municipal measures for housing affordability and diversity in metro
TRANSCRIPT
nb
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
SUBMITTEDTOCMHCEXTERNALRESEARCHPROGRAM
BYMARGARETEBERLE,JIMWOODWARD,MATTTHOMSONANDDEBORAHKRAUS
June2011
Acknowledgments
Asincerethankyoutoallthemunicipalstaffmemberswhoparticipatedinthesometimesoneroussurvey.ThanksalsotoMetroVancouverstaff,includingJanetKredaandNeilSpicer,fortheircollaborationonthisproject.AsukaYoshiokaassistedbypreparingthemunicipalprofiles.ThisstudywasfundedbyCanadaMortgageandHousingCorporation(CMHC)underthetermsofitsExternalResearchProgram(ERP).However,theviewsexpressedarethepersonalviewsoftheauthorsanddonotnecessarilyreflecttheviewsofCMHC.CMHC’sfinancialcontributiontothestudydoesnotconstituteanendorsementofitscontents.
AbstractThereisgrowingrecognitionthatmunicipalitiesinfluencehousingaffordabilityanddiversity.In2007MetroVancouveradoptedanAffordableHousingStrategy(AHS).Forthefirsttimeattheregionallevel,itlaidoutaframeworkformunicipalactiontoaddresshousingaffordability.Thisstudydocumentstheextenttowhichthe15largestMetroVancouvermunicipalitieshaveadopted35measuresreferencedinthestrategyandtheperceivedinfluenceofthestrategy.Usingawebsearchandinterviewswithmunicipalstaff,thestudyfoundthatover250zoning,fiscal,planning,approvalprocess,rentallosspreventionandeducation/advocacymeasureswereinplaceandanother30werependingadoption.Zoningandregulatorymeasureswerethemostcommontypeofmeasureadopted,followedbyfiscalmeasuresinvolvingcontributionsoflandorcash.Therehasbeenarangeofresponses,withmunicipalitiesadoptingbetween23%and80%ofthe35measuresconsidered.TheCityofVancouver,thelargestbypopulationandwiththemostcostlyhousinghasadoptedthemostmeasures,at80%.Manyofthemeasureshadbeenadoptedinthelasttwodecades,and22%ofallmeasureshadbeenintroducedsincetheAHSwasadoptedinNovember2007.Inoverfiftypercentofmunicipalitiesahomelessplanwasinplace,andtwothirdsparticipatedonahomelesstaskforceorcommitteeorhadfacilitatedhousingorshelterforhomelesspersons.Overall,theMetroAHS(2007)wasperceivedtohavehadlittleinfluenceonmunicipalactivitytodate,howeveritwasfelttooffersignificantindirectbenefitsinsettingacommonpolicydirectionfortheregion.ItiscleartheseMetromunicipalitiesarerespondingtogrowingconcernabouthousingaffordabilityanddiversity.Thisresearchhasservedasanindicatorofcurrentactivityandcanserveasabaselineagainstwhichfutureeffortsandchangescanbeassessed.
TABLEOFCONTENTSExecutiveSummary…………………………………………………………………………………………………………………………………….i1. Introduction ............................................................................................................................................1
1.1. Purposeandobjectives ....................................................................................................................11.2. Context.............................................................................................................................................11.3. Background ...................................................................................................................................... 21.4. Scope................................................................................................................................................31.5. Method ............................................................................................................................................31.6. Limitations ....................................................................................................................................... 41.7. Reportorganization .........................................................................................................................4
2. MunicipalhousingmeasuresinMetroVancouver .................................................................................52.1. Frequencyofmeasures....................................................................................................................52.2. Categoriesofmeasures....................................................................................................................82.3. Tenmostcommonmeasures........................................................................................................... 82.4. Leastcommonmeasures .................................................................................................................92.5. Measuresadoptedbymunicipality.................................................................................................. 92.6. Pendingmeasures..........................................................................................................................102.7. Measuresbycitysize .....................................................................................................................112.8. Measuresbydecadeandyearintroduced.....................................................................................122.9. Actionsonhomelessness ...............................................................................................................132.10. InfluenceofMetroAffordableHousingStrategy.........................................................................132.11. Findings ........................................................................................................................................152.12. Conclusions .................................................................................................................................. 17
3. Municipalprofiles ................................................................................................................................. 18Burnaby.....................................................................................................................................................19Coquitlam .................................................................................................................................................22Delta .........................................................................................................................................................24LangleyCity...............................................................................................................................................26LangleyTownship ..................................................................................................................................... 28MapleRidge ..............................................................................................................................................30NewWestminster ..................................................................................................................................... 32NorthVancouverCity ...............................................................................................................................35NorthVancouverDistrict ..........................................................................................................................38PortCoquitlam..........................................................................................................................................40PortMoody...............................................................................................................................................42Richmond..................................................................................................................................................44Surrey........................................................................................................................................................47Vancouver.................................................................................................................................................49WestVancouver........................................................................................................................................52
AppendixA‐InterviewGuide………………………………………………………………………………………..…………………………54
ExecutiveSummaryBackgroundandcontextThereisgrowingrecognitionamonghousingstakeholdersthatmunicipalitiesinfluencehousingaffordabilityanddiversity.Therearedistinctmeasurestheycanimplementthatplayacriticalroleinfacilitatingthecreationandretentionofhousingthatisaffordableanddiverse,throughboththeprivatemarketandtheuseofnon‐marketapproaches.In2007MetroVancouver(formerlyGreaterVancouverRegionalDistrict)adoptedanAffordableHousingStrategy(AHS).Forthefirsttimeattheregionallevel,itlaidoutaframeworkformunicipalactiontoaddresshousingaffordability.Thisprojectdocumentstheextenttowhichthe15largestmunicipalitiesinMetroVancouverhaveadoptedandimplemented35measuresreferencedinthe2007MetroVancouverAffordableHousingStrategy(AHS)toaddressissuesofhousingaffordabilityanddiversity.ItcreatesabaselineresourcethatcanbeusedbyMetroVancouvermunicipalitiesandotherstomeasureprogressintheyearsaheadandthesituationinMetroVancouverinrelationtootherlargeMetroareasinCanada.ObjectivesTheobjectivesofthisstudyareto:
a. Developasnapshotofeachmunicipalitydescribingrelativehousingaffordabilityandavailabilityofrentalandownershiphousing,aswellasdiversityofthehousingstock;
b. Conductresearchtodocumentcurrentmunicipalactivityaddressinghousingaffordabilityanddiversity,usingasaframeworkthemunicipalactionssetoutbytheMetroVancouverAffordableHousingStrategy(2007);and
c. Discussthefindingsintermsofrecenttrendsinmunicipalhousingmeasures,gapswithrespecttotheMetroVancouverAffordableHousingStrategyrecommendationsandmeasuresthatmunicipalitiesareconsidering.
Thisresearchrepresentsanassessmentofmunicipaleffortintermsofprovidingtheenablingtoolsandmeasuresthatinfluencetheaffordabilityanddiversityofthehousingstock,butnotameasureoftheextentofuseofthetoolsoroutcomesproducedbythemeasures.Forexample,althoughamunicipalitymayhaveanumberofmeasuresinplace,theymayhavebeenusedinfrequentlyorindeednotatall.MethodsTheworkwascarriedoutinthreephases.Phase1consistedofpreparingmunicipalprofilesusingpertinentdemographicandhousinginformationtosetthecontextforunderstandingthenatureandextentofhousingmeasuresthathavebeenadoptedindifferentmunicipalities.Phase2consistedofdatacollectionusingalistof35discretehousingmeasuresidentifiedintheMetroAHS,populatedfirstthroughawebsearchandthenthroughasurveyofmunicipalstafftocollectdescriptiveinformationaboutthemeasuresinplaceineachmunicipality.Thisincludeddateadopted,typeofmeasure,abriefdescription,adoptedviapolicy,planorbylaw,ifithasbeenused,theintendedtypeofhousingitaddresses,andthemeasure’sperceivedeffectiveness.AsecondaryaimwastoestablishtheinfluenceoftheMetroAHSonmunicipalhousingpoliciesandpractices.Phase3consistedofmunicipallevelreportingandanalysisofthecombinedresponses.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 ii
FindingsMunicipalitiesinMetroVancouverhaveintheir“toolkits”arangeofmeasuresthatpromoteaffordabilityanddiversity.The15municipalitiesincludedinthisstudyhadadoptedover250measures,anaverageof17measureeachoutofthe35measuresconsideredinthisstudy.Anadditional30measuresarependingadoption.Onaverage,eachmeasurewasadoptedbysevenmunicipalities,justunderhalfthoseincludedinthestudy.Ofthe35municipalmeasuresconsidered,onlytwomeasureshadbeenadoptedbyallmunicipalities‐OfficialCommunityPlanpoliciesshowingcommitmenttoarangeofhousingchoicesandIncreaseddensityinareasappropriateforaffordablehousing.TheLocalGovernmentActrequirestheformer.Fivemeasureshadbeenadoptedbyatleast80%ofmunicipalities.Intermsofspecificmeasures,onlysevenofthefifteenmunicipalitiesindicatedthattheyhadanaffordablehousingstrategyoractionplaninplace.ThisisofinterestastheMetroVancouverRegionalGrowthStrategy(Draft2011)requiresmunicipalitiestoadopttheseplanstodemonstratehowtheywillmeetaffordablehousingdemandgoingforward.Municipalitiesappeartofavourzoningmeasuresthataffectaffordabilitythroughdensificationanddiversity,suchaspermittingsecondarysuitesinallsinglefamilyresidentialareas,andsmallerlots.Ofthe253measuresadopted,46%werezoning/regulatorymeasuresand18%werecategorizedasfiscalmeasures.Somewhatsurprisinglygivenmunicipalresourceconstraints,onefiscalmeasure,leasingcityownedsitestonon‐profits,isamongthetenmostcommonmeasures.Only4%ofallmeasuresadoptedwereeducationandadvocacy.Therewasawiderangeamongmunicipalitiesintermsoftheshareofthe35measuresadopted‐from23%to80%.Notunexpectedlygivenitssizeandhighhousingcosts,theCityofVancouverhasadoptedthemostmeasures,28outofthe35considered,or80%ofthem.OthermunicipalitiessuchastheDistrictandCityofNorthVancouvercloselyfollow,however,theDistrictofNorthVancouveremphasizedthatmostmeasureshaverarelybeenused,andinfactwillberescindeduponadoptionofitsnewOCP.Thissuggeststhattheadoptionofameasureisalimitedmetric,asitdoesnotreflecttheextentorfrequencyofusenorthemagnitudeofoutcomesintermsofunitscreatedorpreserved.Therelationshipbetweenthenumberofmeasuresadoptedandcitypopulationsizeappearstobepositive,butweak.Somesmallandmoderatesizedmunicipalitieshaveahigherfrequencyofmeasuresthansomelargerones.Otherfactors,suchastypeandageofhousingstock,playarole.Thestudyshowstherehasbeenmuchmunicipalactivityinthelasttwodecades,arguablysincethewithdrawalbythefederalgovernmentoffundingfornewnon‐profithousingintheearly1990sandinthe2000’s,whenhighandrisinghomeownershipcostsbecameagrowingconcern.Inaddition,22%ofallmeasureshadbeenintroducedsincetheAHSwasadoptedinNovember2007.Inthelastfewyears,municipalitieshavebeenquiteactiveinthehomelessnessarea,thesecondgoaloftheAHS.Thisisnotunexpectedgiventhegrowingmagnitudeandvisibilityoftheissue,andthefactthatseveralseniorgovernmentfundingprogramswereintroducedtosupporttheseefforts.Inoverfiftypercentofmunicipalitiesahomelessplanwasinplace,andtwothirdsparticipatedonahomelesstaskforceorcommitteeorhadfacilitatedsomeformofemergencyshelterortransitional/supportivehousingforhomelesspersons.MorethanhalftheintervieweesreportedthattheMetroAHS(2007)hadnotdirectlyinfluencedmunicipaladoptionofhousingaffordabilityanddiversitymeasuresdespitethefactthat22%ofallmeasureshadbeenadoptedsince2007.Theremaybeseveralreasonsforthis.Firstly,theMetroAHShasbeeninplaceforashortperiodoftimeintermsofthetimeneededtopassbylaws,developplansandpolicies,andindeedhousing.Ittoomayhavebeenadoptedinresponsetosomeofthesamepressures
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 iii
thatledmunicipalitiestoadoptaffordabilityanddiversitymeasures.Nonetheless,respondentsreportedsignificantindirectbenefitsoftheAHS,includingsettingacommonpolicydirectionfortheregion.Goingforward,itmaybeseentohavemoreofadirectinfluenceonmunicipalactivity,particularlywithadoptionoftheRegionalGrowthStrategy.Infact,severalmunicipalitiesindicatedpendingadoptionofanaffordablehousingplanorstrategy.Ofthetenmostcommonmeasuresadoptedbymunicipalities,fourwerestronglysuitedtoaddressingentry‐levelhomeownershipincludingincreaseddensityinareasappropriateforaffordablehousing,infillhousing,neighbourhoodplansandsmallerlots.Onlyoneofthetenmostcommonmeasureswasconsideredwellsuitedtoaddresseithernon‐marketrentalorspecialneedshousing.Manyofthetenmostcommonmeasures,includingsecondarysuites,condo/strataconversionpoliciesanddensitybonusprovisions,wereintendedtoaddressmarketandlow‐endmarketrentalhousing.BroadpolicymeasuressuchasOCPsandneighbourhood/areaplansareperceivedasmoderatelyeffective.Othermeasurestendtobeeffectiveforaparticularhousingtypeortypes.Forexampleleasingcityownedsitesandhousingagreementswereviewedasmosteffectiveforspecialneedshousingsuchastransitionalandsupportivehousing.ConclusionsThestudyprovidesinformationonmunicipalmeasuresadoptedtopromotehousingaffordabilityanddiversityintheregionalcontext,specificallyMetroVancouver,anareaexperiencingtremendoushousingpriceincreasesandlowrentalvacancyrates.FramedinthecontextofthenewlyadoptedMetroVancouverAffordableHousingStrategy(2007),thedatashowsalongstandingmunicipalrole,beginninginthe1970s.Italsoshowsincreasingmunicipalactivity,withaparticularfocusinthe2000s,notunexpectedgiventhewithdrawalofseniorlevelsofgovernmentfromprogramscreatingnewaffordablehousinginthe1990s,andthemountinghomelessnesscrisiswithafederalresponsethatrequiredcommunity‐basedplanning.ThestudyalsoshowstherelativedifferenceintheextentofadoptionofmunicipalmeasuresamongMetroVancouvermunicipalitiesandalthoughsomeofthelargercitieshaveadoptedmanymeasures,citysizealonedoesnotexplainthevariations.Intermsofthetypeofmeasuresmunicipalitiesareadopting,thedatanotsurprisinglyrevealsafocusonregulatorymeasurestofacilitatehousingaffordabilityanddiversity.Thelargenumberofpendingmeasuressuggeststhatmunicipalactivityinthisareawillcontinuetogrow.Manyofthemostcommonmeasuresaddressentry‐levelhomeownershipormarketandlow‐endmarketrentalhousing.Onlyoneofthetenmostcommonmeasureswasconsideredwellsuitedtoaddresseithernon‐marketrentalorspecialneedshousing‐leasingcityownedlandtonon‐profits.Thislikelyreflectsthetraditionalmunicipalfocusonregulationaswellasrelativepaucityoffundingforthistypeofhousing.Thestudyattemptedtoassesstheinfluenceofthe2007RegionalAHSonmunicipalactivity,andnotedthatwhilemunicipalstafffeelstheinfluencehasbeenlimitedtodate,therearesomeclearbenefitsintermsofaregionalfocusonhousingaffordabilityanddiversity.Thisstudywillprovideabaselinewithwhichtocomparemunicipalactivityinthefuture,andperhapsinrelationtootherlargeCanadianmetropolitanareas.Thisresearchdocumentsmunicipaleffortintermsofprovidingtheenablingtoolsandmeasuresthatinfluencetheaffordabilityanddiversityofthehousingstock,butnotameasureoftheextentofuseofthetoolsoroutcomes(numberofunits)producedbythemeasures.Furtherresearchinthisareaiswarranted
1. Introduction
1.1. PurposeandobjectivesThereisgrowingrecognitionamonghousingstakeholdersthatmunicipalitiescananddoinfluencehousingaffordabilityanddiversity.Therearedistinctmeasurestheycanimplementthatplayacriticalroleinfacilitatingthecreationandretentionofhousingthatisaffordableanddiverse,throughboththeprivatemarketandtheuseofnon‐marketapproaches.Thisprojectdocumentstheextenttowhichthe15largestmunicipalitiesinMetroVancouverhaveadoptedandimplementedmeasureslaidoutintheMetroVancouverAffordableHousingStrategy(2007)toaddressissuesofhousingaffordabilityanddiversity.ItcreatesabaselineresourcethatcanbeusedbyMetroVancouvermunicipalitiesandotherstomeasureprogressintheyearsaheadandthesituationinMetroVancouverinrelationtootherlargemetropolitanareasinCanada.Theobjectivesofthisstudyareto:● Developasnapshotofeachmunicipalitydescribingrelativehousingaffordabilityandavailability
ofrentalandownershiphousing,aswellasdiversityofthehousingstock;● Conductresearchtodocumentcurrentmunicipalactivityaddressinghousingaffordabilityand
diversity,usingasaframeworkthemunicipalactionssetoutbytheMetroVancouverAffordableHousingStrategy(2007);and
● DiscussthefindingsintermsofrecenttrendsinmunicipalhousingmeasuresandgapswithrespecttotheMetroVancouverAffordableHousingStrategyrecommendations.
1.2. Context
In2007MetroVancouver(formerlyGreaterVancouverRegionalDistrict)adoptedtheRegionalAffordableHousingStrategy(AHS).Forthefirsttimeattheregionallevel,itlaidoutaframeworkformunicipalactiontoaddresshousingaffordability.Thestrategyaimedtoimprovethehousingsupplyacrossthehousingcontinuum,fromtransitionalandsupportivehousing,non‐marketrental,marketrentalandentry‐levelhomeownership.ItsetoutspecificactionstobetakenbytheRegion,Municipalitiesandotheragencies.TheStrategyhasthreeobjectives:1. Toincreasethesupplyanddiversityofmodestcosthousing;2. Toeliminatehomelessnessacrosstheregion;and3. Tomeettheneedsoflow‐incomerenters.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 2
AlthoughthreemajortypesofactionswereenvisagedintheStrategy,Metrohassincedisaggregatedtheminthefollowingway:● Fiscalactionsdesignedtoimprovetheeconomicsofhousingproductionand/orcreateasource
ofequityforgeneratingadditionalaffordablehousingunits.Thiscouldincludetheuseofmunicipalassetsorfinancialincentivestoleveragefundsfromothersourcestoexpandthesupplyofaffordablehousing.
● PlanningmeasuressuchasOfficialCommunityPlanhousingpolicies,neighbourhood/areaplanning,andidentifyingsuitableaffordablehousingsitesinneighbourhoodandareaplanningprocesses.
● Zoning/regulatoryactionsrelyonmunicipaldevelopmentcontrolprocessestoencourageanincreaseinthesupplyanddiversityofhousingatkeypointsalongthecontinuum.
● Approvalprocessmeasuressuchasfasttrackingaffordablehousingprojectsandprovidingstaffassistancethroughouttheprocess.
● Rentalhousinglosspreventionmeasuresincludingdemolitionpolicies,replacementpoliciesforlossofrentalhousingstockandstandardsofmaintenancebylaws.
● Educationandadvocacydesignedtobuildcommunityawarenessandsupportforaffordablehousingandtoadvocateforsolutionstorespondtoneedsthatarenotcurrentlybeingmetthroughexistinggovernmentprograms.
TheMetroVancouverRegionalGrowthStrategy(Draft2011)likewiserequiresmunicipalitiestodevelophousingactionplansandsetsoutmunicipaltargetsfordifferenttypesofhousinginkeepingwiththeAffordableHousingStrategy.WhiletheAffordableHousingStrategy(AHS)outlinesanumberofmeasuresmunicipalitiesmayusetoimplementtheirhousingactionplans,theregionhasnoauthoritytomandatethem.ThreeyearsafterimplementationoftheAHS,thisstudysoughttoshedlightontheprogressmunicipalitieshavemadeinadopting35distinctmeasuresreferencedintheAHSthatmayassistinimprovinghousingaffordabilityanddiversity.
1.3. BackgroundBeginningin1992,thegovernmentofBritishColumbiaintroducedchangestotheMunicipalAct(nowtheLocalGovernmentAct),givingmunicipalitiesauthoritytoadoptavarietyoftoolsdesignedtoincreasetheirabilitytosupportthecreationofaffordablehousingortopreservetheexistingrentalstock.Thesetoolsincludedensitybonuses,standardsofmaintenancebylawstopreserveexistingrentalstock,andalternatebuildingcodesforsecondarysuites.Severalreportshavenotedmunicipaltake‐upofthesemeasuresprovince‐wide.1Thisissueisanimportantoneasthefederalgovernmenthasreduceditsexpendituresonnewnon‐markethousingandtheprovincialgovernmentinBChasfocusedonmeetingthehousingneedsofthemostvulnerable,includingpeoplewhoarehomelessandatriskofhomelessness,peoplewithcomplexneedsincludingmentalillnessand/oraddictions,andlowincomefamiliesandseniors.Thepriceofhomeownershipissoaring,andthereislittleprivateconstructionofnewpurposebuiltrentalhousing.InagrowingregionlikeMetroVancouver,thisisofsignificantconcern.TheDraftRegionalGrowthStrategyestimatesthatthepopulationofMetroVancouverwillincreaseby300,000peopleor185,600householdsby2021.2TheGrowthStrategyincludesdemandestimatesforaffordablehousingandrequires
1BCMinistryofCommunityAboriginalandWomen’sServices.2004.PlanningforHousing.AnOverviewofLocalGovernmentInitiativesinBC.2MetroVancouver.RegionalGrowthStrategy.BylawNo.1136,2010.SecondreadingJan14,2011.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 3
municipalitiestodemonstratehowtheywillmeettheestimateddemand.Adiverseandaffordablehousingsupplywillberequired.
1.4. Scope Theresearchincluded15municipalitiesinMetroVancouverwithapopulationofover20,000asofthe2006Census.ThesurveywascompletedinallmunicipalitiesbyDecember31,2010,andiscurrentuptothatpoint.Whileonemunicipalitymayhaveleasedmanysitestonon‐profitprovidersovertheyearsandanothermayhavedonesoonlyonce,thisdifferencewouldnotbereflectedinthetablesbelow.Forexampleamongallfifteenmunicipalitiesstudied,27measureshadnotbeenused,althoughimplementedbybylaworpolicy.Thismightoccurforinstanceifamunicipalityhascreatedanaffordablehousingreservefundbuttherehavebeenfewornocontributionsandthereforenomoniesdisbursed.Mostmunicipalitieshadsomemeasureslikethis.Thisresearchrepresentsanassessmentofmunicipaleffortintermsofprovidingtheenablingtoolsandmeasuresthatinfluencehousingaffordabilityanddiversity,butnotameasureoftheextentofuseofthetoolsoroutcomesproducedbythemeasures.Forexample,althoughamunicipalitymayhaveanumberofmeasuresinplace,theymayhavebeenusedinfrequentlyorindeedonlyonce.Therearechallengesinvolvedinmeasuringoutcomesofthesemeasures.Mostmunicipalitiesdonottrackunitsbuiltbypriceoraffordabilitylevelandthusdonothavereadyaccesstothenumberofentry‐levelhomeownershipunitsbuiltorapproved.Furthermore,mostaffordablehousinginitiativesinvolvetheuseofseveralmunicipalconcessions,suchasincentivesorrelaxations,soitisdifficulttogaugetheimpactofasingletypeofmeasure.Finally,insomemunicipalitiesliketheCityofVancouverwithalonghistoryofaffordablehousinginitiatives,thiswouldbetimeprohibitive.TheresearchdidattempttogaugethenumberofunitsproducedsinceNov2007whentheAHSwasadoptedforeachoffourhousingtypesbutthiswasonlypartiallysuccessful.
1.5. Method TheresearchteamcollaboratedwithMetroVancouverstaffandtheTechnicalAdvisoryCommittee,HousingSubcommitteetocollectthedataforthisproject,asMetrorequiredsimilarinformationfortheirownreportingpurposes.Theworkwascarriedoutinthreephases:Phase1consistedofpreparingmunicipalprofilesusingpertinentdemographicandhousinginformationfromMetroVancouver,CMHC,StatisticsCanada,andBCHousing.Thepurposewastosetthecontextforunderstandingthenatureandextentofhousingmeasuresthathavebeenadoptedindifferentmunicipalities,asthe15municipalitiesrepresentadiverserangeofurban,suburbanandpartiallyruralareaswithdifferenthousingstockandaffordabilityissues.Phase2consistedofdatacollection.MetroVancouverstaffpreparedalistof35discreteaffordablehousingmeasuresbasedonthoseidentifiedintheMetroAHS.MetrostaffcarriedoutapreliminaryWebsearchtopopulatethematrix,usingOfficialCommunityPlans(OCPs)andotherpolicydocumentsavailableontheWeb.MetroVancouver’sTechnicalAdvisoryCommittee,HousingSub‐committeemembershipreviewedthisforaccuracy.Theresearchteamthendevelopedaninterviewguidecontainingquestionspertainingtothe35measuresandotherquestionsrelatedtotheAHS(seeAppendixA).Itwasdesignedtocollectdescriptiveinformationabouteachmeasuresuchasdateintroduced,typeofmeasure,abriefdescription,whetheritispolicyorpractice,ifithasbeenused,thehousingtargetgroup,andthemeasure’seffectiveness.AsecondaryaimwastoestablishtheinfluenceoftheMetroAHSon
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 4
municipalhousingpoliciesandpracticesandwhethertheAHSinfluencedthecreationorretentionofanaffordableanddiversehousingstocksinceitsinception.Theinterviewswerecarriedoutbytelephoneorin‐personwithmunicipalstaff.Phase3consistedofmunicipallevelreportingandanalysisofthecombinedresponses.Theresearcherspreparedasynopsisofmunicipalaffordabilityanddiversitymeasuresinatwo‐pagefactsheetforeachmunicipality.Thefactsheetsincludeabriefdescriptionofthemunicipalcontext,consistingofademographicandhousingprofile,anddescribetheaffordabilityanddiversitymeasuresinplace,includingnumberofmeasuresadopted,significanthousinginitiatives,recentinitiatives,homelessnessactions,planningforfutureneedsandtheinfluenceoftheMetroAHS.Italsocontainsatableshowingallmeasuresadoptedinthatmunicipality.Thesurveyresponseinformationwasenteredintoadatabaseforanalysis.Thismunicipalmeasuresdatabasewasanalyzedtodeterminethenumberandtypeofmeasuresadoptedandpending,byincidenceofuse,typeofmeasure,municipaldistribution,tenmostcommonmeasures,tenleastcommonmeasuresanddateintroduced.Toreflectthediversityofcitysizesandtypes,themunicipalitiesweregroupedbycitysizeandshownwiththerankingofmeasures.
1.6. Limitations Theresearchhasanumberoflimitations.
1. Firstly,theremaybealackofclarityarounddefinitionsofsomemeasures,andindeedsomeoverlapofmeasures.Forexample,“increasingdensityinareasappropriateforaffordablehousing”,and“broadeningduplexandtownhousezoning”mightbeviewedasoneandthesame,andthereforecountedtwice.
2. Secondly,thereisagreyareaintermsofwhatconstitutesameasure.Forthepurposesofthis
study,themeasuremusthavebeenadoptedinaplan;policyorbylawandnotrepresenta“one‐off”decision,i.e.spotrezoning.“Support”forameasureinanOCPisnotincludedifithasnotbeenimplementedthroughabylaworotherpolicy.
3. Thirdly,theinterviewersreliedonmunicipalstafffortheirviews.Insomecases,municipalstaff
couldnotrecalliforwhenameasurewasintroduced,asitmayhaveprecededtheirtenurebymanyyears.
4. Finally,theMetroVancouverAHShadbeeninplaceforapproximatelythreeyearsatthetimeof
thesurvey,soitisrelativelyearlytobegaugingitsinfluence.
1.7. Report organization Thereporthasthreesections:Introduction,AnalysisofMunicipalHousingMeasuresinMetroVancouver,andMunicipalProfilesandSummaries.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 5
2. MunicipalhousingmeasuresinMetroVancouver
2.1. Frequency of measures Table1displaysall35AHSmeasuresandthenumber(andshare)ofmunicipalitiesthathaveadoptedeachasofDecember31,2010.3Intotalthe15municipalitieshaveadoptedover250measuresinsupportofaffordabilityanddiversityofthehousingstock.Theaveragenumberofmeasurespermunicipalitywas17.Twomeasureshadbeenadoptedinallmunicipalities–OfficialCommunityPlan(OCP)policiesandincreaseddensityinareasappropriateforaffordablehousing.Similarly,noneofthemunicipalitieshadlandtrustsforaffordablehousing.Onaverage,eachmeasurewasadoptedbysevenmunicipalities(excludingothermeasures),abouthalfthemunicipalitiessurveyed.Table1showsthatexcludingOCPhousingprovisions(whicharerequiredbytheLocalGovernmentAct),themostcommonmeasuresadoptedbymunicipalitiesare:● increasingdensityinareasappropriateforaffordablehousing;and● permittingsecondarysuitesinallsingle‐familyresidentialareas.Municipalhousingactionplanswereinplacein7outof15municipalities,justunderhalfthemunicipalitiesincludedinthisstudy.ThisissignificantbecausethismeasurewillberequiredofmunicipalitiesoncetheRegionalGrowthStrategyisadopted.4Over50%ofmunicipalitiespermitcoachhousesinsomeareas,asurprisesincetheyarearelativelynewhousingforminMetroVancouver.Thereareavarietyoffactorsaffectingmunicipaladoptionofthesemeasures,includingresourcesorstaffcapacity,perceivedneed,politicalconsiderations,andrelevance.Themeasuresarenotuniversallyapplicableinallmunicipalitytypes.Forexample,innewermunicipalitieswithlittlepurposebuiltrentalhousingstock,rentalhousingpreservationmeasuresmaynotbeapplicable.Likewisetheneedforaffordabilitymeasureslinkedtoheritagepreservationisnotapplicableinallmunicipalities.
3Somemunicipalitiesidentified“othermeasures”notspecificallylistedintheoriginal35measures.Theseareincluded.4TheRegionalGrowthStrategy(Draft2011)requiresMetroVancouvertomonitortheimplementationofHousingActionPlans.ItalsorequiresmunicipalitiestoadoptRegionalContextStatementsthatincludepoliciesorstrategiesthatindicatehowmunicipalitieswillworktowardsmeetingtheestimatedfuturehousingdemandassetoutintheRegionalGrowthStrategy.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 6
Table1‐Frequencyofmeasures
MEASURES Number Share
Increaseddensityinareasappropriateforaffordablehousing 15 100%
OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices
15 100%
Secondarysuitespermittedinallsinglefamilyresidentialzones 13 87%
Condo/strataconversionpolicies 12 80%
Densitybonusprovisionsforaffordablehousingandrentalhousing 12 80%
Cityownedsitesleasedtonon‐profits 11 73%
HousingAgreements 11 73%
Infillhousing 11 73%
Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices
11 73%
Smallerlots 11 73%
AffordableHousingReserve/TrustFund 10 67%
Broadeningrow/townhouseandtwofamilyzoning 8 53%
Coachhousespermittedinsomesinglefamilyzones 8 53%
AffordableHousingStrategyorActionPlan 7 47%
Fasttrackapprovalofaffordablehousingprojects 7 47%
Monitorrentalhousingstock 7 47%
Staffprovideassistance 7 47%
Grants/capitalcontributionstofacilitateaffordablehousing 6 40%
Reducedparkingrequirementsforaffordablehousing 6 40%
Reducedparkingrequirementsforallhousinglocatedinareaswithgoodaccesstotransit
6 40%
Comprehensivedevelopmentzoneguidelinesfavouraffordablehousing
5 33%
Identifyingsuitableaffordablehousingsitesinneighbourhoodandareaplanningprocesses
5 33%
Propertytaxexemptionorforgiveness 5 33%
StandardsofMaintenanceby‐law 5 33%
Waivedevelopmentpermitfees 4 27%
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 7
Guidetodevelopmentprocessforaffordablehousingoptions 4 27%
Inclusionaryzoningpolicies 4 27%
Modifiedbuildingstandards 4 27%
Replacementpoliciesforlossofrentalhousingstock 4 27%
Waive/reducemunicipaldevelopmentcostcharges 4 27%
Demolitionpolicies 3 20%
DonateCity‐ownedlandtofacilitateaffordablehousing 3 20%
Otherregulatory 2 13%
Otherrentallossprevention 2 13%
Heritagegrantsaddresshousingaffordability 1 7%
Heritageprogramincludesprovisionstoconsider/addresshousingaffordability
1 7%
Otherfiscalactions 1 7%
Otherplanning 1 7%
Landtrustforaffordablehousing 0 0%
TOTAL 252
Themostcommonfiscalmeasuresareleasingcity‐ownedsitestonon‐profitproviders(11outof15municipalities)forcreatingnewnon‐profithousingfollowedbyhousingreservefunds(10).Itshouldbenotedthatseveralmunicipalitiesthatleasecitylandhavedonesoforanominalfee,forexample$1,butretaintheleasetenure,andthattheyarethereforeincludedinthiscategory.Donatingcityownedlandislesscommonbut3out15municipalitieshavedonesoatleastonce.Examplesofotherfiscalmeasuresincludeamunicipalequitypartnershipinanon‐marketproject,andasecondmortgageprovidedbyamunicipalitytoaseasonednon‐profitoperatortopurchaseanexistingmultipleunitbuildingforconversiontonon‐profitstatus.ThemostcommonplanningmeasuresreportedareOCPpoliciesandneighbourhoodorareaplansshowingacommitmenttoarangeofhousingchoices.TheCityofVancouverdoesnothavea“standalone”housingstrategyorplan,butinsteadhasseveralfocusedhousingplans:asupportivehousingplan,adowntowneastsidehousingplan,andahomelessactionplan.5Themostcommonzoning/regulatorymeasuresaimtoincreasedensityinareasappropriateforaffordablehousing,topermitsecondarysuitesinallsingle‐familyareas,andtoprovidedensitybonuses.Zoningforsmallerlotsandimplementinghousingagreements6arealsocommonregulatorymeasurespromotingaffordabilityanddiversity.Thelatterusuallyaccompanyleasedordonatedmunicipallandorothersignificantmunicipalcontributionstoaffordablehousing.
5Sincethisresearchwascompleted,theCityofVancouverdraftHousingandHomelessnessStrategywasreleasedinFeb2011andisundergoingpublicreview.6Bylawspecifyingtheconditionsunderwhichprojectsreceivingpubliccontributionsmustoperatee.g.rentaltenurefor20yrs,servinglow‐incomeresidentsetc.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 8
Condominiumconversionmeasuresaimedatrentallosspreventionarequiteprevalentaswell,adoptedby80%ofthesemunicipalities.
2.2. Categories of measures Forty‐sixpercentofallmeasuresadoptedwerezoningorregulatorymeasuresaffectingthedensityofhousingdevelopment.Thisisfollowedbyfiscalmeasures(18%),whichincludegrantsandcapitalcontributions,propertytaxexemptions,andlandleaseanddonations.Thisissomewhatsurprisinggivenlimitedmunicipaltaxrevenuesandbudgets,butthecurrentemphasisonpartnershipsasawayofobtainingseniorgovernmentfundingforaffordablehousingmakesthisanimportantapproach.Fewmeasureshavebeenadoptedthataffecttheapprovalprocessorfocusoneducationandadvocacy.Thesewouldberelativelylowcostmeasures.Table2–NumberofmeasuresadoptedbycategoryacrossallmunicipalitiesCategoryofmeasure Number shareZoning/regulatory 116 46%Fiscal 45 18%Planning 41 16%Rentallossprevention 25 10%Approvalprocess 14 6%Educationandadvocacy 11 4%Total 252 100%
2.3. Ten most common measures Thetenmostcommonmeasuresusemunicipalzoningpowerssuchasincreasingdensityinareassuitableforaffordablehousing,provisionsforsecondarysuitelegalizationandsmallerlotstopromoteaffordabilityanddiversity.Condominiumconversionpoliciesareinplacein12outof15municipalities,severalofthemdatingtothe1970s.Therealsotendstobeafocusonmeasuresthatassistinthecreationofnon‐profithousing,suchasleasingcitysitestonon‐profitsandhousingagreements.Housingreservefundsareintheeleventhspot.Table3‐Tenmostcommonmeasures
Measure NumberShareofmunicipalities
1OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices 15 100%
2 Increaseddensityinareasappropriateforaffordablehousing 14 93%3 Secondarysuitespermittedinallsinglefamilyresidentialzones 13 87%4 Condo/strataconversionpolicies 12 80%5 Densitybonusprovisionsforaffordablehousingandrentalhousing 12 80%6 Cityownedsitesleasedtonon‐profits 11 73%7 Infillhousing 11 738 HousingAgreements 11 73%
9Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices 11 73%
10 Smallerlots 11 73%
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 9
2.4. Least common measures
Thenexttabledepictstheleastadoptedmeasuresofthe35considered.Landtrustsaresingularinthatnomunicipalityhasadoptedthismeasure.However,arguably,thisismoreofacommunity‐basedtool,inwhichamunicipalitymightplayarole.LandtrustsforaffordablehousingarenotprevalentinCanada.Thenexttwomeasuresareheritageprovisions,whichwouldapplyonlyinmunicipalitieswithheritagebuildings.Donatingcityownedlandisanuncommonapproachtosupportingnon‐profithousingdevelopers;rather,leasinglandisthecommonapproach,evenifitisdoneforanominalfee.Onlyfourmunicipalitieshaveadoptedinclusionaryzoningpoliciestodate.Table4‐Leastcommonmeasures
MeasureNumberofmunicipalities
Shareofmunicipalities
Landtrustforaffordablehousing 0 0%Heritagegrantsaddresshousingaffordability 1 7%Heritageprogramincludesprovisionstoconsider/addresshousingaffordability 1 7%Demolitionpolicies 3 20%DonateCity‐ownedlandtofacilitateaffordablehousing 3 20%Guidetodevelopmentprocessforaffordablehousingoptions 4 27%Inclusionaryzoningpolicies 4 27%Modifiedbuildingstandards 4 27%Replacementpoliciesforlossofrentalhousingstock 4 27%Waive/reducemunicipaldevelopmentcostcharges 4 27%Waivedevelopmentpermitfees 4 27%
2.5. Measures adopted by municipality Table5showsthenumberofmeasuresadoptedbyeachmunicipality,whichrangedfromalowof8measurestoahighof28outof35measures.Notsurprisingly,theCityofVancouverhasadoptedthemostmeasureswith28or80%oftheallmeasuresunderconsideration.TheCityhasbeenactiveinpromotingaffordablehousingformanyyearsandisconsideredaleaderinthefield.VancouverisfollowedbyNorthVancouverDistrict7,theCityofNorthVancouver,RichmondandNewWestminster,allinnersuburbsimmediatelyadjacenttotheCityofVancouver.PortMoodyandDelta,whichareoutersuburbanmunicipalities,hadthefewestmeasuresinplace(aboutonequarterofthemeasuresconsidered).Whileonemunicipalitymayhaveleasedmanysitestonon‐profitprovidersovertheyearsandanothermayhavedonesoonlyonce,thisdifferencewouldnotbereflectedinthetablebelow.Inaddition,27measures,althoughimplementedbybylaworpolicy,havenotbeenused.Thismightoccurforinstanceifamunicipalityhascreatedanaffordablehousingreservefundbuttherehavebeenfewornocontributionsandthereforenomoniesdisbursed.Mostmunicipalitieshadsomemeasureslikethis.
7TheDistrictofNorthVancouverhasarelativelyhighnumberofaffordabilityanddiversitymeasuresinplaceatthetimeofthestudy.Thesehavebeenadoptedprimarilythroughneighbourhoodplansandhavebeenusedinfrequently.Inaddition,withtheadoptionofnewOCPin2011,neighbourhoodplanswillberescinded,leavingthemunicipality,atleastuntilnewplansorpoliciesareadopted,withoutthebenefitofthesetoolsandmeasures.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 10
Table5‐NumberandpercentofmeasuresadoptedbymunicipalityMunicipality Number PercentVancouver 28 80%NorthVancouverDistrict 24 69%NorthVancouverCity 23 66%Richmond 23 66%NewWestminster 21 54%Surrey 19 54%Burnaby 19 54%MapleRidge 18 51%Coquitlam 17 49%WestVancouver 12 34%LangleyTownship 11 31%PortCoquitlam 11 31%LangleyCity 10 29%PortMoody 9 26%Delta 8 23%Totalmeasuresconsidered 35 100%
2.6. Pending measures AsignificantnumberofmeasureswerependingadoptionasofDecember31,2010.Forexample,anOCPmaybeundergoingthirdreading,oraplanmaybeunderdevelopment.Of30“pending”measuresidentified,PortMoody,Richmond,andWestVancouverwillbeaddingthemostnewmeasuresifadopted.RichmondisrespondingtoitsrecentlyadoptedAffordableHousingStrategy,PortMoodyisinprocessofanOCPupdate,andWestVancouverhasinstitutedsomemeasuresarisingoutofitsCommunityDialogueprocess.Thetypesofpendingmeasuresvary.FourareHousingActionPlans,likelylinkedtotheMetroAHSandRegionalGrowthStrategyrequirements.Otherpendingmeasuresincludebroadeningmulti‐familyzoning,fast‐trackingapprovalofaffordablehousingprojects,andprovidinggrantsorcapitalcontributionstofacilitateaffordablehousing.Table6‐Pendingmeasures
Municipality
Numbermeasurespending
Burnaby 0Coquitlam 0Delta 0LangleyCity 0LangleyTownship 2MapleRidge 0NewWestminster 4NorthVancouverCity 1NorthVancouverDistrict 3PortCoquitlam 0
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 11
PortMoody 7Richmond 6Surrey 1Vancouver 1WestVancouver 5Total 30
2.7. Measures by city size Table7showstherankingofmunicipalitieswithinthreepopulationsizecategoriesbynumberofmeasuresadopted.Groupingmunicipalitiesby2006populationsizeintothreecategoriesshowsthereisaweakrelationshipbetweencitysizeandadoptionofhousingaffordabilityanddiversitymeasures.Onlysomeofthelargestmunicipalitiesbypopulationhaveadoptedthemostmeasures.Forexample,theCityofVancouver(whichalsohasthehighestlandandhousingcosts)hasadoptedthemostaffordabilityanddiversitymeasures.YettheCityofSurrey,thesecondlargestcitybypopulation,ranksfifthintermsofnumberofhousingmeasures,asdoesBurnaby.However,theCityofSurreyhasloweraveragesingledetachedhomepricesthanBurnaby.Ontheotherhand,mid‐sizedNorthVancouverDistrictrankssecondintermsofnumberofmeasuresadopted.Similarly,theCityofNorthVancouveriscategorizedasasmallcitybypopulationsize,butranksthirdintermsofnumberofmeasuresadopted.Clearlytheintroductionofaffordablehousinganddiversitymeasuresisnotrelatedtocitysizealone,butbyotherfactors,suchasperiodofdevelopment,proximitytotheurbancore,typeofhousingstockandrelativehousingcosts,andmunicipalstaffcapacity.Politicalconsiderationsalsoinfluencetheroleofmunicipalitiesinpromotinghousingaffordabilityanddiversity.Table7–Rankinginnumberofmeasuresadoptedbycitysize
Bypopulationsize(descendingorder)Rankingby#of
adoptedmeasuresOver100,000people Vancouver 1Surrey 5Burnaby 5Richmond 3Coquitlam 750,000‐100,000people Delta 12LangleyTownship 9NorthVancouverDistrict 2MapleRidge 6NewWestminster 4PortCoquitlam 9Under50,000people NorthVancouverCity 3WestVancouver 8PortMoody 11LangleyCity 10
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 12
2.8. Measures by decade and year introduced Table8showsthatthenumberofmeasuresintroducedroseeachdecadewithasignificantjumpinthe1990sandagaininthe2000s.Morethanhalf(54%)ofexistingmeasureswereadoptedinthelatterperiod,coincidingwithincreasinghome‐ownershipcostsandgrowingpublicawarenessofhousingaffordabilityissues.Forexample,provisionstolegalizesecondarysuitesinsingle‐familyzoneshavelargelycomeaboutinthelasttwodecades.Table8‐Measuresbydecadeadopted
YearadoptedNumberofmeasures
Shareofmeasuresadopted
1970‐1979 13 5%1980‐1989 14 6%1990‐1999 65 26%2000‐2010 137 54%DK/NA 23 9%Total 252 100%Table9showsthatsinceMetroAHSwasadoptedinlate2007,54measureshavebeenadoptedinthesemunicipalitiesrepresentingoveronefifthor22%ofallmeasures.Inaddition,30measuresarepending.Table9‐Measuresbyyearadopted
YearNumberMeasures
Adopted2000 152001 72002 62003 12004 122005 82006 162007MetroAHSintroduced 182008 202009 202010 14Pending 30
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 13
2.9. Actions on homelessness
Theresearchshowedthatmunicipalitieshavebeenactiveonthehomelessfile.Table10belowshowsthatinoverhalfofmunicipalitiesthereisalocalhomelessplanorstrategyinplace.Theseplanswerenotnecessarilydevelopedbythemunicipality,butusuallywithmunicipalinvolvement.Twothirdsofmunicipalitiesparticipateinahomelesstaskforceorcommitteeandtwothirdshavefacilitatedinsomewayemergencysheltersorsupportivehousingforhomelesspeople.Table10‐HomelessactionsActivity Numberof
municipalitiesShareofmunicipalities
Pending/underway
Localhomelessplanorstrategy 8 53% Participatesinhomelesstaskforceorcommittee 10 67% Facilitatedemergencyshelterortransitional/supportivehousing
10 67% 2
Total 15
2.10. Influence of Metro Affordable Housing Strategy WhenaskediftheMetroVancouverAffordableHousingStrategywasafactorinmunicipaladoptionofanyofthesemeasures,overhalftherespondentssaidthestrategyhadlittleornoinfluence.OfthosewhosaidtheAHShadlittleornoinfluencetodate,twoindicatedthatitwouldinfluencethemunicipalityinthefuture.Table11‐InfluenceofMetroAHSonadoptionofmeasuresAHSinfluenceonadoptionofmeasures Numberof
municipalitiesShare
AHSinfluenced 4 27%Littleornoinfluence 8 53%Don’tknow 3 20%Total 15 Inaddition,sixmunicipalitiesnotedthatwhiletheAHShadhadlittledirectinfluenceontheadoptionofmeasureslocallytodate,therewereindirectbenefitsoftheAHS.Theseincluded:● promotesawarenessofhousingissues;● provideseducationorguidance;● acknowledges/demonstratestheimportanceofcreatingasufficientsupplyofaffordable
housing;and● demonstratesclearlythataffordablehousingisaregionalpriority.
Thesurveyaskedplannerstoidentifywhichtype(s)ofhousing(fromamongthefourAHSpriorities)eachmeasurewasintendedtoaddress.Table12providestheresponsesforthetenmostcommonmeasures.TheyareratedSforstrong,MformoderateorPforpoorbasedonthenumberofresponses.Forexample,measuressuchasincreaseddensityinareasappropriateforaffordablehousingandneighbourhood/areaplansareintendedtoaddressbothentry‐levelhomeownershipandmarket/lowendmarketrental.Infillandsmallerlotsareintendedtofacilitatethecreationofentry‐levelhome‐ownershipoptions.Non‐marketrentalwasaddressedbyOCPpolicies.LeasingCity‐ownedlandtonon‐
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 14
profitswasintendedtoaddressspecialneedshousing.Densitybonusestendedtobetargetedformarketandlow‐endmarketrentalandnon‐marketrentalhousing.Ofthetenmostcommonmeasuresadoptedbymunicipalities,fourwerestronglysuitedtoaddressingentry‐levelhomeownershipincludingincreaseddensityinareasappropriateforaffordablehousing,infillhousing,neighbourhoodplansandsmallerlots.Onlyoneofthetenmostcommonmeasureswasviewedaswellsuitedtoaddresseithernon‐marketrentalorspecialneedshousing.Manyofthetenmostcommonmeasureswereintendedtoaddressmarketandlow‐endmarketrentalhousingincludingsecondarysuites,condo/strataconversionpoliciesanddensitybonusprovisions.Table12‐Tenmostcommonmeasuresbyintendedtypeofhousing
Measures(S‐strong,M‐moderate,P‐poor)
Entrylevelhome‐ownership
Marketandlow‐endmarketrental
Non‐marketrental
Specialneeds
OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices M M S M
Increaseddensityinareasappropriateforaffordablehousing S S M P
Secondarysuitespermittedinallsinglefamilyresidentialzones P M P P
Condo/strataconversionpolicies P M P P
Densitybonusprovisionsforaffordableandrentalhousing P M M P
Leasecityownedlandtonon‐profits P M M S
Infill S M P P
Housingagreements P M M M
Neighborhood/areaplansshowcommitmenttoprovidearangeofhousingchoices S S M M
Smallerlots S P P P
Plannerswereaskedfortheirviewsontheeffectivenessofvariousmeasuresinrelationtothehousingtypetargeted,howevermanyrespondentscouldnotanswerthisquestion.Table13describestheperceivedeffectivenessofthetenmostcommonmeasures.ItshowsthatbroadpolicymeasuressuchasOCPsandneighbourhood/areaplansareperceivedasmoderatelyeffectiveforallhousingtypes.Theeffectivenessofothermeasurestendstobespecifictoaparticularhousingtypeortypes.Forexample,leasingcitysites,grants/capitalcontributions,andhousingagreementswereperceivedashighlyeffectiveinfacilitatingnon‐marketandspecialneedshousing.Measuresaimedatincreasingaffordabilityanddiversitythroughtheprivatemarketthroughzoningmeasuressuchasinclusionaryzoning,increaseddensityinareasforaffordablehousing,secondarysuitesandsmallerlotsareeffectiveeitherforentrylevelhomeownershipormarket/lowendmarketrentalorboth.Fewrespondentswereabletogaugetheeffectivenessoftheirspecificdensitybonuspolicies.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 15
Table13‐Perceivedeffectivenessofmeasuresbyhousingtype
TenMeasuresM‐moderatelyeffectiveH‐highlyeffective
Entrylevelhomeowner‐ship
Marketandlow‐endmktrental
Non‐marketrental
Specialneeds
OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices M M M MIncreaseddensityinareasappropriateforaffordablehousing H H Secondarysuitespermittedinallsinglefamilyresidentialzones H Condo/strataconversionpolicies H Densitybonusprovisionsforaffordablehousingandrentalhousing Cityownedsitesleasedtonon‐profits H H
Infill M Housingagreements H HNeighborhoodplans/areaplansshowingcommitmenttoprovidingarangeofhousingchoices M M M MSmallerlots H M NB:blankcellsindicatefewresponsesThesurveyaskedmunicipalstafftoindicatewhethermeasureshadfacilitatedorpreservedunitssincetheAHSwasadoptedinNov2007,towhichtwothirdsrespondedpositively.Whenaskedtoreportonthenumberofunitsadded,assistedorprotectedbyhousingtypesince2007,somecouldnotprovidespecificfigures,particularlywithrespecttomarkethousingtypes.Altogether,municipalitiesreportedfacilitatinginexcessof2,500specialneedsunitssuchastransitionalandsupportivehousing,andemergencyshelterbeds.Fewmunicipalitieswereabletoprovideestimatesofthenumberofentry‐levelhomeownershipand/ormarket/lowendmarketrentalunitscreatedsinceNov.2007orthenumberofrentalunitsprotected,possiblybecausetheydonottrackthem.
2.11. Findings MunicipalitiesinMetroVancouverhaveintheir“toolkits”arangeofmeasuresthatpromoteaffordabilityanddiversity.The15municipalitiesincludedinthisstudyhadadoptedover250measures,anaverageof17measureseachoutofthe35measuresconsideredinthisstudy.Anadditional30measuresarependingadoption.Onaverage,eachmeasurewasadoptedbysevenmunicipalities,justunderhalfthoseincludedinthestudy.Ofthe35municipalmeasuresconsidered,onlytwomeasureshadbeenadoptedbyallmunicipalities‐OfficialCommunityPlanpoliciesshowingcommitmenttoarangeofhousingchoicesandIncreaseddensityinareasappropriateforaffordablehousing.TheLocalGovernmentActrequirestheformer.Fivemeasureshadbeenadoptedbyatleast80%ofmunicipalities.Intermsofspecificmeasures,onlysevenofthefifteenmunicipalitiesindicatedthattheyhadanaffordablehousingstrategyoractionplaninplace.ThisisofinterestastheMetroVancouverRegionalGrowthStrategy(Draft2011)requiresmunicipalitiestoadopttheseplanstodemonstratehowtheywillmeetaffordablehousingdemandgoingforward.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 16
Municipalitiesappeartofavourzoningmeasuresthataffectaffordabilitythroughdensificationanddiversity,suchaspermittingsecondarysuitesinallsinglefamilyresidentialareas,andsmallerlots.Ofthe253measuresadopted,46%werezoning/regulatorymeasuresand18%werecategorizedasfiscalmeasures.Somewhatsurprisinglygivenmunicipalresourceconstraints,onefiscalmeasure,leasingcityownedsitestonon‐profits,isamongthetenmostcommonmeasures.Only4%ofallmeasuresadoptedwereeducationandadvocacy.Therewasawiderangeamongmunicipalitiesintermsoftheshareofthe35measuresadopted‐from23%to80%.Notunexpectedlygivenitssizeandhighhousingcosts,theCityofVancouverhasadoptedthemostmeasures,28outofthe35considered,or80%ofthem.OthermunicipalitiessuchastheDistrictandCityofNorthVancouvercloselyfollow,however,theDistrictofNorthVancouveremphasizedthatmostmeasureshaverarelybeenused,andinfactwillberescindeduponadoptionofitsnewOCP.Thissuggeststhattheadoptionofameasureisalimitedmetric,asitdoesnotreflecttheextentorfrequencyofusenorthemagnitudeofoutcomesintermsofunitscreatedorpreserved.Therelationshipbetweenthenumberofmeasuresadoptedandcitypopulationsizeappearstobepositive,butweak.Somesmallandmoderatesizedmunicipalitieshaveahigherfrequencyofmeasuresthansomelargerones.Otherfactors,suchastypeandageofhousingstock,playarole.Thestudyshowstherehasbeenmuchmunicipalactivityinthelasttwodecades,arguablysincethewithdrawalbythefederalgovernmentoffundingfornewnon‐profithousingintheearly1990sandinthe2000’s,whenhighandrisinghomeownershipcostsbecameagrowingconcern.Inaddition,22%ofallmeasureshadbeenintroducedsincetheAHSwasadoptedinNovember2007.Inthelastfewyears,municipalitieshavebeenquiteactiveinthehomelessnessarea,thesecondgoaloftheAHS.Thisisnotunexpectedgiventhegrowingmagnitudeandvisibilityoftheissue,andthefactthatseveralseniorgovernmentfundingprogramswereintroducedtosupporttheseefforts.Inoverfiftypercentofmunicipalitiesahomelessplanwasinplace,andtwothirdsofthemparticipatedonahomelesstaskforceorcommitteeorhadfacilitatedsomeformofemergencyshelterortransitional/supportivehousingforhomelesspersons.MorethanhalftheintervieweesreportedthattheMetroAHS(2007)hadnotdirectlyinfluencedmunicipaladoptionofhousingaffordabilityanddiversitymeasuresdespitethefactthat22%ofallmeasureshadbeenadoptedsince2007.Theremaybeseveralreasonsforthis.Firstly,theMetroAHShasbeeninplaceforashortperiodoftimeintermsofthetimeneededtopassbylaws,developplansandpolicies,andindeedhousing.Ittoomayhavebeenadoptedinresponsetosomeofthesamepressuresthatledmunicipalitiestoadoptaffordabilityanddiversitymeasures.Nonetheless,respondentsreportedsignificantindirectbenefitsoftheAHS,includingsettingacommonpolicydirectionfortheregion.Goingforward,itmaybeseentohavemoreofadirectinfluenceonmunicipalactivity,particularlywithadoptionoftheRegionalGrowthStrategy.Infact,severalmunicipalitiesindicatedpendingadoptionofanaffordablehousingplanorstrategy.Ofthetenmostcommonmeasuresadoptedbymunicipalities,fourwerestronglysuitedtoaddressingentry‐levelhomeownershipincludingincreaseddensityinareasappropriateforaffordablehousing,infillhousing,neighbourhoodplansandsmallerlots.Onlyoneofthetenmostcommonmeasureswasconsideredwellsuitedtoaddresseithernon‐marketrentalorspecialneedshousing.Manyofthetenmostcommonmeasures,includingsecondarysuites,condo/strataconversionpoliciesanddensitybonusprovisions,wereintendedtoaddressmarketandlow‐endmarketrentalhousingBroadpolicymeasuressuchasOCPsandneighbourhood/areaplansareperceivedasmoderatelyeffective.Othermeasurestendtobeeffectiveforaparticularhousingtypeortypes.Forexampleleasingcitysitesandhousingagreementswereviewedasmosteffectiveforspecialneedshousingsuchastransitionalandsupportivehousing.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 17
2.12. Conclusions
Thestudyprovidesinformationonmunicipalmeasuresadoptedtopromotehousingaffordabilityanddiversityintheregionalcontext,specificallyMetroVancouver,anareaexperiencingtremendoushousingpriceincreasesandlowrentalvacancyrates.FramedinthecontextofthenewlyadoptedMetroVancouverAffordableHousingStrategy(2007),thedatashowsalongstandingmunicipalrole,beginninginthe1970s.Italsoshowsincreasingmunicipalactivity,withaparticularfocusinthe2000s,notunexpectedgiventhewithdrawalofseniorlevelsofgovernmentfromprogramscreatingnewaffordablehousinginthe1990s,andthemountinghomelessnesscrisiswithafederalresponsethatrequiredcommunity‐basedplanning.ThestudyalsoshowstherelativedifferenceintheextentofadoptionofmunicipalmeasuresamongMetroVancouvermunicipalitiesandalthoughsomeofthelargercitieshaveadoptedmanymeasures,citysizealonedoesnotexplainthevariation.Intermsofthetypeofmeasuresmunicipalitiesareadopting,thedatanotsurprisinglyrevealsafocusonregulatorymeasurestofacilitatehousingaffordabilityanddiversity.Thelargenumberofpendingmeasuressuggeststhatmunicipalactivityinthisareawillcontinuetogrow.Manyofthemostcommonmeasuresaddressentry‐levelhomeownershipormarketandlow‐endmarketrentalhousing.Onlyoneofthetenmostcommonmeasureswasconsideredwellsuitedtoaddresseithernon‐marketrentalorspecialneedshousing‐leasingcityownedlandtonon‐profits.Thislikelyreflectsthetraditionalmunicipalfocusonregulationaswellasrelativepaucityoffundingforthistypeofhousing.Thestudyattemptedtoassesstheinfluenceofthe2007RegionalAHSonmunicipalactivity,andnotedthatwhilemunicipalstafffeelstheinfluencehasbeenlimitedtodate,therearesomeclearbenefitsintermsofaregionalfocusonhousingaffordabilityanddiversity.Thisstudywillprovideabaselinewithwhichtocomparemunicipalactivityinthefuture,andperhapsinrelationtootherlargeCanadianmetropolitanareas.Thisresearchdocumentsmunicipaleffortintermsofprovidingtheenablingtoolsandmeasuresthatinfluencetheaffordabilityanddiversityofthehousingstock,butnotameasureoftheextentofuseofthe
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
Eberle,Woodward,ThomsonandKraus2011 18
3. Municipalprofiles
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
19
Burnaby Population • ThepopulationofBurnabywas227,389asofJanuary2011.• Between2001‐2006,Burnaby’spopulationgrewfrom193,954to202,799,anincreaseof4.6%.• Thenumberofdwellingunitsincreasedfrom74,000to78,030,upby5%or4,030unitsbetween2001‐
2006. Renters • Housingtenure:Theshareofrenters
decreasedfrom45%in1996to39%in2006,anabsolutedeclineof1,065rentalunits.
• Averagerentfor1bedroomwas$845in2009,upfrom$817in2008up3.4%.
• Vacancyratesforpurposebuiltapartmentsroseto3.4%in2009,from0.5%in2008.The5‐yearaveragevacancyratewas1.3%.
Housing diversity • Single‐detachedunitsaccountedfor27%ofthe
housingstockin2006,downfrom39%in1996.Conversely,theproportionofotherground‐orientedunitsincreasedfrom18%in1996to27%in2006.
• Theabsolutenumberofapartmentunitsincreasedby5,840units.However,theproportionofapartmentunitshasremainedapproximatelythesame,at46%ofstock.
Incomes and costs • Medianhouseholdincomewas$50,205in2006,comparedto$55,231inMetroVancouver.Median
householdincomeofownersinBurnabywas$62,037vsrenters$35,512.• MLSLinkHousingPriceIndexforsingle‐detachedhousingwas$789,405in2010,upby$272,441or53%
from$516,964in2005.
Housing need • 19%ofhouseholds(14,040households)wereinCoreHousingNeedin2006.Ofthesehouseholds,5,770
householdswereatriskofhomelessness(INALH),a3%increasefrom5,610householdsin2001.• Numberofhomelesscountedincreasedto86personsin2008,from42in2005.• Thereare1,104applicantsontheBCHousingwaitlistforaunitinBurnabyasofMarch31,2010.(509
families,171peoplewithdisabilities,204seniors)
The Future • Populationprojectionsshowthatpopulationwillincreasefrom202,799in2006to277,000in2021,an
increaseofover74,000peoplein15years.• Burnabywillneed33,890additionalhousingunitsin2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 37,635 (55%)
41,705 (56%)
47,980 (61%)
Renters 31,120 (45%)
32,295 (44%)
30,055 (39%)
Total Households 68,755 74,000 78,035
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
20
Burnaby housing affordability and diversity measures Burnabyisalargeinnersuburbwithsomehigherdensitiesalongtransitcorridorsandmajorcentres,aswellastheUniverCitydevelopmentatSimonFraserUniversity.TheCityadopteditsfirstmeasurein1969,withlowcostleasesoncity‐ownedsitestonon‐profitorganizations.TheCityhasdevelopedarangeoffiscal,planningandregulatory/zoningtoolstoaddressaffordablehousingneeds.Thepoliciesfocusondevelopingarangeofhousing,includingentry‐levelownership,marketandlow‐marketrentals,andspecialneeds,withaparticularfocusonnon‐marketrentals.Burnabyhasimplemented19outof35measuresor54%ofmeasuresconsidered,andnonearepending.SignificantInitiatives• TheCityhasfocusedonprovidingadiversityof
housingtypesthroughitsneighbourhoodplanningprocessinthe1990sand2000s.
• TheCommunityBenefitBonusHousingFundwascreatedin2006,asanoptionundertheirdensitybonusprograminwhichtheCitycanacceptafinancialcontributionfromdevelopersasanalternativetothedirectprovisionofaffordablehousingoramenities.AsofJune2010hadapprovedgrantsforthreeprojectstotaling$662,000.
RecentInitiatives• TwoCouncilreportshaverecentlybeencompleted
(2007,2008)onhousingandhomelessnessissuesandwillhelpsteerfutureeffortsforanAffordableHousingStrategy.
• Parkingrequirementsfornon‐profithousingandseniorshousingwererelaxedin2009.
• In2009,ComprehensiveDevelopmentZoningguidelinesfavouredaffordablehousingbyprovidingwaiversorreductionsofdevelopmentrequirementsfornon‐markethousing,onacase‐by‐casebasis.
Homelessness• WorkingwiththeBurnabyTaskForceon
Homelessness,whichhasdevelopedaStrategicPlantoEndHomelessness.
• AlsoparticipatesontheRegionalSteeringCommitteeonHomelessness.• In2005receivedauthorizationfromCounciltoworkwithBCHousingand2serviceprovidersforasitefor
emergencyshelterandsupportivehousing;thisworkisongoing.• TheCityhaspartneredwiththeProvincialHomelessnessInitiativeandIndependentLivingBContwo
additionalsupportivehousingprojects.PlanningforFutureNeeds• Councilreportsonhousingandhomelessnesswillprovidesomefuturedirectionforaffordablehousing.InfluenceofMetroAHS• MetroAHShashadlittleimpactontheCity’saffordablehousingdirections.
Measureadopted Category YearCityownedsitesleasedtonon‐profits
fiscal 1969
DonateCity‐ownedlandtofacilitateaffordablehousing
fiscal 1999
Grants/capitalcontributionstofacilitateaffordablehousing
fiscal 2006
AffordableHousingReserve/TrustFund
fiscal 2006
OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices
planning 1998
Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices
planning 1976
Identifyingsuitableaffordablehousingsitesinneighbourhoodandareaplanningprocesses
planning 1976
Increaseddensityinareasappropriateforaffordablehousing
zoning 1976
Densitybonusprovisionsforaffordablehousingandrentalhousing
zoning 1998
Reducedparkingrequirementsforallhousinglocatedinareaswithgoodaccesstotransit
zoning 1991
Reducedparkingrequirementsforaffordablehousing
zoning 2009
Inclusionaryzoningpolicies zoning 1988
Smallerlots zoning 1994
InfillHousing zoning NA
BroadeningRow/townhouseandtwofamilyzoning
zoning 2000
HousingAgreements zoning 1998
Fasttrackapprovalofaffordablehousingprojects
approvals 1991
Condo/Strataconversionpolicies rentallossprevention
1974
Guidetodevelopmentprocessforaffordablehousingoptions
education N/A
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
21
• Arangeofhousingtypeshavebeenprotectedorcreatedsince2007,including99supportivehousingunits,and94marketorlow‐marketrentalunits.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
22
Coquitlam Population • ThecurrentpopulationofCoquitlamis126,594asofJan2011.• Coquitlam’spopulationgrewfrom112,890in2001to114,565in2006,anincreaseof1.5%.• Thenumberofdwellingunitsincreasedfrom40,215in2001to41,245in2006.Thisisanincreaseof
1,030,or2.6%. Renters • Housingtenure:Theshareofrenters
decreasedfrom31%in1996to25%in2006,adecreaseof685rentalunits.
• Averagerentfor1bedroom$756in2009,upfrom$746in2008(FiguresincludePortCoquitlamandPortMoody)
• Vacancyratesforpurposebuiltapartmentsroseto3.4%in2009,from0.7%in2008.The5‐yearaveragevacancyratewas2.1%.(FiguresincludePortCoquitlamandPortMoody)
Housing diversity • Theshareofsingle‐detachedhousingfellfrom
56%ofallhousingstockin1996to47%in2006.
• Theproportionofotherground‐orientedunitsincreasedfrom17%(1996)to24%(2006),anincreaseof3,845units.
• Thenumberofapartmentunitsalsoincreasedby2,350units,butitsshareoftotalhousingremainedapproximatelythesameat29%in2006.
Incomes and costs • Medianhouseholdincomewas$59,294in2006,comparedto$55,231inMetroVancouver.Median
householdincomeofownersinCoquitlamwas$70,095vsrenters$37,867.• HousingPriceIndexforsingle‐detachedhousingat$686,612in2010.Thisisanincreaseof$228,675or
50%from$457,937in2005. Housing need • In2006,16%ofhouseholds(6,010households)wereinCoreHousingNeed.Ofthesehouseholds,2,585
householdswereatriskofhomelessness(INALH),a9%decreasefrom2,835householdsin2001.• Numberofhomelesscountedincreasedto94personsin2008,from40in2005(FiguresincludePort
CoquitlamandPortMoody).• Thereare363applicantsontheBCHousingwaitlistforaunitinCoquitlamasofMarch31,2010.(182
families,58peoplewithdisabilities,80seniors) The Future • Projectionsshowthatpopulationwillincreasefrom114,565in2006to176,000in2021,anincreaseof
over61,000peoplein15years.• Coquitlamwillneed24,740additionalhousingunitsin2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 24,710 (69%)
28,365 (71%)
30,905 (75%)
Renters 11,025 (31%)
11,850 (29%)
10,340 (25%)
Total Households 35,735 40,215 41,245
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
23
Coquitlam Housing Affordability and Diversity Measures
Coquitlamisamedium‐sizedsuburbancommunityintheNortheastareaoftheregionwithagrowingpopulation.Theearliestaffordablehousingmeasureswereasecondarysuitespolicy(1999),anaffordablehousingstrategy(2000)andacondoconversionpolicy(2001).Housingmeasureshavebeenaimedprimarilyatmarket/lowendofmarket.Leasingordonatinglandandwaivingdevelopmentfeesareaimedatspecialneedshousing.Whereitwaspossibletoevaluate,measuresweredeemedveryeffective.
Significantinitiatives• AnearlyAffordableHousingStrategy(2000)that
wasupdatedin2007• Afilemanagersystemtopromoteefficienthandling
ofaffordablehousingapplications• Pre‐zoningandanOCPamendmentprocessto
facilitateprovincialfundingforanemergencyshelterandtransitionalhousing
Recentinitiatives• Permittingdensitybonusesandincreaseddensityin
specifiedareas• Comprehensivedevelopmentzoningofalarge
developmentsitethatwilleventuallybecomeanewneighbourhoodandwillyield185unitsofaffordablehousing.
Homelessness• AmemberoftheTri‐CitiesHomelessnessTask
Group• Revisedzoninglawstoallowchurchestoprovide
cold‐wetweathermats• ContinuestoworkwiththeTaskGrouptoincrease
communityacceptanceoftheproposalfortheemergencyshelterandtransitionalhousingandtoidentifyafeasibleoptionforaninterimshelter.
Planningforfutureneeds• Continuingwithpublicconsultationtoensurearangeofhousing• Investigatinghowlegislativeauthoritycouldbeexpandedtoincludemoreflexiblepowersregardingthe
applicationofDevelopmentCostChargestoincludehousing• Producingasocialactionplaninoneneighbourhoodthatincludesproposedactionstoenhancesupport
servicesandprogramsforthoseinaffordablehousing.InfluenceofMetroAHSBasedoninterviewswithstaffMetroAHShasnotinfluencedCoquitlam’sactionswithrespecttoaffordablehousingmeasures.Severalmeasureshavebeenadoptedsincethen,andithasfacilitatedsomeaffordableunitssince2007.Theseare66marketrentalunits,12ofwhichare“reducedrental”by25%belowmarketrentinperpetuity,30transitionalhousingunitsandcold/wetweathershelterbeds.
Measure CategoryYear
AdoptedCityownedsitesleasedtonon‐profits fiscal 2007Waivedevelopmentpermitfees fiscal 2007AffordableHousingReserve/TrustFund fiscal 2008AffordableHousingStrategyorActionPlan planning 2000OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices planning 2001Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices planning 2008Identifyingsuitableaffordablehousingsitesinneighbourhoodandareaplanningprocesses planning 2007Increaseddensityinareasappropriateforaffordablehousing zoning 2008Densitybonusprovisionsforaffordablehousingandrentalhousing zoning 2008Comprehensivedevelopmentzoneguidelinesfavouraffordablehousing zoning 2007Secondarysuitespermittedinallsinglefamilyresidentialzones zoning 1999Smallerlots zoning 2002HousingAgreements zoning NAStaffprovideassistance approvals 2006Condo/Strataconversionpolicies
rentallossprevention 2001
Otherrentallossprevention
rentallossprevention 2006
Monitorrentalhousingstock educ 2007
Coquitlamhasadopted17measuresoutof35identifiedintheMetroAHSor49%ofmeasuresconsidered(includesothermeasures).Nonearepending.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
24
Delta Population • ThecurrentpopulationofDeltais100,000asofJan2011.• Delta’spopulationdecreasedslightlyfrom96,950in2001to96,723,in2006.• Thenumberofdwellingunitsincreasedfrom32,790to33,555between2001‐2006.Thisrepresentsan
increaseof765,a1%increase. Renters • Housingtenure:Theshareofrenters
decreasedfrom21%in1996to19%in2006,adecreaseof400rentalunits.
• Averagerentfor1bedroom$728in2009,asmallincreasefrom$723in2008.
• Vacancyratesforpurposebuiltapartmentsroseto3.8%in2009,from0.8%in2008.The5‐yearaveragevacancyratewas2.7%.
Housing Diversity • Single‐detachedhousingaccountedfor74%
ofthehousingstockin1996,butdecreasedto64%in2006.
• Between1996‐2006,2,745unitsofotherground‐orientedhousingwereadded,increasingtheproportionofotherground‐orientedunitsfrom13%to20%.
Incomes and costs • Medianhouseholdincomewas$72,594in
2006,comparedto$55,231inMetroVancouver.MedianhouseholdincomeofownersinDeltawas$82,138vsrenters$38,365.
• MLSLinkHousingPriceIndexforsingle‐detachedhousingwas$676,820inSouthDeltaand$525,200inNorthDeltain2010.ForSouthDelta,thiswasupfrom$477,398in2005,anincreaseof42%from2005.ForNorthDelta,thiswasanincreaseof42%from$370,930.
Housing need • In2006,11%ofhouseholds(3,590households)wereinCoreHousingNeed.Ofthesehouseholds,1,600householdswereatriskofhomelessness(INALH).Thiswasupfrom1,480householdsin2001,anincreaseof8%.
• Numberofhomelesscountedincreasedto17personsin2008,from12in2005(figuresincludeWhiteRock).• Thereare114applicantsontheBCHousingwaitlistforaunitinDeltaasofMarch31,2010.(51families,29peoplewithdisabilities,25seniors)
The Future • Populationprojectionsshowthatpopulationwillincreasefrom96,723in2006to109,000in2021,anincreaseofover12,000peoplein15years.
• Deltawillneed6,000additionalhousingunitsin2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 24,810 (79%)
26,025 (79%)
27,265 (81%)
Renters 6,690 (21%)
6,765 (21%)
6,290 (19%)
Total Households 31,500 32,790 33,555
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
25
Delta Housing Affordability and Diversity Measures
Deltaisasmalloutersuburb,withpopulationconcentratedinthecommunitiesofTsawwassen,LadnerandNorthDeltaandcontinuedagriculturaluses.TheOfficialCommunityPlanprovidesthebasisforadiversityofhousingtypes,andareaplansthenprovidefurtherpolicydetail.Mostpoliciesfocusonfacilitatingentry‐levelownershipandmarketorlow‐marketrentals,andareeitherplanningprocessorzoningmeasures.Measuresaregenerallyperceivedaseffectiveorveryeffective.Deltahasimplemented8of36measures,or23%ofallmeasures.Nonearepending. Significant Initiatives • TheLadnerAreaPlanwasupdatedin2006,
providingmorehousingopportunitiesthroughsmallerlotsizes,infilloptions,ground‐orientedmulti‐familyresidencesandafocusonseniorsandspecialneedshousing
• Smalllot,coachhouseandinfillzoningregulationsprovideopportunitiesforadiversityofhousingtypesacrossDelta
Recent Initiatives • Insummer2010asecondarysuitesbylawwaspassedbyCouncilforallsinglefamilyhomes;thebylawis
notdependentonowneroccupancy,butdoesrequireanadditionalparkingspaceandseparateutilitiestothesuite
• ThemunicipalityhasalsostruckanAffordableHousingTaskForce,whichisreviewingoptionsanddirectionsforaffordablehousingacrossDelta
Homelessness • ThelastMetroVancouverHomelessCountfoundonly11homelesspeopleinDelta;asaresultthe
municipalityisnotactivelyinvolvedinregionalhomelessnessinitiatives• DeltaPoliceworkwithBCHousingandtheTsawwassenFirstNationtoprovidehousingandservicesto
thosepeopletheyidentifyashomeless
Planning for Future Needs • ThemunicipalityisawaitingtheRegionalGrowthStrategytodeterminefuturedirectionsforhousingneed• ThemunicipalityisalsolookingatimplementingAffordableHousingTaskForcerecommendations
Influence of Metro AHS • WhiletheAHShasnotdirectlyinfluencedpolicyformulationinDelta,itspurredthedevelopmentofthe
TaskForce• TheAHSalsoprovidesatooltoplannersforraisingawarenessoftheneedtoconsiderhousingissuesin
policydevelopment,andtoadvocateforfundingfromseniorlevelsofgovernment
Measure Category YearAdopted
OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices
planning 2005
Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices
planning 1992
Increaseddensityinareasappropriateforaffordablehousing
zoning 2005
Secondarysuitespermittedinallsinglefamilyresidentialzones
zoning 2010
Smallerlots zoning 2000
Coachhouses zoning 2003
Infillhousing zoning 2000
Standardsofmaintenanceby‐law
rentallossprevention
2004
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
26
Langley City Current • ThecurrentpopulationofLangleyCityis25,858inJan2011.• LangleyCity’spopulationdecreasedslightlyfrom23,643(2001)to23,606(2006),by0.2%.• Between2001and2006,thenumberofdwellingunitsincreasedfrom10,085to10,570,upby485unitsor5%.
Renters • Housingtenure:Althoughtheabsolutenumberofrentalunitsincreasedby330unitsbetween1996‐2006,theshareofrentersdecreasedfrom41%to39%.
• Averagerentfor1bedroom$748in2009,asmallincreasefrom$740in2008.(FiguresincludeLangleyTownship)
• Vacancyratesforpurposebuiltapartmentsroseto3.4%in2009,from1.3%in2008.The5‐yearaveragevacancyratewas2.0%.(FiguresincludeLangleyTownship)
Housing Diversity • Theshareofsingle‐detachedunitsfellfrom34%in1996to26%in2006,adecreaseof345units.
• Together,apartmentsandotherground‐orientedhousingaccountedfor74%ofstockin2006,upfrom66%in1996.
Incomes and costs • Medianhouseholdincomewas$46,456in2006,comparedto$55,231inMetroVancouver.MedianhouseholdincomeofownersinLangleyCitywas$60,338vsrenters$29,970.
• MLSLinkHousingPriceIndexforasingle‐detachedhousewas$523,327in2010,comparedto$379,964in2005,anincreaseof38%.(FiguresincludeLangleyTownship)
Housing need • 20%ofhouseholds(1,975households)wereinCoreHousingNeedin2006.Ofthesehouseholds,790householdswereatriskofhomelessness(INALH).Thiswasan8%decreasefrom855householdsin2001.
• Numberofhomelesscountedincreasedto86personsin2008,from57in2005.(FiguresincludeLangleyTownship)
• Thereare116applicantsontheBCHousingwaitlistforaunitinLangleyCityandTownshipasofMarch31,2010.(56families,23peoplewithdisabilities,18seniors).
The Future • Populationprojectionsshowthatpopulationwillincreaseto32,000in2021,anincreaseofover7,000peoplein15years.
• LangleyCitywillneed3,340additionalhousingunitsin2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 5,515 (59%)
5,860 (58%)
6,420 (61%)
Renters 3,820 (41%)
4,225 (42%)
4,150 (39%)
Total Households 9,335 10,085 10,570
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
27
City of Langley Housing Affordability and Diversity Measures
TheCityofLangleyisasmallcitywithastablepopulationadjacenttothelargelyruralTownshipofLangley.Thecityadopteditsfirsthousingmeasureinthelate1970s,acondoconversionpolicy,amendedinthe1980s.Overtheyears,thecityhasapprovedeverysocialhousingprojectthathascomebeforeCouncil.Measuresdirectedataffordablehousinghavetargetedtheretentionofmarketandlowendofmarketrentalhousing,buthavealsofacilitatedentry‐levelownershipandspecialneedshousing.Measuresaredeemedeitherveryeffectiveoreffective.TheCityofLangleyhasadopted10measuresoutof35identifiedintheMetroAHSor29%ofallmeasurespossible(includesothermeasures).Nonearepending.Significantinitiatives• Conversionpolicyprohibitsconversionunlessthe
vacancyrateisatleast4%.• TheCity’sAffordableHousingStrategywasadopted
in2009.• Secondarysuiteswereapprovedin2006forRS1
andRS2single‐familyzones.• Bylawsallowingincreaseddensityinmulti‐family
areasandpermittingareductioninparkingrequirementswhenhousingisclosetotransithaveresultedinanumberofsmall,moreaffordableentry‐levelownershipunitswithinlargerprojects.
Recentinitiatives
• Leasingcitylandat$1/yrforafacilitywith30emergencybedsand25transitionalbeds• Exemptingpropertytaxfortheaboveproject
HomelessnessLangleyCityhasaHomelessnessPlanandstaffattendsmeetingsoftheLangleyHomelessnessSteeringCommittee,whichalsoincludesparticipantsfromLangleyTownship.Thecityseesitsroleinaddressinghomelessnessasadvocatingtoseniorgovernmentforfunding,supportingnewfacilitiescomingintothecommunity,andmediatingcommunityoppositionifitoccurs.Thecityhasanewemergencyshelterandtransitionalhousingfacility.PlanningforfutureneedsThecity’sAffordableHousingStrategymadeanumberofrecommendationsforfurtherstudytoincreaseorprotectthestockofaffordablehousing.Federalandprovincialactionisalsoneeded,asnonewsocialhousinghasbeendevelopedsince2001.InfluenceofMetroAHSTheLangleyCityAHSwaswrittentobeinaccordwithMetro’sstrategy.LangleywouldliketoseeMetro’sstrategygivemoreweighttoamunicipality’sexistinginventoryofaffordablehousingwhenassigningtargets.
Measure Category YearAdopted
Cityownedsitesleasedtonon‐profits fiscal 2008Propertytaxexemptionorforgiveness fiscal 2010AffordableHousingStrategyorActionPlan planning 2009OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices planning 2006Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices planning 2010Increaseddensityinareasappropriateforaffordablehousing zoning 2008Reducedparkingrequirementsforallhousinglocatedinareaswithgoodaccesstotransit zoning 2008Secondarysuitespermittedinallsinglefamilyresidentialzones zoning 2006Condo/strataconversionpolicies
rentallossprevention 1970
Monitorrentalhousingstock education N/A
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
28
Langley Township Population • ThecurrentpopulationofLangleyTownshipis104,697inJan2011.• LangleyTownship’spopulationgrewfrom86,896(2001)to93,726(2006),anincreaseof7.9%.• Thenumberofdwellingunitshasincreasedby12%or3,665unitsbetween2001‐2006,from29,670to33,335units.
Renters • Housingtenure:Thenumberofrentalunitsincreasedby355unitsbetween1996‐2006.,buttheshareofrentersfellfrom16%to14%.
• Averagerentfor1bedroom$748in2009,asmallincreasefrom$740in2008.(FiguresincludeLangleyCity)
• Vacancyratesforpurposebuiltapartmentsroseto3.4%in2009,from1.3%in2008.The5‐yearaveragevacancyratewas2.0%.(FiguresincludeLangleyCity)
Housing diversity • Theabsolutenumberofsingle‐detachedhousingunitsremainedalmostthesamewhilethenumberofapartmentsdoubledfrom1,120to2,515unitsbetween1996and2006.Otherground‐orientedhousingalmostdoubledfrom5,530unitsto10,595units.
• Together,theshareofapartmentsandotherground‐orientedhousingincreasedfrom25%in1996toalmost40%in2006.
Incomes and costs • Medianhouseholdincomewas$69,805in2006,comparedto$55,231inMetroVancouver.MedianhouseholdincomeofownersinLangleyTownshipwas$74,619vsrenters$41,727.
• MLSLinkHousingPriceIndexforsingle‐detachedhousingwas$523,327in2010,comparedto$379,964in2005,anincreaseof$143,363or38%.(FiguresincludeLangleyCity)
Housing need • In2006,10%ofhouseholds(3,095households)wereinCoreHousingNeed.Ofthesehouseholds,1,445householdswereatriskofhomelessness(INALH).Thiswasdownfrom1,565householdsin2001,adecreaseof8%.
• Numberofhomelesscountedincreasedto86personsin2008,from57in2005.(FiguresincludeLangleyCity)
• Thereare116applicantsontheBCHousingwaitlistforaunitinLangleyasofMarch31,2010.(56families,23peoplewithdisabilities,18seniors)(FiguresincludeLangleyCity)
The Future • Populationprojectionsshowthatpopulationwillincreaseto146,000in2021,anincreaseofover48,000peoplein15years.
• LangleyTownshipwillneed19,000additionalhousingunitstomeetprojectedhousingdemandin2021.
Housing Tenure 1996 2001 2006
Owners 22,340 (84%)
24,950 (84%)
28,675 (86%)
Renters 4,305 (16%)
4,720 (16%)
4,660 (14%)
Total Households 26,645 29,670 33,335
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
29
Langley Township Housing affordability and diversity measures
TheTownshipofLangleyisaruralandsuburbanmunicipalitycomposedofseveralsmallerandmid‐sizedcommunities.TheOCPfrom1979laysthegroundworkforfutureaffordablehousinginitiatives,andprovidesthebasisforcommunityandneighbourhoodplans.Mostpoliciesfocusonentry‐levelhomeownershipandmarketandlow‐marketrentals,andmostareeitherplanningorzoningmeasures.Measuresaregenerallyperceivedaseffectiveorveryeffective.LangleyTownshiphasimplemented11measuresoutof36,or31%ofallmeasurespossible.Fourofthesehavenotbeenusedandtwomeasuresarepending. Significant initiatives
• Communityandneighbourhoodplansincludearuralplanandnineadoptedresidentialcommunityplans,withanon‐goingprogramofdevelopingmoredetailedneighbourhoodplanstodeterminedensity,lotsize,etc.toallowforincreasedhousingoptions
• Significantinitiativesincludetheincreaseddensificationofresidentialdevelopments,particularlyinAldergrove,YorksonandLangleyTownCentre;thisincludesthedevelopmentofa1400‐unitapartmentcomplexandrowhousing
Recent initiatives • Mostrecentinitiativeisazoningamendmenttoallowrow‐housingdevelopments• Otherrecentinitiativesincludeupdatingsecondarysuitesbylaws(2006)andstrengtheningthe
mobilehomeredevelopmentpolicy(2008)Homelessness
• LangleyTownshipdonatedtothecapitalcostsofGatewayofHopeinpartnershipwithotherorganizations;thefacilityprovidesemergencyandtransitionhousingforthehomeless
Planning for future needs • MunicipalityisalsointheprocessofdevelopingaHousingActionPlan;itisexpectedtobecompleted
bynextyearInfluence of Metro AHS
• MetroVancouverAffordableHousingStrategyhashadlittleimpactondirectionofpoliciesandregulationofhousinginitiativesinLangleyTownship,butisanticipatedtoplaymoreofarolewhenthemunicipalitycompletesitsownHousingActionPlan.
Measure Category YearAdopted
Grants/capitalcontributionstofacilitateaffordablehousing
fiscal 2009
OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices
planning 1979
Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices
planning 2001
Increaseddensityinareasappropriateforaffordablehousing
zoning 1979
Densitybonusprovisionsforaffordablehousingandrentalhousing
zoning 2001
Secondarysuitespermittedinallsinglefamilyresidentialzones
zoning 2006
Smallerlots zoning 2002
InfillHousing zoning 2002
BroadeningRow/townhouseandtwofamilyzoning
zoning 2010
Replacementpoliciesforlossofrentalhousingstock
rentallossprevention
2008
Condo/strataconversionpolicies
rentallossprevention
1990
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
30
Maple Ridge Current • ThecurrentpopulationofMapleRidgeis76,418inJan2011.• ThepopulationofMapleRidgegrewfrom63,169(2001)to68,949(2006),anincreaseof9%.• Thenumberofdwellingunitsincreasedfrom22,595(2001)to24,935(2006),upby2,340unitsor10%. Renters • Housingtenure:Theshareofrentersamongallhouseholdsdecreasedfrom24%in1996to19%in2006.
• Averagerentfor1bedroomwas$670in2009,upfrom$652in2008.(FiguresincludePittMeadows)
• Vacancyratesforpurposebuiltapartmentsroseto5.1%in2009,from2.0%in2008.The5‐yearaveragevacancyratewas3.0%(FiguresincludePittMeadows)
Housing Diversity • TherehasbeenverylittlechangeinthecompositionofMapleRidge’shousingstock.Between1996and2006,theproportionofsingle‐detachedunitsinthehousingstockdeclinedfrom66%to61%.
Incomes and costs • Medianhouseholdincomewas$64,017in2006,comparedto$55,231inMetroVancouver.MedianhouseholdincomeofownersinMapleRidgewas$71,873vsrenters$34,895.
• MLSLinkHousingPriceIndexforsingle‐detachedhousingwas$465,019in2010.Thisisupfrom$341,229in2005,anincreaseof36%.
Housing need • In2006,13%ofhouseholds(3,180households)wereinCoreHousingNeed.Ofthesehouseholds,1,510householdswereatriskofbecominghomeless(INALH),a1%increasefrom1,490householdsin2001.
• Numberofhomelesscountedincreasedto90personsin2008,from44in2005(FiguresincludePittMeadows).
• Thereare151applicantsontheBCHousingwaitlistforaunitinMapleRidgeasofMarch31,2010.(67families,38peoplewithdisabilities,34seniors)
The Future • Populationprojectionsshowthatpopulationwillincreaseto95,000in2021,anincreaseof over26,000peoplein15years.
• MapleRidgewillneedapprox10,000additionalhousingunitsin2021tomeetprojectedhousingdemand.
HousingTenure 1996 2001 2006
Owners14,970(76%)
17,520(78%)
20,135(81%)
Renters4,815(24%)
5,075(22%)
4,800(19%)
TotalHouseholds 19,785 22,595 24,935
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
31
Maple Ridge Housing Affordability and Diversity Measures
MapleRidgeisanoutersuburblocatedintheFraserValleywithdensityfocusedintheTownCentre.TheDistrictadopteditsfirstmeasurein1985withtheadoptionoftwo‐familyzoning.Affordableanddiversehousinghasbeenbuiltintovariousplans,includingthe1996and2006OCPs.Mostpoliciesfocusonfacilitatingentry‐levelownershipandmarketorlow‐markethousing,andareeitherzoning/regulatoryorplanningmeasures.TheDistricthasimplemented18measuresoutof35identifiedintheAHSor51%ofallpossiblemeasures.Onehasnotbeenusedandnonearepending. Significant Initiatives • TheDistrict’soriginalAffordableHousingStrategy
datesfrom1991.Itprovidedthebasisforhousingpolicieslaterintroducedinthe1996and2006OCPs,andwasinstrumentalingettingcommunityacceptanceofzoning/regulatorymeasures,notablysecondarysuites
• TheDistrict’sOCPfocusesonurbancontainment,withdevelopmentlargelyfocusedontheTownCentreArea.Thishasledtothedevelopmentandimplementationofanumberofzoning/regulatorymeasuresincludingsecondarysuites,smalllots,coachhouses,andinfillhousing
Recent Initiatives • In2010theDistrictcreatedtheRM6zonethat
providesadensitybonusfornon‐markethousing;thebonusisanincreaseofbetween.1and.2FSRifdevelopersprovidebetween5%and10%non‐markethousing
• PreliminaryresearchandfundingisinplaceforanAffordableHousingStrategynextyear.
• In2008theDistrictadoptedabylawallowingdetachedgardensuites;approximately10applicationsarebeingplannedorimplemented,andthereisbroadinterestinthistypeofhousing.
Homelessness • MapleRidgeworksinpartnershipwithabroad
communitynetworktoaddresshomelessness,thoughnoplanisinplace
• TheDistrictleaseslandto3non‐profitsforyouthemergencyhousing,familyemergencyhousingandsupportivehousingforpeoplewithmentalhealthissues;andprovidesgrantsandsubsidizestherentofhousingfacilities
• TheDistrict’sSocialPlanningAdvisoryCommitteeisworkingonissuesofhousingandhomelessness.Planning for Future Needs • TheAffordableHousingStrategytobepursuednextyearbytheDistrictwillprovideabasisforthefutureInfluence of Metro AHS • WhilemanyofthemeasuresinMapleRidgealignwiththeAHS,therewasnodirectinfluenceinthe
developmentofmostmeasures• TheAHSpromotesnewaffordableanddiversehousingmeasuresandsupportscooperationonhousing
issuesamongstalllevelsofgovernment
Measure Category YearAdopted
Cityownedsitesleasedtonon‐profits fiscal 2005Grants/capitalcontributionstofacilitateaffordablehousing fiscal 2005Propertytaxexemptionorforgiveness fiscal 1998AffordableHousingStrategyorActionPlan planning 1991OfficialCommunityplanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices planning 2006Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices planning 2001Identifyingsuitableaffordablehousingsitesinneighbourhoodandareaplanningprocesses planning 2008Increaseddensityinareasappropriateforaffordablehousing zoning 2006Densitybonusprovisionsforaffordablehousingandrentalhousing zoning 2010Reducedparkingrequirementsforaffordablehousing zoning 2008Secondarysuitespermittedinallsinglefamilyresidentialzones zoning 1999Smallerlots zoning 1995Coachhouses zoning 2008InfillHousing zoning 2006BroadeningRow/townhouseandtwofamilyzoning zoning 1985HousingAgreements zoning 1999Demolitionpolicies rentalloss
prevention 2006Condo/strataconversionpolicies
rentallossprevention 2006
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
32
New Westminster Population • ThecurrentpopulationofNewWestminsteris66,892inJan2011.• NewWestminster’spopulationgrewfrom54,656(2001)to58,549(2006),anincreaseof7%.• Thenumberofdwellingunitsincreasedfrom26,025to27,050,upby4%or1,025unitsbetween2001‐2006. Renters • Housingtenure:Shareofrentersdecreasedfrom54%in1996to46%in2006.Thenumberofrentalunitsdecreasedby150units.
• Averagerentfor1bedroom$755in2009,upfrom$740in2008.
• Vacancyratesforpurposebuiltapartmentsroseto3.3%in2009,from1%in2008.The5‐yearaveragevacancyratewas1.7%.
Housing Diversity • Theproportionofsingle‐detachedhousingfellfrom26%to18%ofthehousingstock,whileotherground‐orientedhousingincreasedfrom8%to16%between1996‐2006.Apartmentsremainedunchangedat66%.
• Thenumberofsingle‐detachedhousesdecreasedby1,075units,whilethenumberofapartmentsandotherground‐orientedunitsincreasedsignificantly.
Incomes and costs • Medianhouseholdincomewas$48,773in2006,comparedto$55,231inMetroVancouver.MedianhouseholdincomeofownersinNewWestminsterwas$66,231vsrenters$34,360.
• MLSLinkHousingPriceIndexforsingle‐detachedhousingat$603,589in2010.Comparedto$422,762in2005,thisisanincreaseof43%.
Housing need • In2006,20%ofhouseholds(5,085households)wereinCoreHousingNeed.Ofthesehouseholds,2,005householdswereatriskofhomelessness(INALH).Thiswasa13%decreasefrom2,295householdsin2001.
• Numberofhomelesscountedincreasedto124personsin2008,from97in2005.• Thereare414applicantsontheBCHousingwaitlistforaunitinNewWestminsterasofMarch31,2010.(147families,98peoplewithdisabilities,98seniors)
The Future • Populationprojectionsshowthatpopulationwillincreaseto80,000in2021,anincreaseofover21,500peoplein15years.
• NewWestminsterwillneedover9,000additionalhousingunitsin2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 10,890 (46%)
12,400 (48%)
14,555 (54%)
Renters 12,645 (54%)
13,625 (52%)
12,495 (46%)
Total Households 23,535 26,025 27,050
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
33
New Westminster Housing Affordability and Diversity Measures NewWestminsterisacompactinnersuburbwithoneofthehighestpercentageofrentersintheregion.Housingaffordabilityislessofanissueduetoalargestockofolderrentalproperties.Thecityadopteditsfirstaffordablehousingmeasure,aconversionpolicy,in1978.Measuresarealmostevenlyaimedatallfourtypesofhousing,withpredominancetomarket/lowendofmarketrental,andspecialneedshousingsuchasemergencyshelterbeds,andsupportiveandtransitionalhousing.Measuresweregenerallyperceivedaseffectiveorveryeffective.NewWestminsterhasadopted21measuresoutof35identifiedintheMetroAHSor54%ofallmeasuresconsidered(includesothermeasures).Threehavenotbeenusedandthreemeasuresarepending.Significantinitiatives• Amoratoriumonrentalconversions• Earlysecondarysuitepolicy(1998)allowssuitesin
allsinglefamilyareas• Leasingcitylandforprojectsproducingspecial
needsandnon‐markethousing• Fasttrackingnon‐markethousingproposals
throughthedevelopmentandapprovalsprocessbyassigningonestaffpersontothefile.
Recentinitiatives• AffordableHousingStrategyadoptedin2010• AnAffordableHousingReserveFundtoreceive
30%ofdensitybonusrevenues• AnExteriorHeritageRestorationgrantassisting
thedevelopmentoftransitionalhousingHomelessness• Fundedandendorsedinprinciplethe2006
HomelessnessActionStrategyandImplementationPlan.
• CouncilorsandstaffattendmeetingsoftheHomelessCoalitionandcityprovidesongoingadministrativesupport.
• WorkedwithBCHousingonnewemergencysheltersandsupportedhousingunits.
• Providestaxreliefforthesupportivehousingcomponentsoftworecentfacilitiesthroughnewprovincialtaxregulations.
PlanningforfutureneedsThecity’sAffordableHousingStrategyfocusesonanumberofnewmeasuresforconsiderationsuchas:
• Waivingofdevelopmentpermitfeesforaffordablehousing;
• Developingfurthermeasurestosupportretentionofrentalhousingstockand/orreplacementoflostunits;
• Allowingnon‐marketprojectsindensitybonuseligiblezonestobuildtothemaximumdensitywithoutrequiringpaymentforbonusdensity;and
Measure CategoryYear
AdoptedCityownedsitesleasedtonon‐profits
fiscal 1971
HeritageGrantsaddresshousingaffordability
fiscal 2010
AffordableHousingReserve/TrustFund
fiscal 2010
AffordableHousingStrategyorActionPlan
planning 2010
OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices
planning 1998
Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices
planning 2010
HeritageProgramincludesprovisionstoconsider/addresshousingaffordability
planning 2009
Increaseddensityinareasappropriateforaffordablehousing
zoning 1998
Densitybonusprovisionsforaffordablehousing
zoning NA
Reducedparkingrequirementsforallhousinglocatedinareaswithgoodaccesstotransit
zoning 1998
Secondarysuitespermittedinallsinglefamilyresidentialzones
zoning 1998
Smallerlots zoning 2000
Infillhousing zoning N/A
Broadeningrow/townhouseandtwofamilyzoning
zoning 1998
HousingAgreements zoning N/A
Modifiedbuildingstandards zoning N/AFasttrackapprovalofaffordablehousingprojects
approvalprocess
N/A
Staffassistance approvalprocess
N/A
Condo/strataconversionpolicies rentallossprevention
1978
Standardsofmaintenanceby‐law rentallossprevention
2004
Monitorrentalhousingstockeducationadvocacy
1998
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
34
• Facilitatinginnovationindesignandzoningmeasures.InfluenceofMetroAHS
SinceMetroAHSadopted,newunitsinclude27emergencyshelterbedsintwofacilitiesand107unitsoftransitionalandsupportivehousinginfourfacilities.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
35
North Vancouver City Current • ThepopulationoftheCityofNorthVancouverwas50,725inJan2011.• NorthVancouverCity’spopulationincreasedby2%between2001and2006.• Thenumberofdwellingunitsincreasedfrom20,655(2001)to21,345(2006),anincreaseof3.3%or690units.
Renters • Housingtenure:Theshareofrentersdecreasedfrom55%in1996to46%in2006,adecreaseof925rentalunits.
• Averagerentfor1bedroom$899in2009,upfrom$869in2008.
• Vacancyratesforpurposebuiltapartmentsroseto0.9%in2009,from0.2%in2008.The5‐yearaveragevacancyratewas0.5%.
Housing diversity • Thenumberofsingle‐detachedunitsdecreasedby700units,anditsshareofhousingstockfellfrom21%in1996to16%in2006.
• Apartmentsshareofhousingstockin2006was61%,with1,550additionalunits.Otherground‐orientedhousingincreasedby1,050units,to23%ofstock.
Incomes and costs • Medianhouseholdincomewas$49,486in2006,comparedto$55,231inMetroVancouver.MedianhouseholdincomeofownersinCityofNorthVancouverwas$61,740vsrenters$38,180.
• MLSLinkHousingPriceIndexforsingle‐detachedhousingat$920,633in2010.Thisisa$273,412or42%increasefrom$647,221in2005.(FiguresincludeNorthVancouverDistrict)
Housingneed• In2006,20%ofhouseholds(3,875households)wereinCoreHousingNeed.Ofthesehouseholds,1,740householdswereatriskofbecominghomeless(INALH).Thiswasan8%increasefrom1,615householdsin2001.
• Numberofhomelesscountedincreasedto123personsin2008,from88in2005.(FiguresincludeNorthVancouverDistrict)
• Thereare379applicantsontheBCHousingwaitlistforaunitinNorthVancouverCityasofMarch31,2010.(130families,77peoplewithdisabilities,115seniors)(FiguresincludeNorthVancouverDistrict)
The Future • Populationprojectionsshowthatpopulationwillincreasefromto56,000in2021,anincreaseofapproximately8,500peoplein15years.
• TheCityofNorthVancouverisestimatedtoneed3,200additionalhousingunitsin2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 8,650 (44%)
9,935 (48%)
11,515 (54%)
Renters 10,755 (55%)
10,720 (52%)
9,830 (46%)
Total Households 19,405 20,655 21,345
City of North Vancouver Housing Affordability and Diversity Measures TheCityofNorthVancouverisasmallurbaninnersuburbwithhighdensityinLowerLonsdalearea,locatedclosetodowntownVancouver.Thecityadopteditsfirstmeasurein1979withacondoconversionpolicy,whichhassincebeenrevised.Ithasdevelopedmanyplansaddressinghousingissuesovertheyears,includingmostrecently,aRentalHousingStrategy(2007).Mostpoliciesfocusonfacilitatingnon‐markethousingandspecialneedshousing(emergency,supportiveandtransitional)andmostareeitherfiscalorzoningmeasures.Measuresaregenerallyperceivedaseffectiveorveryeffective.TheCityhasimplemented23measuresoutof36identifiedinAHSor66%ofallmeasurespossible(includesothermeasures).Onemeasureispending.Significantinitiatives• TheAffordableHousingReserveFund
(AHRF)establishedin1989,andfinancedbyCitycontributionsfromgeneralrevenue.Thishasenabledthecitytopurchaselandandleasetonon‐profitorganizations,partner,waivefees,andprovideequitycontributionstoprojects.
• Aninterestingsecondmortgageinitiativeusedmunicipalfundstoprovidealoantoanestablishednon‐profithousingprovider.
Recentinitiatives• TheCitypermitscoachhousesinall
single‐familyareas,someasofright,otherlargercoachhouses,withapproval(2010).Eitherasecondarysuiteorcoachhouseispermitted.Onecoachhousehasbeenapprovedtodate,butaffordabilityisquestionable.
• ArecentworkshopbroughtDr.AviFriedmannfromMontrealtoreviewCityactionswithrespecttoaffordablehousingandsuggestimprovements
• CurrentfiscalenvironmentincludesapossiblereviewofmunicipalcontributionstoAHRFandofpropertytaxrelief.
Homelessness• WorkingwithTaskForce,facilitatedtheopeningofNorthShoreyouthsafehouseandadulthomeless
shelter.• ParticipatesinNorthShoreHomelessTaskForce,whichhasdevelopedaHomelessStrategyand
achievedseveralsuccessesincludingbringinganursepractitionertotheadultshelter.Planningforfutureneeds• Undertooka100‐yearvisioningexerciseaspartofOCPreviewprocess,whichdemonstratedthehigh
densitiesneededtoaccommodateprojectedfuturepopulation.• Seniorgovernmentresourcesareneededforfutureaffordablehousing.
Measure Category YearAdopted
Cityownedsitesleasedtonon‐profits fiscal 1989Grants/capitalcontributionstofacilitateaffordablehousing fiscal 1991Propertytaxexemptionorforgiveness fiscal N/AWaive/reducemunicipaldevelopmentcostcharges fiscal 2001AffordableHousingReserve/TrustFund fiscal 1989Otherfiscalactions‐secondmortgagetonon‐profit fiscal 2010AffordableHousingStrategyorActionPlan planning 1989OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices planning 1992Otherzoning‐unitsinbasementsofmulti‐familybuildings zoning 1996Increaseddensityinareasappropriateforaffordablehousing zoning 2002Densitybonusprovisionsforaffordablehousingandrentalhousing zoning 1990Reducedparkingrequirementsforaffordablehousing zoning N/ASecondarysuitespermittedinallsinglefamilyresidentialzones zoning 1993Smallerlots zoning 1983Coachhouses zoning 2010InfillHousing zoning N/AHousingAgreements zoning 2000Fasttrackapprovalofaffordablehousingprojects approvals 1990Staffprovideassistance approvals 2000Condo/Strataconversionpolicies rentalloss
prevention 1979StandardsofMaintenanceby‐law rentalloss
prevention 1978Guidetodevelopmentprocessforaffordablehousingoptions education 2010Monitorrentalhousingstock education 2001
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
37
InfluenceofMetroAHS• MetroAHShadlittleinfluencetodateovertheCity’saffordablehousingdirections.Therehavebeee
noaffordablehousingprojectsinitiatedsincetheMetroAHSwasadopted.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
38
North Vancouver District Current • ThecurrentpopulationofNorthVancouverDistrictis88,370inJan2011.• Between2001‐2006therewasvirtuallynopopulationgrowth;itremainedstableatapprox.82,000people.
• Thenumberofdwellingunitsincreasedfrom29,528in2001to29,755in2006,upby695unitsor2.4%. Renters • Housingtenure:Theshareofrentersdecreasedfrom22%in1996to18%in2006,adecreaseof695rentalunits.
• Averagerentfor1bedroomwas$958in2009,upfrom$941in2008.
• Vacancyratesforpurposebuiltapartmentsroseto0.9%in2009,from0.2%in2008.The5‐yearaveragevacancyratewas0.4%.
Housing Diversity • Theshareofsingle‐detachedhousingfellfrom67%ofhousingstockin1996to57%in2006.Theshareofotherground‐orientedhousingincreasedfrom17%to26%.
Incomes and costs • Medianhouseholdincomewas$77,032in2006,higherthanthe$55,231inMetroVancouver.MedianhouseholdincomeofownersinNorthVancouverDistrictwas$87,017vsrenters$44,574.
• MLSLinkHousingPriceIndexforasingle‐detachedhousewas$920,633in2010.Thisisanincreaseof$273,412or42%from$647,221in2005.(FiguresincludeNorthVancouverCity)
Housing need • In2006,10%ofhouseholds(2,705households)wereinCoreHousingNeed.Ofthesehouseholds,1,280householdswereatriskofhomelessness(INALH),a13%decreasefrom1,465householdsin2001.
• Numberofhomelesscountedincreasedto123personsin2008,from88in2005.(FiguresincludeNorthVancouverCity.)
• Thereare379applicantsontheBCHousingwaitlistforaunitinNorthVancouverandtheCityofNorthVancouverasofMarch31,2010.(130families,77peoplewithdisabilities,115seniors).
The Future • Populationprojectionsshowthatpopulationwillincreasefrom82,562in2006to98,000in2021,anincreaseofover15,000peoplein15years.
• NorthVancouverDistrictwillneed6,200additionalhousingunitsin2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 21,720 (78%)
22,945 (79%)
24,275 (82%)
Renters 6,175 (22%)
6,115 (21%)
5,480 (18%)
Total Households 27,895 29,060 29,755
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
39
District of North Vancouver housing affordability and diversity measures TheDistrictofNorthVancouverisasuburbancommunitywithalargeproportionofsingle‐familydwellingsandground‐orientedhousing.TheDistrict’sfirsthousingmeasurewasacommitmenttodiversehousingtypesinits1991OCP.Mostmeasureshavebeenadoptedthroughneighbourhoodplansandhavebeenusedinfrequently.Inaddition,withthependingadoptionofanewOCPin2011,neighbourhoodplanswillberescinded,leavingthemunicipalitywithoutthebenefitofthesetoolsandmeasures,atleastuntilnewplansorpoliciesareadopted.TheDistricthasimplemented24outof35measuresor69%ofallmeasurespossible.Fourhaveneverbeenused.Twomeasuresarepending. Significantinitiatives• Theneighbourhoodplanningprocessin2areas,
andanewdevelopmentoutlinedintheSeylynnNeighbourhoodPlanprovideoptionsforhousingdiversity,withafocusonground‐orientedunits
• TheDistricthasahistoryofleasinghousingand/orlandtonon‐profitsforaffordablehousing:forexample,twoaffordableseniorshousingprojects,theZajacNorgateHouseandCapilanoLionsHouse.
Recentinitiatives• TheSeylynnNeighbourhoodPlancallsfor10%
affordablehousingand20%rentalinthedevelopment
• ThecurrentOCPisinreview,andwilllikelycommittoprovidinggreaterhousingoptionsthroughouttheDistrict
• TheDistrictwillbegindevelopmentofahousingstrategysoon
Homelessness• TheDistrictisapartoftheNorthShore
HomelessnessTaskForceandregionalhomelessnessinitiatives
• ThenewdraftOCPrecommendssupplyingadditionalsupportiveandtransitionalhousingunits,usingDistrictlandandworkinginpartnershipwithotherstakeholders
• TheDistricthasopenedaYouthSafeHousefortheNorthandfacilitatedanadultshelter,inpartnershipwiththeCityofNorthVancouver
Planningforfutureneeds• OCPredevelopmentwillhelpanticipatefuture
housingneedsofthecommunity• TheDistrictwillfocusondevelopingdensityinfourcentrestocreateadditionalrequiredhousingInfluenceofMetroAHS• MetroAHShadlittleinfluenceonthedevelopmentofhousingmeasures• TheYouthSafeHouseandSeylynndevelopmentshavebothbeeninitiatedsincetheAHSwas
adopted.
Measure Category YearAdopted
Cityownedsitesleasedtonon‐profits
fiscal 1995
Waivedevelopmentpermitfees fiscal 2009
AffordableHousingReserve/TrustFund
fiscal 1995
OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices
planning 1991
Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices
planning 1996
Identifyingsuitableaffordablehousingsitesinneighbourhoodandareaplanningprocesses
planning 1996
Increaseddensityinareasappropriateforaffordablehousing
zoning 1996
Densitybonusprovisionsforaffordablehousingandrentalhousing
zoning 1996
Reducedparkingrequirementsforallhousinglocatedinareaswithgoodaccesstotransit
zoning 2002
Comprehensivedevelopmentzoneguidelinesfavouraffordablehousing
zoning 1996
Inclusionaryzoningpolicies zoning 1995
Secondarysuitespermittedinallsinglefamilyresidentialzones
zoning 1996
Smallerlots zoning 1998
Coachhouses zoning 1998
InfillHousing zoning 1998
BroadeningRow/townhouseandtwofamilyzoning
zoning 1995
HousingAgreements zoning 1998
Modifiedbuildingstandards zoning 1996
Otherrentallossprevention‐covenantprohibitingstratasfrompreventingrentals
zoning 2008
Staffprovideassistance approvals 1995
Replacementpoliciesforlossofrentalhousingstock
rentallossprevention
1998
Condo/strataconversionpolicies rentallossprevention
1995
Standardsofmaintenanceby‐law rentallossprevention
1997
Monitorrentalhousingstock education 1995
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
40
Port Coquitlam Current • ThepopulationofPortCoquitlamwas57,431inJan2011.• Between2001‐2006,PortCoquitlam’spopulationincreasedfrom51,257to52,687,upby2.8%.• Thenumberofdwellingunitsincreasedby1,441unitsor8%,upfrom17,760in2001to18,700in
2006. Renters • Housingtenure:Shareofrenters
decreasedfrom26%in1996to20%in2006,adecreaseof265rentalunits.
• Averagerentfor1bedroomwas$756in2009,upfrom$746in2008.(FiguresincludeCoquitlamandPortMoody)
• Vacancyratesforpurposebuiltapartmentsroseto3.4%in2009,from0.7%in2008.The5‐yearaveragevacancyratewas2.1%.(FiguresincludeCoquitlamandPortMoody)
Housing diversity • Asmallabsolutedecreaseinthenumber
ofsingledetachedunitsledtoadeclineintheshareofsingle‐familyhousingstockfrom55%to47%between1996‐2006.
• Theshareofapartmentunitsrosefrom18%to20%in2006andotherground‐orientedhousingincreasedby1,895units,orfrom27%to33%oftotalstock.
Incomes and costs • Medianhouseholdincomewas$65,731in2006,comparedto$55,231inMetroVancouver.Median
householdincomeofownersinPortCoquitlamwas$73,968vsrenters$35,533.• MLSLinkHousingPriceIndexforsingle‐detachedhousingat$565,666in2010.Thisisupfrom
$388,874in2005,anincreaseof45%over5years. Housing need • In2006,14%ofhouseholds(2,525households)wereinCoreHousingNeed.Ofthesehouseholds,
1,190householdswereatriskofbecominghomeless(INALH).Thiswasupfrom1,170householdsin2001,anincreaseof2%.
• Numberofhomelesscountedincreasedto94personsin2008,from40in2005.(FiguresincludeCoquitlamandPortMoody)
• Thereare142applicantsontheBCHousingwaitlistforaunitinPortCoquitlamasofMarch31,2010.(68families,22peoplewithdisabilities,29seniors)
The Future • Populationprojectionsshowthatpopulationwillincreasefromto68,000in2021,anincreaseofover
15,000peoplein15years.• PortCoquitlamwillneed6,900additionalhousingunitsin2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 11,860 (74%)
13,220 (74%)
14,895 (80%)
Renters 4,070 (26%)
4,540 (26%)
3,805 (20%)
Total Households 15,930 17,760 18,700
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
41
Port CoquitlamHousing Affordability and Diversity Measures
PortCoquitlamisasmallgrowingsuburb,partoftheTri‐CitieswithCoquitlamandPortMoody.Whilesingle‐familyhomespredominate,theirshareoftotalhousingfellby8%between1996and2006.Thecityconsidersthatitshousingisgenerallymoreaffordablewhencomparedtoneighbouringmunicipalities.Itsfirstaffordablehousingmeasurewasadoptedinthelate1980sorearly1990stopermitsecondarysuites.Measurestakensofararelargelydirectedtowardsspecialneedshousing,althoughtherearemeasuresaimedatmarket/lowendofmarketandentryownership.Wheretheycouldbeassessed,measuresaredeemedtobeveryeffective.PortCoquitlamhasadopted11measuresoutof35identifiedinAHSor31%ofallmeasurespossible(includesothermeasures).Onemeasurehasnotbeenused.Significantinitiatives• Secondarysuitesarepermittedinallbutone
neighbourhood• Permittingsmallerlotsindesignatedzones• Pre‐zoningsitesresultinginfasttrackingapprovalsforspecialneedshousingandnorequirementsfor
developmentpermitfees.Recentinitiatives• Tenunitsofspecialneedshousingwereassistedbypre‐zoningasite• Hasbeguntodesignateareasofthecitywhereadensitybonuscouldbeapplied• AdditionstotheOCPtopermitinfillhousingandcoachhouses
Homelessness• CouncilmemberattendsmeetingsoftheTri‐CitiesHomelessnessTaskGroupandparticipatedin
creatingtheTri‐CitiesHomelessnessActionPlan.• Coldwetweathermatprogramsupportedbythecity• HomesforGoodSociety,acityinitiative,istaskedwithendinghomelessnessinPortCoquitlaminfive
yearsbyfindinghomesthroughtheexistinginventorywheneverpossibleandapplyingcomprehensivemanagementguidedbyaCaseChampiontocoordinateservicesandsupportneededtomaintainthepersonintheirhousing.
Planningforfutureneeds• ApossibleHousingActionPlanthatwouldincludemeasuresfromMetro’sAHSwhereappropriate• Findinghomesforthehomeless,andcoordinatingnecessarysupportstokeepthemhoused.InfluenceofAHS• Whileithasnotinfluencedmunicipalmeasurestodatethemunicipalitywilllookatadoptingother
measuresfromtheMetroStrategyasappropriate.• Municipalmeasureshaveassistedwitha10‐bedsupportivehousingprojectforpeoplewithamental
illnessandColdwetweathermatprogramsince2007.
Measure Category YearAdopted
Waivedevelopmentpermitfees
fiscal 2008
AffordableHousingReserve/TrustFund
fiscal 2008
OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices
planning 2005
Increaseddensityinareasappropriateforaffordablehousing
zoning 2005
Densitybonusprovisionsforaffordablehousingandrentalhousing
zoning 2005
Secondarysuitespermittedinallsinglefamilyresidentialzones
zoning N/A
Smallerlots zoning 2008InfillHousing zoning 2009Broadeningrow/townhouseandtwofamilyzoning
zoning 2009
HousingAgreements zoning N/AFasttrackapprovalofaffordablehousingprojects
approvals N/A
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
42
Port Moody Current• ThepopulationofPortMoodywas33,933inJan2011.• PortMoody’spopulationgrewfrom23,816in2001to27,512in2006,anincreaseof16%.• Thenumberofdwellingunitsincreasedfrom8,540to10,130unitsbetween2001‐2006,upby19%or
1,590units. Renters • Housingtenure:Theabsolutenumberof
rentalunitsincreasedby320units,buttheshareofrentersdecreasedfrom25%in1996to21%in2006.
• Averagerentfor1bedroomwas$756in2009,upfrom$746in2008.(FiguresincludeCoquitlamandPortCoquitlam.)
• Vacancyratesforpurposebuiltapartmentsroseto3.4%in2009,from0.7%in2008.The5‐yearaveragevacancyratewas2.1%.(FiguresincludeCoquitlamandPortCoquitlam)
Housing diversity • Theshareofsingle‐detachedhousing fell
from48%ofthehousingstockin1996to38%in2006.
• Between1996‐2006,theabsolutenumberofapartmentunitsdoubled,increasinginsharefrom18%to25%.
Incomes and costs • Medianhouseholdincomewas$74,527in2006,comparedto$55,231inMetroVancouver.MedianhouseholdincomeofownersinPortMoodywas$82,683vsrenters$46,195.
• MLSLinkHousingPriceIndexforsingle‐detachedhousingat$798,314in2010.Comparedto$500,383in2005,thisisanincreaseof$297,931or60%.
Housing need • In2006,9%ofhouseholds(920households)wereinCoreHousingNeed.Ofthesehouseholds,380householdswereatriskofbecominghomeless(INALH).Thiswasa4%increasefrom365householdsin2001.
• Numberofhomelesscountedincreasedto94personsin2008,from40in2005.(FiguresincludeCoquitlamandPortCoquitlam)
• Thereare46applicantsontheBCHousingwaitlistforaunitinPortMoodyasofMarch31,2010.(20families,6peoplewithdisabilities,14seniors)
The Future • Populationprojectionsshowthatpopulationwillincreasefromto39,000in2021,anincreaseofalmost11,500peoplein15years.
• PortMoodywillneedapprox.5,000additionalhousingunitsby2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 5,515 (75%)
6,500 (76%)
8,015 (79%)
Renters 1,795 (25%)
2,040 (24%)
2,115 (21%)
Total Households 7,310 8,540 10,130
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
43
Port Moody Housing Affordability and Diversity Measures
PortMoodyisasmallgrowingsuburbandpartoftheTri‐Cities.WhilePortMoodyislargelysingle‐familyhousing,ithasanareaofolderlow‐riserentalbuildingsandanewhigh‐densitycitycentre.ItsOCPof2000providestheframeworkformeetingthecity’sfuturehousingneedsbycallingforamixofhousingtypestoaccommodatediversepopulationsandincomes.Mosthousingpoliciesfacilitatemarket/lowendofmarketandspecialneedshousing.Zoningmeasuresfocusoncreatingaffordablehousing.Measuresaregenerallyperceivedaseffectiveorveryeffective.PortMoodyhasadopted9measuresoutof35identifiedintheMetroAHSor26%ofallmeasurespossible(includesothermeasures).SixmeasuresarependingintheupcomingOCPupdate.Significantinitiatives• The96‐unitInletCentreResidences,built
oncity‐leasedland,providesnon‐profithousingtowomenatrisk,seniorsandfamilies,aswellasa10‐bedhospiceandissecuredwithhousingagreements.
• Acity‐widesecondarysuitepolicyintroducedin2004
• APortMoodyAffordableHousingStrategy,approvedin2009Recentinitiatives• AnupdatedOCPiscurrentlyinthirdreading.Itembedsmuchofthemeasurescontainedinthecity’s
AffordableHousingStrategyandexpandsonPortMoody’scommitmenttoprovidediverseandaffordablehousing.
Homelessness• ThecitysupportstheTri‐CitiesHomelessnessTaskGroupandstaffattendmeeting.TheTaskGroup
createdtheTri‐CitiesHomelessnessActionPlan,fundedinpartbyPortMoody• Acold‐wetweathermatfacilityforthehomelesslocatedinachurchsecuredwithahousing
agreementuntil2011.PlanningforfutureneedsAmongthenewmeasuresintheupdatedOCPare:• Explorationofanaffordablehousinglandbankandmeasurestoprotectexistingrentalhousingstock
fromdemolitionorconversion;• Identificationofappropriatesitesforsupportivehousingandtreatmentfacilitiesforpersonswith
mentalillnessandaddictionsforpre‐zoning;and• Considerationofaninclusionaryzoningpolicy.InfluenceofMetroAHS• MetroAHShashadnoinfluencetodateonthecity’saffordablehousingstrategy• NoaffordablehousingprojectshavebeeninitiatedsinceadoptionoftheMetroAHS
Measure Category YearAdopted
Cityownedsitesleasedtonon‐profits fiscal 2000AffordableHousingReserve/TrustFund fiscal 2007AffordableHousingStrategyorActionPlan planning 2009OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices planning 2000Increaseddensityinareasappropriateforaffordablehousing zoning 2000Densitybonusprovisionsforaffordablehousingandrentalhousing zoning 2000Secondarysuitespermittedinallsinglefamilyresidentialzones zoning 2004Coachhouses zoning 2000Housingagreements zoning 2000
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
44
Richmond Population • ThecurrentpopulationofRichmondis196,858inJan2011• Between2001‐2006,Richmond’spopulationincreasedfrom164,345to174,461,upby6.2%.• Thenumberofdwellingunitsincreasedfrom56,770in2001to61,430in2006,anincreaseof8%. Renters • Housing tenure: Theshareofrentersdecreasedfrom31%in1996to24%in2006,adecreaseof990rentalunits.
• Averagerentfora1bedroomremainedthesamebetween2008‐2009,at$893.
• Vacancyratesforpurposebuiltapartmentsroseto2.7%in2009,from0.5%in2008.The5‐yearaveragevacancyratewas1.8%.
Housingdiversity• Theabsolutenumberofsingle‐detachedunitsremainedapproximatelythesamein2006,buttheshareofsingle‐familyunitswithinthestockfellfrom50%in1996to41%in2006.
• Between1996‐2006,thenumberofapartmentunitsincreasedby4,630,risingfrom28%to31%ofthestock.Theshareofotherground‐orientedhousingreached28%from22%oftotal.
Incomes and costs • Medianhouseholdincomewas$53,489in2006,comparedto$55,231inMetroVancouver.MedianhouseholdincomeofownersinRichmondwas$59,768vsrenters$38,883.
• MLSLinkHousingPriceIndexforsingle‐detachedhousingat$901,706in2010.Thisisupby$394,484or78%comparedto$507,222in2005.
Housing need • In2006,18%ofhouseholds(10,280households)wereinCoreHousingNeed.Ofthesehouseholds,4,695householdswereatriskofhomelessness(INALH),a6%increasefrom4,415householdsin2001.
• Numberofhomelesscountedincreasedto56personsin2008,from35in2005.• Thereare469applicantsontheBCHousingwaitlistforaunitinRichmondasofMarch31,2010.(207families,32peoplewithdisabilities,160seniors)
The Future • Populationprojectionsshowthatpopulationwillincreaseto225,000in2021,anincreaseofover50,000peoplein15years.
• Richmondwillneed24,000additionalhousingunitsin2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 35,385 (69%)
40,250 (71%)
46,885 (76%)
Renters 15,535 (31%)
16,520 (29%)
14,545 (24%)
Total Households 50,920 56,770 61,430
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
45
Richmond Housing Affordability and Diversity Measures
Richmondisalargeinnersuburbwithadevelopinghighdensitycitycentreadjacenttotransit.TheCity’sfirstOCPwasestablishedin1986,anditsmostrecentOCPlaysthegroundworkforsignificanteffortstoaddressaffordablehousingissues.Ithasadoptedanumberofmeasuresinthelast10yearsinallmajorcategories,withaparticularfocusonentry‐levelownership,marketandlow‐marketrentalandnon‐markethousing.TheCityhasimplemented23measuresoutof35identifiedintheAHSor66%ofallmeasurespossible(includesothermeasures).Sixmeasuresarepending.Significantinitiatives• DirectionforRichmond’srecenthousinginitiatives
havebeenprovidedbytheCity’sAffordableHousingStrategy,adoptedin2007
• TheStrategyprovidesthebasisforfiscalsupporttoaffordablehousing,includingleasesandadonationoflandforaffordablehousingandanAffordableHousingReserveFund
• Asof2007,secondarysuitesorcoachhousesarerequiredinallsinglefamilydevelopmentrezoningapplications
Recentinitiatives• Recentchangestothezoningbylaw(2009)
implementaninclusionaryzoningpolicywherealldevelopmentsover80unitsmustprovide5%low‐endmarketrental;anydevelopmentswithlessthanany80unitsrequireadonationtotheAffordableHousingReserveFund
• Otherchangestothezoningbylawincludeacomprehensivedevelopmentzonethatincludesaffordablehousingandzonesforsmallerlots
• TheCitytakesarolebyimplementingtheirAHS,lookingatsupportinganddevelopingsubsidizedhousingforthosepopulationsidentifiedinthereport.
• TheCityalsoworksattheregionallevelwithMetroVancouverandthroughtheSocialCitygrantprogramtonon‐profitsocieties.
Homelessness• TheCityhasdevelopedaHomelessnessNeeds
AssessmentandStrategy:“It’sMyCityToo:AStudyoftheHousingNeedsofRichmond’sMostVulnerableCitizens”(2002)
• TheCity’sEmergencyResponseCommitteeisplanningawomen’sshelter,thoughitisundeterminedwhetheritwillprovidetransitionaloremergencyhousing
Planningforfutureneeds• TheCityiscurrentlyundertakinganOCPreviewandaSocialPlanningStrategy;theseareintendedto
strengthenpolicyandsupportworkonprovidingarangeofaffordablehousingtypes
Measure Category YearAdopted
Cityownedsitesleasedtonon‐profits
fiscal 2007
DonateCity‐ownedlandtofacilitateaffordablehousing
fiscal 2007
AffordableHousingReserve/TrustFund
fiscal 2007
AffordableHousingStrategyorActionPlan
planning 2007
OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices
planning 1999
Reducedparkingrequirementsforaffordablehousing
planning 1999
Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices
planning 1999
Increaseddensityinareasappropriateforaffordablehousing
zoning 2009
Densitybonusprovisionsforaffordablehousingandrentalhousing
zoning 2009
Comprehensivedevelopmentzoneguidelinesfavouraffordablehousing
zoning 2009
Inclusionaryzoningpolicies zoning 1999
Secondarysuitespermittedinallsinglefamilyresidentialzones
zoning 2007
Smallerlots zoning 2009
Coachhouses zoning 2009
Infillhousing zoning 1999
Housingagreements zoning 2007
Fasttrackapprovalofaffordablehousingprojects
approvals 1999
Staffprovideassistance approvals 2007
Replacementpoliciesforlossofrentalhousingstock
rentallossprevention
2006
Demolitionpolicies rentallossprevention
2007
Condo/strataconversionpolicies rentallossprevention
2006
Guidetodevelopmentprocessforaffordablehousingoptions
education 2007
Monitorrentalhousingstock education 2007
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
46
InfluenceofMetroAHS• Richmond’sAffordableHousingStrategywasdevelopedconcurrentlywiththeMetroAHSandmakes
referencetoit• AHSinfluencesmunicipalstrategiesbyacknowledgingtheimportanceofcreatingasufficientsupply
ofaffordablehousingthroughworkatalllevelsofgovernment
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
47
Surrey Current • ThepopulationofSurreywas462,345inJan2011.• Between2001‐2006,Surrey’spopulationgrewfrom347,825to394,976,upby13.6%.• Thenumberofdwellingunitsincreasedfrom115,715to131,140,anincreaseof13%between2001‐2006.
Renters • Housingtenure:Theshareofrentersdecreasedfrom30%in1996to25%in2006.However,thenumberofrentalunitsincreasedby2,575units.
• Averagerentfor1bedroomfellslightlyfrom$709in2008to$707in2009.
• Vacancyratesforpurposebuiltapartmentsroseto6.1%in2009,from2.1%in2008.The5‐yearaveragevacancyratewas3.6%.
Housing diversity • Between1996‐2006,theabsolutenumberofsingle‐detachedhousesdecreasedby1,205units,whileapartmentsincreasedby10,850units,andotherground‐orientedhousingincreasedby20,650units.
• Theproportionofsingle‐detachedhousingfellfrom58%to43%,apartmentsincreasedfrom20%to23%,andotherground‐orientedincreasedfrom23%to33%ofthehousingstock.
Incomes and costs • Medianhouseholdincomewas$60,168in2006,comparedto$55,231inMetroVancouver.MedianhouseholdincomeofownersinSurreywas$70,074vsrenters$37,090.
• HousingPriceIndexforsingle‐detachedhousingat$530,763in2010,upfrom$376,677in2005.Thisrepresentsanincreaseof$154,086or41%(FiguresexcludeSouthSurrey,whichiscombinedwithWhiteRock).
Housing need • In2006,15%ofhouseholds(19,210households)wereinCoreHousingNeed.Ofthesehouseholds,8,185householdswereatriskofbecominghomeless(INALH).Thiswasvirtuallythesameasthe2001figure.
• Numberofhomelesscountedincreasedto402personsin2008,from392in2005.• Therewere1,146applicantsontheBCHousingwaitlistforaunitinSurreyasofMarch31,2010.(569families,203peoplewithdisabilities,173seniors)
The Future • Populationprojectionsshowthatpopulationwillincreaseto578,000in2021,anincreaseofover183,000peoplein15years.
• Surreywillneedalmost75,000additionalhousingunitsby2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 70,940 (70%)
82,695 (71%)
98,655 (75%)
Renters 29,910 (30%)
33,020 (29%)
32,485 (25%)
Total Households 100,850 115,715 131,140
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
48
Surrey Housing Affordability and Diversity Measures
SurreyisthesecondlargestandrapidlygrowingsuburbanmunicipalitylocatedintheFraserValleywithsomeagriculturallands.Thereisasignificantstockofaffordableownershiphousingbutlittlepurposebuiltrentalhousing.Inthelastfewyears,theCityhasfocusedonhousingaffordabilityanddiversityandtakenanumberofactionstopromoteaffordablehousingandtomeetthehousingandsupportneedsofthehomelesspopulation.TheCityhasimplemented19measuresoutof35identifiedinAHSor54%ofallmeasurespossible(includesothermeasures).Anadditionalmeasureispending.Significantinitiatives• Annualgrantsofapprox$200,000‐250,000fromthe
SurreyHomelessnessandHousingFundareprovidedtoorganizationsandprojectsthatworktowardsreducinghomelessness.Approx$1.5milliongrantedasofNov2010.Establishedin2007withinitialseedfundingof$9millionfromtheCityofSurreyAffordableHousingReserveFund.
• Surreyprovideslandandzoningformuchentry‐levelownershiphousingintheregion.
Recentinitiatives• Secondarysuitepolicyunderreview.Considering
legalizingonesuiteinallSFareas.Estimateof17,000unzonedsuitesand1,800authorized/zonedsuitesin2009.
• RecentlysignedMemorandumofUnderstanding(MOU)withBCHousingfordevelopmentofthreesupportivehousingprojectstotaling57soberingandstabilizationbeds,and132supportivehousingunits.TheCityprovided3siteswitha60yrleasefor$1each.
Homelessness• RecentMOUs(seeabove).• SurreyHomelessnessandHousingFund.• CityparticipatesintheSurreyHomelessnessand
HousingTaskForcewhichunitesthecommunityofhomeless‐servinggroupstoreduceandpreventhomelessnessthroughincreasedcoordinationandcollaboration;increasingpublicawarenessofhomelessnessinSurrey;engagementofthebusinesscommunity;newprogramsand/orservicesinvolvingpartnerships;newsourcesofrevenuesforongoingcoordinationofthetaskforce.
Planningforfutureneeds• UpdatingtheOCP.• DevelopingaHousingActionPlanandpotentiallyahomelessplan.InfluenceofMetroAHS• MetroAHSprovidedpartoftherationalefortheCityundertakingdevelopmentofaHousingAction
Plan.• MetroAHSshowsthathousingisaregionalpriority.• SeveralhousinginitiativeshavebeenintroducedsinceAHSadopted,relatedtotheMOUsforthree
sites.
Measure Category YearAdopted
Cityownedsitesleasedtonon‐profits fiscal 2008Grants/capitalcontributionstofacilitateaffordablehousing fiscal 2009Waivedevelopmentpermitfees fiscal 2008Waive/reducemunicipaldevelopmentcostcharges fiscal 2008AffordableHousingReserve/TrustFund fiscal 1992OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices planning 1996Neighborhoodplans/Areaplansshowingcommitmenttoprovidingarangeofhousingchoices planning variousIncreaseddensityinareasappropriateforaffordablehousing zoning 1996Densitybonusprovisionsforaffordablehousingandrentalhousing zoning 2007Reducedparkingrequirementsforallhousinglocatedinareaswithgoodaccesstotransit zoning N/AReducedparkingrequirementsforaffordablehousing zoning
2008Smallerlots zoning 2000Coachhouses zoning 2000Infillhousing zoning 1996Broadeningrow/townhouseandtwofamilyzoning zoning 2004HousingAgreements zoning N/AFasttrackapprovalofaffordablehousingprojects approvals 1989Staffprovideassistance approvals 2008Condo/strataconversionpolicies rentalloss
prevention 1996
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
49
Vancouver Current • ThepopulationofVancouverwas642,843inJan2011.• Vancouver’spopulationgrewfrom545,671personsin2001to578,041in2006,upby6%.• Thenumberofdwellingunitsincreasedfrom236,095(2001)to253,385(2006),upby24,823unitsor
7%. Renters • Housingtenure:Theabsolutenumberof
rentalunitsincreasedby4,475units,buttheshareofrentersdecreasedfrom58%in1996to52%in2006.
• Averagerentfor1bedroomwas$990in2009,upfrom$936in2008.
• Vacancyratesforpurposebuiltapartmentsroseto1.2%in2009,from0.3%in2008.The5‐yearaveragevacancyratewas0.6%.
Housing diversity • Single‐detachedhousingaccountedfor
19%ofthehousingstockin2006,downfrom30%in1996.
• Apartmentsincreasedby32,790units,andtheirshareofhousingstockincreasedfrom53%to59%.Theshareofotherground‐orientedhousingincreasedfrom17%to22%.
Incomes and costs • Medianhouseholdincomewas$47,299in2006,comparedto$55,231inMetroVancouver.Median
householdincomeofownersinVancouverwas$66,087vsrenters$34,872.• MLSLinkHousingPriceIndexin2010forsingle‐detachedhousinginVancouverWestwas$1,648,096
andVancouverEastwas$745,497.Thisrepresentsanincreaseof84%forVancouverWestand59%forVancouverEastsince2005.
Housing need • In2006,21%ofhouseholds(47,580households)wereinCoreHousingNeed.Ofthese households,
20,120householdswereatriskofhomelessness(INALH),a3%decreasefrom20,740householdsin2001.
• Numberofhomelesscountedincreasedto1,576personsin2008,from1,364in2005.• Thereare3,264applicantsontheBCHousingwaitlistforaunitinVancouverasofMarch31,2010.
(862families,824peoplewithdisabilities,836seniors)The Future • Populationprojectionsshowthatpopulationwillincreasefromto673,000in2021,anincreaseofalmost95,000peoplein15years.
• Vancouverwillneed42,200additionalhousingunitsin2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 91,480 (42%)
103,340 (44%)
121,850 (48%)
Renters 127,060 (58%)
132,755 (56%)
131,535 (52%)
Total Households 218,540 236,095 253,385
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
50
Vancouver Housing Affordability and Diversity Measures
Vancouveristhemajorurbancentreintheregionwithagrowingpopulationandalonghistoryofaffordablehousinginitiatives.TheCity’sfirstnon‐profithousingprojectwasbuiltin1954andithasbeenleasingcity‐ownedlandtotheoperatorsofnon‐profithousingsincethe1970s.Itiscommittedtoprovidingshelterforthehomelessand,wherefundingisavailablefromseniorgovernments,toprovidingsupportiveandtransitionalhousing.Measuresrangedthroughallcategoriesandmostareaimedatmarket/lowendofmarketandnon‐profitrentals.Wheretheycouldbeassessedmeasureswereconsideredeitherveryeffectiveoreffective.Vancouverhasadopted28measuresoutof35identifiedintheMetro’sAHSor80%ofallmeasurespossible(includesothermeasures).Onemeasureispending.Significantinitiatives• Establishedanendowmentfundin1981specifically
tosupporttheacquisitionoflandtobeleasedfortheprovisionofnon‐markethousing.Overonethirdofnon‐markethousingisoncity‐ownedland.
• Initiatedapolicyin1988thatrequiredthat20%oftheunitsinnewmajorneighbourhoodsbedesignatedfornon‐markethousing,withapriorityforcore‐needhouseholds.
• Foratleast30yearshasrezonedsitestoallowforaffordableandspecialneedshousing,eveninthefaceofcommunityopposition.
• Since1980hasmadecapitalgrantsinthemillionstonon‐marketprojectstobridgegapsincapitalfunding.
• Haspermittedsecondarysuitesinallsingle‐familydwellingssince2004andin2009hasapprovedzoningchangesanddesignguidelinestoallowforsecondarysuiteswithinapartments.
• Hashadacondoconversionpolicytoprotectrentalhousingsince1986wheretheCitycanlimittheconversionofbuildingsofmorethansixunits.TheCityhasalsohadarateofchangepolicysince1989,andovertheinterveningyears,hasappliedthispolicytoanincreasingnumberofneighbourhoods.
Recentinitiatives• TheShortTermIncentivesforRentalHousing(STIR)
2009programprovidesadensitybonusfortheinclusionofrentalunitsinacondominiumproject,andamongtheincentivestodevelopersarewaivingtheDevelopmentCostLevyontherentalunitsonly,parkingrequirementreductionsonrentalunitsonly,discretiononunitsizeandexpeditedpermitprocessing.
• Since2009,lanewayhousingispermittedincertainsingle‐familyzones.Oneofthehouses,eitherthe
Measure Category YearAdopted
Cityownedsitesleasedtonon‐profits fiscal 1971Grants/capitalcontributionstofacilitateaffordablehousing fiscal 1980Propertytaxexemptionorforgiveness fiscal 2002Waive/reducemunicipaldevelopmentcostcharges fiscal 2009AffordableHousingReserve/TrustFund fiscal 1981OfficialCommunityPlanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices planning 1995Neighborhood/areaplansshowcommitmenttoarangeofhousingchoices planning 1997Identifyingsuitableaffordablehousingsitesinneighbourhoodandareaplanningprocesses planning NAIncreaseddensityinareasappropriateforaffordablehousing planning NADensitybonusprovisionsforaffordablehousingandrentalhousing zoning 1990Reducedparkingrequirementsforaffordablehousing zoning 2009Comprehensivedevelopmentzoneguidelinesfavouraffordablehousing zoning NAInclusionaryzoningpolicies zoning 1988Secondarysuitespermittedinallsinglefamilyresidentialzones zoning 2004Infill zoning NACoachhouses zoning 2009BroadeningRow/townhouseandtwofamilyzoning zoning 1996HousingAgreements zoning 1996Modifiedbuildingstandards zoning 2004Otherregulatory‐secondarysuitesinapts zoning 2009Fasttrackapprovalofaffordablehousingprojects approvals 2007Staffprovideassistance approvals NAReplacementpoliciesforlossofrentalhousingstock
rentallossprevention 1989
Demolitionpolicies rentallossprevention 1989
Condo/strataconversionpolicies rentallossprevention 1986
StandardsofMaintenanceby‐law rentallossprevention 1981
Guidetodevelopmentprocessforaffordablehousingoptions education 2009Monitorrentalhousingstock education 1990
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
51
mainhouseorthelanewayhouse,hastoberentalaccommodation.Homelessness• TheCityhashadaHomelessnessActionPlansince2005,whichitreviewedin2008forfurther
implementation.• Since2008theCityhasprovidedlocationsforwinterHomelessEmergencyActionTeam(HEAT)low
barriershelters.TheprogramiscurrentlycontinuingunderthenameofWinterResponse2010‐11,withaplantoopen4shelters.InDecember2009,theCityallocated$500,000towardsthe2010WinterResponse.
• In2007theCitysignedaMemorandumofUnderstandingwiththeprovincialgovernmenttocommitCity‐ownedlandforthedevelopmentofsupportivehousingon12sites.
• Overthepastseveralyears,theCityprovided$5milliontoassistwithrenovationsof23Provincially‐ownedSROhotels.TheCityhasalsopurchased2additionalhotelsandplayedaroleinsecuringothers.ThesepurchasesandrenovationsofSROhotelswillresultinover1,600unitsofhousing.
Planningforfutureneeds• Continuingtoprovideinputintoarea(neighbourhood)plansandsupportforthedraftingofthese
plans.• ARentalHousingStrategytodeveloppoliciesandtoolstoencouragethepreservationandexpansion
oftherentalhousingstock.NewprojectssincetheMetroAHSwasadopted:• Almost3,000non‐marketunitshavebeencreatedorprotectedsinceJanuary2008throughsupport
fromthecityinpartnershipwiththeprovince,thehealthauthority,thefederalgovernmentandothers.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
52
West Vancouver Population • ThepopulationofWestVancouverwas44,058inJan2011.• WestVancouver’spopulationgrewfrom41,421in2001to42,131in2006,anincreaseof1.7%.• Thenumberofdwellingunitsincreasedfrom16,340to16,835,anincreaseof3%or495unitsbetween2001‐2006.
Renters • Housing tenure: Theshareofrenters fellfrom25%in1996to23%in2006,adecreaseof110rentalunits.
• Averagerentfor1bedroomwas$1,167in2009,upfrom$1,154in2008.
• Vacancyratesforpurposebuiltapartmentsroseto1.4%in2009,from0.4%in2008.The5‐yearaveragevacancyratewas0.4%.
Housingdiversity• Theabsolutenumberofsingle‐detachedhomesdecreasedslightlybuttheshareofsinglefamilywithinthehousingstockfellfrom64%in1996to58%in2006.
• Theshareofgroundorientedunitsincreasedfrom8%to13%inthesametimeperiod.
• Theproportionofapartmentsremainedapproximatelythesameat29%.
Incomes and costs • Medianhouseholdincomewas$76,893in2006,comparedto$55,231inMetroVancouver.MedianhouseholdincomeofownersinWestVancouverwas$97,029vsrenters$38,970.
• MLSLinkHousingPriceIndexforsingle‐detachedhousingwas$1,410,756in2010,upfrom$1,080,240in2005.Thisrepresentsanincreaseof31%over5years.
Housing need • In2006,13%ofhouseholds(1,950households)wereinCoreHousingNeed.Ofthesehouseholds,1,035householdswereatriskofbecominghomeless(INALH).Thiswasupfrom805householdsin2001,asignificantincreaseof29%.
• Numberofhomelesscountedincreasedto4personsin2008,from2in2005.• Thereare63applicantsontheBCHousingwaitlistforaunitinWestVancouverasofMarch31,2010.(11families,14peoplewithdisabilities,19seniors)
The Future • Populationprojectionsshowthatpopulationwillincreaseto51,000in2021,anincreaseofapproximately5,600peoplein15years.
• WestVancouverwillneed2,400additionalhousingunitsin2021tomeetprojectedhousingdemand.
Housing Tenure 1996 2001 2006
Owners 11,855 (75%)
12,490 (76%)
12,930 (77%)
Renters 4,015 (25%)
3,850 (24%)
3,905 (23%)
Total Households 15,870 16,340 16,835
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
53
West Vancouver Housing Affordability and Diversity Measures
WestVancouverisasmallwealthyNorthShoresuburbcomposedlargelyoflow‐densityresidentialdevelopment,withsomehigherdensityareassuchasAmbleside.TheDistrict’soldestinitiativeiszoningregulationsforsmalllots,whichwereadoptedin1984.The2004OfficialCommunityPlanencouragesarangeofhousingtypesandhaslaidthegroundworkformorerecentpilotprojects.TheDistrictofWestVancouverhasimplemented12measuresoutof35identifiedinAHSor34%ofallmeasurespossible(includesothermeasures).Significant Initiatives • TheDistrictdonatedlandtoKiwanisfora
seniorsnon‐markethousingdevelopmentin2004,whichwillallowaffordableunitsforaginginplace.
• TheOCP(2004)providesthebasisforhousingdiversitythatincludesdensitybonusprovisionsandinclusionaryzoning.
• TheDistrictisalsoparticipatinginanewly‐initiatedriskanalysisstudyof5municipalitiesintheregionthroughMetroVancouver.
Recent Initiatives • In2009theDistrictengagedinaCommunityDialogueseries,whichledtopolicyupdatesintheOCP,
aswellascreatingsupportandbasisforsecondarysuites,densityandpilotprojectspromotingground‐orienteddevelopment,purpose‐builtrentalandacoachhousepilotproject.
• In2010theDistrictapprovedsecondarysuitesinallsingle‐familyandtwo‐familyresidentialareas.• TheDistrictprovidedasmallgranttoLion’sViewSeniorsPlanning,aseniorshousingadvocacy
organization.Homelessness • TheDistrictworkswithcommunityandsocialservicesgroupsonhomelessnessissues,buthasno
dedicatedsocialplanningdivision.Planning for future needs • Forthcoming(2011)HousingActionPlanwillprovideguidanceforfutureofWestVancouverhousing.• CommunityDialogueswillcontinuetoworkwithcommunityonhowtoaccommodatedensity,
providingchoiceandmaintainingappropriatetypesofhousingfortheDistrict.Influence of Metro AHS • TheAHShashadlittleinfluenceinthedevelopmentofWestVancouver’shousinginitiatives• TheAHSwilllikelyplayaroleinthedevelopmentofthe2011HousingActionPlan
Measure Category YearAdopted
DonateCity‐ownedlandtofacilitateaffordablehousing fiscal 2004Propertytaxexemptionorforgiveness fiscal 2004Waive/reducemunicipaldevelopmentcostcharges fiscal 2005OfficialCommunityplanpoliciesshowingcommitmenttoprovidingarangeofhousingchoices planning 2004Otherplanning‐communityengagement planning 2009Increaseddensityinareasappropriateforaffordablehousing zoning 2004Densitybonusprovisionsforaffordablehousingandrentalhousing zoning 2004Reducedparkingrequirementsforallhousinglocatedinareaswithgoodaccesstotransit zoning 2006Comprehensivedevelopmentzoneguidelinesfavouraffordablehousing zoning 2006Secondarysuitespermittedinallsinglefamilyresidentialzones zoning 2010Modifiedbuildingstandards zoning 2010Condo/Strataconversionpolicies rentalloss
prevention 2004
TheStateofMunicipalHousingActivityinMetroVancouver:AffordabilityandDiversityInterviewGuide
A. Background
ThisprojectisbeingfundedbyCanadaMortgageandHousingCorporationthroughitsExternalResearchProgram.TheresearchteamincludesMargaretEberle,DeborahKraus,JimWoodward,TomDurning,andMattThomson.Goalsandobjectives
ThepurposeofthisprojectistoreportontheextenttowhichmunicipalitiesinMetroVancouverareadopting,implementingandconsideringmeasurestoaddressissuesofhousingaffordabilityanddiversityintheircommunities.Theobjectivesofourresearchareto:• Developasnapshotofeachmunicipalitydescribingrelativehousingaffordability,
availabilityofrentalhousing(includingthesecondaryrentalmarket)andhomeownershiphousing,aswellasdiversityofthehousingstock,includingnon‐markethousing,supportivehousingandhomelessshelters;
• DocumentcurrentmunicipalactivityaddressinghousingaffordabilityanddiversityusingasaframeworkthemunicipalactionssetoutintheMetroVancouverAffordableHousingStrategy(2007);and
• Discussrecenttrendsinmunicipalhousingmeasures,gapswithrespecttotheMetroVancouverAffordableHousingStrategyrecommendations,andmeasuresthatmunicipalitiesareconsidering.
CollaborationwithMetroVancouver
TheMetroVancouverTACHousingSubcommitteeisembarkingonasimilarundertakingtomonitorimplementationofMetro’sAffordableHousingStrategy(2007)andwewillbecollaboratingwithMetroVancouverintwoways:
• MetroVancouverhasgivenusacopyoftheMatrixofAffordableHousingMeasures(preparedwithassistancefrommembersoftheTACHousingSubcommittee);and
• WewillsharetheresultsofourinterviewswithMetroVancouvertoassistMetroinpreparingitsownreportonimplementationofitsAffordableHousingStrategy.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
56
Scopeofresearch
TheresearchwillfocusonmeasuresrecommendedintheAffordableHousingStrategy(2007)to:• Increasethesupplyanddiversityofmodestcosthousing
• Meettheneedsoflow‐incomerenters
• Eliminatehomelessness
Interviewprocess
Eachinterviewisexpectedtotakeaboutonehour.Topreparefortheinterview,theinterviewerwillreviewlocalcouncilreportsandbylaws.Weaskthattheintervieweereviewthequestionsandbepreparedtoanswerthemduringtheinterview.
Reportingandconsent
Aftertheinterview,theinterviewerwillsendyouacopyofournotes/resultstoensureaccuracy.TheresearchteamwillsharetheinterviewnoteswithMetroVancouvertoassistMetroinpreparingitsownreportontheimplementationofitsAffordableHousingStrategy.Thesenoteswillincludeyournameandcontactinformation,incaseMetroVancouverwillrequireadditionalinformation.Ourreportwillprofileeachmunicipalityseparately.Itwillnotincludethenameofthepersoninterviewed.However,privacycannotbeprotectedasreaderswilllikelyassumeitwasthelocalplannerwhowasinterviewed.Theinterviewerwillseekyourverbalconsentatthestartoftheinterview.
Timingandnextsteps
InterviewsshouldbecompletedbyendofNovember2010.
B. InterviewApproach• TheinterviewerwillaskabouteachmeasureincludedintheMatrixofAffordable
HousingMeasures.AcopyoftheMatrixforyourmunicipalityisincludedwiththisinterviewguide.Pleasehavethiswithyouduringtheinterview.
• Theinterviewerhasattemptedtolocateinformationontheinternetaboutmeasuresthatyourmunicipalityhasactedon‐asindicatedontheMatrixwitha“Y=Yes”,“N=No”,“P=Pending”or“I=Intent”.
• Theinterviewermayneedtorequestadditionaldetailsandclarification.
• TheinterviewerwillgothroughtheMatrixsectionbysectionandaskspecificallyabouteachmeasureyourmunicipalityhastakenactionon.
• Theinterviewerwillalsoaskadditionalquestionsasnotedintheinterviewguide.
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
57
C. DefinitionsDefinitionscontainedintheMetroVancouverAFFORDABLEHOUSINGSTRATEGYfor:
Entry‐levelhomeownership‐Ownershipopportunitiesthatareaffordabletohouseholdswithincomesatorbelow120%ofthemedianincomefortheregionMarketandlowendofmarketrental‐Includespurpose‐builtrentalhousingaswellashousingsuppliedthroughthesecondaryrentalmarketincludingbasementapartmentsaswellasrentedcondostock.Non‐markethousing‐Government‐assistedhousingtypicallybuiltthroughoneofanumberofgovernment‐fundedprograms,andismanagedbythenon‐profitorco‐ophousingsectors.Emergency,transitionalandsupportivehousing‐Emergency:singleorsharedbedroomsordormitorytypesleepingarrangementswithvaryinglevelsofsupporttoindividuals.Transitional:Astayofanywherebetween30daystotwoorthreeyears.Transitionalhousingprovidesaccesstoservicesandsupportsneededtohelpindividualsimprovetheirsituationandisviewedasaninterimsteponthehousingcontinuum.Supportive:On‐goingsupportsandservicestoassistthosewhocannotliveindependently.Thereisnotimelimitonthelengthofstayforsupportivehousing.
A. InterviewQuestionsPart1‐ReviewMatrix
Pleasereviewthematrixtodetermineifanythingismissing.Ifso,besuretoaddittothematrixandconductinterviewaccordingly.
Askabouteachmeasure(e.g.if“Y”,“P”or“I”):
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
58
FOREACHMEASURETHATHASBEENADOPTED
CategoryofAction_____________________Measure___________________________
1. Whenwasthismeasureintroduced?
2. Confirm/reviewdescriptionofthemeasure‐askforadditionalinformationifneeded.
ExampleSecondarysuites:Inallresidentialareasasofright?Owneroccupancy?Payutilities?On‐siteparkingrequired?Densitybonus:Whatincreaseispermitted?Whatconditions?Whathousingtype?3. Hasthismeasurebeenauthorizedinaplan/policy/by‐law?Yes/No
4. Hasthismeasurebeenused/implemented?Yes/No
Ifno,gotonextmeasure.AfterLASTmeasure,gotoPart3.Ifyes(i.e.measureused).5. Whichtype(s)ofaffordablehousingwasthismeasureintendedtoaddress:
Entrylevelhomeownership Marketandlowendmarketrentalhousing Nonmarkethousing Emergencyandsupportivehousing
6. Onascaleof1‐3‐‐‐where1isnoteffective,2ismoderatelyeffectiveand3is
veryeffective‐‐‐howeffectivedoyouthinkthismeasurehasbeeninhelpingtocreateorpreservethehousingforwhichitwasdesigned?
Entrylevelhomeownership Marketandlowendmarketrentalhousing Nonmarkethousing Emergencyandsupportivehousing
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
59
Part2‐Outcomesofmeasures
7. Haveanyofthemeasuresused/implementedbyyourmunicipality(identifiedinPart1)facilitated,createdorprotectedanyhousingsincetheAHSwasadoptedinNovember2007?
Yes/No
Note1:E.g.,newunitsthathavebeendeveloped,includingsecondarysuites,coachhousesaswellasunitsprotectedfromdemolition/conversion.Note2:ThisincludesnewunitswherethedevelopmentpermitwasapprovedafterDecember2007.
Ifno,gotoPart3.
Ifyes:8. Foreachtypeofhousingthathasbeenadded,assistedorprotectedsinceDec.
2007,pleasedescribe:
Housingtype #units/beds/lots
Municipalmeasuresused(e.g.fromMatrix‐listallmeasuresused)
Othersupport(e.g.Provincial/Fed)
Avgrent/costofhousing
Occupancydate(estimate)ordateunitsprotected
Entrylevelownership
Marketandlowendmarketrental
Non‐markethousing
Emergencyandsupportivehousing
Part3‐MetroAffordableHousingStrategy
9. WastheMetroAffordableHousingStrategyafactorinmunicipaladoptionofanyofthesemeasures?Ifso,whichone(s)?
10. Whatarethestrengthsofthestrategy?
11. Whataretheweaknessesofthestrategy?
12. Howmightitbeimproved?
MunicipalmeasuresforhousingaffordabilityanddiversityinMetroVancouver
60
Part4‐Homelessness13. Isthereaplantoaddresshomelessnessinyourcommunity?Yes/No
14. Ifyes,whatisthemunicipalroleinimplementingtheplan?
15. Doesyourmunicipalityparticipateonalocalhomelessnesstaskforceortable?Yes/No
16. Hasyourmunicipalityplayedaroleinfacilitatingemergencyshelterand/orsupportivehousing?Yes/NoIfyes,whatroledidthemunicipalityplay?
Part5‐OtherActions
17. Isyourmunicipalityconsideringorimplementinganyothermeasurestoaccommodatefuturegrowthandtheneedforaffordablehousing?Yes/No
Ifyes‐pleasedescribebriefly.
18. GiventhatMetroVancouverhasestimatedthedemandforaffordablehousinginyourmunicipality,basedontheactionsyourmunicipalityhastaken(aswe’vejustdiscussed),whatelseneedstohappen‐e.g.byyourmunicipality,otherlevelsofgovernment,andothersinthecommunity‐tohelpyourmunicipalitymeettheestimateddemandforhousing?