Trust
Acommunitylandtrustisanon-profitcorporationcreated
toacquireandholdlandoverthelongtermforthebenefit
ofacommunityandprovidesecureaffordableaccessto
02 enHance THe ciTy’s and THe coMMuniTy’s caPaciTy To deliVer aFFordable renTal and social Housing
Task Force recoMMendaTions
mAyor's tAsk force on housing AffordAbility 201214
landandhousingforcommunityresidents.Asuccessful
modelleveragesdonationsoflandandfundingfrom
privateandnon-profitpartnerstostimulatethecreation
ofaffordablehousingoptions.Itwouldbemanagedbyan
independentboardofdirectors.TheCity’srolewouldbeto
removeobstaclestothesuccessofsuchanapproach,offer
policysupportasneeded,andpartnerwhenappropriate.
Typicallyalandtrustcouldacquireandassembleland,
andalsobethebeneficiaryofrevenuestreamsgenerated
bytheselectivesaleoflandandassets. alternative financing
ThedeliveryofaffordablehousinginVancouvercould
befurtherenhancedbythedevelopmentofnew
financingmechanisms.Newandevolvingmodelsshould
beinvestigatedforcommunity-basedfinancingagencies
foraffordablehousingthroughpartnershipswithnon-
profits,foundations,unions,religiousorganizationsand
philanthropicindividualstodeterminepossibleapplication
withinVancouver.Typicallythesepartnershipsprovide
long-termandinexpensivecapitaltocreatenewhousing,
toundertakesubstantiverenovationsofexistingstock,
orprovidere-mortgagingoptions.Suchpartnershipsact
asethicalinvestmentvehicles,committedtoproviding
financingatlessthanmarketreturnsfornon-profits
undertakingaffordablehousingprojects.
other ideas that could enhance the city’s and community’s capacity to deliver affordable rental and social housing:
Reviewandidentifyanyregulatorybarrierstothecreation
ofnewco-housingdevelopments,particularlythosegeared
towardsseniors.
LobbythroughtheBigCityMayor’sCaucusandUBCM
forfederalandprovincialtaxincentivestoenablethe
developmentofnewmarketrentalhousingandadvocate
tofederalandprovincialgovernmentsforsufficient
fundingforsocialhousing.UsetheCity’sinfluence
toworkwithseniorgovernments,pensionfunds,
privatefinancialinstitutions,privatedevelopersand
non-profitsocietiestosecuresourcesoflowinterest
financeandcapitalforaffordablehousing.Work
withimmigrantandinvestorcommunitiestoexplore
waystochannelaportionofoverseasandinward
investmenttowardcreatingaffordablehousing
affordability considerations:
½ LeasingCity-ownedlandatnominalratesremoves
akeybarriertohousingaffordabilityintheCity–
thehighpriceofland.
½ AnewhousingentitywithanexpertBoard,charged
withmanagingandcreatingsocialandaffordablerental
housing,couldbuildunitsforresidentsacrossabroad
incomerange.
½ Acommunitylandtrustcouldenablethecreationof
affordablerentalandleaseholdownershipoptionsfor
moderate-incomehouseholdsasasupplementto
Cityandothergovernmentefforts.
½ Acommunity-based-financingagencycouldprovidelower
borrowingratesthatcouldlowerprojectcosts.Accessto
affordablefinancingisacriticalelementofenablingnew
affordablehousingandinvestmentintoexistingunits.
15
tAsk force recommendAtion 03
ProTecT exisTing social and aFFordable renTal Housing and exPlore oPPorTuniTies To renew and exPand THe sTock
16 mAyor's tAsk force on housing AffordAbility 2012
17
Protect existing non-profit, social and co-operative
housing that may be under threat and continue to protect
the affordable market rental stock using the community
planning process to focus on strategies to repair, renew
and expand the stock neighbourhood by neighbourhood.
03 ProTecT exisTing social and aFFordable renTal Housing and exPlore oPPorTuniTies To renew and exPand THe sTock
Protect existing non-profit, social and co-operative housing
Replacinglostaffordablehousingcanbeexpensive
comparedtothecostoffixingitup.TheCityshould
proactivelyworkwithpartnerstofindwaystoenable
upgradingtheaffordablehousingstockbeforethese
buildingsfallintodisrepairanddemolitionbecomesthe
onlyoption.ThemajorityoftheCity’s24,000social,
non-profitandcooperativehousingunitswerebuiltduring
the1960s,1970sand1980s.Manyofthesehousingprojects
aresubsidizedbyfederalgovernmentoperatingagreements,
withthemajorityoftheseagreementsscheduledtoexpire
by2025.
Aconsiderableamountofthishousing(suchasSouth
FalseCreekandChamplainHeights)wasdevelopedon
Citylandunder60yearleases.Manyoftheseproperties
havelessthan25yearsremainingontheirleases,a
challengingsituationasmostfinancialinstitutionswill
notfinancepropertiesthathavelessthan25yearsof
remainingleasetime.Thispreventsneededinvestment
byownersincapitalmaintenanceoftheirunitsand
buildings,thusfurtheracceleratingthedegradationof
thehousingstockandreducingthemarketabilityofthe
units.Thisissuehasbeencompoundedbybuilding
envelopefailureinsomeoftheseproperties.
Strategiesneedtobedevelopedthatdealwiththerenewal
ofthisimportantaffordablerentalhousingstock.Thekey
componentsofanapproachinclude:thecompletionofan
inventoryofallnon-profithousingbyageandconditionto
allowprioritizationofrenewal;examinationofthemeritsof
leaseextensionsandaforumforconsultationwithaffected
partiesthatfocusesonsolutions.
PartnershipmodelsinvolvingtheCity,thedevelopment
community,co-opsandnon-profithousingsocietiesthat
arenearingtheendoftheirmortgagesmayberequiredto
bothrenewoldstockandaddadditionalaffordablehousing
units.Thiscouldbeachievedinanumberofprojectsthrough
infillandcarefullyphasedredevelopment,whileworkingto
protectaffordability.
Task Force recoMMendaTions
18 mAyor's tAsk force on housing AffordAbility 2012
continue to protect the affordable market rental stock and explore opportunities to repair, renew and expand the stock through community plans
Usecommunityplansasanopportunitytoexploreways
torepair,renewandexpandtheCity’saffordablemarket
rentalhousingstockbytestingthefeasibilityofanumber
ofmaintenance,renovationandredevelopmentscenarios
inareaswhererateofchangeregulationscurrentlyapply
(e.g.RM,FM,andCD-1zones).Thescenarioswouldtypically
relyonthecreationofadditionalbuildingarea(density)
tofundreinvestmentorreconstructionoftherentalhousing
stock.Scenariostoexploreincludeupgradingandrepairing
existingunits,one-for-onereplacementwithnewrental
units,increasingtherentalstockwithmorethan
one-for-onereplacement,andimprovingaffordability
throughone-for-onereplacementwithsocialhousing.
RateofChangeRegulationswerefirstadoptedin1989in
responsetothelossofmorethan2000rentalunitsover
afive-yearperiodthroughdemolitionandconversionto
condominiums.Thecurrentrateofchangerequiresanynew
developmentonasiteofsixormorerentalunitstoreplace,
onaoneforonebasis,alloftherentalunits.Replacement
canbedoneeitheronoroff-site.Withoutthecurrentrate
ofchangepolicy,anestimated14,200unitswouldbeat
riskofredevelopmentby2019.
ThesuccessofRecommendation3willrelyonan
appropriatelyphasedrenewaloftheexistingrentalstock,
toavoiddisplacementoftenants,particularlylowerincome
households.ThedevelopmentofCommunityPlans,currently
underwayinfourdifferentcommunitiesacrossthecity,isan
opportunitytoexploretheseoptions.
Manyofthesehousingprojectsare
subsidizedbyfederalgovernment
operatingagreements,withthe
majorityoftheseagreements
scheduledtoexpireby2025.
affordability considerations:
Existingpurpose-builtrentalstockisanimportantsource
ofaffordabilityformoderateincomeresidents.Thechallenge
forthecityistofindwaystorenewandexpandthisstockin
awaythatwillminimizetheimpactoncurrenttenantsand
maintainaffordabilityoverthelongterm.
19
tAsk force recommendAtion 04
sTreaMline and creaTe More cerTainTy and clariTy in THe regulaTory Process, and iMProVe Public engageMenT
20 mAyor's tAsk force on housing AffordAbility 2012
21
enhance certainty, efficiency and transparency of
approval processes and clarify regulations in order to
reduce development costs and enhance affordability.
04 sTreaMline and creaTe More cerTainTy and clariTy in THe regulaTory Process and iMProVe Public engageMenT Processes
Fast-track applications for affordable rental housing
Increasecertainty,efficiencyandtransparencyofthe
approvalprocessbystreamliningby-lawsandprocessing.
TheCityshouldbuildontheTaskForceQuickStart
recommendationstoprioritizeprojectsthatdelivergreater
affordability.Delaysthroughthedevelopmentprocesscan
addsignificantlytocostsandanexpeditedprocesscan
generateprojectsavings.
improve public consultation and engagement
Significanteffortsshouldbemadetodevelopsustained
publicsupportfortheeffortstocreatemoreaffordableand
socialhousing.Innovativeandinclusivestrategies,including
theuseofsocialmedia,place-basedpollingandinputalong
withvariousformsofdialogue,videoandprintmaterial,
shouldbeusedtoconveysocialobjectives,understand
publicopinionandbuildsupportforspecificinitiatives.
create more certainty in charges on new development
TheCityshouldconsiderrequestingaVancouverCharter
changetoallowdevelopmentcostleviestocoverawider
rangeofcommunityamenitiessuchasrecreationaland
culturalfacilities.ThiswouldreducetheCity’sreliance
onCommunityAmenityContributions(CAC)tofundthe
amenitiesrequiredtosupportgrowthintheCity.Inthe
absenceofsuchlegislativechange,theCityshouldestablish
fixedCACcontributionstofundsuchamenitieswherever
practicalastheclaritythisbringsinthedevelopment
approvalprocessissignificant.Amorestandardized
approachwouldprovidecertaintytothedevelopment
communityregardingprojectcosts,reducingrisksand
possiblyresultinginlowerfinancingcosts,thus
enhancingaffordability.
TheCityshouldexaminethebroaderuseof‘density
bonusing’thatallowsforprescribedincreasesindensity
withinanexistingzoningbylawinexchangeformeeting
specifiedconditions(e.g.providingaffordablehousingor
otherpublicbenefits).Theexpansionofdensitybonusing
shouldbeinalignmentwithneighbourhoodplans,and
wouldprecludetheneedforarezoningwhichsignificantly
increasestheuncertaintyandthetimeforprocessing
affordablehousingproposals.
Task Force recoMMendaTions
22 mAyor's tAsk force on housing AffordAbility 2012
AdopttheModelNationalEnergyCodeofCanada
forBuildings(MNECB)andgivedesignerstheoption
offollowingeitherASHRAEorMNECB.
Lookformethodstoremovebarrierstoinnovation
anddesign,butmaintainsafety,including:
½ Usingsprinklersasanalternativetosomeofthe
existingfiresafetyrequirements.
½ Encouragingmorehousinginlanewaysbyproviding
addressesforlanesandlookingintowaysofmaking
surefiretruckshaveaccess(includingconsideration
ofsmallervehicles).
½ Resolvinganyissuesarounddesignandcreation
ofstackedtownhomes.
½ Permittingtheuseofnewerbuildingmaterialsandusing
performance-basedratherthanprescriptiverequirements
whereappropriate.
affordability considerations:
Lowerdevelopmentcostsonlytranslateintolowerprices
andrentswhenthereissufficientsupplyandcompetition
inthemarketplace.Reducingdevelopmentcostswillnot
necessarilytranslatedirectlyintolowerhousepricesand
rentswithoutspecificmechanismstoensurethosesavings
arepassedontopurchasersandrenters.Itwill,however,lead
toagreatersupplyofabroaderrangeofhousingtypesand
allowmorehouseholdsandfamiliestoliveinVancouver.
other ideas to streamline and create more certainty and clarity in the regulatory process and improve public engagement processes:
DevelopaNEXUSPass-typesystemforapplicants
whohaveaproventrackrecordofsuccessfulprojects.
Thiscouldincludeallowingsuchapplicantstohire
third-partyconsultantstosign-offplansintheearly
stagesonanapplication.
ContinuetoupdateCityofVancouvertechnologyto
supportanefficientpermittingprocessandprovide
ongoingtrainingtoCitystaffandapplicantsonbylaws
andapprovalprocesses.
AmendtheVancouverBuildingBylawforbothnewand
retrofittedbuildingstocodifyalternativesolutionsinregular
usethatarecurrentlyresolvedonacase-by-casebasis.
Thiswouldimproveprocessingtimesforbuildingpermits
aswellasreducethecostofengagingprofessionalservices
tosupportthepermitapplication.
23
TheCityshouldbuildontheTaskForceQuickStartrecommendationstoprioritizeprojectsthatdelivergreateraffordability.
wHen asked abouT THe rePorT’s recoMMendaTions:
city involvement
Support for proactive city involvement in managing
Vancouver’s housing market was reported at 84% across
all neighbourhoods,with100%supportinArbutus-Ridge,
Dunbar-Southlands,Fairview,Grandview-Woodland,
Kensington-CedarCottage,Kerrisdale,Killarney,Marpole,
Oakridge,SouthCambieandVictoria-Fraserview.
Housing needs
Survey respondents reported freehold townhousing/
row housing, 3+ bedroom market rental, and laneway
housing to be the three most-needed accommodation
types in their neighbourhoods. Byneighbourhood,
townhouses/rowhouseswerereportedasneeded
inDowntown,Dunbar-Southlands,Hastings-Sunrise,
Kerrisdale,Kitsilano,MountPleasant,Renfrew-Collingwood,
Shaughnessy,Victoria-Fraserview,andtheWestEnd.
Theneighbourhoodsreportinghighestneedfor
3+bedroommarketrentalpropertieswereFairview,
Grandview-Woodland,Kerrisdale,Kitsilano,MountPleasant,
RenfrewCollingwood,RileyPark,Strathcona,and
Victoria-Fraserview.
Anumberofotheraccommodationtypeswerehighlighted
asurgentlyrequiredinthegeneralcommentssectionsofthe
surveys.Thesewereco-operativehousing,live/workspaces,
sharedequityhousing,non-stratarowhousing,affordable
senioraccommodation,socialhousingandco-housing.
Increasing the provision of co-operative housing appeared
to have widespread support from many respondents.
Thesituationofseniorswasalsohighlighted,bothinterms
oftheneedforaffordablerentalpropertiesforretirees,
andalsotheproblemofarisingpropertytaxburden
onseniorswhowishedtostayintheirownhomes.
FollowingthereleaseoftheTaskForce’sInterimReportinJune,aPlaceSpeakonlinesurveywasestablishedtoallowmembersofthepublictoprovidefeedbackontheReport’srecommendations.Thesurveywasopenfortwomonths,and151surveyswerecollectedfromlocalresidents,providingasmallsnapshotofhousingaffordabilityopinionsinVancouver.Thefollowingisasummaryofthesurveyresults;completesurveyresultsareincludedintheappendix.
24
PlAcesPeAk housing tAsk force survey rePort
mAyor's tAsk force on housing AffordAbility 2012
25
using city land
There was strong support that some of the city-owned
land should be targeted for middle income ($21,500-
$86,500) housing, with 83% of respondents reporting
strong/moderate agreement.Therewasminimalvariation
acrossneighbourhoods.Therewereanumberofcomments
regardingthepricebandsandcut-offsformoderatehousing
reportedinthesurveys,withsomerespondentsconsidering
theuppercut-offlow.Morethanonceitwasmentionedthat
afamilywithchildrenon$86,000wasundersignificantly
morefinancialpressurethanano-childrenfamilyonthe
sameincome.
developing around transit hubs
There was 85% strong/moderate agreement reported for
housing developments to be identified around transit hubs,
withminimalneighbourhoodvariation.Commentswere
maderegardingbetterbikeandwalkingprovisions,live-work
spaces,andcreativeintegrationofhousingandamenities
alsobeingimportant.
requiring moderate income housing in new developments
There was 80% strong/moderate agreement reported
across respondents for requiring new housing developments
to provide more moderate-income housing.Therewerealso
suggestionsfromrespondentsthattargetinghousingforkey
serviceworkers,suchasnursesandfirstresponders,should
beconsidered.
Family accommodation requirements
There was approximately 78% agreement reported in
favour of a requirement for new developments to include
3+ bedroom housing in their provisions. Themostreported
interestinthisideawasinDunbar-Southlands,Fairview,
Hastings-Sunrise,Marpole,Oakridge,Renfrew-Collingwood,
RileyPark,Shaughnessy,Strathcona,Victoria-Fraserview,
WestPointGrey.
secondary suite readiness
78% of all respondents thought new housing should be
“suite ready”. Thisrecommendationwasmostfavoured
byrespondentsfromArbutus,Downtown,Grandview-
Woodland,Hastings-Sunrise,Kensington-CedarCottage,
Kerrisdale,Marpole,Oakridge,Renfrew-Collingwood,South
Cambie,andVictoria-Fraserview.Itwasleastfavouredby
respondentsreportingfromDunbar-Southlands,Fairview,
Killarney,RileyPark,ShaughnessyandWestPointGrey.
additional suggestions
Thesinglebiggestissueraisedregardingaffordable
accommodationinVancouverwastheperceivednegative
influenceofforeigninvestmentdrivingupprices.Concerns
werealsoexpressedthatdevelopersprioritisedprofitin
theirprovisionsandhadcreatedaglutofcondosand
luxuryhousingwhenmoremodesthousingwasthepriority.
Developmentandrentcontrolswerementioned.
Intermsoffuturedevelopmenttherewerecallsforrealism,
bothintermsofprivatespaceexpectations,aswellas
parkingprovisionrequirements.Therewereviewsexpressed
regardingtheimportanceofprotectingandimprovingpublic
greenspaceprovisionswithinthecity,soastoreducethe
needforprivategreenspaces.Itwasalsosuggestedthatthe
parkingrequirementprovisionsonnewdevelopmentswere
toohighandplacedanunnecessaryupwardpressureon
newpropertyprices.
26 mAyor's tAsk force on housing AffordAbility 2012
Household income
Just over half of all respondents reported being from
households with an annual income of $21,500 – $86,500.
37%ofsurveyrespondentsreportedanannualhousehold
incomeofmorethan$86,500,andinthelowerincome
bracket,Dunbar-SouthlandsandGrandview-Woodland
yieldedsignificantnumbersreportinghousehold
incomesbelow$54,000.
Type of Housing
Market rental and home ownership were the typical
reported tenures with over 80% of respondentsacross
Vancouverfallingequallyintooneorotherofthese
groups.Co-operativelivingwasreportedat6.5%.
Reportedaccommodationsizesrangedfrombachelor-
typesuitestohousesof+3bedrooms,withover50%
ofrespondentsreporting1-2bedroomaccommodation.
affordability of accommodation
Over 46% of all survey respondents reported that 30%
or less of household income was spent on rent or a
mortgage,whileapproximately22%ofrespondents
reportedthattheywerespendingmorethan40%
oftheirhouseholdincomeonrentoramortgage.
26 mAyor's tAsk force on housing AffordAbility 2012
Public consulTaTion and Feedback
who gave us feedback?
data sample
Intotal,publicopinionwasvoicedfromacross21
neighbourhoodsofVancouver,rangingfromWestPoint
GreytoKillarney.Reporteddemographicsrevealedanage
rangeof20+toover65,witha45:55maletofemalesplit.
The majority of respondents reported living in a two adult
household without children. Approximatelyaquarterof
respondentsreportedlivinginfamilieswithoneor
twochildren.
27
Winnerswereselectedbybothajurycomprisedofmembers
oftheMayor’sTaskForceonHousingAffordability,aswell
asbythepublicthroughonlinevoting.Injusttwoweeks,
8,000voteswerecastonline.
ThesubmissionswereevaluatedbytheJuryaccording
tothefollowingcriteria:
affordability: forlowtomiddle-incomehouseholdsin
Vancouver,definedasanindividualhouseholdincome
of$21,500toacombinedhouseholdincomeof$86,500.
green space:mustmaintainorenhancepublicaccessto
greenspace,andshouldadvancecityobjectivesrelated
toGreenestCity2020goals.
Public land:Anyideaspremisedontheuseofpublicland
mustincludetheabilityforpubliccontrolandownership
toremaininplace.
neighbourhood integration: shouldfindwaysofcreatively
connectingwithnatural,historical,andculturalelements
ofneighbourhoods.
community needs: meetthehousingneedsofpriority
groups:
½ lower-incomesinglesandcouplesneedingsuitablerental
accommodation;
½ singlesandcouplesstrugglingtobuytheirfirsthome;
½ familieswithchildrenwhowanttoliveinthecity;and
½ empty-nestersandseniorswishingtodownsizeand
remainintheirneighbourhood.
Financial viability: Ideasshouldbedeliverablewithout
thesaleofpubliclandorfinancialincentives,andenable
long-termaffordabilitywithoutgovernmentsubsidy.
Feasibility:Proposalsfornewformsorsitesofaffordable
housingcanbeinitiatedandbuiltwithinthreeyears,with
preferencegiventothosethatrequire18monthsorless.
TheTaskForceJurywasimpressedwiththenumberof
submissionsandtheparticipationintheonlinevoting.
Whilefewoftheideastouchedonallofthecriteria,there
wasagoodrangeoflargeandsmallscaleproposals–many
ofwhichcouldplayaroleinhelpingtoimplementtheTask
Force’srecommendations.Pickingawinnerineachcategory
waschallengingbecausetherewereseveralideasthatwere
verygoodorsimilarinnature.Inreviewingtheresults,we
arefocusingonthekindsofsubmissionsthatweremade
andwaysinwhichmanycanbemovedforwardtoward
implementationtohelpachievetheCity’sgoals.
re:think housing An oPen ideAs comPetition
InMay2012theCityofVancouverlaunchedanopenideascompetitiononaffordablehousingcalledre:THINKHousing.Duringatwomonthperiod,closeto70applicationsweresubmittedbothlocallyandfromcountriesasdiverseastheNetherlands,Turkey,theUK,Ireland,Austria,Hungary,theUnitedStates,Australia,Singapore,andMexico.
recoMMendaTions FroM THe Jury
alan boniface // nathan edelson // Mark guslits // olga ilich // ken kwan
28 mAyor's tAsk force on housing AffordAbility 2012
Wefoundthatmostideasdemonstratedoneormore
ofthefollowingcharacteristics:
½ Creativeuseofpubliclands
½ Innovativeinfillinexistingneighbourhoods
½ Buildingoverexistingdevelopment
½ Alternativeformsofbuildingmanagement
½ Buildingwithdifferentkindsofmaterials
½ Reducingparkingandstorage
Thefollowingisalistofsomeoftheproposalsthatillustrate
theseattributes,andrecommendationsformovingthem
forwardinalignmentwiththeTaskForce’sfinalreport.
creaTiVe use oF Public lands
Itischallengingtocreateaffordablehousinginnew
developmentduetothehighcostsoflandinVancouver.
Thefollowingsubmissionsproposedusingpubliclands,
notonlytoreducehousingcosts,buttoprovideother
importantcommunityamenitiesincludinggreenspace,
foodsecurityandotherservices.
#23 Thin streets: Transformingstreetsintohousingsites
(Jury’sWinner–seebelow)
#37 affordable Housing and Heritage retention:
delamont Park: Infill,heritageretentionandcommunity
spacesalongaportionofaformerCPRrightofway
(Jury’sHonorableMention)
#52 back to school: Developinghousingonornear
schoolgrounds
#111 neighbourhood, affordable housing, green Park:
DevelopinginSouthFalseCreekoverthestreetcarline
along6thAve
next steps
Itissuggestedthatapilotprojectforthe‘ThinStreets’
proposalbeconsideredaspartoftheongoingcommunity
planscurrentlytakingplace.ThinStreetswaschosenas
oneofthreewinningsubmissionsbythejuryduetoits
abilitytobereplicatedacrossthecity,providenewhousing
optionsthatfitwithinsingle-familyneighbourhoods,and
bepartneredwithCityinitiativesalreadyunderway,suchas
the‘StreetstoParks’programtakingplaceinsomeofthe
communityplans.ThelandnecessaryfortheThinStreets
proposalisownedbytheCity,intheformofright-of-ways,
makingitmorefeasibleforprojectdeliverythanother
proposals.
Considerationshouldalsobegiventorequestsfromthe
SchoolBoardorneighboursseekingtodevelopaffordable
familyhousingonornearexistingschoolsgrounds.Over
time,staffshouldalsoreviewthelikelyyieldforaffordable
housingassociatedwithsomeofthespecificareasidentified
inthere-THINKHousingcompetitionincludingDelamont
Park,otherareasalongtheformerCPRRightofWayand
FalseCreekSouth,andreportbacktoCouncilonwhether,
andifsowhen,communityplanningcouldbeinitiated
tofullyexploretheseopportunities.
29
innoVaTiVe inFill in exisTing neigHbourHoods
Thereweremanyproposalstogentlyincreasedensitiesin
singlefamilyneighbourhoods,rangingfromnewdesignsof
buildingstocreativedivisionsofexistinglots.Thediversity
ofideasprovidesarangefortheCitytodrawfromtoenable
targetedformsofdevelopmentthatprovideaffordabilityand
innovativebuildingform.Theseinclude:
#27 Human space: density for community and the
socio-ecological neighbourhood:Usingsidelotstocreate
sharedequityandenableadditionstosingle-familyhomes
(Jury’sWinner-seeabove)
#112 Three degrees of Freedom:locationstofocus
transit-orienteddevelopment(People’sChoiceWinner)
#50 (not) in My back yard: full-sizeddwellingunitunder
courtyard(Jury’sHonorableMention)
#102 courtyard Housing:twohouseson33ftlot;shared
courtyard/watersystems(Jury’sHonorableMention)
#115 The Missing Typologies: Feesimplerowhouse&
33ftlotsidebysideduplex(Jury’sHonorableMention)
#87 urban boardwalk:InfillalongformerCPRrightofway
#20 House idea:foursmallfactorybuiltmodularhouses
on33ftlot
#36 Think small: fourunitsona45x50ftlotinRM-4district
#49 Z House: Zshapedpartywall;sixdwellingunitson33ftlot
#58 re:THink inFill: Keepexistingsinglefamilyhouse;
permitinfillunitonRT-233ftlot
next steps
TheCityshouldreviewtheproposedideasformoderate
increasesindensitiesinexistingneighbourhoods,including
neighbourhoodswherecommunityplansareunderway,
andreportbacktoCounciloutliningthepossibleyieldof
affordablehousing,resourcesrequired,andanyregulatory
changesneeded.Oftheseideas,#27HumanSpace,won
thejuryawardforVibrantNeighbourhoods,PrivateSpace
becauseofitsproposaltousesidelotsforsharedequity,
enablinghomeownerstoinvestinenergyimprovements
andexpansionsofexistinghomeswhilemaintaining
neighbourhoodcharacter.Severalotherswarranted
HonourableMentionfromthejuryastheyuniquely
addressedhousingneedsonalocalscale.Alongwith
astaffanalysis,therecouldalsobeanopportunityto
incorporatesomeoftheseproposalsintoworkdoneon
theTaskForce’srecommendationsforTransitionzones.
30 mAyor's tAsk force on housing AffordAbility 2012
building oVer exisTing deVeloPMenT
Itischallengingtoassemblelandforaffordablehousing,
especiallyonsitesthatarewellservedbyrapidtransit.
Therewereseveralproposalstobuildoverexisting
development.SomeoftheseareoverSkyTrainlines;
othersoverstreetsorheritagebuildings.TheTaskForce
isconcernedthatwhatappearstobe“free”landwillface
highcostsforconstructiontoaccommodateservices,
seismicandparkingrequirements.However,suchlocations
couldputmoreworkerswithineasyaccesstojobs,enhance
neighbourhoodcentresandprovidedensityneededtohelp
conserveheritagebuildings.
#56 bridge Housing: Usingdensitybonusingtodevelop
overexistingbuildings(Jury’sWinner-seebelow)
#14 stitch city: Linearhousingovertransitandarterials
#24 captain Helmet: Buildingovertransit,parkinglot
andarterials
#53 Viaduct Village:BuildingoverViaducts
#85 Vangate:BuildingoverSkyTrainlines
next steps
TheCityshouldinitiatediscussionswithTransLinktosee
whethertherearerealisticopportunitiestopilothousing
developmentaboveaportionofoneoftheguideways–
especiallynearSkyTrainStationsthatcouldyieldtransit-
orienteddevelopment.Thejurychose‘BridgeHousing’
asoneofthethreewinnersduetoitsfocusonmedium-
densityadditionstoexistingstructures,whichcould
increasehousingaroundtransithubswhilepreserving
thesocialandculturalfabricofexistingcommunities.
Althoughtherearechallengesfromaconstruction
perspective,theproposalincludesregulatorychange
withintheCity’sscope,suchasdensitybonusing.
Considerationshouldbegiventoproposalsfrom
privatedevelopersonacase-by-casebasistobuild
overotherexistingstructuresfollowingany
opportunitiesidentifiedbyTransLink.
building wiTH diFFerenT kinds oF MaTerials or MeTHods
Therehavebeensignificantbreakthroughsintheuseof
containers,concreteandwoodproductswhenbuilding
multi-unithousing.Someofthesecansignificantlyreduce
thecostsoflabourand/ormaterialsinconstruction;
othershaveresultedingreaterenergyefficiencyand
loweroperatingcosts.Manyoftheseoptionshavebeen
successfullytriedinothercitiesandcanbereadilyapplied
onceregulationsareadjusted;othersareinnovative
andneedtobetestedinVancouver.Thosethatare
successfulmayleadtonewindustrialmethodsthatcould
beproducedaspartofouremerginggreeneconomy.
re:THINKHousingsubmissionsthatinvolvedusing
differentformsofmaterialsincluded:
#83 community condos: Containerhousingontemporary
sites(Jury’sHonorableMention)
#76 cargo Park: ContainerhousingnearCityHall
(People’sChoiceWinner)
#16 going Massive:Usingtimbermassivebuildingmaterials
#63 kits Point:ModularhousingatKitsPoint
#93 existenxe Maximum: Tallanddeepunitsself-built
overtime
#108 Passivhaus: energy-efficientwoodprefabhouses
next steps
TheCityshouldreviewtheproposedideasforusing
newmaterialsandconstructionmethodsandreport
backtoCounciloutliningthefeasibilityoftheiruseinnew
affordablehousingdevelopments.Thisshouldincludean
analysisofhowthevariousmaterialsimpactaffordability,
aswellasoptionsforpilotprojectswithintheCity.
alTernaTiVe ForMs oF building ManageMenT
Withhousingpricesoutofreachforagrowingnumber
ofpeople,thereisamovetowardscreativeoptionsofhome
ownershipandbuildingmanagement.Securityoftenure,
accesstosharedspaceandtheabilitytopreventlandvalue
speculationareconsideredaspreferableattributesbymany
whodonothavethefinancialabilityforoutrightownership.
Variousformsofnon-marketmanagement,including
co-housing,weresubmittedthroughthere:THINKHousing
project.Itisimportanttonotethattwoofthefourpeople’s
choiceawardswenttoco-housingprojects.Someofthe
re:THINKhousingsubmissionsthatinvolvedalternative
formsofbuildingmanagementinclude:
#38 self-Managed low-income Housing: Trainingaddicts
inrecoverytoconstructandmanagetheirownhomes
(Jury’sHonorableMention)
#70 co-Housing with a Twist: Co-housing(common
ownershipofhousing(People’sChoiceWinner)
#89 Home Together: Regulatorychangestoenable
Co-operativeCo-housing(People’sChoiceWinner)
#65 smart sHare housing: Twounitssharekitchen,
diningandlivingrooms
next steps
TheCityshouldreviewtheregulatoryframeworkaround
co-housingandco-operativesandidentifyanybarriersto
enablingthesetypesofdevelopments,aswellashowto
achieveaffordability.AspartoffutureRFEOIsforlong-term
leasesforCityland,theCityshouldconsiderincluding
co-housingorself-managedhousingprojectsinrequests
fornewaffordablehousingprojects.
exPanding coMMuniTy aMeniTies and reducing Parking & sTorage
Thedeliveryofnewcommunityamenitiesiscrucialto
enablingstrong,vibrantneighbourhoodsthroughout
Vancouver.Withstrategicincreasesindensity,particularly
alongarterials,thereisagrowingimportancetodeliver
communityamenitiesthatareaccessibletopeoplewho
donotliveinsingle-familyhomesthathaveaccessto
large,openprivatespaces.Severalre:THINKproposals
werepremisedonaffordabilitythroughamoreinnovative
approachtodeliveringcommunityamenitiesinnew
developments.Theserangedfromreductioninparking
andstoragespace,increasingcourtyardandshared
publicspaces,andenablingmoresharedutilities
andappliances.Someoftheseincluded:
½ #57 VibrenT city:Amalgamatecommunitybenefits
onpublicland
½ #94 Vancouver department of social economics:
Sharingsocialbenefitstoenablelowerhousingcosts
½ #114 smaller Footprint: Sharingappliances,tools,
cars,bikes,andotheritems
next steps
TheCityshouldcontinuetoencourageinnovativeideas
thatimproveaffordabilitythroughsharingofamenities,
vehiclesandappliances,aswellasseekoutopportunities
toreduceregulatoryrequirementsforparkingandstorage,
asappropriate.
conclusion
Re-THINKHousinghasresultedinasignificantnumberof
ideasthattheMayor’sTaskForceofHousingAffordability
juryandthegeneralpublichavefoundtobeworthyof
furtherconsideration.Severaloftheseideaslookpromising
andcouldbepursuedwithlittleifanyregulatorychange;
thosethathavecredibleproponentsandfinancialbacking
shouldbesupportedforimplementation.Othersmightyield
aconsiderableamountofaffordablehousing,butrequire
significantpublicinvestmentorregulatorychange,and
shouldbeassessedtodeterminewhetherandhowthey
mightbestbefacilitatedinatimelyway.Weencouragethe
Citytoactonthesuggestionsasoutlinedbythejury,and
tocontinuetorevisitthesubmissionsinthecomingyears
asawaytoinspirenewideasandsolutionsforaffordable
housinginthefuture.
32 mAyor's tAsk force on housing AffordAbility 2012
33
Mayor’s Task Force Jury awards
building bold Public:
#56BridgeHousing–IanMcDonald,Vancouver,Canada
Vibrant neighbourhoods Public:
#23ThinStreets:TurningAsphaltintoAffordableHousing
–ChristinaDeMarco,TedSebastian,CharlesDobson,
Vancouver,Canada
Vibrant neighbourhoods Private:
#27HumanSpace:DensityforCommunityandthe
Socio-EcologicalNeighbourhood–AndrewNeuman,
Vancouver,Canada
Honourable Mentions as selected by the Mayor’s
Task Force Jury:
#83CommunityCondos–TamiReilly,NorthVancouver,
Canada
#37AffordableHousingandHeritageRetention:
DelamontPark–SeanMcEwen,Vancouver,Canada
#38Self-ManagedLowIncomeHousing–LaneWaker,
Vancouver,Canada
#50InMyBackyard–d’ArcyJones,Vancouver,Canada
#102CourtyardHousing:ASustainableCommunityModel
onStandardPrivateLotsinVancouver–CherylWan,
RichmondHill,Canada
#115TheMissingTypologies–RobynFenton,
Vancouver,Canada
PeoPle’s cHoice awards
Atthesametimemorethan8000peopleparticipatedin
anonlinesurveytodeterminethePeople’sChoiceAwards.
building bold – private land
#112ThreeDegreesofFreedom:Atransit-orientedplan
todepressurizehousinginVancouver’ssemi-urbanareas
–TheodoreLimandStephanieLiou,Vancouver,BC
building bold – public land
#76Cargopark–DanielPetrocelli,KavoshMaleki,
ChrisCarrasquillaToronto,Ontario
Vibrant neighbourhoods
– private land
#89HomeTogether,fromtheVancouverAssociationof
CollectiveHousingEnthusiasts–AndrewMartin,Carolyn
Shaffer,SarahRossandTravisClyne
Vibrant neighbourhoods – public land
#70Co-HousingWithaTwist–JoanneLundandCommittee
To view the winning submissions, please visit:
www.rethinkhousing.ca/winners.php
re:THink Housing ideas coMPeTiTion winners
all oF THe recoMMendaTions in THis rePorT sPeak To THe need For THe ciTy To Take an innoVaTiVe and MulTi-Pronged aPProacH To solVing THe issue oF Housing aFFordabiliTy.
ThemembershipoftheTaskForceprovidedarich
sourceofadviceandexperiencefortheCityinitswork
inthisimportantareaofpublicpolicy.Thereisnoone
silver-bulletsolutionand,asisevident,achievingour
goalswillrelyonacombinationofeffectivelanduse
policies,innovativestructuresdesignedtoleverage
expertiseandfunding,andthereductionofunnecessary
expenseintheCity’sregulatoryprocess.
Thisreportprovidesablueprintforthepoliciesand
programstheCityshouldundertake,bothintheshort
andlong-term,toprotectexistingaffordablehousing
andunlockthecreationofnewaffordablesupply.
Giventhenegativeimpactsthatexpensivehousing
hasonourcity–whetheritisforcingpeopleinto
longercommutes,livinginsubstandardhousing,or
limitingeconomicopportunity–weurgeCityCouncil
tobeboldandembracetherecommendationswehave
laidout,withadeterminationtoseethemthrough.
Thehealth,prosperity,andfuturesuccessofourcity
dependsonit.
summAry And next stePs
34 mAyor's tAsk force on housing AffordAbility 2012
Acknowledgements
TheworkbytheMayor’sTaskForceonAffordableHousing
couldnothavebeenmadepossiblewithoutsignificant
contributionsfromavarietyofCitystaff,external
organizationsandindividualexperts.TheTaskForcewould
firstliketorecognizetheworkdonebyCitystafftoprovide
researchandanalysisfortheTaskForce’sQuickStarts,
InterimandFinalreports:Dr.PennyBallem,CityManager;
DaveMcLellan,DeputyCityManager;andAbiBond,Dennis
Carr,EdnaCho,CoryDobson,DanGarrison,JimdeHoop,
DiannaHurfordandVickiPotterintheCity’sHousing,
Planning,andSocialPolicydepartments.
Theprocessofoperatingseveralworkinggroupsaswell
astheTaskForceJuryrequiredprofessionalfacilitation
andsageadvice.MembersoftheTaskForcewouldlike
torecognizetheskillfulfacilitationanddirectionfrom
ShaunaSylvesterandDr.LaurieAndersonoftheSFU
PublicSquare,aswellasSeanRuthen,whorepresented
AIBCasaprofessionaladvisertotheTaskForceJury
duringthere:THINKHousingIdeascompetition.
ProvidingoutsideadviceontheTaskForce’spolicy
foundationswerelocaldeveloperandarchitectMichael
Geller,whochairedtheRoundtableonBuildingFormand
Design,aswellasmembersoftheAcademicRoundtable,
whichincludedProf.ErickVillagomez,FounderandPrincipal,
MetisDesign(RoundtableChair);Prof.AnthonyPerl,Director
ofUrbanStudies,SFU;Prof.PennyGurstein,Directorof
SchoolofCommunityandRegionalPlanning,UBC;Prof.
LeslieVanDuzer,DirectoroftheSchoolofArchitectureand
LandscapeArchitecture;Prof.EmeritusMichaelA.Goldberg,
SauderSchoolofBusiness;Prof.EmeritusStanHamilton,
SauderSchoolofBusiness;Assoc.Prof.ElvinWyly,Assoc.
ProfGeographyDepartment,UBC;Dr.ThomasHutton,
ProfessorSchoolofCommunityandRegionalPlanning;
andAndrewYan,BingThomArchitects.TheTaskForce
wouldliketothankthemforvolunteeringtheirtimeand
experiencetoresearchandgatherinformationonhousing
trends,policies,andprogramsfortheFinalReport.
Engagingthepublicinadialogueonhousingissues
involvedabroadgroupoftalentedpartners,andincluded
communityplanevents,anIdeasJam,videos,anon-line
survey,aswellasthelaunch,promotion,andorganization
ofthere:THINKHousingIdeascompetition.TheTaskForce
wouldliketothankandrecognizecommunityplanners
LilRonalds,HollySovdiandAndrewPask;mediaand
onlinepartnersGenWhyMedia,DesignNerds,TruthFool
Communications,MeganSheldon,AdjacentMedia,
SpacingMagazine,PlaceSpeak,andGravit-eTechnologies;
communityeventhostsSteveBurgess,MorganBrayton,
NaomiSteinberg,ElderJoeCalder,ElderVictorGueirn,
andElderStanHumchitt;re:THINKRevealperformersShiral
Tobin,TyeeBridge,LukeBrocki,andEvelynLau;andevent
venuesTheHive,TheWISEHall,DenmanTheatre,Metro
Theatre,andRoundhouseCommunityCentre.Thesupport
oftheseorganizationsandindividualswasinstrumental
forengagingVancouveritesonwhataffordabilitymeansto
them.Overseeingthisworkwerethededicatedstaffinthe
City’sCorporateCommunicationsdepartment,including
MairiWelman,AmandaMitchellandTracyVaughan.
Finally,theTaskForcewouldliketothankallofthemembers
ofthepublicwhotookthetimetoprovidetheirthoughts,
ideasandopinionsonhousing,beitthroughattending
events,completingtheonlinesurvey,orsubmittingideas
forthere:THINKHousingcompetition,allofwhichthe
TaskForcereviewedandstudiedintheprocessof
completingitswork.
35
alan boniface
DialogConsultingArchitects
John d’eathe
RealEstateCounsellor
nathan edelson
42ndStreetConsulting
leonard george
Tsleil-WaututhNation
Marg gordon
BritishColumbiaApartmentOwners
&ManagersAssociation
Mark guslits
MarkGuslits&AssociatesInc.
colleen Hardwick (nystedt)
NewCityVentures
Howard Johnson
BaptistHousing
ken kwan
SUCCESS
Michael lewis
CanadianCentreforCommunityRenewal
raymond louie
CityCouncil
eric Martin
BosaDevelopmentCorporation
geoff Meggs
CityCouncil
karen o’shannacery
LookoutSociety
al Poettcker
UBCPropertiesTrust
Peter simpson
GreaterVancouverHomeBuilders’Association
bradford Tone
ToneManagement
The Task Force organized itself initially into smaller themed groups:
Finance:Long-termaffordability
Flow: Cityprocessesandpolicies
Form: Designflexibility
Partnership: Government,private,non-profit
andco-opsectors
AttherequestoftheCo-chairs,eachgrouplookedforone
ortwoinitiativesthatcouldsignificantlyimpactaffordability;
theyarelistedinthesectiononrecommendations.
APPendices
aPPendix 1: Task Force MeMbersHiP and work
Co-chairedbyVancouverMayorGregorRobertsonandformerprovincialcabinetministerOlgaIlich,whoservedasMinisterof
TourismandthenMinisterofLabourfromJune2005untilJune2008andwhohasbeeninvolvedinthehousingfieldformost
ofhercareer,withastrongfocusonthedevelopmentofsocialandfamilyhousing.TheTaskForcemembershipisdrawnfrom
anumberoforganizationsrelevanttothehousingsectorandincludes:architects,designers,builders,non-profitassociations,
apartmentowners,academics,andprivate,non-profitandpublicsectorpropertydevelopers.
mAyor's tAsk force on housing AffordAbility 201236
Fast-track applications:
½ Fast-trackapplicationstobuildaffordablerentalorowned
housingforthosewithlowtomiddleincomesthroughan
interdepartmentalCitystaffteamwiththeabilitytoensure
theseapplicationsaregivenpriority.
use an inclusionary Housing Policy:
½ UsetheCambieCorridorasamodelfortheapplication
ofinclusionaryzoningtofast-trackthedevelopment
ofaffordablerentalhousingthrough:
» rapiddevelopmentofapracticalimplementation
strategyforinclusionaryzoningrelatedtorentalhousing
inplaceonthecorridor;and
» developmentofastandardizedapproachonthe
corridor,withanexpeditedprocessingtime,forthe
deliveryofCommunityAmenityContributions(CACs).
½ TheCity’sland-useplanfortheCambieCorridorhas
openednewareasoftheCityforrapidtransitoriented
development,whichinturnhasspurredasignificant
amountofdevelopmentinterest.TheTaskForcehas
identifiedtheaboveissuesascriticalinadvancing
affordablerentalhousinginVancouverandspecifically
ontheCambieCorridor.
leverage city assets:
½ ExploretheviabilityofusingCity-ownedlandtoleverage
partnerships,includingpartnershipswithnon-profitand
co-ops,forthecreationofaffordablerentalhousing.
wield influence:
½ Usethebroadandinfluentialmembershipofthe
TaskForcetoadvocate:
» withthefederalgovernmentontheneedforenhanced
taxincentivesandfinancingmechanismsforthe
constructionofnewrentalhousingandtheprotection
andrehabilitationofexistingrentalhousing;and
» withtheprovincialgovernmentontheneedto
streamlineapprovalprocessesforthedeliveryof
fee-simplerowhousing.
Inturningitsattentiontoseniorlevelsofgovernment,
theTaskForcerecognizesitsimportantroleinenabling,
throughanumberofmechanismsbeyonddirectfunding,
theprotectionofexistingrentalhousingaswellasthe
creationofnewrentalhousing,andindiversifyingthe
rangeofhousingoptionsintheCity.
aPPendix 2: Quick sTarTs – released MarcH 2012
Inthelead-uptothisInterimReport,theTaskForcedevelopedalistofQuickStartactionsfortheCity.TheTaskForce
recommendedthattheCityimmediatelytakeactiononthesestraightforwardpoliciesandinitiativestoputVancouver
onthepathtoamorecreative,yetfocusedapproachtocreatingandmaintaininghousingaffordabilityinVancouver.
37
aPPendix 3: glossary
affordable HousingcanbeprovidedbytheCity,
government,non-profit,communityandfor-profitpartners.
Itcanbefoundordevelopedalongthewholehousing
continuum,andincludeSROs,marketrentalandaffordable
homeownership.Thedegreeofhousingaffordabilityresults
fromtherelationshipbetweenthecostofhousingand
householdincome.Itisnotastaticconcept,ashousing
costsandincomeschangeovertime.
affordable rental/secure Market rental/Purpose built
rental Housingareapartmentsand/orbuildingsthatare
builtwiththeintenttoberentedintheprivatemarket.
Regulationspreventthemfrombeingseparatedandsold
asseparatestratas.
community amenity contribution (CACs)arein-kind
orcashcontributionsprovidedbydeveloperswhenCity
Councilgrantsadditionaldevelopmentrightsthrough
rezonings.CACscanhelpaddresstheincreaseddemands
thatmaybeplacedonCityfacilitiesasaresultofarezoning
(fromnewresidentsand/oremployees),aswellasmitigate
theimpactsofarezoningonthesurroundingcommunity.
Examplesofin-kindamenitycontributionsincludeaffordable
housing,childcarefacilitiesorparkspaceincorporatedinto
thenewdevelopment.Cashcontributionsmaybeputtoward
amenitiessuchasthese,andothersincludinglibraries,
communitycentres,transportationimprovements,cultural
facilitiesandneighbourhoodhouses.Cashcontributionsare
generallyappliedtooff-siteamenitiesinthesurrounding
community.
condominiums arebuildingsinwhichunitsofpropertyare
ownedindividually,whilethecommonpropertyisowned
jointlybyalloftheowners.
development cost levy(DCLs)areagrowth-related
chargeonallnewdevelopment.Theyareappliedona
persquarefootbasisandarepayableatBuildingPermit
issuance.DCLsaregovernedbyrulessetoutinthe
VancouverCharter.DCLsareaveryimportantsource
ofrevenueforcivicfacilities.DCLscollectedfrom
developmenthelppayforfacilitiesmadenecessaryby
growth.FacilitieseligibleforDCLfundinginclude:parks,
childcarefacilities,replacementhousing(social/non-profit
housing),andengineeringinfrastructure.
income range considered by the Task Force: TheTask
Forcefocusedonaffordabilitysolutionsformoderate
incomehouseholdsearningbetween$21,500(singleincome
household)andupto$86,500(forsingleanddualincome
households).
Moderate income Householdsarethosemakingbetween
$21,500(singleincomehousehold)andupto$86,500
peryear(forbothsingleanddualincomehouseholds)
other ownershiprefersprimarilytosinglefamily
homesandrowhouseformsthatarenotownedas
strataproperties(e.g.condominiums).
rented condominiumsareinvestor-ownedcondominium
(strata)unitsrentedontheprivatemarket.
secondary suitesaretypicallyadditionalunitswithin
thestructureofaprincipalsinglefamilyresidence
(oftenbasementapartments),orarelock-offsuitesin
townhousesandapartments.
social Housing/non-market Housingishousingfor
lowandmoderateincomesinglesandfamilies,usually
subsidizedthroughavarietyofmechanisms,including
seniorgovernmentsupport.ThecurrentmodelinVancouver
isaself-containedunit,withprivatebathroomandkitchen,
ownedoroperatedbygovernmentoranon-profit.Therents
varytoallowamixofresidentshavingdifferentincomes
andcanrangefromthevalueofthesheltercomponentof
incomeassistanceto30%ofatenant’sincomeincluding
marketrents.
38 mAyor's tAsk force on housing AffordAbility 2012
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