Municipality of North Cowichan Committee of the Whole AGENDA Wednesday, November 21, 2018, 11:00 a.m. Municipal Hall - Council Chambers Pages 1. CALL TO ORDER 2. APPROVAL OF AGENDA Recommendation: That the Committee approve the agenda as circulated [or as amended]. 3. PUBLIC INPUT Brief public input from registered speakers regarding items on this agenda. 4. BUSINESS 4.1 Regional Attainable Housing Strategy Presentation 2 - 28 Purpose: To hear from Terri Mattin, Executive Director and Chris Hall, Board Chair, of Cowichan Housing Association Re: Regional Attainable Housing Strategy presentation. 5. QUESTION PERIOD Public opportunity to ask brief questions regarding the business of this meeting. 6. ADJOURNMENT Recommendation: That the Committee of the Whole adjourn the meeting at ______ p.m.
Transcript
Municipality of North CowichanCommittee of the Whole
AGENDA
Wednesday, November 21, 2018, 11:00 a.m.Municipal Hall - Council Chambers
Pages
1. CALL TO ORDER
2. APPROVAL OF AGENDA
Recommendation:That the Committee approve the agenda as circulated [or as amended].
3. PUBLIC INPUT
Brief public input from registered speakers regarding items on this agenda.
Purpose: To hear from Terri Mattin, Executive Director and Chris Hall, BoardChair, of Cowichan Housing Association Re: Regional Attainable HousingStrategy presentation.
5. QUESTION PERIOD
Public opportunity to ask brief questions regarding the business of this meeting.
6. ADJOURNMENT
Recommendation:That the Committee of the Whole adjourn the meeting at ______ p.m.
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A Regional Attainable Housing Strategy for the Cowichan Region
Draft Background ReportNorth Cowichan, November 21, 2018
Agenda1. Part I: Draft Regional Affordable Housing Profile
• Discussion and Questions
2. Part II: Community Consultations• Discussion and Questions
3. Part III: Policy and Tools for Affordable Housing
4. Preliminary Strategy Options
5. Discussion and Questions
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Cowichan Housing Association
Our Mandate:Incorporated in 2015 out of ten years of work by the Regional Affordable Housing Directorate. We work to increase affordable housing options and to prevent homelessness in the Cowichan Region through research, community development, homelessness prevention programming and facilitating affordable housing development.
We build community capacity for increasing housing by:• Research and analysis to assess needs and gaps, and ensure that we are planning for the spectrum of needs in our local
communities• Compiling data needed to support funding applications• Developing a housing strategy that provides clear direction and promotes coordinated action for local governments, non‐
profits, businesses, and community groups• Providing the framework to connect the parties and facilitate collaboration to move key projects forward• Promo ng best prac ces and innova ve solu ons
Our Partners
• Social Planning Cowichan
• Our Cowichan Communities Health Network
• Vancity Credit Union
• Cowichan Valley Regional District
• Cowichan Coalition to Address Homelessness and Affordable Housing
• Regional Affordable Housing Committee
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Regional Affordable Housing Committee
• BC Housing• Canadian Mental Health Association• City of Duncan• Cowichan Green Community• Cowichan Housing Association• Cowichan Tribes• CVRD, Economic Development• North Cowichan• House of Friendship• Ladysmith Resources Centre Society
• Red Balloon/DBIA• MLA Doug Routley• MP Alistair MacGregor• North Cowichan, Planning & Subdivision• Our Cowichan Community Health Network• Social Planning Cowichan• United Way• Clements Centre• Cowichan Bay Seniors & Community Association• M’Akola Development• Cowichan Neighbourhood House
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Identify the level and types of housing need in the Cowichan Region and determine and lay out a strategy and action plan identifying priorities, options and opportunities for actions to address those needs.• Background research
o Part I ‐ Affordable Housing Profileo Part II ‐Community Engagement: Community events, focus groups, interviews, survey
o Part III – Policy Context, Best Practices o Identify priorities and options for the Cowichan Region
• Develop the Strategy and Action Plan
Project Overview
• Demographics – now and future
• Income and employment
• Housing supply
• Housing gaps and needs
• Efforts to date
Key indicators for housing supply, gaps, and needs
Part I:Regional Affordable Housing Profile
Main Data Sources: Census Profile 2016 Census, BC Housing, BC Non Profit Housing Association, CMHC, Canadian Rental Housing Index, City Spaces 2014 Reports, VIREB
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Population Distribution, CVRD 2016
Area G: Saltair Area H: Yellow Point Town of Ladysmith
Area A: Mill Bay Area B: Shawnigan Lake Area C: Cobble Hill
Area D: Cowichan Bay Area E: Glenora Area F: Honeymoon Bay
Area I: Youbou Town of Lake Cowichan District of North Cowichan
Town of Duncan
CVRD Population by Age 2016
0‐19 20‐44 45‐64 65‐74 75+
CVRD Population
Population Trends
• 0.9% per year population growth• Aging into older groups except First Nations communities
• Seniors to increase from 24% to 26% of population by 2021
• Strong patterns of migration
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CVRD PopulationCVRD Population Growth by Area, 2011‐2016
0 to $19,999
$20,000 to $39;999
$40,000 to $59;999
$60;000 to $79;999
$80;000 to $99;999
$100;000 and over
Annual median incomes• All households $65,191• Couples WC: $75,945• Lone Parents: $45,605• Single persons: $32,260
Proportion of Population, Annual Median Household Incomes, CVRD 2016
• 15.3% Low Income• 29% learn less than
$40,000 per year• 28% earn over
$100,000 per year
Household Income
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Income
0
20,000
40,000
60,000
80,000
100,000
120,000
140,000
CowichanValley
Area A: MillBay
Area B:Shawnigan
Lake
Area C: CobbleHill
Area D:Cowichan Bay
Area E:Glenora
Area F:Honeymoon
Bay
Area I: Youbou Area G: Saltair Area H: YellowPoint
Town ofLadysmith
District of NorthCowichan
City of Duncan Town of LakeCowichan
CVRD MedianIncomes
Single Persons Lone Parents Couples without children
Annual Median Household Incomes by Area, CVRD 2016
Health
7.3%
Top OccupationsCVRD 2016
Manufacturing & Utilities
3.5% Trades, Transport & Equipment Operators
17.9%
Art, Culture, Recreation, & Sport
3.1%
Natural & Applied Sciences
5.3%
Natural Resources & Agriculture
4.1%
Business, Finance & Administration
13.1%
Sales & Services
23.1%
Education, Law, Social, Community, Government Sector
11.1%Management
11.4%
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Proportion of Renter Households by Area, CVRD 2016
In 2016, 77% of all households were owners and 22% were renters, an increase in renter households of 3% and decrease in owner households of 4% since 2011.
Rental Vacancy Rates, Cowichan CA, 1990‐2017 CMHC Housing Information Portal. Available at: https://www03.cmhc‐schl.gc.ca/hmiportal/en/#Owners. N.p., 2018. Web. 4 Jun. 2018.
Rental Vacancy Rates, Cowichan CA, 1990‐2017
0
2
4
6
8
10
12
14
16
18
1985 1990 1995 2000 2005 2010 2015 2020
Vacan
cy Rate (%
)
Year (October)
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Canadian Rental Housing Index. Available at: http://www.rentalhousingindex.ca/en/#intro. Web. 15 June 2018.
In 2017, the Cowichan Valley Regional District was ranked 21 out of 27 regions in BC when it comes to the overall health of the rental market, a decline from 18th in the previous year. The overall index score was ranked as Critical for the Cowichan Valley.
Proportion of Renter Income Spent on Rent and Utilities, 2016
Canadian Rental Housing Index. Available at: http://www.rentalhousingindex.ca/en/#intro. Web. 15 June 2018.
In 2017, the Cowichan Valley Regional District was ranked 21 out of 27 regions in BC when it comes to the overall health of the rental market, a decline from 18th in the previous year. The overall index score was ranked as Critical for the Cowichan Valley.
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Vancouver Island Real Estate Board. Cumulative Residential Average Single Family Home Sale Price. Victoria, VIREB, 2018.
Ownership Housing Costs
Housing CostsReal Estate Listings by Type, February, 2018 Real Estate Listings by Selling Price, February, 2018
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Maximum Purchase Price with 10% Down, CVRD Households, 2016
Household Spending on Shelter Costs
$0
$200
$400
$600
$800
$1,000
$1,200
$1,400
$1,600
Average monthly shelter costsowners
Average monthly shelter costsrenters
Average Monthly Shelter Costs, CVRD 2016
0
10
20
30
40
50
60
%Renters spending over 30% %Owners spending over 30%
% Households Spending Over 30% Shelter Costs, CVRD 2016
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Population Projections
BC Non Profit Housing Association (2012) Our Home, Our Future: Projections of Rental Housing Demand and Core Housing Need, Cowichan Valley Regional District to 2036. http://bcnpha.ca/wp_bcnpha/wp‐content/uploads/2012/09/19_Cowichan_Valley_1209211.pdf. Accessed June 11 2018.
BC Non Profit Housing Association. Regional Breakdown Cowichan Valley (2012) http://bcnpha.ca/wp_bcnpha/wp‐content/uploads/2017/04/Cowichan‐Valley.pdf. Accessed June 11 2018.
Rental Housing Gaps ‐ Current
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BC Non Profit Housing Association (2012) Regional Breakdowns. Available at: http://bcnpha.ca/wp_bcnpha/wp‐content/uploads/2017/04/Cowichan‐Valley.pdf. Accessed June 11, 2018.
BCNPHA Rental Demand Projections Types, 2017‐2026
36 36 32 34 3225 27 22 24 22
19 1615 16 15
1214
11 12 11
5756
4548
45
35
41
3336
34
0
20
40
60
80
100
120
2017 2018 2019 2020 2021 2022 2023 2024 2025 2026
Core Housing Missing Middle Market
Note: Statistics based on 2011 Census Data. To be updated.
Housing Need and Demand Study for Providence Farm (2006), the Inadequate Shelter Report (Social Planning Cowichan, SPC (2007), the Aboriginal Off Reserve Aboriginal Housing Needs (SPC, 2014), the CVRD Affordable Housing Needs Assessment (2014), Duncan CAB Plan to Address Homelessness (Kaleidoscope Consulting, 2018) and the Housing First for Youth Plan (Cowichan Housing Association, 2018).
Non Market Housing Needs
Homeless Vulnerable Groups
WomenSeniors FamiliesYouth Indigenous
• 100 portable housing subsidies & income supplements to address short term supply gap
• Mobile support team• 3000 (new or
augmented) permanent, portable rent supplements available to vulnerable groups
• Rapid rehousing support team for people experiencing temporary homelessness and having support needs, for youth single‐parent families, Indigenous
families and individuals
• Youth Shelter for 13 –18 ages
• Youth Transitional Housing, scattered site supported housing
• Student housing
• Housing supports including Housing First services, tenant education and advocacy
• Supported, accessible and
adaptable housing
• Affordable family‐friendly rentals
• Low‐end of market three‐bedroom rental units in good condition
• Supported transitional and permanent housing for Mothers with Children at risk
• Affordable homeownership
• Women and families who have escaped violence: transitional and second stage housing • Accessible rental
housing • Inclusive housing for at‐
risk LGBT2Q community
• Low barrier affordable rental housing for persons with mental health and substance use issues (with outreach support)
• Aboriginal Off Reserve Housing Needs
• The 2014 Aboriginal Off Reserve Housing Needs Study called for greater supply of affordable housing for youth, families, young parents, older people, and for those with severe barriers to housing, as well as emphasizing the need for cultural understandings and integration of cultural traditions, and housing supports such as tenant education
People living with disabilities & developmental challenges, mental health & substance use challenges, LGBTQ2S
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Ownership Housing
GapAffordable housing units (under $400,000)
Future
Increase of 416‐460 households per year (10,404 total 2012 to 2039)
VS
Potential AH Projects
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Part II: Community Consultations to Date
Community meetings (80)Focus Groups (28)Individual Interviews (15)Public Survey (386)
Part II: Community Consultations to Date
Top issues:1. Lack of rental housing2. Cost of rental housing /
income3. Cost of buying a home
We currently have no permanent home, and were
recently kicked out of our house because our landlords sold. We are a family of five, couch surfing. We are great
tenants with stellar references.
Many of the affordable housing complexes are in terrible condition filled with bedbugs …
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Part II: Community Consultations to Date
Impacts:• Businesses / employment• Income/cost pressures• Inadequate housing• Health/well being
13% of survey respondents indicated they were considering
opening a business in the Cowichan Region; 73% of those respondents
indicated lack of housing would deter them from considering
opening up that business.
The lack of affordable housing drives up the costs for everyone, impacting the job market and the economy as a whole. This drives up the prices of everyday items, and means that much of the available work force is forced to
move elsewhere to find gainful employment and affordable housing.
Part II: Community Consultations to Date
Groups under pressure:• Seniors• Young people and families• People living with disabilities,
mental health, addictions• First Nations
It doesn't matter what plans you put in place for your
senior years there is a good chance they will not work out. Still working at 75yrs with major health issues, struggle every month to
make ends meet. The cost of housing and general living is
I don't think people who have lived in this community for the past two decades and who own
their own homes realize how critical the need for housing
options are in our region.
Part II: Community Consultations to Date
Ideas:• Plan regionally• Policies and regulations• Innovation / urban and rural• Change community perceptions• Leadership• Funding• Data
We need smaller homes with gardens and supported living for people with mental health
challenges. We need homes for families that are either one or
accommodate multi‐generational households so
that young and old can connect and care for each other.
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Part III: Policies and Tools
1. Federal and Provincial housing strategies
2. Affordable and attainable housing strategies in other
BC Communities
3. Planning policies and initiatives in the Cowichan
Region
4. Analysis and considerations
The Development ProcessPrepare the organization
Build the professional team
Create a development plan
Need and demand study
Determine financial feasibility
Plan for community engagement
Write a business plan
Secure funding
Design the building
Obtain approvals
Find a builder
Begin construction
Market your units
Prepare for management
Prepare to welcome residents
Turn over the building
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BCNPHA/Rental Housing Coalition
Affordable Housing Plan1. Supply: Expand and
adequately maintain our affordable housing stock
2. Income: Reduce poverty and provide income supports
3. Homelessness: supply, financial supports, and support services
4. Innovation: Partnership with the Community Housing Sector
BCNPHA/Rental Housing Coalition
Cowichan Region
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National Housing Strategy• $11.2 billion over 11 years
• National Housing Co‐Investment Fund: $15.9 billion ($4.7 billion
financial contributions and $11.2 billion low interest loans)
• Canada Community Housing Fund: $4.3 billion cost‐matching fund
• Federal Community Housing Initiative: $500 million to renew social
housing operating agreements
• The Canada Housing Benefit: $4 billion to help to relieve households
of the rapid increases in housing costs
• Mortgage loan insurance
BC’s Affordable Housing Plan• $1.8 billion dollars over 10 years in the rental‐housing sector to create 14,000 rental units
• $734 million over 10 years women and children fleeing abuse
• $450 million student housing – partnerships to create 5,000 units
• $550 million over 10 years to build 1,750 social housing units for under‐housed Indigenous
populations
• $291 million over 3 years for 2,500 supported housing units
• Increase SAFER and RAP
• Residential Tenancy Branch
• Housing laws for MHP
• $1.1 billion over 10 years for AH building repairs and maintenance
• Housing Hub
• $5 million over 3 years to local governments to address specific needs and remove roadblocks
• Speculation and foreign buyers tax
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Summary Themes
1. Increase supply of affordable rental housing2. Maintain current supply 3. Prevent homelessness4. Collaboration between all levels of government and the community housing sector
5. Develop new and innovative approaches and housing forms6. Manage speculative demand
The Development ProcessPrepare the organization
Build the professional team
Create a development plan
Need and demand study
Determine financial feasibility
Plan for community engagement
Write a business plan
Secure funding
Design the building
Obtain approvals
Find a builder
Begin construction
Market your units
Prepare for management
Prepare to welcome residents
Turn over the building
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Strategy Case Studies: Themes
1. Policies of local governments that promote development and maintenance of affordable housing
2. Capacity in the community to undertake affordable housing development and operations
3. Partnerships between all levels of government and the community housing sector
4. An engaged community that understands the need for different affordable housing types and forms
Local Policy Tools
• Inclusionary Zoning
• Secondary Suites
• Incentives: Density bonus, tax exemptions
• Resale Price Restrictions
• Housing Fund
• Land Banking
• Housing Organization• Partnerships for Affordable Housing
• Allowing infill • Encouraging smaller units • Reduced set‐backs, narrow lot sizes • Reduced parking requirements• Tax exemptions for affordable or
subsidized rental suites • Housing agreements to provide
rental units in converted developments
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Partnerships and Collaboration
• Recognizes need for all levels of government, private and non
profit sector involvement
• Can explore options such as co‐location of facilities, Land Trusts.
Community Capacity
• Recognizes:
• Complexity of affordable housing development
• Roles of private and non profit organizations
• Need for wrap around services
• Need for research and data
• Explore options such as Land Banking and Housing Funds
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CHA
Preliminary Strategy Components
ENHANCE POLICY FRAMEWORKS
PRINCIPLES
Smart Growth BC Toolkit for BC Municipalities (available at: https://www.toolkit.bc.ca/resource/creating‐market‐and‐non‐market‐affordable‐housing‐toolkit‐bc‐municipalities)
BUILD CAPACITY
STRENGTHEN PARTNERSHIPS
AND COLLABORATION
COMMUNITY ENGAGEMENT, AWARENESS
AND ADVOCACY
CHA
Action Plan
Goal Objective Action Timeline Responsibility
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CHA
Next Steps
PRINCIPLES
Community Meetings (November/December)Finalize Background Report (December 15)Draft Strategy and Review (December 15 –January 31)Final Strategy March 31, 2019
