Saturna Open Space March
9, 2008
Topic: Affordable Housing – Part 2
Champion: Annie Simmonds
Recorder: Charles
Those Who Will Assist: Jude,
Val, Shirley, Shawn, Corrine, Graeme, Jerri, Jamie, Susanne, Ron, Judith,
Steve, Dawn
Jude said that she’s one house owner who would put a suite into her house if she were allowed to. Charles said it’s a zoning matter, an OCP (Official Community Plan) matter. Permitting secondary suites, cottages, etc. has a lot of research behind it, there are reports from Government and other Island communities on how it can be done, options and limitations to resolve location concerns. The advantages are least cost per unit, and quickest delivery of rentals. How do you keep it affordable? With some sort of housing agreement that sets rents and rent increases, as looked at by Salt Spring and others.
Other areas for potential amendment of the OCP re: affordable housing were discussed, including review of the 2 acre minimum lot size for non-profit housing, which rules out a non-profit building smaller projects (say triplexes) on smaller lots, less centralized.
Charles pointed out that the Land Trust model for the charitable society being created would accommodate a form of home ownership (of the dwellings, not the land), while allowing rental options for those not ready to commit to a mortgage. We look for a flexible and varied approach. He indicated that some of the reports he has acquired in the past year on various aspects will be copied and placed in a binder in the library.
Jamie has just returned from a national conference on affordable housing, and every project presented there had either a significant government champion (resources, staff time, even capital) and/or a professional development consultant. Also common where mixed models, combinations of rental and partial market ownership.
Dawn recalled the Community Club’s committee on affordable housing, which looked at changes to the OCP…also concluded where an ideal location area was, if walking distance to amenities was considered (she mentioned the bench up behind the orchard and Geri’s house). The committee of the time sought a patron or patrons to get land or funds, but found at that time a “donored out” response.
Charles recounted his visit to the Hornby Island Elder Village, where up to a dozen senior dwellings are being created in single and duplex cottages, as funds allow, with state of the art septic system and mini-water plant, with half the cost raised on island and the rest by mortgages. It started with purchase and rezoning of a large deep lot a single house on it, under an agreement that allowed the owner to reside in the house rent free for 10 years in exchange for a very advantageous purchase cost. There are many ways to go.
Other points were that water and septic issues would limit scale, and that anything contemplated under the clustered ‘2 acre parcel’ model currently in the OCP would need to be designed with state of the art water catchment and water conservation equipment. It was pointed out that there is money out there for adding the green components.
Jamie noted the importance of precise terms, reminding us that “affordable housing” can be misinterpreted -- we are not talking about “assisted housing” such as Carefree Court, where rents are subsidized. We are looking for housing for people working on the island, housing they can pay for. Charles mentioned that the current housing group have chosen to use the words “community housing” in their society names, to emphasize the community interest in establishing and preserving affordability for wage-earners and service providers. Will current absentee owners understand the need? Judith said they’d been planning to retire here for years, just like many of the current absentees --- it will matter to many of them to have a viable community (she can tell them).
Another distinction raised – that concentrating capacity (say 8 units on 2 acres) is not the same as increasing density on the island…no change is being made to the total build-out cap, only adjustments to its location. Shirley noted that Lorne, in an earlier group, had pointed out the need for a glossary of defined terms to help think precisely—to be careful that we are very clear about what we are proposing.
Ron asked what about Habitat for Humanity? They build if they find people who can provide volunteer hours and are able to enter into their mortgages. It was agreed that it would be good to talk to Ron Drane of Trevor Island, long involved with Habitat Victoria; assistance in packaging something, either via Habitat, or using a similar model, based on his experience in putting projects together.
Shawn pointed out that as a business person with suppliers, he’s asked some if they would donate certain supplies in exchange for their names on the marquee (or the menu); why not with building suppliers?
We were reminded of Nickel Brothers, houses that can be moved onto island and renovated; they don’t cost much. Of course there are the costs of moving and setup, foundations and all servicing and refinishing; it may not be so cheap then. Charles said John Money would be able to tell us about that, he’s brought at least 2 in and got them up and occupied.
In summary, it was agreed that we will need a community information campaign along the way, but the housing group around Charles should proceed with its planned focus groups, to be able to have more information to bring to the community. Shawn has offered to host a focus group of island renters, and suggested looking to invite people from off-island who have had success with affordable housing. Another group would be people who own substantial land, invited to consider the issue and possibilities.
Those present who wished to receive more information on the group’s progress provided their email addresses, and will be added to the mailing list.
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