Q: Why can't we encourage developers and contractors to build smaller more affordable single family hmoes on smaller lots? Could we not require them to make a portion of their developments affordable and give some incentive to developers to do this?
A:The short answer to this question is yes we can. The longer version is that this exact sort of thing is working in the city of Langford and is quite possible if we want to do it. This pdf on the internet goes into more detail about the Langford approach http://www.cmhc-schl.gc.ca/en/inpr/code/upload/Langford_BC_eng.pdf
Q: A specific question was asked about who will be targerted in our project and the questioner was concerned that our affordable housing project is not reaching all the different demographic populations that need affordable housing in Salmon Arm?
A: We realize that the housing issue is quite large and complex in any community that is experiencing rapid rising real estate prices and a hot economy, with Salmon Arm being no exception. Our target group is first time home buyers trying to get into the market and providing affordable housing options to that young brain trust that Salmon Arm needs to retain in order to keep our social and economic situation prospering. We realize that there are other affordable housing issues and groups of people that will need affordable solutions, such as Seniors. We have researched other types of models and it is our goal that they will be picked up in the future.
Q: How does the Harwood projects manage the waitlist for the next purchasers?
A: Each individual project and their associated non-profit housing society board of directors decides on the rules. Our 'local' example in Chase operates on a first come first serve basis with no restrictions on income level or who could live there. Chase's project has a maximum of 20 people on the waiting list because otherwise people down the list would have to wait an unrealistic amount of time to get a unit. The seniors that live in Chase's complex enjoy living there. This leads to a very low turnover rate.
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Hello Trinity and Adam,
I read with interest the City of Langfords bylaw requiring developers of over 10 units to have units developed that fit the definition of affordable. Merecedes referred to this in the City of Vancouver as well. I would like to know what cities are allowed to put into law, under the Municipal charter - there is a difference between encouraging or requesting developers to include affordable units, and making it compulsary legally in the form of a bylaw. I know the City of Vancouver operates under a different Charter than all other Municipalities in BC.
Would you let me know?
Thank you
Hello Al,
I delved into the municipal charter and the local government act and discovered that requesting/ making it compulsary is legal in the form of a bylaw.
With this tool the city can establish a stated policy to use at the time of rezoning that will allow the city to grant a density bonus, premissive tax exemptions, or some other incentive in exchange for affordable units, land, or cash. The city can give the developer the choice in which to provide or for example state in the bylaw that affordable units have to be provided instead of land or cash. In the policy the city will need to collaborate with developers to establish the minimum percentage, 10% to 25%, of units to be provided in a residential development.
The material below explains the details that legally allow muncipalities to implement this policy:
In the Municipal Charter:
(7) The powers under subsections (3) to (6) to regulate, prohibit and impose requirements, as applicable, in relation to a matter
(a) are separate powers that may be exercised independently of one another,
(b) include the power to regulate, prohibit and impose requirements, as applicable, respecting persons, property, things and activities in relation to the matter, and
(c) may not be used to do anything that a council is specifically authorized to do under Part 26 [Planning and Land Use Management] or Part 27 [Heritage Conservation] of the Local Government Act.
In the Local Government:
Zoning for amenities and affordable housing (904):
(1) A zoning bylaw may
(a) establish different density regulations for a zone, one generally applicable for the zone and the other or others to apply if the applicable conditions under paragraph (b) are met, and
(b) establish conditions in accordance with subsection (2) that will entitle an owner to a higher density under paragraph (a).
(2) The following are conditions that may be included under subsection (1) (b):
(a) conditions relating to the conservation or provision of amenities, including the number, kind and extent of amenities;
(b) conditions relating to the provision of affordable and special needs housing, as such housing is defined in the bylaw, including the number, kind and extent of the housing;
(c) a condition that the owner enter into a housing agreement under section 905 before a building permit is issued in relation to property to which the condition applies.
A local government may, by bylaw, enter into a housing agreement that can include tenure of the housing units, availability of housing units identified classed of persons, administration and management of the housing units, and rents/leases, sale or share prices that may be charged.
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If you go to YourHomeTown/YouTube.com you will find the comments of the statement of the Auditors concerning the 2006 Annual Budget of Salmon Arm. He states that according to the Local Government Act, Salmon Arm's long term debt of $26 million is at the minimum level. I recently emailed Mayor and Councillors to proceed on borrowing $100,000,000 long term and buy land east of the Salmon River, pending its exclusion from the ALR. Bio-dynamic gardening, aka community supported agriculture would be the transitional use of the properties involved. It would be a CLT project, a flexible arrangement with the present owners. I see that Revelstoke is moving along, the Community Development Action Plan is almost completed.
This idea isn't a gift, I'm charging big bucks for it, laid back Salmon Arm.
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The current state of housing in BC is embarassing. I have numerous friends right here in Salmon Arm, that are single parents, or young and making a low wage. Paying upwards of $1200/month for a home is just not touchable by many families.
I applaud your efforts and wish you the best on your fight. I also invite you to post this topic on my community blog www.shuswapbc-forum.ca which I have been trying to build on my spare time.
Regards,
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