PLEASE NOTE: By orders of the Provincial Health Officer, all individuals, places of work and businesses must significantly reduce their level of social interactions and travel until further notice. Therefore, this meeting will be conducted by electronic communications. The meeting will be hosted via Zoom webinar and live-streamed on the District of Sechelt’s YouTube channel, https://www.youtube.com/user/SecheltMedia To attend this Zoom webinar by computer, go to https://zoom.us, join Meeting ID 829 9565 0758 and Password: Apr2021 If you do not have internet access, you can dial-in to the meeting: 1-778-907-2071 with Meeting ID 829 9565 0758 and Password: 8062003 Questions can be submitted to [email protected] , or drop off/mail a letter to 2nd Floor, 5797 Cowrie St., PO Box. 129, Sechelt, BC, V0N 3A0). As appropriate, answers to questions will be posted within our For the Record page on the District’s website, sechelt.ca.
DISTRICT OF SECHELT COMMITTEE OF THE WHOLE MEETING Via Online Zoom Meeting Platform Wednesday, April 28, 2021 3:00 pm AGENDA
1. CALL TO ORDER AND DECLARATION OF CONFLICT 2. ADOPTION OF AGENDA 3. APPOINTMENTS AND DELEGATIONS 4. NEW BUSINESS 5. BUSINESS ITEMS
5.1 Housing Needs Report Implementation Framework – Next Steps Pg 2 - 52 • Report from Marina Stjepovic, Community Planner and Andrew Allen, Director of Planning and Development
5.2 Recreational Vehicle (RV) Sani Station Location Pg 53 - 81 • Report from Meghan Lee, Manager of Development Engineering and Sustainability
6. ADJOURNMENT
Public Question and Answer Period Item 5.1
REQUEST FOR DECISION
TO: Committee of the Whole MEETING DATE: April 28, 2021
FROM: Community Planner Director of Planning and Development
SUBJECT: Housing Needs Report Implementation Framework – Next Steps
FILE NO: 6440-51
RECOMMENDATIONS 1. That the report from the Community Planner and the Director of Planning and Development titled Housing Needs Implementation Framework - Next steps, be received. 2. That Council direct staff to implement the Housing Needs Implementation Framework, where possible in the short and longer term.
PURPOSE To present a review of the recommendations contained in the 2020 Housing Needs Report Implementation Framework, including implementation priorities for short to longer term timelines.
OPTIONS 1. Endorse the next steps for the Housing Needs Report Implementation Framework. 2. Request further information about housing in the District of Sechelt. 3. Additional direction per Council request.
DISCUSSION Context/Background In January 2020, the District of Sechelt began collaborating with the Town of Gibsons and the Sunshine Coast Regional District to complete a Housing Needs Assessment for the lower Sunshine Coast. In October 2020, the final report for the Housing Needs Assessment was endorsed by all three local government Councils/Board. In December 2020, the Housing Needs Report Implementation Framework report was finalized. It describes the current housing situation and provides federal, provincial, and local context, and what other local governments are doing. For each of Gibsons, Sechelt and the SCRD, the report makes specific recommendations for addressing affordable housing needs.
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The Framework was received by Council on March 3, 2021 and the following resolution was passed: Res. No. 2021-03B-19 That the Housing Needs Report Implementation Framework be referred to staff with a view to implement recommendations that can be done inside the District of Sechelt; and That staff review the recommendations and determine timelines and priorities and report back to Council.
Analysis The recommendations of the Housing Needs Report Implementation Framework cover the range of housing needs (from emergency shelter, short- and long-term supportive housing, and subsidized rental housing with supports, to market housing for rental and ownership) and are categorized by the types of actions that can be taken to support the housing system, namely: • Facilitating development and protecting existing needed housing and supports through plans, regulation, and development approvals, considering long-range planning and infrastructure implications; • Incentivizing and investing in needed housing and supports; • Forming and convening partnerships to advance needed housing and supports; and • Advocating to senior levels of government and educating residents about needed housing and supports.
A number of the recommendations are currently in practice or underway, and others will require further consideration. Staff has commented on the local status of each of the housing needs implementation report recommendations in Table 1 below.
Table 1 Recommendation Comments Facilitate Development through Plans, Regulations, and Approvals 1 Expand the use of density bonusing beyond Has been implemented in R2-A Zone, not widely the C-2 zone to other zones near the town recognized nor used in either zone. centre to secure more non-market and Short term – revise and modernize Zoning Bylaw. primary market rental units for target Longer term – revise and modernize OCP and groups like seniors, singles, families, and community amenity and/or density bonusing workforce housing. policy. 2 Consider using inclusionary zoning to Short term – yes this can be done. require a minimum of units in new Longer term – would need to set up an affordable developments outside the town centre to housing agency. be affordable rental or attainable homeownership units, secured through housing agreements and restricted to buyers approved by an affordable housing agency.
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3 Consider using housing agreements as a Has been used for rezoning, with density bonusing condition of rezoning or sale of land to a and amenity contributions. developer to secure rental and non-market Land sale is not within scope if District does not housing units for priority groups long-term. own the land. Longer term – District has applied to the UBCM Local Development Approvals Program, which could provide greater clarity on this topic. Related Affordable Housing Council policies are ad hoc and could be updated. 4 Review land use, densities, and servicing to Short term - as part of new Zoning Bylaw, some consider expanding the special infill areas areas could be pre-zoned, although doing so through pre-zoning, with restrictions on would diminish local government leverage during short term rentals. rezoning process. Longer term – review special infill areas. Present special infill areas are quite large and pre-zoning might not be the best outcome. An improved development approval process might be the key to success. 5 Identify and/or pre-zone sites for future Short term – use rental tenure zoning as part of shelter, supportive, and/or rental development approval process. developments. Longer term – strengthen specifics in the OCP. 6 Consider using policies or inclusionary Addressed in DPA No. 7 for multi-family (e.g. zoning to integrate universal, accessible, or Greenecourt via Housing Agreement) but has adaptable design into new developments. limitations. BC Building Code 2018 includes requirements for adaptable and accessible design for multi-family and these can be required as part of building permit. Individual cases need to be assessed. Updates needed to District’s Accessible and Adaptable Housing Design Guidelines. Longer term – DPAs could be reviewed. 7 Allow garden suites on all properties where Short term – as part of new Zoning Bylaw, for all secondary suites are currently allowed (i.e., properties where appropriate (for e.g. availability all residential and rural zones). of parking and transit service should be considered). 8 Allow the development of secondary suites Short term – as part of new Zoning Bylaw. Only and lock-off units in attached or multi- permitted by the Building Code in residential family forms of housing, such as buildings with vertical fire separations. townhouses, duplexes, apartments, etc. Apartments not suitable for this as it is against Building Code. Short term rentals and enforcement need to be considered. 9 For new secondary suites and/or garden Secondary suites could require business licences suites, consider using section 219 (which would help with a housing inventory). covenants to require units to be used for Housing agreements could require long term long-term rental for a set period of time. rental. Would first need a program for recognizing suites which are not registered/legal under a building permit.
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10 Consider allowing both secondary suites Short term – as part of new Zoning Bylaw. and garden suites in residential zones where they can be supported by servicing, defining affordability levels where additional units are allowed. Investing and Incentivizing Desired Unit Types 11 Incentivize the development of secondary Short term – as part of new Zoning Bylaw, for new suites, garden suites, and lock-off suites. development. Advocate to Provincial Government for more support on this. 12 Consider introducing an incentive program Longer term – could consider tax breaks, or to encourage homeowners to rent waiving development cost charges or permit fees. secondary suites or unoccupied dwellings Would need to revise permitting fee structures. to local workers at affordable rates. Could be a regional program with regional coordination. 13 Offer cash-in-lieu criteria as a contribution This has been done and staff endeavor to find the option under density bonusing to secure right fit in each project. more contributions to the Affordable Short term - A broader update to the Housing Housing Reserve Fund. policy would be required. 14 Expand the use of density bonusing beyond Short term - as part of new Zoning Bylaw. See the C-2 zone to other zones near the town comments for #1. centre to secure more contributions to the Better suited to smaller developments. Affordable Housing Reserve Fund. 15 Review suitable contribution targets for Short term - Included in the grant application to community amenity contributions to be UBCM Local Development Approvals Program. paid to the Affordable Housing Reserve Fund and update the Amenity Contribution Policy to provide clarity for developers. 16 Consider regular, established contributions Development market conditions and density to the Affordable Housing Reserve Fund increases are the primary sources. Longer term - that are not directly linked to the would need further partnerships to assist with development market. this. Better suited at regional level. 17 Consider establishing a regional housing Longer term - Advocate to SCRD along with service that dovetails with municipal Gibsons. reserve funds to fund regional initiatives (e.g., permanent, part-time position to convene an ongoing regional housing forum). 18 Continue to offer development incentives, OCP does support tax deferrals for improvements like DCC reimbursements and tax in downtown area. Development Cost Charge exemptions, to priority projects and create bylaw may be under review in short term. a formal policy or statement to provide certainty on what priority projects will have fees waived.
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19 Inventory all existing or Longer term - Could be a 2022 workplan item. new development incentives and develop a Developers’ Incentives Package, which clearly communicates expectations, timing, and priority project types, to promote uptake. Convening Partnerships, Advocating for Housing Needs, and Educating Communities 20 Explore partnership opportunities to Short term- District of Sechelt Council presently expand shelter and short term supportive leading the Housing Emergency action group. housing for individuals experiencing homelessness. 21 Engage with BC Housing, municipalities, Short term - Sunshine Coast elected officials to shíshálh Nation, and developers to discuss engage with partners. opportunities for emergency, supportive, rental, and attainable homeownership housing projects, including BC Housing’s Affordable Homeownership Program. 22 Advocate to senior levels of government, Short term - Sunshine Coast elected officials to funders, and industry for needed housing engage with partners. and supports, such as workforce housing, homelessness supports, and options for youth transitioning out of care and women and children fleeing unsafe situations. 23 Consider partnering with the SCRD, Town Longer term - Sunshine Coast elected officials to of Gibsons, and shíshálh Nation to create a engage with partners. permanent, part-time cross-governmental position for convening housing interests across the Coast, which expands on the development to provide a forum that brings sectors together for identifying, addressing, and monitoring housing needs and liaising with community members. Supporting Social Equity 24 Use the foundation provided in We Short term – this could be applied immediately to Envision to use a social equity lens when the Zoning Bylaw review. creating or amending plans, policies, initiatives, and processes related to housing development.
The above recommendations of the Housing Needs Report Implementation Framework could form the basis for a District of Sechelt Housing Strategy and Action Plan and/or a regional program in a cooperative effort with other local governments and housing providers on the Sunshine Coast. To make immediate inroads, the District could integrate housing goals into current initiatives, as follows:
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Short term: Zoning and DCC Bylaw updates 1. Review the Zoning Bylaw for land use, appropriate densities, and servicing to support densities. A review is currently being done, and affordable housing needs has been identified as a priority. 2. Increase the allowable size of accessory (secondary) dwelling units where appropriate, from the existing limit of 55 m2 to 90 m2 (or possibly greater). This could create additional housing opportunities, including rental housing. 3. Increase housing options and number of units on a parcel. By increasing the flexibility in certain zones to allow for a greater variety of housing forms, the District could better meet the anticipated future demand for studio or one-bedroom units. Examples of ground-oriented housing forms such as townhouses, duplexes, small homes (laneway, garden suites), courtyard apartments and other cluster housing is already supported in some residential zones. Other zones could also support housing such as live/work. Currently the commercial and light industrial zones already allow caretaker or residential units. The number of units could be increased. To support such density in other zones, the OCP would have to be amended and servicing would need to be appropriate for the location. 4. Review the pros and cons of pre-zoning the ‘special infill areas’ for higher density with a variety of housing types, and with restrictions on short term rentals. 5. Review options for pre-zoning suitable sites for future shelter, supportive and/or rental developments. 6. Within the downtown core and even extending into the primary growth areas, assess the potential for density bonusing in the Zoning Bylaw, beyond just the C-2 zone. 7. Consider expanding the use of Housing Agreements and create templates for staff use. For example, Housing Agreements could be used to secure rentals with each secondary suite application. 8. Use of incentives such as waiving sewer levies or other could be considered to increase the uptake by property owners to develop more secondary dwellings. 9. The DCC bylaw could be amended to lessen the charges for accessory dwellings.
Longer term: 1. OCP review and update for housing types and density, amend to allow accessory dwellings on smaller lots, where appropriate. 2. Receive and implement funding from UBCM - Local Government Development Approvals Program and create a more efficient development approvals process. 3. Consider a regionally shared housing coordinator position serving all jurisdictions on the Coast. The District could participate in a future on-going regional housing forum. 4. In the broader sense of ‘affordable housing’ which includes energy costs and transportation costs, continue to implement OCP and other policies which support
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compact and complete communities that translate into reduced living costs for existing and future residents. 5. Investigate innovative models for affordable housing partnerships with interested private/public partners. Consider pilot projects to initiate or test out new approaches.
Strategic Plan Enhancing Community Livability - 3.3 Addressing housing affordability and homelessness by: lobbying senior levels of government to secure funding and other social supports; and working collaboratively with regional partners to develop a comprehensive affordable housing strategy.
Policy Implications Information contained within the Housing Needs Report Implementation Framework can be used to inform updates to the Official Community Plan and Zoning Bylaw. It may also lead to other housing and funding opportunities.
Financial Implications There are no financial implications currently. However, depending on which suite of actions are prioritized, it would necessitate a review of staffing, various fees, levies, and charges, as well as tax shifts which could result in less revenue for the District. This would need to be assessed in a systematic way. Prior to implementing an action, Council would have an opportunity to consider the financial implications. Communications A collaborative regional steering committee was launched to oversee the development of the Housing Needs Assessment project. The steering committee included planning staff from local governments as well as representation from a large variety of government organizations and service agencies. Many of these groups, and more, are now participating in the Housing Emergency forum, led by District of Sechelt Council. This has emerged from the Housing Needs Assessment and is the key opportunity to continue short term action and communication on housing within Sechelt and the Sunshine Coast.
Respectfully submitted,
Marina Stjepovic Community Planner and
Andrew Allen Director of Planning and Development
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Attachments: 1 – Housing Needs Report Implementation Framework
Reviewed by: A. Allen, Director of Planning and Development X Reviewed by: K. Dhillon, Director of Engineering and Operations X Reviewed by: D. Douglas, Director of Financial Services X Reviewed by: J. Rogers, Communications Manager X Reviewed by: J. Frank, Corporate Officer X Approved by: A. Yeates, Chief Administrative Officer X
District of Sechelt Committee of the Whole Meeting Agenda April 28, 2021 Page 9 ATTACHMENT 1
December 2020
Sunshine Coast Housing Needs Report Implementation Framework
District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 10 Sunshine Coast Housing Needs Report
ACKNOWLEDGEMENTS
The partners in this project are located within the traditional territory of the shíshálh and Sḵwx̱ wú7mesh Úxwumixw First Nations.
The development of this report would not have been possible without the guidance and hard work of local government staff: Lesley-Anne Staats, Director of Planning for the Town of Gibsons, Andrew Allen, Director of Planning and Development for the District of Sechelt, and Julie Clark, Senior Planner for the Sunshine Coast Regional District, and Dave Pady, Manager of Planning and Development for the Sunshine Coast Regional District. We would also like to thank the members of our Steering Committee: Janice Iverson (Community Futures / Coastal Workforce Housing Society), Les Falk (Pender Harbour Seniors / Health Centre), Colin Stansfield (Sunshine Coast Regional Economic Development Organization / Coastal Workforce Housing Society), Nicholas Weswick (School District 46), Krista Dempster (Sunshine Coast Affordable Housing Society / Real Estate Agent), Catherine Leach (Sunshine Coast Community Services Society / District of Sechelt Housing Committee), Geoff McKee (Vancouver Coastal Health), and Lianne Carley (Vancouver Coastal Health).
This report is prepared for the sole use of the Town of Gibsons, the Sunshine Coast Regional District and the District of Sechelt. No representations of any kind are made by Urban Matters CCC or its employees to any party with whom Urban Matters CCC does not have a contract. © URBAN MATTERS CCC 2020 District of Sechelt Committee of the Whole Meeting Agenda April 28, 2021 Page 11 Contents
1.0 Introduction ���������������������������������������������������������������������������� 1 1.1 The Housing Wheelhouse ����������������������������������������������������������� 2
2.0 What is the Current Housing Situation? ���������������������� 3 2.1 Federal and Provincial Context �������������������������������������������������� 3 2.2 Local Context ��������������������������������������������������������������������������������� 5 2.3 Social Equity ���������������������������������������������������������������������������������� 8
3.0 What Can Local Government Do? ���������������������������������� 9
4.0 What are Other Local Governments Doing? �����������11 4.1 Best Practices to Facilitate Development and Protect Affordable Housing through Plans, Regulations, and Approvals ����������������������������������������������������������������������������������������������� 11 4.2 Best Practices to Incentivize and Invest ������������������������������� 15 4.3 Best Practices for Convening Partnerships, Advocating for Housing Needs, and Educating Communities ������������������� 17 4.4 Best Practices for Supporting Social Equity ���������������������� 19
5.0 What Else Can the Coast Do? �����������������������������������������20 5.1 Gibsons �������������������������������������������������������������������������������������������20 5.2 Sechelt ��������������������������������������������������������������������������������������������27 5.3 SCRD Electoral Areas �����������������������������������������������������������������34
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1.0 Introduction
In 2020, the Town of Gibsons, District of Sechelt, and Sunshine Coast Regional District (SCRD) partnered to undertake a regional housing needs assessment and prepare a Sunshine Coast Housing Needs Report (HNR). Located within the territories of the shíshálh and Skwxwú7mesh Nations, the Sunshine Coast (“the Coast”) is a unique ribbon community, running along the coast and connected by Highway 101, with surrounding regions accessible by ferry. While communities across the Coast differ in their housing needs and character ranging from smaller rural areas to denser urban nodes, there are While communities significant connections between communities to access services, travel for work, and meet other everyday needs. Three local governments across the across the Coast differ Coast – Town of Gibsons, District of Sechelt, and SCRD – took a regional in their housing needs approach to the HNR to improve understanding of connections between and character ranging communities related to housing, and to provide for efficiencies in data from smaller rural areas collection. A region-wide approach also positions the report to be used as foundational information for future iterations of a possible regional growth to denser urban nodes, strategy and complementary official community plans (OCPs). there are significant connections between This document is a companion to the HNR. The purpose of this document communities to access is to offer policy options and implementation tools for the Town of Gibsons, services, travel for District of Sechelt, and SCRD to consider as ways of addressing identified needs identified in the HNR. It is structured as follows: work, and meet other everyday needs. What is the Current Housing Situation? This section provides an overview of the federal and provincial housing context, including recent initiatives and requirements giving rise to HNRs. It also summarizes findings from the HNR to outline housing context on the Coast. What Can Local Governments Do? This section describes the roles and responsibilities of local governments in the housing system across the housing wheelhouse. An introduction to the housing wheelhouse is provided in section 1.1.
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What Can the Coast Do? Based on the roles and responsibilities of local governments and the housing context presented in the first two sections, this section presents policy options and implementation tools to consider as ways of addressing identified needs identified in the HNR, across the housing wheelhouse. Content in this section is divided into sub-sections for each local government. For each local government, there is a summary of current practices and needs identified in the HNR and an implementation framework outlining options for building on previous work to address identified needs.
1.1 The Housing Wheelhouse The housing wheelhouse illustrates the different types of Figure 1: The Housing Wheelhouse housing that can be developed to meet the housing needs of different people. It includesmarket housing for those TY N SAFE ET whose housing needs are met through the free market,
housing with supports for those who require supports like rental subsidies or assisted living services, and the safety
Short-term net, which is short-term emergency housing for people Emergency supportive experiencing or at risk of homelessness. shelter
housing
S
The wheelhouse model is built on the affordable housing T M
Long-term R continuum developed by the Canada Mortgage and Ownership
A supportive O Housing Corporation (CMHC).1 While the affordable R housing housing P K housing continuum illustrates a linear progression from P E U emergency shelter through to ownership housing, the T S wheelhouse recognizes that market homeownership H Rental Subsidized H O rental T may not be the goal for everyone and that movement housing I U housing throughout housing types may not always be linear. Life S W I circumstances (i.e., family, financial, health, age, etc.) N G G IN may mean that people move between different parts of S OU the wheelhouse. It shows that changes in housing can H occur in different directions and that a variety housing types are needed to support different circumstances. For example, individuals may move from emergency shelters Source: City of Kelowna, 2017 to subsidized rentals or market rentals, aging homeowners may choose to sell their home and move into long-term supportive housing to have needed supports. The housing wheelhouse can help local governments and other partners in the housing system to think about the types of housing they have an where there may be gaps.
1 https://www.cmhc-schl.gc.ca/en/developing-and-renovating/develop-new-affordable- housing/programs-and-information/about-affordable-housing-in-canada
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What is the Current 2.0 Housing Situation?
2.1 Federal and Provincial Context Across Canada, communities are struggling with affordability challenges and experiencing increasing homelessness and rates of core housing need. The past five to ten years have seen a housing crisis arise, as escalating shelter costs have increasingly outpaced the growth in incomes and available housing supports and services.2
While the federal government was actively involved in providing affordable housing in the 1950s to 1970s, this ended in the 1990s when they devolved program delivery to the provinces. In the 1960s, provincial housing corporations started to support affordable housing initiatives, before The past five to ten increased flexibility and decreased federal involvement resulted in less direct years have seen a investments in communities in the 1990s and 2000s. In 2017, the federal housing crisis arise, government re-engaged in the housing system, releasing A Place to Call Home, Canada’s first National Housing Strategy. This was the largest federal as escalating shelter housing program in Canada’s history. It was followed by a 2018 provincial costs have increasingly housing strategy: Homes for B.C.: A 30-Point Plan for Housing, which outpaced the growth in outlined a commitment to 114,000 new affordable homes across the housing incomes and available continuum by 2028. housing supports and services 2.1.1 Canada’s National Housing Strategy: A Place to Call Home A Place to Call Home is Canada’s first National Housing Strategy and the first large scale federal investment in the housing system since the 1990s. It outlines $55 billion of actions to help improve housing affordability between 2018 and 2028, including such targets as cutting chronic homelessness in half, removing 530,000 families from housing need, investing in the construction of 125,000 new affordable homes, and renovating 300,000 existing homes.
2 Among other sources, see https://www.gensqueeze.ca/; https://thetyee.ca/ Analysis/2019/08/01/Gov-Created-Housing-Crisis-Now-Fix/; https://www.policyalternatives. ca/publications/reports/housing-market-human-right-view-metro-vancouver; https://news. gov.bc.ca/factsheets/bc-government-addressing-housing-affordability-challenges
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The Strategy is designed to focus on the needs of the most vulnerable Canadians first:
Women and children fleeing domestic violence Veterans Seniors LGBTQ2+ Young adults Racialized groups Indigenous peoples Recent immigrants People with disabilities People experiencing homelessness People dealing with mental health and addiction issues
There are six priority areas of action identified, as described in the following table.
Table 1: Priority Areas of Action from Canada’s National Housing Strategy, A Place to Call Home
Action Area Description
Housing for those in Provide housing to address the needs of the most vulnerable Canadians first greatest need
Social housing sustainability Improve the sustainability of housing owned and operated by non-profit societies or housing co-operatives and build the capacity of providers
Indigenous housing Improve housing for First Nations, Métis and Inuit and support greater autonomy and responsibility for housing by Indigenous peoples, organizations, and communities
Northern housing Improve housing conditions in Canada’s geographic north (Yukon, Northwest Territories, and Nunavut), recognizing amplified housing challenges faced due to low employment, sparse populations, resource-based economics, and limited capacities for sustainable growth
Sustainable housing and communities Consider measures to ensure that housing is environmentally friendly, socially inclusive, and financially secure for builders and/or operators
Balanced supply of housing Balance the overall stability of the housing market by creating new affordable rental supply, working towards better understanding of diverse housing needs, and supporting projects that deliver affordable homeownership options
Finally, the Strategy includes components that will be delivered by provincial and territorial housing authorities, which the Homes for BC plan builds on. Most federal programming is delivered through CMHC. CMHC delivers investments through seed funding, capital grants, and favourable financing rates for non-market and market rental projects.
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2.1.2 Homes for BC: A 30-Point Plan There was a three-year funding program released to help local governments meet the new requirements, for Housing Affordability in which is administered by the Union of B.C. British Columbia Municipalities. Following the national housing strategy, the Government of BC released Homes for BC in 2018, The Sunshine Coast HNR fulfills these requirements. as part of response to the affordable housing crisis Key findings are described in the following being felt across the province. The Plan contains 30 sub-section. actions divided into five areas of focus: Stabilizing the market 2.2 Local Context Cracking down on tax fraud and closing There are eight government jurisdictions on the loopholes Sunshine Coast: Building the homes people need Town of Gibsons Security for renters District of Sechelt Supporting partners to build and preserve shíshálh Nation, or the Sechelt Indian affordable housing Government District SCRD Electoral Area A – Pender Harbour The Plan includes a commitment to build 114,000 / Egmont new market and non-market homes by 2028 and $7 billion in investments over 10 years. SCRD Electoral Area B – Halfmoon Bay SCRD Electoral Area D – Roberts Creek Much of the investment is being delivered through SCRD Electoral Area E – Elphinstone BC Housing programs, which have been expanded or created to address various housing needs. Among SCRD Electoral Area F – West Howe Sound other programs, there is the Community Housing Fund and Indigenous Housing Fund, both of which The two municipalities (Gibsons and Sechelt) provide capital funding, financing, and operating partnered with the Sunshine Coast Regional District support for new non-market housing projects. The (Electoral Areas A, B, D, E, and F) to create the province has also created the Rapid Response to Housing Needs Report. shíshálh Nation were invited Homelessness stream of funding, which is delivering to participate in the process but declined due to supportive housing across the province, serving capacity constraints. individuals experiencing or at risk of homelessness.
2.1.3 Housing Needs Reports 2.2.1 Key Findings from the 2020 In addition to the Plan, the Government of BC Sunshine Coast Housing Needs amended the Local Government Act and Vancouver Report Charter to require all local governments to complete Over the last fifteen years and particularly since 2014, HNRs. HNRs are required to contain more than the Coast has experienced increases in the cost of 50 specific data indicators. Local governments are housing, as the escalation of housing and land costs required to complete their first report by April 2022 in Metro Vancouver increasingly impacts the region. and update their reports every five years thereafter. Across the Coast, many median-earning households The intent is for local governments to collect and are priced out of homeownership and many renter review key data about their current and anticipated households struggle to find affordable and available population and households and housing needs, long-term rentals. Homelessness appears to be on for consideration in official community plans and the increase, with the Gibsons and Sechelt shelters regional growth strategies. at capacity and waitlists for supportive housing that stretch longer than the current spaces provided.
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Community Growth and Demographics Housing Stock The Sunshine Coast is growing. The regional The single-detached home is the most common population grew by 8% between 2006 and 2016, with type of housing across the Coast and is unaffordable most growth concentrated in Gibsons and Sechelt, for median earning households in almost all followed by nearby electoral areas (Roberts Creek, communities. There is a limited supply of smaller, Elphinstone, and Halfmoon Bay). At the same time, affordable units such as apartments or townhouses. the population is aging and smaller households In 2016, one-bedrooms and studios comprised 9% are becoming more common, as children move out to 14% of housing stock on the Coast, while 66% to and seniors are living with their partner or on their 87% of households were one or two people. These own. In 2016, all communities had a median age households may be living in larger units than they higher than 50 years, indicating that at least half the need as per National Occupancy Standard (NOS) population was over 50 years old, with the median requirements.3 Studio and one-bedroom units can be ages projected to continue rising over the near-term. an important supply of affordable housing for seniors This is consistent with trends experienced across the looking to downsize and work force housing. Looking country, although the median age in all electoral ahead, projections indicate that more than half the areas and municipalities was already much higher future population could be suitably accommodated in compared to the 2016 provincial median of 43.0. studio or one-bedroom units.
At the same time, projections show a moderate Based on past trends, projections suggest increase in the number of adults aged 25 to 44 and approximately 523 new households may have formed children aged 0 to 14. Anecdotal evidence suggests between 2016 and 2020, while there were 1,135 the Coast is experiencing increasing migration of building permits issued over this timeframe. Most young families from Metro Vancouver and other building permits were for single-family dwellings. areas of the province due to the relative affordability The large number of building permits compared of the Coast compared to Metro Vancouver. to households could indicate the construction of dwellings that are not occupied on a permanent basis Across the Coast, there were higher proportions of (i.e., secondary homes) and/or that more people are people who reported working from home in 2016 moving to the Coast than have in the past. Recent (13% - 22%) compared to the provincial average influxes of residents moving from elsewhere to the (9%). With requirements for physical distancing Coast may not be fully accounted for in historical and the transition to working from home for most trends on which the projections are based. office workers as a result of the COVID-19 pandemic, community engagement indicates working from home on the Coast has become even more common and could affect demand for housing as more adults are able to work remotely and look for more affordable places to raise their families.
3 NOS specifies for the number of bedrooms required by a household based on household composition. For example, a lone parent living with their child would require two bedrooms, one for themselves and one for their child. Note that some households may want to live in a larger unit that exceeds these minimum standards and others may not be able to afford the cost of a unit with the minimum number of bedrooms required to meet their household’s needs. For more information, see https://www23.statcan.gc.ca/imdb/p3Var. pl?Function=DEC&Id=100731
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Affordability As the municipal hubs of the Coast, Sechelt and Gibsons have the highest proportion of houses Like most communities across the province, the occupied by their usual residents and more diverse growth in household incomes has been increasingly housing options, with townhouses and apartments outstripped by the increase in housing prices. Data that are more affordable than single-detached from the Greater Vancouver Real Estate Board dwellings. As the population across the Coast indicates that the Coast has seen a rapid increase continues to grow and age, it will be important for in prices since 2014, a trend seen in many BC more diverse and affordable housing options – that communities. If household incomes continued to are suited to the more rural character of these grow at the same pace as they grew between the communities – to be developed in adjacent electoral 2006 and 2016 censuses, between 2016 and 2019 areas like Roberts Creek and Elphinstone, to meet they increased by approximately 11%. Over this the needs of seniors who wish to age in place, young same period, the average sales price for a detached families, and workers. Additionally, sustainability dwelling increased by approximately 53%. Estimates concerns, such as water and energy efficiency, of 2019 household incomes compared to 2019 will need to be a strong component of any new sales prices show that the single-detached home development going forward in municipal or rural is unaffordable for median incomes in nearly all areas of the Coast; however, this could have cost Sunshine Coast communities, despite this being implications on the affordability of new housing. the most common type of home. Single-income households like lone parent families and individuals living alone (non-census families) are likely priced Housing Supports out of all ownership options. Household types with Across the Coast, the population is aging. Community the highest median incomes may be able to afford engagement indicated that there is need for more to purchase a home in Sechelt or Gibsons, but are supports for seniors who wish to age in place or likely priced out of single-detached homes in the downsize from single-detached dwellings, which they electoral areas. are concerned about maintaining.
Affordability of rentals has also worsened in recent In 2018, there were 57 individuals counted as years. In most communities, rents are affected by experiencing homelessness in Sechelt and Gibsons. housing prices, as owners look to support their Residents believe there is a need for more supports mortgage payments through renting. Between and transitional living options for individuals 2016 and 2019, cost of rent nearly doubled in the experiencing homelessness. Stakeholders recognized electoral areas, while it increased by close to 40% in that while it is challenging to assess homelessness the municipalities. In 2016, 40% or more of all renter due to shifting seasonal patterns and hidden forms households were living in unaffordable housing of homelessness like couchsurfing and living in across the Coast. unsafe conditions, it is clear that homelessness on the Coast has been increasing and becoming more In 2016, there were approximately 1,175 renter visible in recent years. Anecdotal evidence and past and 860 owner households in Core Housing Need studies indicate that homelessness tends to be more across the Coast. These households are currently visible (i.e., street homelessness) in the municipalities, living in unacceptable conditions (i.e., overcrowded while hidden homelessness (i.e., people living housing, housing in need of repairs) and cannot in substandard housing or boats, couch surfing, afford an acceptable alternative housing unit in their camping, etc.) is more common in the electoral areas. community based on median rents. As affordability has likely worsened since 2016, it is likely the Stakeholders indicated the numbers of individuals number of households living in Core Housing experiencing mental health challenges such as Need has increased, as the cost of rent increased addictions have been increasing across the Coast and approximately 40% that many require housing support.
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2.3 Social Challenges The effects of the ongoing housing crisis are These overlapping challenges and crisis highlight amplified by overlapping social challenges, such as existing service gaps and are disproportionately opioid overdoses, climate change, and the COVID-19 likely to affect equity-seeking groups. Equity-seeking pandemic. An opioid crisis is ongoing as rates of groups are those residents who face significant harm and death related to opioid overdose continue collective challenges in participating in society. to rise.4 Various jurisdictions have declared a climate They may experience marginalization created by emergency as the effects of climate change continue attitudinal, historical, social, and environmental to progress, without a significant reduction in global barriers based on age, ethnicity, disability, economic emissions.5 The COVID-19 pandemic has created status, gender, nationality, race, and sexual unexpected pressures due to widespread economic orientation, among other characteristics. These impacts and loss of income. Effects of the pandemic groups may face extra barriers and overlapping on employment, income, and savings are already challenges to accessing appropriate housing. significant and are expected to persist for months Considering equity can help ensure housing policies, to years. programs, services, and initiatives benefit community members who may otherwise be excluded and has In response to the pandemic, various agencies put benefits for community health and well-being. measures in place to provide financial relief and housing security, such as deferring payments for mortgages and utilities, banning evictions, freezing rental rates, and offering rental supplements for workers with reduced incomes.6 While many of these measures provide immediate and necessary assistance to households and have filled gaps that existed prior to the pandemic, they may not address the long-term effects of high unemployment, lower incomes, reduced savings, and reduced immigration on housing demand and stability.
These overlapping social crisis underscore the importance of taking action to address housing needs across the Coast, recognizing that some community members and groups are more vulnerable to the negative impacts related to addictions, loss of income, and/or unemployment. Addressing housing needs and affordability is a matter of social equity. Additionally, to develop in a manner that supports environmental sustainability and mitigates impacts, there are implications related to development footprints and affordability of resource-efficient housing.
4 https://www.canada.ca/en/services/health/campaigns/drug-prevention.html
5 https://www.un.org/en/un75/climate-crisis-race-we-can-win
6 For more information, see CMHC, Big Six Banks, BC Hydro, Province of BC, and BC Housing
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3.0 What Can Local Government Do?
In most cases, local governments are not directly involved in the building or operating of housing or associated support services and ventures.7 Generally, these roles are played by non-profits, developers, and senior government. However, local governments play an important role in the housing system and have been taking more hands-on approaches over the last ten to fifteen years. For any given project, local governments may come as active partners by contributing land or capital dollars, or as supporting partners by expediting approvals, providing incentives, etc. Local governments may be convening partnerships, developing avenues for investment in housing, supporting research and innovation, and/or using traditional planning tools (e.g. Official Community Plans, zoning and land use regulation, etc.) to encourage needed housing types.
The most common opportunities for local governments to support the housing system can be divided into four approaches: Local governments Facilitate development and protect existing needed housing and may be convening supports through plans, regulation, and development approvals, partnerships, considering long-range planning and infrastructure implications developing avenues for Incentivizing and investing in needed housing and supports investment in housing, Forming and convening partnerships to advance needed housing and supporting research and supports innovation Advocating to senior levels of government and educating residents about needed housing and supports
The housing system involves many other players who work with local governments to meet needs across the housing wheelhouse. These include federal and provincial governments, Indigenous governments and organizations, developers and builders, real estate representatives, and community-serving organizations like non-profit housing and service providers. For example, Indigenous governments and organizations are responsible for developing and implementing housing strategies in their communities and are increasingly thinking about how to support their members who are not living on reserve.
7 There are some arms-length organizations that are exceptions to this, such as the Whistler Housing Authority or Metro Vancouver Housing Corporation.
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Developers and builders bring expertise and knowledge of what makes housing projects a reality and are vital partners in the provision of needed housing types. Non-profits and other community-serving organizations are equally vital, especially where there is a strong existing network like on the Coast. These organizations typically own and operate non-market housing and often are responsible for securing funding and managing the project from conception to occupancy. Housing is a complex challenge and requires many hands working together to address it.
Figure 2: Opportunities and Roles in the Housing System
OPPORTUNITIES
acilitate development through Monitor research planning regulations and approvals innovate uild affordable housing
egulate incentivize Education advocacy Operate affordable housing
nvest artnerships Operate support services
AGENCIES / ORGANI ATIONS ROLES IN THE HOUSING S STEM
Local governments
Indigenous governments
Non-profits other community-serving organizations
Developers builders
Senior government
Multi-sectoral cooperation
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What are Other Local 4.0 Governments Doing?
Best practices from other communities offer insights and ideas for local governments to consider in addressing their housing needs. This section outlines best practices from communities across the province, organized around the three types of approaches local governments can take to support the development of needed housing types (i.e., facilitate development; invest and incentivize; partnerships, advocacy, and education). The Sunshine Coast HNR presents the needs, while these best practices offer ideas for addressing needs.
4.1 Best Practices to Facilitate Local governments have a variety of regulatory, Development and Protect Affordable planning, and policy Housing through Plans, Regulations, powers that they can use to facilitate and Approvals the development Local governments have a variety of regulatory, planning, and policy powers that they can use to facilitate the development of certain of certain types of types of needed housing in their community. Regulations, planning, needed housing in their and policies can also be used to protect important existing sources of community. needed housing, such as existing rental buildings.
Density bonusing and housing agreements in Nanaimo The City of Nanaimo has a package of incentives outlined in their Affordable Housing Strategy, which are intended to facilitate development of needed housing types. One incentive is density bonusing in exchange for needed housing and Housing Agreements. The City uses a points system to award additional density in developments for amenities, affordable housing, location, and Housing Agreements, as described in Schedule D of the Zoning Bylaw.
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Points are awarded across seven categories: “Where the residential units are subdivided under the Strata Property Act or otherwise sold Site Selection (e.g., located on a brownfield separately, the strata corporation will not place site, does not require new street infrastructure restrictions which prevent the rental of individual like sidewalks, located close to parks / trails / residential units.” daycare, etc.) Retention and Restoration of Natural Features The City is working to add an option to achieve (e.g., includes natural area buffer, retains natural points by providing affordable rental units. soils, includes street trees, etc.) Parking and Sustainable Transportation (e.g., Affordable homeownership in provides protected bicycle storage, car share parking, underground parking, etc.) Langford Building Materials (e.g., using wood or salvaged Langford created a Home Ownership Program in their materials, using renewable resources, includes 2004 Affordable Housing Strategy, which targets local existing build structure or shell, etc.) residents and people working in the City. The program uses inclusionary zoning and density bonusing to Energy Management (e.g., meets Energy Step facilitate the development of affordable homes for Code and Building Bylaw requirements, includes purchase. The inclusionary zoning requires developers educational signage, etc.) to either: provide one small lot with an affordable Water Management (e.g., permeable surfaces, housing unit for every 15 lots that are subdivided for low flow features, educational signage, etc.) development of single-detached homes; or, make a $1,000 cash contribution to the City’s Affordable Social and Cultural Sustainability (e.g., developer Housing Reserve Fund for each single-detached- agrees to enter Housing Agreement with the equivalent dwelling unit created by rezoning. City, includes public art, includes children’s play Prospective purchasers are drawn from a list of qualified area, includes heritage structures, etc.) buyers who fall within a certain income threshold, meet residency / employment requirements, and do not Points are achieved by meeting minimum own real estate. They must obtain pre-approval for the requirements across at least three categories, with mortgage and are approved by the City’s Affordable additional points awarded once the proposed Housing Committee. Affordability is secured through development reaches an overall cumulative threshold. housing agreements on title that restrict sale prices and Points are added up to determine how many require future buyers to be approved by the Committee. additional units can be developed.
Under the Social and Cultural Sustainability category, Inclusionary zoning and density developers can achieve points by entering into bonusing in Kelowna Housing Agreements with the City with any or all of After completing their Housing Needs Assessment and the following provisions: Healthy Housing Strategy in 2018, the City of Kelowna created a list of 20 proposed actions to help achieve key “At least 50% of all residential units shall not directions and meet identified needs. To reduce barriers be stratified or sold independently for at least to affordable housing, the list proposes implementing ten years after the building receives final “a combination of inclusionary rezoning (outside the occupancy.” urban core) and density bonusing (inside the urban “At least 10% of residential units sold will be sold core) to achieve meaningful contributions to affordable for at least 20% less than the median sales price housing from the development community”. The City for condos, as provided by the Vancouver Island uses the term affordable housing broadly, referring Real Estate Board for the current year and cannot ownership and rental housing that is affordable in terms be sold for greater than the original sale price for of home costs, as well as associated transportation and a period of ten years. The Gross Floor Area of the energy costs. units provided for within the Housing Agreement must be greater than 29m2 in area.”
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Note that the Healthy Housing Strategy was finalized Allow for serviced small-lot residential in late 2018 and the implementation and effects of developments in order to encourage small these actions are not yet clear. houses with less environmental footprint Support mixed commercial, residential, and Flexible density in Coquitlam industrial residential developments In 2017, the City of Coquitlam pre-zoned one-family Encourage assisted living housing and care residential lots across the City to RT-1 Infill Housing, for elders and persons requiring moderate which allows the development of up to four ground- supportive housing oriented units. These zones are located in areas Promote development of an age-friendly designated as Neighbourhood Attached Residential housing complex through government and non- in the OCP, which are aimed at gently increasing government organization partnerships density (i.e., providing small-scale, ground-oriented housing options). RT-1 zoning makes it easier for Provide opportunities for senior residents to property owners to develop infill housing units on live a fulfilling life through promotion of access their lots, as this means they no longer have to go to safe and affordable housing, physical and through rezoning. social mobility, and social engagement in the community Pre-zoning for affordable housing in Burnaby Universal design in Sicamous The District of Sicamous incorporated Universal In 2019, Burnaby pre-zoned six sites owned by the Design Principles into their Official Community Plan City to support the development of mixed income / to encourage developers and the District to consider affordable housing. The City has already established inclusivity of the built and social environment. The partnerships with BC Housing for these projects. The purpose is to improve the accessibility of current City is also speaking to CMHC about a federally- environments and new additions to the town centre. owned site, in hopes of also pre-zoning this site for affordable housing. Staff have indicated that once the details of each project are more clearly defined, the The principles are a way of evaluating the inclusivity sites will likely be rezoned to match. The Mayor has of the built and social environment. They include: reported that pre-zoning is helpful because it allows Principle 1: Equitable Use – design is useful staff to start preparatory work for the sites, which the and marketable to people with diverse abilities City intends to keep as assets. Principle 2: Flexibility in Use – design Policy directions in Clearwater accommodates a wide range of individual preferences and abilities The District of Clearwater’s Official Community Plan includes a section with specific directions regarding Principle 3: Simple and Intuitive Use – use of the development of seniors’ and affordable housing. design is easy to understand, regardless of the Policies include: user’s experience, knowledge, language skills Request multi-family strata developments with Principle 4: Perceptible Information – Design eight units or more to incorporate a minimum of communicates necessary information effectively one rental dwelling unit to the user, regardless of ambient conditions or the user’s sensory abilities Encourage all proposed multi-family and affordable housing units to contain diversified Principle 5: Tolerance for Error – mix of sizes (varied floor space for family, Design minimizes hazards and the bachelor, and disabled residents, etc.) adverse consequences or accidental or unintended actions Encourage residents to self-organize into groups to facilitate co-housing, co-operatives, and other Principle 6: Low Physical Effect – Design forms of collective tenure can be used efficiently and comfortable with a minimum fatigue
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Principle 7: Size and Space for Approach and Maximizing secondary suites in Use – appropriate size and space is provided for approach, reach, manipulations and use Canmore regardless of user’s body size, posture or Recently, the Town of Canmore revised their Land Use mobility Bylaw to require all new single-detached dwellings to consider creating an accessory dwelling unit (i.e., secondary suite or garden suite). All proposed Gentle density in West Vancouver detached dwellings that do not include an accessory As a pilot project, West Vancouver designated dwelling unit are required to have a development a single block for infill housing development to permit. Detached dwellings with an accessory demonstrate how infill housing can be developed in dwelling unit are not required to have a development a way that maintains neighbourhood character and permit where the work proposed complies with raise awareness about the importance of providing the rest of the bylaw. This means that all single- more diverse housing options. Following this, the detached dwellings with accessory dwelling units District amended their OCP and Zoning Bylaw to are considered to be a permitted use, while those permit detached secondary suites in all residential without accessory dwelling units are considered to be zones that already permit secondary suites. a discretionary use.
To maintain neighbourhood feel and character, Protecting mobile homes in applicants are required to obtain form and character development permit for siting, building, and Maple Ridge landscaping. The District provides comprehensive Recognizing that mobile homes are an important information guides to assist with the design and source of affordable housing, Maple Ridge has a development process to encourage uptake by Modular Home Park Policy intended to supplement homeowners. provincial regulations and provide assistance to tenants of modular home parks at risk of displacement due to redevelopment. Under the Small lots in Victoria Policy, prior to receiving First Approval, a rezoning Victoria allows single family houses on smaller applicant must: lots and provides a Small Lot House package, containing the rezoning policy, design guidelines, Engage in early and ongoing engagement neighbourhood support petition materials, and an with tenants application package. “Small lot house” refers to lot Provide a Relocation Assistance Plan that sized 260m2 or smaller, with a minimum width of includes an assessment of tenant ability to 10m2, with a house sized 160m2 to 190m2. This is secure accommodation intended to offer a more affordable housing option, as well as use developable land more efficiently. Commit to hiring a qualified professional to support tenants by identifying three comparable alternative housing options for Combining secondary suites and each current tenant that are preferably in Maple garden suites to increase rental Ridge, helping tenants access and liaise with appropriate programs and agencies, and provide supply in North Vancouver updates to the City on the progress of the City of North Vancouver allows both a secondary Relocation Assistance Plan. suite and garden suite to be developed on lots zoned for single-detached development, recognizing that these forms provide much needed ground-oriented rental housing in the City and are often developed in neighbourhoods close to parks, schools, and other community amenities. They also improve affordability for homeowners by providing reliable income to go towards the mortgage.
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4.2 Best Practices to Incentivize and Invest Desired Unit Types Investing can be a powerful tool to signal support for important projects. Local governments can invest by contributing land or cash, or by waiving or reducing typical development fees. Investing and waiving fees can help incentivize the development of desired housing types. Local governments can further incentivize by waiving parking requirements and fast-tracking applications for important projects, which can save the developer time and money.
Affordable Housing Reserve Funds Cowichan Housing Association Affordable Housing Reserve Funds are a powerful Financial Contribution Service tool, which can position a local government to In 2018, by bylaw, the Cowichan Valley Regional contribute towards important projects when the District established an annual financial contribution to opportunity arises. There are many examples of the Cowichan Housing Association. This represents a Affordable Housing Reserve Funds throughout BC, regionally coordinated approach to a housing reserve including in the District of Sechelt and Town of fund. The intent is to “assist the Cowichan Housing Gibsons. Association with costs associated with providing programs and services related to affordable housing Colwood and homelessness prevention in the Cowichan valley”. The City of Colwood has used their Affordable The annual financial contribution can be collected Housing Reserve Fund to offer grants and offset costs through property taxes or other means authorized by for desired affordable housing projects, which are legislation, up to $765,000 or $0.04584 per $1,000 of considered on a case-by-case basis. Developers are net taxable value. required to contribute to the fund when they build Currently, the residential contribution is $3.87 per in the City. Grants are offered to projects that offer $100,000 of assessed value. Generally, 65% of the rental units at or below BC Housing’s Housing Income annual contribution goes to the Housing Trust Limits, with restrictive covenants registered on title Fund, which is seed funding for bricks and mortar to ensure they remain affordable in the future. Offset projects for low to moderate income households. costs include municipal fees, development charges, The rest of the fund is dedicated to initiatives and/or community amenity contributions. including project assessments, data collection, and developing new partnerships (18%) and overhead / Salmon Arm administration (17%). In 2018, Salmon Arm created an Affordable Housing This financial contribution helps the Cowichan Reserve Fund, intended to be used to help offset Housing Association to match non-profit housing the development cost charges (DCCs) and offsite ideas with suitable land, find developers, and servicing costs for affordable housing projects, secure grants from senior levels of government. after hearing that these costs may be presenting They are accountable to the regional district and challenges or deterring developers from providing residents through annual reporting and work plan affordable units in the City. The fund also helps requirements. the City to be ready for partnership opportunities that arise.
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Incentivizing secondary suites Kamloops’ incentive package Canmore Kamloops offers a suite of incentives to developers to help them develop affordable and attainable housing. To incentivize the development of more affordable These include: market rental units, Canmore made allowances for secondary suites in most single-family neighborhoods Accessing funds from the Affordable and started a reimbursement program. The Town Housing Reserve will reimburse up to five private homeowners each DCC exemptions year, with up to 50% of their expenses in creating a secondary suite, to a maximum of $10,000. To qualify, Downtown revitalization tax exemptions homeowners must commit to renting the suite to a Reduced parking requirements Canmore resident at 10% below market rental rate for at least five years. Expedited application processes and processing support City-owned properties available for below Development incentives in Kelowna market real estate sales or long-term leases for Kelowna’s Healthy Housing Strategy offers DCC development of housing for target groups grants and tax incentives aimed at increasing Assistance with site-specific variances and affordability of rental and market housing in the City. zoning changes The DCC grant applies to non-market, purpose-built Assistance with public consultation affordable rental housing. Currently, the City has an annual budget of $120,000 allocated to offset the Development checklist for additional DCC cost of DCCs, although the Strategy recommends and tax exemptions for the North Shore increasing that amount to $180,000. Neighbourhood area The tax incentive program allows all purpose- built rental housing projects located within certain This best practice is also an example of effective areas (including the urban core and university education about existing tools and options, as neighbourhoods) to apply for a 100% municipal tax described in the following section. exemption. Projects must be constructed to meet Step Four of the Energy Step Code.
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4.3 Best Practices for Convening Partnerships, Advocating for Housing Needs, and Educating Communities Local governments have more comprehensive and strategic views of their communities and are thus uniquely positioned to act as convener and conversation starter for partnerships with non-profits and service providers, developers, real estate groups, faith-based organizations, provincial and federal agencies, and more. Local governments may be active partners of housing projects, such as through contribution of land or capital funds, or may play a more supportive role by encouraging the development of priority housing types in their community (e.g., expediting development approvals or providing incentives). This includes the potential to initiate conversations between potential partners, such as faith-based or non-profit landholders with developers and funders, to identify development opportunities.
To increase the success and uptake of existing initiatives, it is important for local governments to also advocate for desired projects and educate their communities on the importance of addressing identified housing needs. Advocacy can help increase awareness and gain support from senior levels of government and other partners, while education can help bring residents on board, generating community support for more contentious initiatives, reducing stigmatism around marginalized groups, and easing the development process.
Foster partnerships to action Supporting development of needed affordable housing projects housing types by convening Increasing the supply of supportive housing is a stakeholders and partners priority objective identified in Nelson’sHousing In 2015, the City of Langley and Township of Langley Strategy. To achieve this priority objective, two partnered to support a seniors’ housing forum, the actions are proposed: Triple A Senior Housing Summit. The Summit brought 1. Establish a Housing Working Group to monitor non-profits, BC Housing, CMHC, and representatives and assist in implementation of the strategy with involved with projects in neighbouring municipalities the City as the chair together with 150 seniors, senior agency representatives, and other interested parties to share 2. Foster partnership for affordable housing – ideas and develop recommendations for the City and City plays an important role as a facilitator Township. between community partners, service providers, developers, non-profit housing organizations, and BC Housing Partnering to deliver needed housing units in Salmon Arm The Strategy also identifies that “to make the best use of their land and building assets, many non- In 2019, the City of Salmon Arm announced a profits, especially faith-based orseniors clubs, have new development of affordable rental homes for looked at the regeneration of their properties. This families, seniors, and people with disabilities, plus may involve the development of a mixed-use project supportive housing units for people experiencing that could increase the density of their property and or at-risk of homelessness. The City played an include projects that could help offset the costs of important role in this project by identifying the the non-market housing units. The range of ideas site and developer, then fostering a partnership and possibilities will depend largely on the site between CanZea Developments Ltd., the Canadian and project opportunities in the area.” It suggests Mental Health Association (CMHA), and BC Housing. that partners could help to develop an inventory of The City fast-tracked the development process, potential sites and assets available in the community lowered development charges, and used funds and suited to affordable housing development (i.e., from the Affordable Housing Reserve to support vacant land, buildings that require upgrades or development costs. retrofitting, and other properties that are well-suited to regeneration or redevelopment).
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The City was uniquely positioned to foster this Everyone Needs a Home Canmore partnership because of their knowledge of the regional CMHA division’s needs, the suitability of the While developing their Livable Canmore Strategic site, and the availability of the developer to complete Plan, the Town of Canmore recognized a need to the project. Stakeholders in the community have communicate the importance of diverse housing expressed support for the process. options to community members, to help generate buy-in and support. To address this need, the Town initiated a deep community engagement process, Terrace Seniors Programs Everybody Needs a Home, to explore how the town The City of Terrace partners with Volunteer Terrace by could create affordable housing while maintaining providing financial support to help senior citizens and neighbourhood character. The Town received more homeowners with physical disabilities hire help to than 500 inputs through the following activities: shovel snow, clean up yards, wash windows, winterize Stakeholder meetings homes, install smoke alarms, and more. The City provides a volunteer grant and reimburses 50% snow Promotion and communication via website, removal costs, up to $250 each winter to help the local newspapers, weekly emails to stakeholders, program, which is administered through Volunteer and Ideas Walls (including FAQs, case studies, Terrace. Through the Helping Handyman Program, housing profile, and more) seniors and/or people with physical disabilities who are living in older homes, have assistance − Three background briefs to inform with maintaining their homes to adequate living conversations and six housing situation conditions. stories to help people to understand the need for housing Developers’ Packages Expert presentation on affordable housing in Municipal: Kamloops resort towns Kamloops has an Affordable Housing Developers’ Online survey Package, which provides information for “anyone interested in becoming involved in the affordable Seven Ideas Walls posted at various community housing sector in Kamloops.” The Package describes buildings (posters that encourage passers-by various incentives and programs available to support to provide input and comments, with guiding the development of affordable housing in the City questions) and provides information on federal and provincial Ten “Kitchen Table Pizza Parties” (conversations programming and partnership opportunities. It helps about housing hosted by residents who to communicate the importance and ease the process were provided with workbooks of discussion of creating affordable housing for prospective questions and reimbursed for up to $35 of pizza) developers. Two “Neighbourhood Block Party” open houses with interactive stations and guides Regional: North Okanagan An Affordable Housing Developers’ Package was − Materials were set up at Civic Centre for developed for North Okanagan region by the Land two weeks afterwards to allow for additional Trust, Community Futures North Okanagan, the input from passers-by Social Planning Council for the North Okanagan, and the City of Vernon and funded by the “Housing Solutions Workshop” in open house Community Foundation for the North Okanagan format with stations, plus structured World Café and the Vancouver Foundation. The package offers conversations prospective affordable housing developers with a guide to the programs and incentives available to them in the North Okanagan region.
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Advocacy in Victoria City of Kelowna The City of Victoria recognizes the important of The City of Kelowna’s 2012 Social Framework advocating to help build awareness and partnerships outlines the roles the City plays in supporting social for affordable housing and weaves recommendations sustainability through infrastructure, policies, and for advocating throughout its Housing Strategy. In programs. The Social Framework led to the creation the Victoria Housing Strategy Phase 1 and Phase 2, of their Healthy City Strategy in partnership with the following actions are identified: Interior Health Authority. The Healthy City Strategy identifies six key areas for social health, including “Use the City’s annual Development Summit healthy housing, and is intended to be a companion for ongoing dialogue with the development document to the OCP, so that social health and industry and housing providers to support the equity are integrated throughout City-wide plans, provision of affordable housing” policies, and initiatives. Recognizing that housing is a “Advocate for more affordable student housing” “community-wide issue that directly impacts people’s physical and social health”, the City created a Healthy Advocate to senior levels of government Housing Strategy. The Healthy Housing Strategy regarding ending housing inequality is structured to address needs across the housing Where appropriate, advocate to improve continuum and work on curbing homelessness provincial or federal legislation or enact change (Journey Home). “Strengthen the City’s housing policy This is an example of how taking a broader equity alignment and advocacy with senior levels and inclusion approach to housing work can help of government, including exploring the support the inclusion of demographics or populations creation of a cross-governmental working who may experience challenges with low incomes, group. Identify opportunities for partnership poverty, housing, and more. and interrelationships between the City and the region” Generally, taking an equity approach means asking the following questions:
Who will benefit from this project or policy? 4.4 Best Practices for Who might be excluded from those benefits? Supporting Social Equity Who might be harmed? Equity-seeking groups may face extra How might some groups be unfairly burdened barriers and overlapping challenges to today or in the future? How might privilege be accessing appropriate housing. Considering entrenched? equity can help ensure housing policies, Have important decisions been made with the programs, services, and initiatives benefit direct input of those who will be most effected? community members who may otherwise be excluded and has benefits for community From whose perspective are you evaluating the health and well-being. ‘success’ of the project or policy?
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5.0 What Can the Coast do?
This section offers recommendations for the Town of Gibsons, District of Sechelt, and SCRD to consider implementing to address needs identified in the HNR. With moderate demand from growth and more diverse existing housing stock than the electoral areas, certain tools aimed at facilitating and incentivizing development of desired housing types and protecting existing needed housing types will be important options for the municipalities to consider. For the electoral areas, where the community character is more rural and most housing is in single-detached form, fostering long-term rental options and encouraging more non-market development will be important.
5.1 Gibsons
5.1.1 Key Considerations Gibsons is growing faster compared to rural areas of the region, suggesting that it may see a larger share of regional growth than the electoral areas in the future. Most of new unit requirements are anticipated to be studio and one-bedroom units in Gibsons and Sechelt to accommodate an aging population. Gibsons is the closest service centre to the BC Ferries Langdale Terminal in the West Howe Sound community (Electoral Area F), offering easy access to the Metro Vancouver area. With more diverse housing options, one-person and renter households are more common in the Town than other rural communities across the Coast. Most units for non-census families and workforce housing are anticipated to be here. While the population is aging, there has been an influx of families and young adults in recent years, increasing the need for rental housing for families and affordable options for first time buyers. Gibsons has some land available but has already contributed or earmarked some of it towards housing projects, such as Shaw Road, Franklin Road, and School Road. Gibsons’ OCP contains strong language around affordable housing and densification, acknowledging that diverse housing options are necessary to address the specific needs of different groups of residents. It also notes particular tools, such as density bonuses and inclusionary zoning.
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Gibsons has density bonuses formalized in their Zoning Bylaw for CDA-2 and Live-Work zones and allows secondary suites in most single- detached zones, as well as in duplexes, townhomes, and as lock-off suites in apartments. Gibsons uses density bonuses to secure rental units and contributions to the Affordable Housing Reserve Fund. Garden suites are allowed in smaller areas as they require proximity to laneways or sufficient access. The Town has also rezoned properties in the Davis Road – Poplar Lane neighbourhood for gentle infill, allowing up to four units on each property. Staff are currently working on a Short-term Rentals policy. Gibsons has a history of developing partnerships with key organizations, such as BC Housing and the Sunshine Coast Affordable Housing Society to deliver non-market housing projects. Gibsons has an Affordable Housing Reserve Fund, which has been used to support the Sunshine Coast Affordable Housing Society and various non-market housing projects in the past, by subsidizing DCC’s and development fees.
District of Sechelt Committee of the Whole Meeting Agenda April 28, 2021 Page 33 22
Metro Metro District of Sechelt Housing Housing Langford Nanaimo, Nanaimo, Coquitlam Resources Resources Clearwater, Clearwater, Vancouver’s Vancouver’s Agreements Agreements Examples and and Examples Resource Guide Resource Langford, Gibsons, Kelowna, Gibsons, Kelowna, Nanaimo, Kelowna Housing Housing Ownership Ownership Market Housing Housing Market Rental Rental Housing Rental Rental Housing Agenda Subsidized Subsidized Meeting 2021 34 28, Whole Housing with SupportsHousing with housing housing Page Long-term Long-term supportive the April of Committee housing supportive Short-term Short-term Emergency Housing Emergency Shelter Emergency Emergency
Recommendation Recommendations and Implementation Framework Implementation and Recommendations Facilitate Development through Plans, Regulations, and Approvals Plans, Regulations, through Development Facilitate density the use of Expand the live-work bonusing beyond other zones zones to and CDA-2 secure to centre near the town and primarynon-market market groups units for target rental seniors, singles, families, and like housing. workforce Consider using inclusionary a minimum require zoning to units in new developments of be to centre outside the town rentals. restrictions on short restrictions term for infill pre-zoning Expand density in the Davis Road-Poplar the close to areas more Lane to with centre, town or attainable rental affordable homeownership secured units, housing agreements through buyers to and restricted by an affordable approved housing agency. Consider using housing Consider using housing as a condition of agreements a land to or sale of rezoning and rental secure to developer housing units for non-market priority long-term. groups 5.1.2 23 Sunshine Coast Housing Needs Report Implementation Framework (City), (City), District of Sechelt Burnaby Colwood Colwood Sicamous Resources Resources Examples and and Examples North Vancouver North Vancouver Canmore, Kitimat Canmore, Kitimat Housing Housing Ownership Ownership Market Housing Housing Market Rental Rental Housing Rental Rental Housing Agenda Subsidized Subsidized Meeting 2021 35 28, Whole Housing with SupportsHousing with housing housing Page Long-term Long-term supportive the April of housing Committee supportive Short-term Short-term Emergency Housing Emergency Shelter Emergency Emergency
Recommendation Consider using policies Consider using policies or inclusionary zoning to accessible, universal, integrate new into or adaptable design developments. Identify sites and/or pre-zone supportive, shelter, for future developments. and/or rental For new secondary and/ suites using consider suites, or garden require to section 219 covenants be used for long-term units to time. for a set period of rental Investing and Incentivizing Desired Unit Types and Incentivizing Desired Investing of Incentivize the development secondary suites, garden suites, rates. affordable suites. and lock-off servicing, defining affordability additional units are where levels allowed. Consider allowing both Consider allowing both secondary and garden suites zones in residential suites can be supported they where by Consider introducing an an Consider introducing to program incentive encourage homeowners rent to secondary or unoccupied suites at local workers to dwellings 24 Arm Arm District of Sechelt District Kelowna, Kelowna, Nanaimo Kamloops, Kamloops, Resources Resources Examples and and Examples Cowichan Valley Cowichan Valley Cowichan Valley Capital Regional Capital Regional Regional District Regional North Okanagan North Okanagan Regional District, District, Regional Kamloops, Salmon Kamloops, Salmon Regional District of District of Regional Housing Housing Ownership Ownership Market Housing Housing Market Rental Rental Housing Rental Rental Housing Agenda Subsidized Subsidized Meeting 2021 36 28, Whole Housing with SupportsHousing housing housing Page Long-term Long-term supportive the April of Committee housing supportive Short-term Short-term Emergency Housing Emergency Shelter Emergency Emergency
Recommendation Expand the use of density density use of the Expand the live- bonusing beyond other zones to and CDA-2 work to centre zones near the town contributions to more secure timing, and priority project uptake. promote types, to development offer Continue to DCC like incentives, reimbursement and tax priority to projects. exemptions, contributions the Affordable to Housing Reserve Fund that the to linked not directly are market. development Housing Reservethe Affordable Fund. Inventory existing or all incentives new development a Developers’ and develop which clearly Package, Incentives expectations, communicates Consider establishing a regional Consider establishing a regional housing service that dovetails reservewith municipal funds to (e.g., initiatives fund regional position permanent, part-time an ongoing regional convene to housing forum). Consider regular, established established Consider regular, 25 Sunshine Coast Housing Needs Report Implementation Framework
District of Sechelt Nelson Nelson, Nelson, Victoria Victoria Resources Resources BC Housing, Salmon Arm, Salmon Arm, Salmon Arm, Examples and and Examples UBCM funding Housing Housing Ownership Ownership Market Housing Housing Market Rental Rental Housing Rental Rental Housing Agenda Subsidized Subsidized Meeting 2021 37 28, Whole Housing with SupportsHousing with housing housing Page Long-term Long-term supportive the April of housing Committee supportive Short-term Short-term Emergency Housing Emergency Shelter Emergency Emergency
Recommendation Explore partnershipExplore opportunities shelter expand to supportive and short-term housing for individuals experiencing homelessness; beds in the number of increase and the existing seasonal shelter use. year-round it to expand Convening Partnerships, Advocating for Housing Needs, and Educating Communities Communities for Housing Needs, and Educating Partnerships, Advocating Convening Continue partnering BC with Coast Housing and the Sunshine Engage with BC Housing, Engage with BC Housing, shíshálh Nation, municipalities, discuss to and developers opportunities for emergency, supportive, and rental, attainable homeownership Advocate to senior levels of of senior levels to Advocate funders, and government, industry for needed housing and supports, such as workforce housing, homelessness supports, and options for youth and care transitioning out of fleeing and children women unsafe situations. Homeownership Program. including housing projects, Affordable BC Housing’s Housing Society Affordable and consider new partnerships, such as with industry build to housing. workforce 26 District of Sechelt Kelowna Resources Resources Examples and and Examples Cowichan Valley Cowichan Valley Regional District Regional Housing Housing Ownership Ownership Market Housing Housing Market Rental Rental Housing Rental Rental Housing Agenda Subsidized Subsidized Meeting 2021 38 28, Whole Housing with SupportsHousing housing housing Page Long-term Long-term supportive the April of Committee housing supportive Short-term Short-term Emergency Housing Emergency Shelter Emergency Emergency Nation to create a a create Nation to Recommendation Consider partneringConsider the with and Sechelt, District of SCRD, permanent, part-time cross- permanent, part-time position for governmental housing interests convening which expands the Coast, across provide to on the development a forum that brings sectors for identifying,together and monitoring addressing, liaising with housing needs and community members. shíshálh Supporting Equity Social Use the foundation provided use a social Envision to in We equity lens when creating or amending plans, policies, related and processes initiatives, housing development. to 27 Sunshine Coast Housing Needs Report Implementation Framework
5.2 Sechelt
5.2.1 Key Considerations Sechelt is growing much faster compared to the region, suggesting that it may see a larger share of regional growth than the electoral areas. There is existing demand for affordable options, especially non-market rentals. Most of new unit requirements are anticipated to be studio and one-bedroom units in Sechelt and Gibsons in order to accommodate an aging population. While the population is aging, there has been an influx of families and young adults in recent years, increasing the need for rental housing for families and affordable options for first time buyers. Sechelt has a limited land base in some neighbourhoods closer to downtown, with limited unutilized or underutilized land left available for development. Larger developments in the downtown area often requires land assembly. There is more land available in the outlying areas, much of which is not accessible by transit (and would thus not be appropriate for households who rely on transit). Sechelt’s OCP contains strong language around affordable housing and densification, acknowledging that diverse housing options are necessary to address the specific needs of different groups of residents. It also notes particular tools, such as density bonuses and inclusionary zoning. Several objectives related to housing focus on development of more diverse housing types. The OCP directs Council to enter into housing agreements to ensure that any affordable housing units developed for groups in need are secured long-term. Through the development permitting process, the District also requires a portion of all multi-unit housing developments to be adaptable and offers a 2% density bonus for every 10% of the total number of accessible or adaptable. Affordable and rental units may also be considered for density bonuses and are expected to be an area of focus in the future. Sechelt established an Affordable Housing Reserve Fund in 2019 and with any funds acquired for affordable housing or as cash-in-lieu of non- market units in developments deposited to the fund. Recent acquisitions have already helped to start growing the fund.
District of Sechelt Committee of the Whole Meeting Agenda April 28, 2021 Page 39 28
Metro Metro District of Sechelt Housing Housing Kelowna Kelowna, Kelowna, Langford Nanaimo, Nanaimo, Nanaimo, Nanaimo, Coquitlam Coquitlam Resources Resources Clearwater, Clearwater, Vancouver’s Vancouver’s Agreements Agreements Examples and and Examples Resource Guide Resource Langford, Housing Ownership Ownership Market Housing Market Rental Rental Housing Rental Rental Housing Subsidized Subsidized Agenda Meeting 2021 40 Housing with SupportsHousing with housing 28, Whole Long-term Long-term supportive Page the April of housing Committee supportive Short-term Short-term Emergency Housing Emergency Shelter Emergency Emergency
Recommendation Recommendations and Implementation Framework Implementation and Recommendations through the special infill areas on with restrictions pre-zoning, short rentals. term or attainable rental affordable homeownership secured units, and housing agreements through by approved buyers to restricted agency. housing an affordable Consider using housing Consider using housing as a condition of agreements a land to or sale of rezoning and rental secure to developer housing units for non-market priority long-term. groups Review land use, densities, and land use, densities, and Review servicing consider expanding to Consider using inclusionary a minimum require zoning to units in new developments of be to centre outside the town Facilitate Development through Plans, Regulations, and Approvals Plans, Regulations, through Development Facilitate density the use of Expand the C-2 zone to bonusing beyond centre town other zones near the and non-market more secure to primary units for rental market seniors, singles, like groups target housing. families, and workforce 5.2.2 29 Sunshine Coast Housing Needs Report Implementation Framework (City), (City), District of Sechelt Gibsons Gibsons Burnaby Burnaby Colwood Colwood Sicamous Resources Resources Examples and and Examples West Vancouver West North Vancouver North Vancouver Housing Ownership Ownership Market Housing Market Rental Rental Housing Rental Rental Housing Subsidized Subsidized Agenda Meeting 2021 41 Housing with SupportsHousing with housing 28, Whole Long-term Long-term supportive Page the April of housing supportive Short-term Short-term Committee Emergency Housing Emergency Shelter Emergency Emergency
units lock-off and suites Recommendation Allow garden suites on all on all suites Allow garden properties secondary where suites (i.e., all allowed currently are and rural zones). residential For new secondary and/ suites using consider suites, or garden require to section 219 covenants be used for long-term units to time. for a set period of rental Consider allowing both secondary in suites and garden suites they zones where residential can be supported by servicing, where levels defining affordability allowed. additional units are secondary in attached or multi-family forms such as townhouses, housing, of apartments,duplexes, etc. Allow the development of of Allow the development Consider using policies or or Consider using policies inclusionary integrate zoning to accessible, or adaptable universal, new developments. design into Identify for sites and/or pre-zone supportive, and/or shelter, future developments. rental 30 District of Sechelt Burnaby Langford Canmore Canmore Nanaimo Langford, Langford, Resources Resources Examples and and Examples Housing Ownership Ownership Market Housing Market Rental Rental Housing Rental Rental Housing Subsidized Subsidized Agenda Meeting 2021 42 Housing with SupportsHousing 28, housing Whole Long-term Long-term supportive Page the April of housing Committee supportive Short-term Short-term Emergency Housing Emergency Shelter Emergency Emergency
Recommendation Consider introducing an an Consider introducing encourage to program incentive secondaryhomeowners rent to to or unoccupied dwellings suites Expand the use of density density the use of Expand the C-2 zone to bonusing beyond centre other zones near the town contributions to more secure to Housing Reservethe Affordable Fund. Housing ReserveAffordable the Amenity Fund and update provide to Contribution Policy clarity for developers. rates. at affordable local workers Offer cash-in-lieu criteria as a contribution option under more secure density bonusing to contributions Affordable the to Housing Reserve Fund. suites. and lock-off Review suitable contribution suitable contribution Review for community amenity targets the to contributions be paid to Investing and Incentivizing Desired Unit Types Unit Desired and Incentivizing Investing of Incentivize the development secondary suites, garden suites, 31 Sunshine Coast Housing Needs Report Implementation Framework District of Sechelt District District Regional Regional Kelowna, Kelowna, Okanagan Kamloops, Kamloops, Kamloops, Kamloops, Resources Resources Salmon Arm Examples and and Examples Cowichan Valley Cowichan Valley Cowichan Valley District of North District of North Capital Regional Capital Regional Capital Regional Regional District, District, Regional District, Regional Housing Ownership Ownership Market Housing Market Rental Rental Housing Rental Rental Housing Subsidized Subsidized Agenda Meeting 2021 43 28, Housing with SupportsHousing with housing Whole Long-term Long-term supportive Page the April of housing supportive Committee Short-term Short-term Emergency Housing Emergency Shelter Emergency Emergency
Recommendation contributions the Affordable to Housing Reserve not Fund that are the development to linked directly market. timing, and priority types, project uptake. promote to and create a formal policy or a formal policy or and create certainty provide to statement on what priority will have projects fees waived. development offer Continue to DCC like incentives, reimbursements and tax priority to projects exemptions, Inventory existing or all incentives new development a Developers’ and develop which clearly Package, Incentives expectations, communicates Consider establishing a regional a regional Consider establishing housing service that dovetails reservewith municipal funds to (e.g., initiatives fund regional position permanent, part-time regional an ongoing convene to housing forum). Consider regular, established established Consider regular, 32
District of Sechelt Nelson, Nelson, Victoria Victoria Resources Resources BC Housing, Salmon Arm, Salmon Arm, Salmon Arm, Examples and and Examples UBCM funding Housing Ownership Ownership Market Housing Market Rental Rental Housing Rental Rental Housing Subsidized Subsidized Agenda Meeting 2021 44 28, Housing with SupportsHousing housing Whole Long-term Long-term supportive Page the April of housing Committee supportive Short-term Short-term Emergency Housing Emergency Shelter Emergency Emergency
Nation, Nation,
shíshálh Recommendation fleeing and children women unsafe situations. Homeownership Program. homeownership housing projects, Affordable including BC Housing’s Engage with BC Housing, Engage with BC Housing, municipalities, Advocate to senior levels of of senior levels to Advocate funders, and government, industry for needed housing and supports, such as workforce housing, homelessness supports, and options for youth and care transitioning out of and developers to discuss discuss to and developers opportunities for emergency, supportive, and attainable rental, Convening Partnerships, Advocating for Housing Needs, and Educating Communities for Housing Needs, Partnerships, Advocating Convening partnershipExplore opportunities and short-term shelter expand to supportive housing for individuals experiencing homelessness. 33 Sunshine Coast Housing Needs Report Implementation Framework District of Sechelt Kelowna Resources Resources Examples and and Examples Cowichan Valley Cowichan Valley Regional District Regional Housing Ownership Ownership Market Housing Market Rental Rental Housing Rental Rental Housing Subsidized Subsidized Agenda Meeting 2021 45 Housing with SupportsHousing with housing 28, Whole Long-term Long-term supportive Page the April of housing supportive Short-term Short-term Committee Emergency Housing Emergency Shelter Emergency Emergency Nation to create a a create Nation to Recommendation permanent, part-time cross- permanent, part-time position for governmental housing interests convening expands which the Coast, across a provide to on the development forum that brings sectors together for identifying, and addressing, monitoring housing needs and liaising with community members. Supporting Equity Social in Use the foundation provided equity use a social Envision to We or amending lens when creating and plans, policies, initiatives, housing to related processes development. Consider partnering the with Gibsons, and of Town SCRD, shíshálh 34
5.3 SCRD Electoral Areas
5.3.1 Key Considerations Compared to the municipalities, the electoral areas on the Coast have a more rural character. There are high proportions of dwellings not occupied by their usual residents in the north and southmost areas, West Howe Sound (49%), Pender Harbour / Egmont (41%), and Halfmoon Bay (29%). Elphinstone and Roberts Creek, which are located between Gibsons and Sechelt, proportions more in line with the municipalities, at 6% and 15%, respectively. While Elphinstone and Roberts Creek remain rural in character with single-detached homes the dominant type of housing and limited services located within the electoral area boundaries. At 60.5 years old, Pender Harbour / Egmont has the highest median age across the Coast, while West Howe Sound (54.5) and Halfmoon Bay (55.0) have similar median ages to Sechelt (56.6) and Gibsons (54.8). Elphinstone and Roberts Creek have the lowest median ages across the Coast and family households with children are more common. There is strong OCP language around affordable housing and densification strategies across the SCRD. It is widely acknowledged that diverse housing options are necessary to address the specific needs of different groups of residents. Roberts Creek, Elphinstone, and West Howe Sound also note tools, such as density bonuses and housing agreements, while Pender Harbour / Egmont and Halfmoon Bay focus on neighbourhood centres, with secondary dwellings on rural properties. Recent policy initiatives have focused on adjusting zoning to allow for more units on a single lot. There are utility servicing constraints in SCRD electoral areas, most specifically related to sewage servicing.
District of Sechelt Committee of the Whole Meeting Agenda April 28, 2021 Page 46 35 Sunshine Coast Housing Needs Report Implementation Framework District of Sechelt Nelson Kelowna Gibsons, Gibsons, Langford Resources Resources Coquitlam, Coquitlam, Clearwater, Clearwater, Salmon Arm Salmon Arm Examples and Examples and Housing Ownership Ownership Market Housing Market Rental Rental Housing Rental Rental Housing Subsidized Subsidized Agenda housing Meeting Housing with SupportsHousing with Long-term Long-term supportive 2021 47 28, Whole Page the April of housing supportive Short-term Short-term Committee Emergency Housing Emergency Shelter Emergency Emergency
Recommendations Recommendations and Implementation Framework and Implementation Recommendations or rental be affordable to developments attainable homeownership units, secured and restricted housing agreements through housing by an affordable approved buyers to or cash-in-lieu contributions an to agency, housing reserveaffordable or regional fund housing service. village centres, for infill around Pre-zone four small units for up to allowing clusters of and attainable rental affordable long-term homeownership, as allowing as well suites. stratification for garden or for non-market identified sites pre-zoning housing projects. rental Conduct a land inventory identify to any unutilized or underutilized land that could supportive, or rental be suitable for shelter, (e.g., land owned housing developments or federal governments, by the provincial Consider school districts, churches). SCRD, Consider using inclusionary zoning units in new of a minimum require to Facilitate Development through Plans, Regulations, and Approvals Regulations, Plans, through Development Facilitate Prioritize forms needed housing through such as supportive approvals, development rental, and market housing, subsidized attainable homeownership, smaller unit sizes, and gentle density. 5.3.2 36 District of Sechelt (City), (City), North North Guide Metro Metro levels), Victoria Gibsons Gibsons Housing Housing Colwood Resource Resource Vancouver Vancouver Resources Resources BC Housing Vancouver’s Vancouver’s Agreements Agreements Colwood (rent Colwood (rent Examples and and Examples Housing Ownership Ownership Market Housing Market Rental Rental Housing Rental Rental Housing Subsidized Subsidized Agenda housing Meeting Housing with SupportsHousing Long-term Long-term supportive 2021 48 28, Whole Page the April of housing supportive Short-term Short-term Committee Emergency Housing Emergency Shelter Emergency Emergency
Recommendations Explore opportunitiesExplore allow for existing to be subdivided lots to individual residential smaller lots (small lot subdivision) into housing diverse for more provide to opportunities. For secondary suites, and/or garden suites to consider using section 219 covenants rental, be used for long-term units to require for a rental, vacation rather than short-term time. set period of they can be supported by servicing, defining additional units are where levels affordability allowed. forms of housing, such as townhouses, such as townhouses, housing, forms of apartments,duplexes, etc. supportive market housing, or affordable housing. units in attached or multi-family and lock-off Allow the development of secondary of Allow the development suites Consider sites and explore opportunities and explore sites Consider or home park a new mobile develop to development small/modular innovative for individuals experiencing homelessness, Consider allowing both secondary suites zones where in residential suites and garden 37 Sunshine Coast Housing Needs Report Implementation Framework District of Sechelt District District District, District, District, Burnaby Regional Regional Regional Kelowna, Kelowna, Canmore Canmore Cowichan Cowichan Cowichan Kamloops, Kamloops, Resources Resources Salmon Arm Salmon Arm Maple Ridge, Maple Ridge, Comox Valley Comox Valley Comox Valley Examples and and Examples Valley Regional Regional Valley Regional Valley Housing Ownership Ownership Market Housing Market Rental Rental Housing Rental Rental Housing Subsidized Subsidized Agenda housing Meeting Housing with SupportsHousing with Long-term Long-term supportive 2021 49 28, Whole Page the April of housing supportive Short-term Short-term Committee Emergency Housing Emergency Shelter Emergency Emergency
Recommendations Consider introducing an incentive program program an incentive Consider introducing secondary encourage homeowners rent to to local to or unoccupied dwellings suites housing reserve a regional Consider creating contributions that are fund with regular market, not dependent on the development new land and develop acquire to in order housing. a formal policy priority and create projects certainty provide to or statement on what fees waived. priority will have projects DCC like incentives, Offer development to reimbursements and tax exemptions, rates. at affordable workers suites. and lock-off suites, garden suites, Investing and Incentivizing Desired Unit Types Desired and Incentivizing Investing secondary of Incentivize the development Where possible, protect existing mobile existing mobile possible, protect Where is and, if redevelopment home parks tenants protect consider how to proposed, displacement. from Consider establishing a regional housing housing Consider establishing a regional service reserve with municipal that dovetails (e.g., initiatives fund regional funds to an convene position to permanent, part-time forum). housing ongoing regional 38
District of Sechelt West West District Terrace Terrace Nelson, Nelson, District, District, Langley, Langley, Kelowna Regional Regional Cowichan Cowichan Vancouver Resources Resources BC Housing, Salmon Arm, Comox Valley Comox Valley Examples and and Examples UBCM funding Valley Regional Regional Valley Housing Ownership Ownership Market Housing Market Rental Rental Housing Rental Rental Housing Subsidized Subsidized Agenda housing Meeting Housing with SupportsHousing Long-term Long-term supportive 2021 50 28, Whole Page the April of housing supportive Short-term Short-term Committee Emergency Housing Emergency Shelter Emergency Emergency
Recommendations Nation, and developers to discuss discuss to Nation, and developers Consider the creation of a regional service a regional of Consider the creation homelessness housing and address to challenges in rural areas. opportunities for emergency, supportive, opportunities for emergency, and attainable homeownership rental, Engage with BC Housing, municipalities, Engage with BC Housing, municipalities, including BC Housing’s housing projects, HomeownershipAffordable Program. Convening Partnership, Advocating for Housing Needs, and Educating Communities Communities and Educating for Housing Needs, Partnership, Advocating Convening information about secondaryPromote suites suites. and garden Host a forum with community serving discuss to organizations and volunteer opportunities support to seniors aging such as Pender areas in place in remote Harbour / Egmont, such as home and transportationmaintenance services. Seek opportunities and partner advocate to transportation expand to services, especially / Harbour furtherto such as Pender areas Egmont. shíshálh 39 Sunshine Coast Housing Needs Report Implementation Framework District of Sechelt District Victoria Kelowna Cowichan Cowichan Resources Resources Examples and and Examples Valley Regional Regional Valley Housing Ownership Ownership Market Housing Market Rental Rental Housing Rental Rental Housing Subsidized Subsidized Agenda Meeting housing Housing with SupportsHousing with Long-term Long-term supportive 2021 51 28, Whole Page the April of housing supportive Short-term Short-term Committee Emergency Housing Emergency Shelter Emergency Emergency
Recommendations Nation for convening housing housing Nation for convening
shíshálh Supporting Equity Social Envision in We Use the foundation provided or use a social equity lens when creating to and amending plans, policies, initiatives, housing development. to related processes Consider creating a permanent, part-time a permanent, part-time Consider creating position in partnershipcross-governmental Gibsons, of Town Sechelt, with the District of and fleeing unsafe situations. and children interests across the Coast, which expands which expands the Coast, across interests a forum provide to on the development that brings for identifying, sectors together housing needs and monitoring addressing, and liaising with community members. Advocate to senior levels of government, government, of senior levels to Advocate funders, and industry for needed housing and supports, housing, such as workforce homelessness supports, options for and and women care out of transitioning youth District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 52 Item 5.2
REQUEST FOR DECISION
TO: Committee of the Whole MEETING DATE: April 28, 2021
FROM: Manager of Development Engineering and Sustainability
SUBJECT: Recreational Vehicle (RV) Sani Station Location
FILE NO: 5331-126
RECOMMENDATIONS
1. That the report from the Manager of Development Engineering and Sustainability regarding the location of the RV Sani Station be received.
2. That Council support the location of District of Sechelt municipal hall.
PURPOSE To seek Council support for the RV Sani Station recommended location and the proposed cost recovery system.
OPTIONS 1. Adopt the recommendations as presented. 2. Select one of the alternative locations. 3. Defer decision.
DISCUSSION
Context/Background The District of Sechelt and the surrounding area lacks a permanent, year-round RV sani-station. Residents have expressed a desire for such a facility. A 2021 public survey indicated 78% support for a public facility and 54% of respondents thought that it should be located close to the highway (Figure 1). In March 2021, the District of Sechelt was successful with a Provincial grant application to fund 100% of the construction cost of a facility, up to $126,519. Several potential locations were proposed and have been further evaluated.
District of Sechelt Committee of the Whole Meeting Agenda April 28, 2021 Page 53
Figure 1: Survey Responses
Analysis: The locations (Figure 2) were evaluated by scoring each location on a set of criteria (Table 1) based out of 100 possible points. Several other BC municipalities were contacted to provide
District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 54 feedback on the sani-stations they are operating (Table 2). In terms of location, many municipalities locate their sani-stations centrally, near the downtown core to promote the economic benefits of tourists in that area. The challenges associated with this type of location are traffic and pedestrian congestion and suitable land area. Alternatively, sani-stations can also be located further from the downtown centre to reduce the above noted issues. This type of location, however, is more difficult to monitor for improper use and can be difficult for tourists to locate. Often sani-station locations are selected based on available land space and servicing ability as opposed to strategic benefits. Proposed Locations: 1. District of Sechelt Municipal Hall 2. Trail Avenue – Pump Track 3. Neptune Road – 5700 block 4. Dusty Road – Operations Yard Lot L 5. Highway 101 – Mission Point Lot 1 6. Water Resources Centre
Figure 2: Location Map
District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 55 Table 1: Evaluation Criteria Construction & Maintenance Construction • Cost of sanitary, water and storm utilities required Maintenance Cost • Security/improper use • Sanitary pumping requirement Accessibility RV Accessibility • Ease of turning large RVs in and out of the facility • Ability to line up and maneuver Distance and Navigation • Proximity to highway 101 • Easy to find for tourists Centrality Distance from Downtown • Walking distance from Village shops and restaurants to promote local economy Distance from Tourist Locations • Distance to tourist information, beaches, parks and other areas of interest. Safety Congestion • Traffic volume and complexity impacting ingress and egress Pedestrian Safety • Quantity and type of pedestrians – kids, adults, cyclists. Neighbourhood Fitting In • Does this facility fit with the surrounding neighbourhood and land use? Nuisance • Will this create an unreasonable nuisance for adjacent residents?
Table 2: Public Sani-Station Locations and Rates Municipality Rate Location City of Chilliwack $10 Highway City of Grand Forks Free Residential/Central Town of Lake Cowichan Donation Campsite City of Vernon $4 Visitor Information/Central Town of Oliver $10 Central BC Parks $5 Campsite City of Cranbrook Free Visitor Information/Edge of Town City of Merritt Free Central City of Port Alberni Free Central
District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 56 Recommendations District of Sechelt (DOS) Municipal Hall Based on the analysis of the six sites (Table 3) the DOS municipal hall location is recommended as the first choice (Table 4). This location is closest to Sechelt Village businesses providing economic benefits and close to tourist information and other locations of interest. The required utilities are reasonably close to connect and it is very accessible to Highway 101. The proximity to the municipal hall allows for easy daily inspection, maintenance and garbage collection and well as monitoring for security and improper use. The constraint of this site is congestion with the rec centre access, municipal hall and library parking for both vehicles and pedestrians. Some tree removal will be necessary to construct the facility at this location. It is proposed that the RVs enter the facility from the south and exit to the north onto Cowrie St. where they can easily access the highway or Sechelt village (Figure 3). Waiting RVs may cause constrictions on Rosina Giles Way, extending to Highway 101. The farmers market, located on Cowrie St, west of Ocean Ave. will pose congestion and navigational challenges on Saturdays. For these reasons, an alternative sani-station location may be considered.
Dusty Rd. Lot L Dusty Rd lot L location has sufficient land area to provide RV turn around access. The servicing is more challenging at this location, requiring a long water connection as well as a pumped sanitary service to the forcemain. This location is a long distance from downtown and central tourist locations but close to Porpoise Bay Provincial Park. The industrial nature of the area is well suited to this type of facility and the proximity to the Operations yard is close for inspection and maintenance visits. Waiting RVs must line up on Dusty Rd which may cause traffic disruptions.
Neptune Ave The Neptune Ave. location is moderately close to the downtown and tourist locations and is reasonably easy to find and access. This is a residential area, however, and it is expected that routing RVs through this neighbourhood and locating the station directly across from homes would not be supported by residents.
Table 3: Key Evaluation Comments Location Pro Con DOS Municipal Hall • Close to Hwy 101, Village • Congested location and tourist locations • Impact to trees • Relatively easy access • Conflicts with Farmer’s • Good constructability Market Trail Avenue – Pump Track • Good constructability • Difficult to access depending on travel direction • Impacts the pump track
District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 57 • Routes RV traffic through residential neighbourhood • No space for waiting RVs • Congestion on Trail Ave. Neptune Rd. • Relatively close to Village, • Nuisance for residents Hwy 101 and tourist • Does not fit in with locations neighbourhood • Easy to access • Routes RV traffic through residential neighbourhood • Moderately difficult to find Dusty Rd. - Lot L • Sufficient land area • Long distance from Hwy • Low impact to 101, Village and tourist neighbourhood locations • Difficult to find • Long service extension for water • Pump required for sewer tie-in • Waiting RVs must queue on Dusty Rd. Mission Point – Lot 1 • Close to Highway 101 • No sanitary connection – • Sufficient land area requires pump out • Difficult to monitor • Long distance from Village and tourist locations • Substantial fill required Water Resource Centre • Good constructability • Impacts the dog park • Fits current use and • Insufficient area for RV neighbourhood turn-around • No space for waiting RVs • Conflicts with WRC delivery trucks
Table 4: Location Evaluation Results Mission Dusty DOS Trail Neptune Pt Rd WRC Construction & Maintenance 18 18 19 3 14 17 Construction Cost 8 9 10 2 7 8 Maintenance Cost 10 9 9 1 7 9 Accessibility 16 9 14 14 12 10 RV Access 8 3 7 7 10 4 Distance & Navigation 8 6 7 7 2 6
District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 58 Centrality 20 16 16 4 4 14 Downtown 10 8 8 1 1 7 Tourist Locations 10 8 8 3 3 7 Safety 4 7 15 17 20 12 Congestion 2 3 7 7 10 5 Pedestrian 2 4 8 10 10 7 Neighbourhood 19 16 5 15 20 14 Appropriate 10 8 2 8 10 10 Nuisance 9 8 3 7 10 4 Total 77 66 69 53 70 67
Figure 3: Conceptual Layout for DOS Municipal Location (NTS) Operational Considerations Following the construction of the sani-station facility, it will incur ongoing operational and maintenance costs consisting primarily of Operations staff time. The costs will vary depending on usage, location and design but are expected to include the following: • Garbage collection - daily • Rinsing and cleaning - occasional • Infrastructure and kiosk maintenance – as needed • Inspection – daily • Flushing – seasonal / as necessary Based on discussions with other municipalities and our operations staff, maintenance costs are expected to be in the range of $5000-$10,000 annually.
District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 59 Cost Recovery The sani-station facility operation will require regular maintenance on the system as well as cleaning and garbage collection. A locking lid, credit card activated mechanism, manufactured by Sani-Star is proposed as the user fee collection system. A credit card payment would unlock the lid for use and relock upon closure. This may also help identify any improper users through the credit card information. This system is successfully used in many Canadian municipalities, as well as BC Parks. The user rate is commonly set between $5-$10 per use. The initial cost for this system is $2550 USD with an annual user fee of $1920 USD plus the credit card processing fees. City of Chilliwack and Town of Oliver both provided good references for this system.
Figure 2: Sanistar System Photo – City of Chilliwack
Strategic Plan 1.5 Continuing to support the work of Sunshine Coast Tourism and leverage opportunities to promote tourism and enhance the visitor experience in Sechelt.
District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 60 Policy Implications N/A
Financial Implications This project is fully funded by the Tourism Dependent Community Fund through the Ministry of Tourism, Arts, Culture and Sport up to $126,519. The project must be completed by the deadline date of March 31, 2023. Internal staff time for planning, design and project management is not eligible for funding. The future operational costs estimated between $5000 to $10,000 and annual lease fee of $1920USD for the Sani-Star system will be funded through user fees.
Communications A conceptual plan of the selected location would be posted for the public on the District’s website. Communications staff will assist in developing the messaging for the sani-station.
Respectfully submitted, Meghan Lee Manager of Development Engineering and Sustainability
Attachments: 1 – Conceptual plans for top three proposed locations 2 – Grant Award document
Reviewed by: A. Allen, Director of Planning & Development X Reviewed by: D. Douglas, Director of Financial Services X Reviewed by: K. Dhillon, Director of Engineering and Operations X Reviewed by: J. Rogers, Communications Manager X Reviewed by: J. Frank, Corporate Officer X Approved by: A. Yeates, Chief Administrative Officer X
District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 61 Blk 7 - Municipal Hall/Library Rec Centre Parking ATTACHMENT 1 §
Rosina Giles Way
Block 7 Lane
RV Queue
0 20 40 80 District of Sechelt Metres Teredo St
Committee of the Whole Meeting Agenda April 28, 2021 Page 62 Lot L - Dusty Road §
Dusty Rd RV Queue
0 20 40 80 District of Sechelt Metres
Committee of the Whole Meeting Agenda April 28, 2021 Page 63 Neptune Street Unnamed §
Neptune Rd RV Queue
Trail Ave
0 20 40 80 District of Sechelt Metres
Committee of the Whole Meeting Agenda April 28, 2021 Page 64 ATTACHMENT 2
This Contribution Agreement dated for reference the 18th day of March, 2021.
BETWEEN
HER MAJESTY THE QUEEN IN RIGHT OF THE PROVINCE OF BRITISH COLUMBIA, represented by the Minister of Tourism, Arts, Culture and Sport (the “Province") AND
District of Sechelt (the “Recipient”)
for the Sani-dump, Trail Bay Sea Walk Improvements and Hackett Park Improvements, Project No. TDCSE-01, TDCSE-02 and TDCSE-03
WHEREAS:
A. The Tourism Dependent Community Fund (TDC) was developed by the Government of British Columbia to support COVID-19 recovery for tourism dependent communities through infrastructure investments.
B. Funding has been approved under the TDC to be paid by the Province to the Recipient for the Project(s) described in this Agreement, under the terms and conditions of this Agreement.
C. The Recipient has provided the Province with ‘Class C estimates’ for the cost of the project(s).
NOW THEREFORE, in consideration of the covenants and agreements herein, the parties hereby agree as follows:
DEFINITIONS
1. In this Agreement and its recitals the following definitions apply:
"Agreement" means this contribution agreement and any schedules attached hereto;
“Applicable Laws” means all laws, statutes, regulations, and bylaws of any governmental authority having the force of law from time to time including those affecting, applicable to or otherwise relating to the Project(s), the Recipient or any Third Party;
“Asset” means any real or personal property or immovable or movable asset, acquired, constructed, rehabilitated or improved, in whole or in part, with funds provided by the Province under the terms and conditions of this Agreement;
TDC Contribution Agreement – 1 District of Sechelt Committee of the Whole Meeting Agenda April 28, 2021 Page 65
"Commencement Date" means the date identified in Schedule A;
“Completion Date” means the date specified in Schedule A upon which the Recipient will complete the Project(s) in accordance with this Agreement;
“Construction Start” means performance of physical activities on the property which results in changes which are visible to any person inspecting the site and are recognizable as the initial steps for the preparation of the land or the installation of improvements or fixtures;
"Contract" means a contract between the Recipient and a Third Party whereby the latter agrees to provide a product or service to the Project in return for financial consideration;
"Fiscal Year" means the period beginning April 1 of a year and ending March 31 of the following year;
“Local Government Information System” (“LGIS”) means an online portal and project management tool developed by the Province to support information management;
“Person” means, without limitation, a person, the Province, a Recipient, a Third Party, a corporation, or any other legal entity, and their officers, servants, employees or agents;
“Project” means the project(s) described in Schedule A;
“Substantial Completion” means, when referring to a Project, that the Project can be used for the purpose for which it was intended;
“Total Grant Amount” means the maximum amount the Province will contribute to the cost of the Project(s) as identified in Schedule B.1; and
"Third Party" means any Person, other than a Person who is a party to this Agreement that is involved in the implementation of the Project.
SCHEDULES
2. The Schedules to this Agreement are:
Schedule A Project Information Schedule B Payment Terms and Conditions Schedule C Reporting Requirements Schedule D Eligible and Ineligible Expenditures
TDC Contribution Agreement – 2 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 66 TERM
3. Notwithstanding the actual date of execution of this Agreement, the term of this Agreement begins on the Commencement Date and expires on March 31, 2024.
OBLIGATIONS OF THE RECIPIENT
4. The Recipient agrees to:
(a) carry out the Project in a diligent and professional manner;
(b) ensure the Construction Start of the Project is no later than December 31, 2021;
(c) complete the Project no later than the Completion Date;
(d) provide evidence satisfactory to the Province that the Recipient has commenced the Project in accordance with section 4(b) of this Agreement. Such evidence may consist of verification that construction has started, or other evidence deemed appropriate by the Province, and is to be provided to the contact specified in section 38. This evidence must be received by the Province no later than 4:30 PM PST on December 31, 2021;
(e) be responsible for any and all costs, expenses and liabilities (other than Eligible Expenditures which are in accordance with the terms of this Agreement) including all Ineligible Expenditures and cost overruns;
(f) establish and maintain accounting and administrative records which clearly disclose the nature and amounts of the different items of cost pertaining to the Project, including those that are to be used as the basis for the summary of Eligible Expenditures and which shall include the Contracts, invoices, statements, receipts and vouchers in respect of the Project;
(g) permit the Province, for contract monitoring and audit purposes, to inspect at all reasonable times both before and after the Completion Date, any books of account or records (both printed and electronic), and any other information reasonably required by the Province, whether complete or not, that are produced, received or otherwise acquired by the Recipient as a result of or in connection with this Agreement;
(h) maintain all such accounts, records and information until March 31, 2032;
(i) ensure that all Contracts entered into by the Recipient with any Third Parties contain the provisions in section 6 below;
TDC Contribution Agreement – 3 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 67 (j) use the Local Government Information System (LGIS), or another process designated by the Province, to fulfill the obligations of the Recipient under this Agreement to submit information, including but not limited to Schedule C; and
(k) if applicable, ensure that the Project meets or exceeds the requirement of the highest published accessibility standard established in the British Columbia Building Code.
5. If the Recipient has failed to provide evidence satisfactory to the Province in accordance with section 4(d) of this Agreement to demonstrate the Project has commenced, this Agreement may be terminated by the Province at any time without notice and will require the return of all funds paid to the Recipient. The Province shall advise the Recipient, in writing, within forty-five (45) days of being provided the evidence required under section 4(d), if it does not intend to accept such evidence. Otherwise, the Province shall be deemed to have accepted the evidence of commencement of the Project.
6. The Recipient and any Third Party will comply with all Applicable Laws, including all requirements of, and conditions imposed by, regulatory bodies having jurisdiction over the subject matter of the Project.
7. The Recipient will work with the Province to ensure that, if applicable:
(a) Indigenous groups have been notified and, if further applicable, adequately consulted (and accommodated, where appropriate) in regard to asserted or established aboriginal or treaty rights
(b) a summary of consultation or engagement activities have been provided to the Province, including a list of Indigenous groups consulted, concerns raised, and how each of the concerns have been addressed, or if not addressed, an explanation as to why not;
(c) accommodation measures, where appropriate, are being carried out; and
(d) any other information has been provided that the Province may deem appropriate.
8. The Recipient is solely responsible for all aspects of the Project, including without limitation, the planning, design, construction, operation, maintenance, worker and public safety, completion and ownership of the infrastructure, and nothing in this Agreement shall be deemed to give the Province interest in, or responsibilities for the Project, unless otherwise expressly provided in this Agreement.
9. The Recipient will ensure that the Total Grant Amount as identified in Schedule B.1 is used solely for the purpose of defraying the Eligible Expenditures incurred by the Recipient in carrying out and completing the Project(s) as described in Schedule A.
TDC Contribution Agreement – 4 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 68 10. The Recipient acknowledges that Eligible Expenditures that have received funding from any other federal or provincial sources may not be reimbursed under this Agreement, and the Recipient agrees to promptly notify the Province in writing of any and all such funding received.
11. The Recipient will not knowingly permit any member of the Legislative Assembly of British Columbia, a mayor or any municipal councilor within the area of the Recipient, or the Chair or any board member of the Recipient (as the case may be), to benefit, directly or indirectly, from any Contract or agreement made pursuant to this Agreement or in relation to the Project or to obtain any other benefit arising therefrom.
12. For the purposes of this section “significant change” in respect of a Project includes:
(a) any material change to its location, scope or timing; or (b) any material change from the project description as provided in the project application.
Any requests for changes or variations to the Project, including significant changes, will be made in writing to the Province and will require approval by the Province, and must produce similar results to that for which the grant was originally approved.
13. Unless otherwise approved by the Province, the Recipient will maintain ongoing operations and will retain title to, and ownership of, an Asset resulting from the Project for at least five (5) years after Substantial Completion.
14. If at any time within five (5) years from the date of Substantial Completion, the Recipient sells, leases, or otherwise disposes of, directly or indirectly, any Asset purchased, acquired, constructed, rehabilitated or renovated, in whole or in part, with funds contributed by the Province under this Agreement, other than with the consent of the Province, the Recipient may be required to reimburse the Province any funds received for the Project.
The Recipient will immediately notify the Province in writing if at any time during the five (5) year period following Substantial Completion any transaction triggering the above- mentioned repayment occurs.
15. The Recipient agrees to notify the Province, through the Final Report as described in Section C.3 of Schedule C, if at completion of the Project, the actual total Eligible Expenditures of the Project are lower than the Total Grant Amount. If the actual total Eligible Expenditures of the Project are lower than the Total Grant Amount, the Province may request a repayment proportional to the difference between the actual total Eligible Expenditures of the Project and the Total Grant Amount paid under this Agreement.
16. The Recipient will ensure that any Contracts it awards to any Third Party will be awarded in a way that is fair, transparent, competitive, and consistent with value for money principles, or in a manner otherwise acceptable to the Province, and if applicable, in accordance with the Canadian Free Trade Agreement and international trade agreements.
TDC Contribution Agreement – 5 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 69 17. All Contracts for works associated with the Project will be publicly tendered. If this is not feasible or practicable, the Recipient must obtain approval from the Province in writing before proceeding with the Contract.
18. The Recipient acknowledges that the Province reserves the right to review the Recipient’s procurement and tendering policies and practices relating to the Contracts at any time from the date of approval of the Project to three (3) years after the Completion Date.
19. If the Province determines that a Contract is awarded in a manner that is not in compliance with the foregoing, upon notification to the Recipient, the Province may consider the expenditures associated with the Contract to be ineligible.
OBLIGATIONS OF THE PROVINCE
20. Provided the Recipient is in compliance with its obligations under this Agreement, and subject to the terms of this Agreement, the Province will pay the Recipient the amount and in the manner set out in Schedule B of this Agreement.
COMMUNICATIONS
21. The Recipient agrees that all public information material pertaining to the Project will clearly indicate that the Project is funded in part by the Province. The Recipient acknowledges that the Province shall be given at least 20 working days’ notice of publication of any formal communications materials or public events relating to the Project.
LIMITATION OF LIABILITY
22. In no event will the Province, and their officers, servants, employees or agents be held liable for any damages in contract, tort (including negligence) or otherwise, for:
(a) any injury to any Person, including, but not limited to, death, economic loss or infringement of rights;
(b) any damage to or loss or destruction of property of any Person; or
(c) any obligation of any Person, including, but not limited to, any obligation arising from a loan, capital lease or other long term obligation
in relation to this Agreement or the Project.
INDEMNIFICATION
23. The Recipient will, at all times either before or after the expiration or termination of this Agreement, indemnify and save harmless the Province and its ministers, officers, servants, employees or agents from and against all actions, claims, demands, losses, costs, damages,
TDC Contribution Agreement – 6 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 70 suits or other proceedings, whether in contract, tort (including negligence) or otherwise, by whomsoever brought or prosecuted in any manner based upon or occasioned by:
(a) any injury to any Person, including, but not limited to, death, economic loss or any infringement of rights;
(b) any damage to or loss or destruction of property of any Person; or
(c) any obligation of any Person, including, but not limited to, any obligation arising from a loan, capital lease or other long term obligation
in relation to this Agreement or the Project, except to the extent to which such actions, claims, demands, losses, costs, damages, suits or other proceedings are caused by the negligence or breach of the Agreement by an officer, servant, employee or agent of the Province in the performance of his or her duties.
INSURANCE
24. The Recipient will, without limiting its obligations or liabilities herein, purchase and maintain insurances with insurers licensed in Canada with coverage of a type, and in amounts, that any similar business, acting reasonably, would procure for a project of the scope, size and exposure of the Project, during the term of this Agreement and for any subsequent ongoing operations and maintenance of the resulting infrastructure.
25. The Recipient shall require and ensure that each Third Party maintains insurances comparable to those required above.
26. Upon request by the Province, the Recipient will deliver a certified copy of the policies of insurance applicable under this Agreement. No review or approval of any insurance policy by the Province derogates from or diminishes the Province’s rights or the Recipient’s liability under this Agreement.
DEFAULT
27. Any of the following events will constitute an Event of Default, whether any such event be voluntary, involuntary or result from the operation of law or any judgment or order of any court or administrative or government body:
(a) the Recipient fails to comply with any provision of this Agreement; (b) any representation or warranty made by the Recipient in connection with this Agreement is untrue or incorrect; (c) any information, statement, certificate, report or other document furnished or submitted by or on behalf of the Recipient pursuant to or as a result of this Agreement is untrue or incorrect; (d) the Recipient ceases, in the opinion of the Province, to carry on business as a going concern;
TDC Contribution Agreement – 7 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 71 (e) a change occurs with respect to one or more of the properties, assets, conditions (financial or otherwise), business or operations of the Recipient which, in the opinion of the Province, materially adversely affects the ability of the Recipient to fulfill its obligations under this Agreement; (f) an order is made or a resolution is passed or a petition is filed for the liquidation or winding up of the Recipient; (g) the Recipient becomes insolvent or commits an act of bankruptcy or makes an assignment for the benefit of its creditors or otherwise acknowledges its insolvency; or (h) a bankruptcy petition is filed or presented against, or a proposal under the Bankruptcy and Insolvency Act (Canada) is made, by the Recipient or a receiver or receiver-manager of any property of the Recipient is appointed.
TERMINATION
28. Upon the occurrence of any Event of Default and at any time thereafter the Province may, notwithstanding any other provision of this Agreement, at its sole option, elect to do any one or more of the following:
(a) terminate this Agreement and request a full repayment of all or a portion of the funding paid under this Agreement; (b) require that the Event of Default be remedied within a time period specified by the Province; (c) waive the Event of Default; and (d) pursue any other remedy available at law or in equity.
29. If the Province terminates this Agreement under section 27, the Province may demand repayment of all or a portion of the funding paid to the Recipient under this Agreement, and upon receiving a demand for repayment, the Recipient shall forthwith repay the amount demanded to the Province and the Province shall be discharged from a liability to the Recipient under this Agreement.
30. If the Province terminates this Agreement under section 27(a), then such termination is effective upon receipt of written notice by the Recipient.
REMEDIES NON-EXCLUSIVE
31. The rights, powers and remedies conferred on the Province under this Agreement or any statute or law are not intended to be exclusive and each remedy shall be cumulative and in addition to and not in substitution for every other remedy existing or available to the Province.
32. The exercise of any one or more remedies available to the Province will not preclude the simultaneous or later exercise by the Province of any other right, power or remedy.
TDC Contribution Agreement – 8 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 72 APPROPRIATION
33. Notwithstanding any other provision of this Agreement, the payment of money by the Province to the Recipient under this Agreement is subject to:
(a) there being sufficient monies available in an appropriation, as defined in the Financial Administration Act, to enable the Province, in any Fiscal Year or part thereof, when any payment by the Province to the Recipient falls due under this Agreement, to make that payment; and
(b) Treasury Board, as defined in the Financial Administration Act, not having controlled or limited expenditure under any appropriation referred to in subsection (a) of this section.
NO FURTHER OBLIGATIONS
34. The Recipient acknowledges that nothing in this Agreement will bind the Province to provide any funding for any addition or improvement to the Project, or any cost overruns of the Project, and that no partnership, joint venture or agency will be created or will be deemed to be created by this Agreement or any action of the parties under this Agreement.
JOINT AND SEVERAL OBLIGATIONS
35. In the event the Recipient is comprised of more than one entity, then the covenants and obligations of each of such entities with the others will be both joint as well as several.
AMENDMENTS
36. Unless otherwise specified in this Agreement, this Agreement may be amended only by further written agreement between the parties. Any requests for amendments to this Agreement will be made in writing and submitted to the other party.
SURVIVAL OF TERMS
37. Sections 4 (g) and (h), 13, 14, 18, 19, 22, 23, 34, and 35 continue in force indefinitely, even after this Agreement ends.
NOTICE
38. Any written communication from the Recipient to the Province must be mailed, personally delivered, or electronically transmitted to the following address:
Ministry of Tourism, Arts, Culture and Sport Tourism Sector Strategy Division P.O. Box 9812, STN PROV GOVT Victoria, British Columbia V8W 9W1
TDC Contribution Agreement – 9 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 73
Email: [email protected]
Attention: Manager, Tourism Recovery
39. Any written communication from the Province to the Recipient must be mailed, personally delivered, faxed or electronically transmitted to the following address:
District of Sechelt 5797 Cowrie St, Sechelt, BC V0N 3A3
Email: [email protected]
Attention: Julie Rogers
40. Any written communication from either party will be deemed to have been received by the other party on the tenth business day after mailing in British Columbia or on the date of transmission if electronically transmitted.
41. Either party may, from time to time, notify the other party in writing of a change of address and, following the receipt of such notice, the new address will, for the purposes of sections 38 or 39 of this Agreement, be deemed to be the mailing address of the party giving notice.
LOBBYISTS AND AGENT FEES
42. The Recipient warrants:
(a) that any Person it has hired, for payment, to speak to or correspond with any employee or other Person representing the Province on the Recipient’s behalf, concerning any matter relating to the contribution under this Agreement or any benefit hereunder and who is required to be registered pursuant to the Lobbyists Registration Act [SBC 2001], c. 42, as amended, is registered pursuant to that act;
(b) it has not and will not make a payment or other compensation to any legal entity that is contingent upon or is calculated upon the contribution hereunder or negotiating the whole or any part of the terms of this Agreement; and
NON-WAIVER
43. No term or condition of this Agreement and no breach by one party of any such term or condition will be deemed to have been waived unless such waiver is in writing signed by the other party.
TDC Contribution Agreement – 10 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 74 44. The written waiver by one party of any breach by the other party of any term or condition of this Agreement will not be deemed a waiver of any subsequent breach by the other party of the same or any other term or condition of this Agreement.
ENTIRE AGREEMENT
45. This Agreement constitutes the entire agreement between the parties with respect to the subject matter of this Agreement.
FURTHER ACTS AND ASSURANCES
46. Each of the parties will, upon the reasonable request of the other, make, do, execute or cause to be made, done or executed all further and other lawful acts, deeds, things, devices, documents, instruments and assurances whatever for the better and absolute performance of the terms and conditions of this Agreement.
TIME OF ESSENCE
47. Time will be of the essence of this Agreement.
ASSIGNMENT
48. The Recipient will not, without the prior written consent of the Province, assign, either directly or indirectly, this Agreement or any of the rights of the Recipient.
MISCELLANEOUS
49. This Agreement will be governed by and construed in accordance with the laws of the Province of British Columbia.
50. The Schedules to this Agreement are an integral part of this Agreement as if set out at length in the body of this Agreement.
51. If any provision of this Agreement or the application to any Person or circumstance is invalid or unenforceable to any extent, the remainder of this Agreement and the application of such provision to any other Person or circumstance will not be affected or impaired thereby and will be enforceable to the extent permitted by law.
52. Nothing in this Agreement operates as a consent, permit, approval or authorization by the Province or any ministry or branch thereof to or for anything related to the Project that by statute, the Recipient is required to obtain unless it is expressly stated herein to be such a consent, permit, approval or authorization.
53. Any reference to a statute in this Agreement, whether or not that statute has been defined, includes all regulations at any time made under or pursuant to that statute and amendments to that statute.
TDC Contribution Agreement – 11 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 75 DISPUTE RESOLUTION
54. Any disputes that arise under this Agreement will be referred to and finally resolved in accordance with the following procedures:
(a) upon written notice from either party to the other outlining a dispute, the following representative of each party will meet within 21 days of receipt of such notice and attempt to resolve the dispute described in the notice:
i. the Manager, Tourism Recovery on behalf of the Province;
ii. the Commissioner of the Recipient;
(b) unless the parties otherwise agree, if the dispute is not resolved pursuant to subsection (a) of this section, the dispute will be referred to and finally resolved by arbitration, in Victoria, pursuant to the Arbitration Act.
IN WITNESS WHEREOF each of the parties has executed this Agreement on the dates set out below.
SIGNED by the Minister of Tourism, Arts, Culture and Sport ) or his or her duly authorized ) representative on behalf of ) of HER MAJESTY THE QUEEN IN ) RIGHT OF THE PROVINCE OF ) BRITISH COLUMBIA: ) ) ) ______) Date: ______March 19, 2021 Minister or his/her Delegate
(the “Recipient”):
Per: ______March 18, 2021 Authorized Signatory Date
David Douglas, Director of Financial Services Name/Title
TDC Contribution Agreement – 12 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 76 Schedule A: PROJECT INFORMATION
A.1 Project TDCSE-01: Sani-dump Project TDCSE-02: Trail Bay Sea Walk Improvements
A.2 Project Description: The Sani-dump Project will consist of the following:
Installing a publicly accessible sani-station and an information kiosk
Project Description: The Trail Bay Sea Walk Improvements Project will consist of the following:
complete the walkway from Snicket Park to Friendship Park along the Trail Bay A washroom. Three cement pads with electricity for mobile vendors. Two bear proof garbage cans, public art, locally crafted benches
Project Description: Hackett Park Improvements Project will consist of the following: Playground design Mural outside washroom Water connection to playground for cleaning Playground site preparation Playground surface Playground equipment and installation
A.3 The Commencement Date of the Sani-dump Project is March 5th 2021. The Commencement Date of the Trail Bay Sea Walk Improvements Project is March 5th 2021. The Commencement Date of the Hackett Park Improvements Project is March 5th 2021.
A.4 The Completion Date of the Sani-dump Project shall be no later than March 31, 2023. The Completion Date of the Trail Bay Sea Walk Improvements Project shall be no later than March 31, 2023. The Completion Date of the Hackett Park Improvements Project shall be no later than March 31, 2023.
TDC Contribution Agreement – 13 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 77 Schedule B: PAYMENT TERMS AND CONDITIONS
B.1 Payment of Provincial Funding:
Project TDCSE-01 Sani-dump: $126,519 Project TDCSE-02 Trail Bay Sea Walk Improvements: $382,500 Project TDSE-03 Hackett Park Improvements $300,000
Upon the execution of this Agreement by both parties, the Province will make a one- time grant payment towards the Project(s) of Eight Hundred Nine Thousand, Nineteen Dollars and Zero Cents ($809,019) (the “Total Grant Amount”), paid to the Recipient.
TDC Contribution Agreement – 14 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 78 Schedule C: REPORTING REQUIREMENTS
C.1. Periodic Progress Reports
Where Substantial Completion of the Project is not achieved by December 31, 2021, the submission of periodic progress report is required.
The Recipient will submit to the Province a periodic progress report, in a form satisfactory to the Province, by January 31 of each year. Periodic Progress Reports will be due until Substantial Completion of the Project.
C.2 Interim Expenditure Reporting
The Recipient will submit to the Province, in a form established by the Province, interim reports summarizing expenditures. These summaries are to be submitted when 25% of the Total Grant Amount has been spent; and when 75% of the Total Grant Amount has been spent. The Province may, at their sole discretion, require a further interim expenditure report summarizing expenditures when 50% of the Total Grant Amount has been spent.
C.3 Final Report
The Recipient will submit to the Province a Final Report, in a form established by the Province. The final report form must be submitted within one year of the completion of the Project, but in no case later than March 31, 2023. The Final Report will include, but not be limited to, the following:
Number of new permanent jobs created as a result of the Project; Total number of individuals, both regularly and temporarily employed for Project duration. Of these totals employed (both regularly and temporarily): o Number of Indigenous peoples o Number of new Canadians o Number of women o Number of young adults (18 to 35 years old) Average pay scale of individuals employed for Project duration, including: o Number of individuals who earned ≤ than $30/hour o Number of individuals who earned > than $30/hour; Pursuant to the objectives of the Wood First Act, the use of wood in a new building or expansion project expressed as a dollar value and as a percental of total material costs; and Summary of expenditures The Recipient will ensure that appropriate data collection processes are in place to enable the capture and reporting of the above.
TDC Contribution Agreement – 15 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 79 C.4 Reports
The Province in no way endorses, approves or verifies the findings, technical data, results, quality statements, representations or recommendations in the reports described above.
C.5 Project Audit Report:
The Recipient may also be required to provide, upon request by the Province, a Project audit report from a Person authorized to be an auditor under section 169 of the Community Charter confirming that the Project expenditures have been made in compliance with this Agreement. If required by the Province, the audit is to be in accordance with the form and reporting standards recommended by the Canadian Institute of Chartered Accountants.
C.6 Other Information:
The Recipient will provide the Province, upon request, all such other information concerning the progress of the Project, as may be required by the Province.
TDC Contribution Agreement – 16 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 80 Schedule D – ELIGIBLE AND INELIGIBLE EXPENDITURES
D.1 Eligible Expenditures
Excluding those identified under Section D.2 (Ineligible Expenditures), Eligible Expenditures will be all costs considered by the Province to be direct and necessary for the successful implementation of the Project as described in Schedule A. Eligible Expenditures will include the following:
a) management and professional service costs, such as accounting, communications, project management, technical personnel, contractors and consultants; b) material and supplies costs; c) equipment and capital assets purchase or rental; and d) other costs that, in the opinion of the Province, are considered to be direct and necessary for the successful implementation of a project.
D.2 Ineligible Expenditures
The following expenditures are ineligible:
a) expenditures incurred prior to the Commencement Date; b) costs incurred for withdrawn or cancelled project components; c) land acquisition; leasing land, buildings and other facilities; leasing equipment other than equipment directly related to the construction of a project; real estate fees and related costs; d) services or works normally provided by the Recipient, including salaries and other employment benefits of any employees of the Recipient, unless pre-approved; e) office rent, maintenance expenses, utilities; f) costs incurred after March 31, 2023; and g) other costs that, in the opinion of the Province, are not considered to be direct and necessary for the successful implementation of a project.
TDC Contribution Agreement – 17 District of Sechelt
Committee of the Whole Meeting Agenda April 28, 2021 Page 81