The Affordable Housing Workshop
Gabriolans gathered at the invitation of People for a Healthy Community and the Gabriola Housing Task Force to attend an open house on Affordable Housing for Gabriola at the Phoenix Auditorium on Jan. 14.
The Phoenix Auditorium at the Haven was the site of the Affordable Housing workshop. Derek Kilbourn photo
According to the sign-in list, 65 people took part in the world cafe sessions, which focused on five categories:
• Maintaining the character of Gabriola
• Seniors
• Special needs
• Family housing
• Organizational structure
Judy Storness-Kress, who chairs the Gabriola Housing Task Force, said one of the key elements of the organizational structure was people wanted to see a grassroots, local organization take the responsibility of affordable housing. There was a need seen, she said, to have a mix of volunteer and paid staff, having the paid staff as a way to ensure continuity and prevent volunteer burn out.
Jan Pullinger, PHC board member, said one thing that stood out for her was the number of people saying, “just do it. Get on with it.”
Kathryn Molloy, PHC Executive Director added, “I was surprised at the number of young people who attended. It was still predominantly older residents, but what I heard from the young people there was many of their peers have kids to worry about, work to do. I also heard many of the younger people don’t think their voices will be heard or they will be shut down. So they prefer to give their opinion electronically.
“I was surprised at the number of seniors who said they don’t want to be isolated into a seniors’ community; they do want to be integrated into a mixed community setting.”
Judy added it was great to see the number of people who had done their own research into various models done in other communities and brought those ideas to the table.
Judy said, “There were a lot of new faces. It was great to see a whole lot of people who I haven’t met before and hear their ideas. Even though there was a lot of information we’ve heard before, there were new people and new stories. It is great to keep doing this. More voices and more creativity.”
Kathryn said, “It feels like we’re starting from a place of a lot of support. We’re going to move forward; it was exciting to get that. And also we have to hear what the concerns are.”
Angela Thomson, who has been focusing on the housing issue for PHC, put together a condensed list of the common themes that ran through the five workshop tables.
• Create multi-family dwellings
• Increase density close to amenities (e.g., the Village). More housing in the Village Core to minimize the need for transportation
• Combine commercial and residential (additional densities)
• Increase density
• Do not increase density
• Focus on rural solutions
• Rent-to-own
• Use the co-op model
• How do we design housing that fits Gabriola (“rural” quality, eco-friendly and beauty)?
• How can we maintain independence?
• There is not enough employment
• Housing should be a village/community format, not row housing
• Eco-friendly
• Multipurpose: daycare, activities, provide housing, space for growing food, job creation, intergenerational support. Diverse people living together.
• Maximize current housing: renovations and housing improvements to make livable spaces that are energy efficient – reduce utility costs.
• Guarantee rental costs, inflation adjusted housing to keep affordable
• Don’t ghettoize the island
• Ensure perpetual affordability
• A centralized resource centre to provide information on grants, assistance with computer use, social interaction, advocacy
• Change regulations regarding density, secondary suites, more than one kitchen in a home
• Support young people so that they can support the aging population and grow food
• Hospice needed
• How can we use what is already available on Gabriola island. Pre-existing infrastructure and housing stock?
• How do we care for our aging population and increase the number of younger people/families?
In terms of ‘next steps,’ Kathryn said she wants to work on getting policies updated to match what is available for funding for affordable housing.
One key piece of information that has not been acknowledged is the amendments made to the Gabriola Official Community Plan (OCP) in the last term were based on the assumption funding was still available from agencies like Canada Mortgage and Housing Corporation (CMHC) and BC Housing.
She said, “You need to have 50 to 60 per cent of your equity in place to build affordable housing [through CMHC and/or BC Housing]. People think you can get funding from CMHC and BC Housing.”
Judy said, “That’s been gone since the early ’90s.”
Kathryn said, “We built the current OCP on policies that don’t make business sense.
“If we get to have another go at the OCP in a second phase, let’s not try and fit within the box; let’s try to stretch the box.”
Angie's full write-up on the notes from each table:
INTRODUCTION
People for a Healthy community in partnership with the Housing Task Force put on a community consultation on Jan 14, 2012 in order to open a community dialogue in regards to affordable housing on Gabriola Island. The meeting focused on presenting the community with the history of the affordable housing movement as well as the preliminary results of the affordable housing survey results. Then the focus shifted to
Encourage the community to give their ideas, concerns, and questions on a variety of topics. 65 people attended the consultation and participated at five world café tables.
Maintaining the character of Gabriola
Seniors
Special Needs
Family Housing
Organizational Structure
MAIN TABLE FINDINGS
TABLE 1: Maintaining the Character of Gabriola
Key Ideas:
Defining character
From what point are defining it? The 1970’s? Gabriola’s industrial era?
Does rural mean no sidewalks, streetlights, or urban infrastructure?
Single family dwellings. No apartments (especially their eco-footprint)
Yes to green spaces, ALR and forestry land
Rural = connected network and eco friendly
NOT rural = mix of urban and suburban
The character is defined by the people who live in the community
Keep it rural- no density increases
There was opposition and support for multi-family and multi-generational housing
We need transportation and other service for the aging population
We need diversity of incomes and ages to support the existing population
We should find “interesting ways to live with each other across generations.” Ie. properly designed, eco-friendly housing structures – co-ops, etc.
Change and evolution are inevitable, the key is managing the change
We need to support young people so that they can support the aging population AND grow food –agricultural focus, and food sustainability. Prime agricultural land is not being used for agriculture. Ie. Co-op housing attached to agricultural land
Some people felt there was clear discrimination against the poor, disabled, single moms, welfare mom etc… and other felt that Gabriola was very inclusive
Stratification of society is inevitable. The goal should be to support diversity.
Subsidize or maintain existing housing rather than building new housing: make the current housing more appealing and affordable
Can current housing be turned into co-ops?
We need a system to oversee and repair illegal suites
There are many properties available on Gabriola. Can we support people to buy or invest in existing properties at low costs or affordable rates?
We should focus on individuals rather than systemic issues
Affordable housing is not just for homeless people
We should focus on de-growth
We need to support the businesses on Gabriola
The Density creep (increases) is dangerous
Land transfers via covenant can free up density
The density bank is critical
“Cap and trade” system for density is valuable model.
Change the OCP to look at density issues and rental issues; these are making some housing and employment concerns more difficult
Affordable housing, seniors housing, special needs housing, and multi-family housing is already allowable in the OCP
Housing management group (non-profit/PHC) should buy up old rentals, then use volunteers and government, non-profit, corporate funding for renovations and management.
How do we use the infrastructure we already have?
Concerns:
Concerns about the aging populations- where is the next generation?
How can we make it possible for young people and families to live here?
The aging population is changing the character
Property tax increases can create hardship as general demographic changes to wealth
Large multi-family housing is problematic in urban settings around the world – we shouldn’t use inner-city solutions to solve Gabriola’s problems.
Concerns about diversity of humans and the environment
how do we work against discrimination and towards inclusiveness: Clear discrimination against disabled, poor, those on welfare, single moms, etc.
Relying on secondary suites (legal or illegal) is dangerous because it’s hard to manage their impact.
Questions:
How do we define character- Gabriola used to be an industrial area, not always rural
How do we maintain diversity? How do we help those who need it? how do we work against discrimination and towards inclusiveness
How do we protect secondary suites from becoming market/residential? It’s accepted that some/many are illegally in use. If it works why not legitimize? People should not be controlled by fear.
Do we have a need for affordable housing? We should keep the actual scale of the problem in mind
TABLE 2: Seniors Housing
The definition of senior in the OCP is 60 +
Key Ideas:
42% of the population are seniors, average age is 59
Grants, SAFER (rent subsidy) and RRAP (upgrades to homes)
Other funding for upgrades needed (ie, bars in bathrooms)
Possibility of 3-4 seniors sharing a home: currently allowable under the OCP
Important to keep people in their community; self determination and healthy transitions
Desire for choices rather than having life dictated to them
Do not want to ghettoize seniors
Many seniors want their independence and gardens
Building and population density should not apply to seniors, including their caregivers
Seniors day care- social for seniors, respite for caregiver
Transitional housing to allow seniors to adjust slowly
A nursing home could provide employment and allow children more access to their children
Seniors advocacy is important
Living environments that are interesting and appeal to seniors interest; ie. Communal art studio and equipment for seniors
Secondary suites are vital, can improve the affordability of seniors staying in their own home
Extended care for various levels of age and ability
Pooling of resources, living together, sharing caregivers
Investigate mix of people living together (age, socio-economical range)
Centralized resource centre – Circle of Care and PHC helping – provide information on grants, assistance with computer use, social interaction – one organization for seniors
Use the clinic as a community project model
Secondary suites and use of cottages on 5 acres sites is not an increase in density if it is for a caregiver for a senior
Shared housing and kitchens may not be desirable for seniors
Need to look after challenged people, need hospice, need a nursing home
Look into Abbyfeild homes
Need to change policies to allow for live in caregivers
We want our seniors to thrive not just survive
Concerns:
Home support is very limited; there is a need for additional services
People need to start planning for their retirement in their 50’s
We do not want to institutionalize seniors
Some seniors don’t need affordable but they do need accessible and assisted
Seniors need intellectual stimulation, social connection, emotional warmth and community diversity
We need to make sure our seniors are safe
Already have two seniors complexes – Don Powell has vacancies and they want the age reduced to 55, the Lions is only affordable if you are selling a house to buy in the Lions. The garden homes are applying to expand
If we need people to provide the services to the seniors, those people need affordable housing (they make minimum wage)
Be wary of aggressive fundraising
Questions:
Why is more than one kitchen and issue?
When people are incapable of looking after themselves what can Gabriola do?
Can we amend housing codes to allow for more than on kitchen?
TABLE 3: Special Needs Housing
Key Ideas:
challenged adults need housing
there is a common goal and need for housing between special needs, seniors, and young families
there is some special needs housing just not enough
Need more housing in the village core to minimize the need for transportation
Providing a group home with a live in care giver, centralize the supports available
Seniors housing could rent empty units to those with disabilities
Need on site hospice and/or post surgical care
We need drug and alcohol recovery spaces
A boarding style house or group home be available for some. There needs to be an evolution of care for the various levels of need
People with special needs should be part of the community
Need to raise awareness of disability issues as well as advocate for those with disabilities. Provide method of linking people with information and resources
If there already are supports they need to be more visible in the community
Need a non-profit to help find housing for those with special needs
More advocacy, maybe PHC could take on that role
The gov (prov & fed) have abandoned their role in social housing, need to be doing more to advocate to the government
People could be doing odd jobs to assist seniors and those with special needs, could provide jobs for younger people
Private/corporate funding initiatives and support
Habitat for humanity?
[Private] group homes will provide 24 hour employment for many people. And organization such as PHC could run several such private homes. Some of these spots could possibly be VIHA beds.- Pay young people a decent wage to assist people with special needs.
Concerns:
Possible conflicts between families and some disability issues - drugs/alcohol, abuse, violence, theft etc.
There is active, invisible discrimination against people with special needs who are on income assistance and trying to rent a place to live.
Much of the housing available to those with special needs is substandard
Illegal suites- not enough legal options:
Fear about unstable housing due to RDN finding out about illegal housing
Afraid to stand up for their rights with landlord as they might be evicted.
30% of income for housing is unrealistic. Even for people who pay mortgages are paying above 30%
There's a need to create a special needs tax base
There is a limit to just how much support we can offer for special needs. We only have 4500 people living on the island.
Questions:
What the special needs requirements are on Gabe?
How many people do we need to assist? What can we do as the needs come up?
How much can a small population like Gabriola do to pay for all this support?
What special needs facilities are already on Gabe?
What exactly are considered "disabilities"
What type of Disabilities are we including? Mental? Physical?
What about people with disabilities who have a family eg single mom with disability?
What are the standards for rental dwellings
Do people already in the village area want a special needs dwelling in their area?
Disabled with other disabled or separate?
TABLE 4: Family Housing
Key Ideas:
Create multi-family dwellings
Increase density and make it close to the village
Build 3-4 (or 2 due to fire regulations) story structures families can buy or rent.
Townhouses with a community/ neighbourhood feel
Combine commercial and residential
Eco-friendly
Multi purpose: daycare, activities, support, housing, growing food, job creation
Increase density per residence in commercial zones
Create multi-generational housing
Seniors with equity could partner with families
Reduce isolation and increase supports for both sides
Co-op Housing
Rent-to-own, or work-to-own
Denman Island Model
Maximize existing housing
Renovations to make homes more accessible and energy efficient
Guaranteed affordability of rents
Agricultural housing
Offer housing in exchange for growing food for the community and themselves
Provide housing for specific jobs (fire-fighting, growing food, caring for seniors)
Increase services and recreation options for families
Questions:
What are the community demographics? Is this a retirement community?
What will the community demographics look like in 25 yrs? How will we support the next generation?
Why are young people moving away?
How do we attract young people here or back here?
How do we maintain affordability?
How do we maintain Gabriola’s rural quality?
Concerns:
Enrolment in Gabriola school has declined dramatically
The lack of family housing is linked to why there are not many young people here
Other reasons suggested to why there are not many young families here:
Lack of employment or well paid employment
Housing is not affordable and rental housing is unstable
Transportation difficulties and costs
Lack of services and recreation options
Housing must suit Gabriola’s character
Food security
Aging population
Generational gap in housing accessibility and job availability (babyboomer era vs. next generation)
TABLE 5: Organizational Structure
Key Ideas:
PHC seems like the choice to lead
A voluntary board with no invested interest in the housing offered
A non-profit housing society with some committed paid staff
Should be all volunteers- no paid staff at all. No one can profit from it
There must be a vested interest, co-op organization and co-op residents
The co-op housing model helps the whole community. Some paid staff for continuity
There must be a charitable status umbrella organization in order to receive donations
Experienced leaders
The trustees should guide the process and the re-zoning
Home grown homes model
The islands trust has already done the work and have paid staff, we don’t need new houses
Disperse the housing around the island rather than in one location
Create a foundation that acquires properties
Diversification of structure to increase strength of organization
Regional district should take the lead to administer housing agreements, and specify the criteria. Also a grassroots advocacy group
We need a housing authority
A foundation or trust could hold land; owners could put covenants on their land, we need an organization to create the framework
Senior government should deal with housing
If senior gov develops the housing we must open the housing to the whole province. They will get to make all the decisions rather than the community. Must remain locally driven and supported
Keep it in local organization like the LIONS- who are already addressing it
Non-profit housing management group
Reno housing to make them safer
Keep a housing bank
Habitat for humanity idea
Lobby the government
Keep housing prices locally based
Develop a system to ensure those who really need housing have access to it
Have secondary suits available in the affordable homes as mortgage helpers
Private business corporate philanthropy
Empower people to purchase their own homes by helping with down payments and subsidize initial mortgage payments. Once they are on their feet they will pay the full cost
Have lotteries to decide who will get the houses
Gabriola’s history of agreements not being upheld means we need to be especially clear and commit legally (housing agreements) to guarantee affordability in perpetuity.
Concerns:
Don’t want to see a ghetto
Where is the money actually going to come from?
How do we choose who lives in the homes and perpetual affordability
Does it matter if we only choose Gabriolians, if they are going to be part of the community why exclude them?
If it is too easy it will bring more people to the island
It important to empower people to buy their own homes
Won’t creating a criteria interfere with the charter of rights; putting stipulations on how long someone has been on Gabriola.
Building housing for people with low incomes is uncharitable because they can’t afford to live here, they should move elsewhere
Questions:
Is it possible to have affordable housing with new developments
How do co-op’s work
What are other housing organizations doing in other communities
Can the islands trust own the land? Yes- needs more research
Can we have a referendum for the whole population. Ballots question: What is it, what you want to do? Where and what is the community support?
COMMON THEMES
Create Multi-family dwellings
Increase density close to amenities (e.g., village). Need more housing in the village core to minimize the need for transportation
Combine commercial and residential (additional densities)
Increase density
Do not increase density
Focus on rural solutions
Rent-to-own
Use the co-op model
How do we design housing that fits Gabriola (“rural” quality, eco-friendly, and beauty)?
How can we maintain independence
There is not enough employment
housing should be a village/community format- not row housing
Eco- friendly
Multipurpose: daycare, activities, support, housing, growing food, job creation), provide housing, space for growing food, job creation, intergenerational support. Diverse people living together
Maximize current housing: renovations and housing improvements to make liveable spaces & greener for energy efficiency – reduce utility costs.
guarantee rental costs, inflation adjusted housing to keep affordable
Don’t ghettoize the island
Ensuring perpetual affordability
Centralized resource centre provide information on grants, assistance with computer use, social interaction, advocacy
change regulations regarding density, secondary suites, more than one kitchen in a home
We need to support young people so that they can support the aging population AND grow food
Hospice needed
How can we use what is already available on Gabriola island. Pre-existing infrastructure and housing stock
How do we care for our aging population and increase the number of younger people/ families
