The Village of Lions Bay Land Use Master Planning Process - Community Workshop #1

Welcome!BACKGROUND: Communities across Metro Vancouver are facing the twin challenges of increasing operating costs and changing demographics. Communities are responding with strategies that include the creation of greater housing choice and affordability to support a broad range of income levels, life styles and ages including young families and retirees who want to stay in the community as they age.

PURPOSE: So how can a community with only 1300 residents, 520 homes, little commercial, a declining population, aging infrastructure, aging residents, declining volunteers and little room to add new houses address these two challenges? The Village of Lions Bay is at the tipping point and strategies need to be developed collaboratively and implemented sensitively to ensure the Village continues to be the treasure that brought us all here.

A CALL to ACTION: Building on the 2009 OCP, this process will develop strategies, policies and actions we can implement to embrace the Village’s extraordinary assets and opportunities and address it’s unique issues and challenges to ensure a strong, sustainable, inclusive and resilient community into the future. As part of implementation of the OCP, this process will identify new housing types and suitable locations along with strategies to support their uptake.

Jan - Feb 2014

Background Assessment & Analysis

*Community Workshop #1

Feb - March 2014

CommunityWorkshop #2

Land Use Options

Council/Staff Workshop #1

Land Use Master

Plan

April - May 2014

PHASE IBackground/

Technical Review & Goal Setting

PHASE IILand Use &

Development Options

PHASE IIIPolicies, Priorities & Implementation

Plan

Preferred Concept

Council/Staff Workshop #2

Council Presentation

TONIGHT’S WORKSHOP: The purpose of tonight’s workshop is to identify and discuss issues and ideas related to future land use and housing that will shape the future of Lions Bay.

TONIGHT’S AGENDA:7:00pm - 7:15pm Drop-in and Review Presentation Boards7:15pm - 7:45pm Presentation7:45pm - 8:40pm Small Group Discussions8:40pm - 9:00pm Report Back & Closing

*We Are Here

Lions Bay Land Use Master Planning Process

CommunityWorkshop #3

Lots of precipitation and steep slopes results in numerous streams and ravines that run through the Village.

The corner store and bakery and other

community centre, provide a community focal point and gathering place in the Village Core.

Beautiful views are part of what makes Lions Bay a unique and special place.

Custom homes are situated sensitively within the mature rain forest that permeates the Village

Many homes are situated on steep slopes require extensive retaining systems

The Village is situated between the steep slopes of the North Shore Mountains and the windy and rocky shores of Howe Sound

The Village of Lions Bay Land Use Master Planning Process - Community Workshop #1

Village Characteristics

Low Density Residential

Multiple Family Residential

Potential New Development

Commercial/Residential

Marina

School/Institutional

Municipal Services

Recreation/Community Use

Watershed/Environmental Protection

Gravel Extraction

Roads, Paths, Accesses

out the following broad vision for Lions bay:

“Lions Bay is a peaceful, close-knit village, deeply connected to the natural West Coast

environment. The community must be thoughtful and innovative in making development choices

which maintain its unique sense of place, respect the natural environment, enhance its

social diversity and provide affordable services to the community. Lions Bay strives to become

a leader among municipalities in creating a sustainable community for future generations.”

OCP Growth Management Policies Include:Updating the zoning bylaw to allow for secondary suites;Exploring options to convert single-family homes into duplexes;Building new housing within the Potential New Development and Gravel/Extraction land uses show in the OCP Map; andRequiring sensitive redevelopment thatrespects the existing character of the neighbourhoods.

In 2010 the Village undertook an Age-Friendly Housing Survey to assess current gaps and future housing needs of its more senior citizens. The survey was premised

for seniors and attract young families in the context of a long-term perspective on property tax implications.

The survey resulted in a recommendation to explore opportunities to:

support new housing types at increased density while maintaining existing character

dwellings on existing single family lots allow for small cottage cluster homes on one or more adjacent single family lotsincorporate a seniors housing facility in the village core area

A key purpose of the Land Use Master Planning Process currently underway is to act on land use and housing policies laid out in the 2009

the 2010 Age Friendly Housing Survey Report.

OCP Land Use (2009)

The Village of Lions Bay Land Use Master Planning Process - Community Workshop #1

Policy Framework

Walked or biked Public transit Passenger in car Drove to work

78%

6%7%

9% The trip to work:78% of workers in Lions Bay drive their car to work. A further 9% carpool and the remainder take public transit or walk or bike to work.

1600

1400

1200

1000

800

600

400

200

0

Lions Bay Population 1996 - 2013

Popu

latio

n

65+

45 - 64

20 - 440 - 19

1996 2001 2006 2011 2013

Population TrendsThe population of Lions Bay fell steadily from 2001 to 2011 with the largest decline seen in the number of Village residents between ages 20 and 44. Meanwhile, the population aged 45 to 64 grew by 17% while the population 65+ more than doubled. If these trends continue, housing and community amenities will need to

Income characteristics:Incomes in Lions Bay have consistently been 60-63% above the provincial average. Although there was a slight drop from $120,874 in 2008 to $116,700 in 2013, average incomes are projected to reach $125,000 by 2016 and $128,000 by 2018.

500

400

300

200

100

0

Housing Characteristics 1996 - 2006

Units

Apartments <5 storeys

Duplexes

TownhousesSingle-family

1996 2001 2006

Housing Characteristics:Lions Bay housing stock is comprised primarily of single family detached dwellings. While no new townhouses have been constructed in over 40 years, in recent years there have been some converstions of single family dwellings to duplexes along with development of basement suites in both existing home and new builds. Over 90% of dwellings are owner occupied.

The Village of Lions Bay Land Use Master Planning Process - Community Workshop #01

Community Trends & Statistics

Sources: Statistics Canada national census 1996, 2001, 2006, 2011. Environics Analytics Estimates & Projections, 2013

Aging housing stockof the Villages housing stock is older and will require upgrades and potentially redevelopment as it continues to age.

Aging Community amenities, buildings and infrastructure: Some of the Village’s community buildings and amenities, such as the Village

replacement. Much of the Village does not have community sanitary sewer services, and existing infrastructure is aging.

Municipal Finances: As a small community, Lions Bay has a small tax base that is primarily residential. This presents a challenge to the Village in the context of maintaining and expanding municipal infrastructure and services.

A Tipping Point? A declining population, aging infrastructure, a lack of affordable housing for young families and nowhere for empty-nesters to downsize has led many in the Village to recognize that the community is potentially at a tipping point. Bringing new housing forms into the community will be an important consideration in ensuring the community’s long term sustainability.

Declining Population - between 2001 and 2011 the Village population fell slightly from 1,379 to 1,315. A stable and even growing population is often necessary to support local businesses and services, to maintain the Lions Bay Elementary School, and to provide a

community infrastructure, amenities and services.

An Aging Population - like many communities, the population of Lions bay is aging. Accessibility and the provision of age-friendly housing are key issues the Village will need to address to support a population with a

Housing choice and diversity is important to support young families, singles and seniors in the community. Currently, the overwhelming majority of housing in the community is single family homes which are often not suitable or desirable to seniors and often too expensive for young families.

Development Constraints - Most of the Village’s developable areas have been built out and much of the remaining undeveloped land is severely constratined by steep topography and/or lack of stability.

The Village of Lions Bay Land Use Master Planning Process - Community Workshop #1

Key Issues & Challenges1

2

Home Sales Price Trends and fforda ility

322 single family homes were sold in Lions Bay between 2000 to 2013 an average of 27 sales per year from 2000 to 2007, and 17 per year since 2007. Between 2001 and 2007, single family home prices rose 122% from an average of $475,000 to $1.19 million. In the following 6 year period from 2007 to 2013 prices fell by 5.4% to 1.13 million. OVerall, these

housing in the community over the past 13 years.

Lions Bay Housing Market: Trends Pro ections & Implications

Demand will likely move up into the Sea to Sky corridor

There seems to be a latent demand for town houses and apartments in the Village at more affordable prices.Townhouses could attract young families to Lions Bay, and allow residents to remain in Lions Bay as they age .To keep its population balanced, Lions Bay must market itself as a community where young families can thrive, socially, culturally, and economically. The introduction of a small catalyst project would send a positive signal to the development community.The Community s long term economic sustainability is contingent on attracting families, and retaining residents as they age. Demand would be driven by both new residents coming to the community and existing residents moving out of their current homes to purchase and downsi e to new homes.The Village could see a demand for 20-30 townhouse units over 10 years from new residents, and more if prices in orth Vancouver continue to rise rapidly.Another 15 to 25 could be reasonably be expected from existing residents downsi ing from single family homes. Overall, and under the right conditions, the Village could grow by 200+ residents in the next 10 years.

Housing pt Trends & pportunities

The Village of Lions Bay Land Use Master Planning Process - Community Workshop #01

egional e elopment Trends

While orth Vancouver has seen high residential demand and development over the past several years, West Vancouver and particularly Lions Bay, have seen considerably less. 2013 median housing prices in Lions Bay $878,000 are much more in line with those of orth Vancouver $980,000 than West Vancouver $1.9 million .

pportunities & Constraints

The Village of Lions Bay Land Use Master Planning Process - Community Workshop #01

Apartments

Civic/School

Single Family

Opportunity?

Activity

Node

Trail

Village

Core

Active

Park

LEGEND

The bakery, store and cluster of apart-ments create a community focal point

The Community School is among the best in B.C. but has declining enrolment

Ocean front parks with beautiful beaches are key part of the Village’s identity

Build out of existing single family areas and steep slopes makes the provision of additional housing challenging

A highway runs through it - Hwy 99 cre-ates a physical barrier in the Village

On and off-street walking trails in the Village connect to hiking trails beyond

Park Beach

Apartments: provide different housing types and options for aging in place while supporting local businesses and other services.

Mixed-Use Buildings: in the community core bring residents and local businesses closer together and help to support transit and other services.

Townhouses:more affordable housing type for empty nesters, young families and/or professionals.

Single-Family Houses: linked by an integrated trail system are part of a range of housing types that support a diverse community.

3 STOREY SINGLE FAMILY HOME

TERRACED MULTI-FAMILY APARTMENTS: Terracing reduces the visual impact of development and enhances solar exposure and opportunities for balconies/rooftop gardens while helping to maintain views

ORIGINAL SLOPEGARAGE

WHERE POSSIBLE, PRESERVE NATIVE VEGETATION & LEAVE SOIL UNDISTURBED

*Illustrations courtesy of Calum Srigley

The Village of Lions Bay Land Use Master Planning Process - Community Workshop #1

Precedents & Best Practices