Please read this chapter on Affordable Housing before you read through the strategy I’m proposing. Thank you for trusting me! This chapter will give you some much-needed perspective on current thinking about affordable housing. I hope it will help you to think ‘bigger picture’ and longer term about these issues.
Who wouldn’t be shocked at the unexpected announcement of an affordable housing project in their neighbourhood? Somehow, we need to put our initial emotional response on hold, and tenaciously search for the best (affordable) housing solution for our neighbourhood.
Affordable housing is badly needed, but current planning methods are decades old, mostly ineffective, disrespectful to neighbourhoods, and often leave residents with a lingering sense of frustration with City Council, City staff and development in general.
Let your neighbourhood be part of the solution.
Neighbours: A call for compassion
We need to
- Imagine the agony of those in desperate housing need.
- Dig deep and find a whole new level of compassion.
- Reserve judgement and consider the proposed development in our neighbourhood from different perspectives.
- Lead the charge!
- Insist on respect for residents and their neighbourhoods.
- Insist that the process change.
- Insist that residents be included in the discussion from the start.
- Insist that developments be proposed differently.
- Insist on affordable options being submitted first.
Whom are we helping?
In the summer of 2023, members of my family, who live in Victoria, BC, were given notice. This family of four had three months to find a new home. Even with a vast social network, even with the option (barely) of buying something, they had a tough time. Victoria’s vacancy rate is dire, and housing costs are skyrocketing. The stress was compounded by family health issues, new schools and daycare, the kids losing friends, a job change, and financial stress and uncertainty.
Knowing a lot about local and regional government and affordable housing did not prepare me for this experience. I knew how important a home is—a safe, suitable, well-maintained, affordable place, close to transit and local amenities. But now I understood emotionally, as well as intellectually.
Who’s already at work looking for solutions?
So many people!
- Cities and regions
- Provincial and federal governments.
- Individuals and organizations.
- Developers and the building industry.
- Urban planners and financial institutions.
So many people, working hard to provide more affordable housing in your city and region. But residents must be more involved in the discussions.
Defining “affordable housing”
Housing is “affordable” when . . .
“ . . . monthly housing costs (rent or mortgage payments including property taxes, strata fees, heating costs, electricity, water and other municipal services) consume less than 30% of before tax (gross) household income, in either market or non-market housing.”
If your rent is more than 30% of your income, it’s impossible to save for the future, enjoy life right now, improve your standard of living, or reduce your stress.
How is the term “affordable housing” used in practice?
If the development in your neighbourhood uses the term “affordable” you need to understand what that means in practice. More units that cost less? Or units people can afford? Currently, if more units are built, then they are deemed more “affordable” (because they will cost less), so the proposal can be called an “affordable housing development.” Planners therefore think residents should unhesitatingly accept the proposal.
Concessions to developers
Various concessions by your City can make housing units more affordable:
- Rezoning. The process of changing the current zoning of a property (What type of zone is the property currently in—residential, commercial, industrial, etc.?)
- Upzoning. Relaxing zoning restrictions related to building height and density.
- Density bonusing – is negotiated during rezoning to permit options other than a detached or semi-detached housing unit on a lot—such as townhouses, triplexes, small apartment buildings, etc.
- Inclusionary zoning. Reserving some units for those in housing need. To enhance project feasibility, other incentives may be offered, such as “cash in-lieu,” or providing housing units elsewhere.
- Incentive-based zoning. The development project could be built higher, or the FAR (floor area ratio) could be relaxed, or setbacks could be decreased.
- Minimum parking requirements can also be negotiated.
- Community Amenity Contributions (CACs)/Amenity Cost Charges (ACCs). These policies state how much developers must give the City for each housing unit to fund amenities such as libraries, recreational facilities, fire services, and parks. CACs can also fund affordable housing. Note that, although funds may be available, without land to build on, where will affordable housing units and new amenities be built?
Speeding up development
Significant changes are being proposed to speed up the development application process.
- Mandatory timelines to approve projects. Approvals for certain types of project could be delegated to the City Planning department—meaning they may not even come before City Council.
- Changing the zoning in certain neighborhood to permit increased density. This eliminates rezoning and speeds up the process, giving residents less time to comment on proposals.
- Eliminating Public Hearings in certain cases.
- Development Cost Charges (DCCs) for on– and off-site infrastructure could be paid for by the City, using your tax dollars (instead of the developers’)!
Even now, Community Amenity Contributions are being discussed (or squabbled over!) in the development community.
The usual types of development
For-profit developments
In my opinion, if your City announces, without including residents early on in the discussion, that a ‘for profit’ development is coming to your neighbourhood, and that there will be a Development Information Meeting in two weeks, where they will reveal their glorious plans, let the fight begin! Take the gloves off! Show no mercy! Campaign as hard as you can.
The developer is trying to make as much profit as possible, with little consideration for the neighbourhood during and after construction. Will the new development overshadow or overlook current houses? Will more cars change the neighbourhood? Will residents be endangered by poorly parked vehicles blocking their sight lines? It is extremely frustrating when cities don’t think through the long-term effects on a neighbourhood.
Do not let the word “affordable” in their documentation fool you. The housing units may only be “more units that cost less,” not genuinely affordable housing units.
It is disrespectful when months of planning can happen without our input, so that months of messy and obstructive construction occur, leaving the developer to take his profit, while the neighbourhood must adjust to potentially significant changes.
“Truly affordable housing”: a new term in the discussion
We need to bring a new term into the discussion. I have chosen “truly affordable housing.” Today, most developments use the term “affordable” if they are offering a design concession or a financial contribution for future affordable housing units.
But “truly affordable housing” projects will be obvious. Every level of government will be offering money and land. There will be press conferences and press releases. The local newspaper will write an article at each stage of the process. The City will use their social media to inform residents.
What if the proposal includes actual “affordable housing” units?
If significant thought has already gone into the planning, and affordable units are high on their list of goals . . . listen to what they have to say.
Some cities now require developers to include “affordable housing” units or rental units in their developments. Some proposals are for multiple units on a former single-detached house site. If it is creatively designed, won’t overshadow or overlook the surrounding properties, and parking has been thoughtfully planned, then consider the proposal carefully.
What if it’s a “truly affordable housing” development?
Before reacting, stop and consider whether something amazing could be built in your neighbourhood, if everyone works together.
The biggest hindrance to a successful outcome is surprise. Neighbours react emotionally to the development and begin campaigning loudly, which can slow the project down or even stop it completely.
Many studies show that early discussions with neighbours reduce resistance, speed the project along, and help the neighbourhood to adjust quickly. How silly that they continue to plan without the input of residents. See Introduction – Research reports.
A nearby example
For example, a city near me revealed plans to renovate a motel to house the homeless. Within a week, there was a rally of 700 people, and 4,500 people signed a petition. The organization in charge only planned to meet with residents in a week or so to inform them of the plans!
This city had been struggling with its homeless population for years. This potential, partial solution got off to a bad start. A series of poorly planned and sparsely attended evening meetings failed to convince residents of the need. Subsequent proposals irritated them still more.
Because the residents’ emotions were engaged, all attempts were now doomed to failure. The need was so urgent that residents’ concerns had been disregarded, and no-one apologized to the residents, who by now were deeply insulted by the process.
Finally, the provincial government exercised “paramountcy” on the City, overruling the City’s policies and procedures to force the project through.
This situation started poorly and rapidly deteriorated. The strategies I propose could help avoid such a scenario.
What if the proposed development will be supportive housing?
Supportive housing is subsidized by government and owned and operated either by the government or a non-profit housing partner. Supportive housing also includes on-site support and services.
Aside from the usual concerns of neighbours, there must be a commitment from all levels of government for ongoing 24/7 staff in the building, for a dedicated team to help residents, a large office, a large meeting room with a kitchen, and a large outside gathering place.
A surprise announcement about supportive housing can cause an outcry. Such an emotional reaction greatly hinders the process and may prevent all valid perspectives from being considered.
What is “Housing First”?
“Housing First” is a policy that offers permanent housing, as quickly as possible, to homeless people—and other supportive services afterwards.
It was several years into my learning curve about local and regional government before I even heard the term “Housing First,” and several more years before I watched the ‘Where Is Home?’ video by filmmaker Dan Berdusco (2016) and ‘Vancouver: No Fixed Address’ video by award-winning filmmaker Charles Wilkinson (2017).
I am a believer . . . in this philosophy.
What if this proposed project is presented to your neighbourhood early in the process?
Be thankful—and say so—to Council, the City Planning department, the developer and any other stakeholders! This bodes well for the success of the proposed development and the relationship between residents and stakeholders.
Listen and learn, rather than voicing your opinions. Campaign respectfully about your areas of concern. Help your neighbours join in the process and work through the many challenges they will face, including reconsidering their preconceived ideas!
The ‘New NIMBY’
I am advocating for change. If City Councils, City Hall, developers and various stakeholders aren’t willing to commit to a radical change in how they communicate with residents, then let the change in the communication process begin with you.
The ‘New NIMBY’ expects to be included early in any conversation about any proposed development in their neighbourhood.
The ‘New NIMBY’ insists that any proposal start with a “truly affordable” housing project. In a housing crisis, should we expect anything less?
A strong stance? Yes. Achievable? Probably not. But it changes the conversation from residents saying, “No” and being labelled. Now they’re the ones saying, “Yes!” to affordable housing . . . in all its forms . . . in their neighbourhoods.
The following essential issues about affordable housing in your City are rarely even raised. So, I suggest we start raising them!
Therefore, the “New NIMBY” asks their cities to answer the following questions:
Does your City include residents in thorough discussions, from the start—by policy?
We need a new approach. No more surprising residents, causing them to rise up in outrage, and miss the opportunity to find creative solutions for neighbourhood development. The City policy on public engagement should be rewritten if it doesn’t begin with engaging residents early in the process. Knowledgeable residents can help the neighbourhood understand a nearby prospective development. Find a City staff person who believes in connecting with residents early in the process and commandeer them for the cause.
How does your City Planning department approach development?
Do they welcome developers individually and listen to their ideas for a development project at a specific site? Or does the City first identify and list housing needs, then actively seek development applications to meet them? Does the list align with the Official Community Plan and the most recent Housing Needs Report?
Understand your City’s Housing Needs Reports
Cities and regions in BC must now complete Housing Needs Reports every five years. These reports help local governments and the province better understand and respond to housing needs in communities throughout BC. How is your city addressing this new requirement? Make yourself aware of the issues and demographics that are outlined in these reports. Create some ‘sound bites (available in the handbook)’ for you and others to help remember key points.
Observe Frequent Transit Networks (FTNs) and Frequent Transit Development Areas (FTDAs)
Is the development proposal on an FTN or in a FTDA? This translates to “within 800 metres of a rapid transit station or within 400 metres of a bus exchange.” Follow the route and see what has been built recently and what is currently being built. Ask what is being discussed. Find the new policies. Watch the portion of the Council meeting videos where the policy or specific developments were being discussed. Talk to the Manager of the Planning Department.
If the usual “large, single-detached homes with suites” are the only projects being built—not new, innovative, affordable housing solutions—demand better policies and procedures, and better designs.
Community Amenity Funds (CACs)/Amenity Cost Charges (ACCs)
Are the CACs your City collects from developers a one-line item in the budget? Does City policy state what percentage of the CACs goes directly to fund affordable housing? Or is there a third, thoughtful, option for how these funds could be allocated?
Are local amenities in your city being overwhelmed by new development?
Your city and your region should be taking care of their own. This includes local amenities.
- If your last visit to your local hospital’s Emergency Room was over eight hours, and no land is being set aside within the region for a new hospital, then the process needs to change.
- If you try to register for swimming lessons at the local pool and immediately find yourself at #49 on the waiting list, then the process needs to change.
- If you move into the local school’s catchment area, and find, when you try to register, that the school is full and you must enroll your child in a different school, farther away, then the process needs to change.
Residents should—and do—question policies with these results. But often the answers are incomplete.
Staff reports should include data from the local hospital, the local amenities that nearby residents use, school enrollment figures from schools in the nearby area, etc. Regional or district-wide statistics are not acceptable.
If the proposal will add hundreds of housing units, then the City staff report should show in some detail how the City will provide the needed amenities. Community Amenity Contributions are not enough. Land needs to be identified and then purchased.
On my city’s main street, a small lot has changed owners several times over the last ten years. Was there ever a discussion about buying this lot? (It is next to several City-owned lots.) The property would have greatly enhanced a City gathering place. And there were several million dollars sitting in the Community Amenity Fund. Where is the ‘big picture’ thinking, the dreaming, the watching-out for possible land for wondrous additions to city life?
Monitor (re-)development of large sites
Does your city or region have a policy for monitoring (re)development of aging stratas, cooperative housing sites, mobile home sites, strip malls, large retail malls, golf courses, and various other large sites that become available for redevelopment, etc.? Or will they be (re)developed site by site?
Couldn’t cities and the region prescribe new, creative development policies to ensure that
these large sites are considered for a truly affordable housing project first or that there are a significant number of affordable housing units on each site? Couldn’t policies be established for the mandatory inclusion of much-needed amenities?
Needed: a radius, a ratio and a refusal
We need a new approach to help provide the needed amenities throughout the region.
Whether the following suggestions apply depends on what is being proposed. Is a single lot being redeveloped into a triplex? Then there won’t be much change in the surrounding area. Or are several lots being assembled? Do neighbours fear that many units will be built and this may overwhelm the local school and nearby rec. centre? Or do you hear of plans for re-development of a nearby aging strata or a single-storey mall on a large lot?
Are you up for the challenge? Are your ideas about local (re)development shifting? Then, let’s get practical.
A radius
Do a little research. What is the population of your city and the region? Get current statistics about your local schools (not merely district-wide figures). What do you hear about local amenities, and what are your own impressions? Census data, etc. could help to inform your thoughts about the area.
Now, find a map of your city/region. Your Official Community Plan has small maps in the Appendices that you can get enlarged. Many stores sell larger maps of your city.
1. Draw circles
Start by drawing a circle around the proposed development site in your neighbourhood. This is the epicentre of this exercise. Then draw circles around local schools, local amenities, parks, heritage sites, etc. (This makes for a messy map!) These circles represent your best guess as to the areas being serviced by these facilities. (Urban and rural diameters will be vastly different.)
Decide on a reasonable diameter for these circles—perhaps one or two miles?
What do you see? What does it tell you? What can you infer?
2. Now, on a new map, draw one large circle to encompass all the others
This is the area your neighbourhood needs to focus on to determine which amenities already exist—and which are missing.
A ratio
Gather some numbers.
How many housing units are being proposed? How many new residents will this bring to the area? Write down your estimates and think about the impact on local schools, recreational facilities, hospitals, and other amenities.
Start thinking about the cost (in new facilities etc.) to successfully accommodate this influx of new residents to your neighbourhood. Now, for each amenity estimate the cost for land, construction, and several years of operation. Insist the developer provide this amount! A bold ask? Be bold!
A refusal
Let’s stop complaining about how our amenities are at (or over) capacity. Years of flawed development planning have overwhelmed these amenities, which so enrich our communities and residents’ lives.
It is disrespectful to our local health care workers, educators, and those who work in these amenities, when we don’t plan for what will surely be needed, when we fail to recognize the stress they endure in their jobs.
Residents, and their cities, must refuse to consider any development plans for large sites that do not prioritize space for extensive amenities to accommodate our growing population. And the region must monitor those sites which could accommodate (or may require) new amenities.
Building of these amenities must be concurrent with the development of the site. No more “money in a fund.” The policies must change.
But I live in an aging strata!
An aging strata in my city was being redeveloped. The owners were offered a good price, received some wonderful incentives to make the transition to their next housing situation easier, and asked to vote for the redevelopment plans.
Your choice to fight for your situation to be a “truly affordable housing” redevelopment or to contain many affordable housing units does not entail your settling for less money than you would receive if the property were sold to a for-profit developer. But it would be a worthy fight. An honourable fight. One to tell your grandchildren.
Establish an Affordable Housing committee
Does your City have an Affordable Housing Committee? If not, start one. All applicants accepted. Ask the local paper to do an article on this new residents’ committee. Invite residents and other community stakeholders. Invite every group you know about in your City—schools and businesses, strata councils, gardening groups and sports associations, and other facilities in the area—to be represented on this committee. Make a poster (with a logo). Be flexible: lives change, and people move.
The chair and vice-chair of this committee should both be residents. Having a Council member (and an alternate) will lend credibility to your group and give you a voice before Council. Finding a City staff person to help answer questions and to guide you with official language and policies is also good idea.
The committee exists to help residents understand the needs of those struggling to find affordable housing options, and to get more affordable housing units built.
The City could help establish the Terms of Reference, as they are familiar with this process. These terms should be open for updating. However, you should decide the initial goals to start the learning curve and get some preliminary “small moments of action” happening. This way, the first six months are not stalled out reworking the Terms of Reference.
- Discussions should be stimulating.
- All opinions should be heard.
- Discourage tirades!
- Meetings should include speakers, videos, audio, etc.
- A list of reading material should be available.
Changing strongly held views about affordable housing (and about those who live in such units) can take years, if not decades. You may need to change your own beliefs to reach a new understanding. (I know I did.) But change, we must.
Start a list, or several lists. One for the possible large sites for (re)development in your neighbourhood/city. The best corners/locations for those newly envisioned apartment buildings. (Pick the best sites and focus the City’s and your own attention on them). Your best thoughts on where potential land assemblies could happen, and then start many conversations . . . with everyone . . . about how it could possibly happen.
List your City’s amenities—schools, libraries, parks and playgrounds, heritage sites, restaurants and shopping, recreational facilities, community centres, etc.
Identify existing or potential locations (with comfortable seating) where residents can sit and chat for a while.
List the region’s hospitals and healthcare facilities, institutes of higher learning, entertainment (theatres, clubs, etc.), sport facilities (fields and buildings, pools).
Be your own think tank. Learn about walkability. Analyze your City’s infrastructure and transportation routes. Ask what is missing and become advocates for these needs.
The West Coast Express is one of the many selling features of my city. Yet, one of their stations doesn’t have a covered bus stop. It is under trees that drip rain, and the paved area is inadequate. It would be a great learning experience to work with all the necessary organizations, get your committee noticed and the resulting covered, paved bus stop would be a wonderful gift to weary residents.
Prioritize City-owned land
What is the current policy for City-owned land? Considering the current housing crisis, shouldn’t affordable housing be the priority for these lands? Can’t the city hold out for a better solution than for-profit housing plus a measly addition to the Community Amenity Contribution fund?
Are land assemblies useful for creating truly affordable housing?
A land assembly is the joining of multiple adjacent parcels of land to form a single site that can be developed more efficiently. For example, a group of neighbours can seek out a developer in order to sell their land together, or a developer may approach adjoining landowners to see if there is interest in simultaneous sales.
Currently, land assemblies most often lead to development projects that do not provide “truly affordable housing.” Such developments may give lip service to the ideals of affordable housing by, for instance, reserving a certain number of units for below-market rent situations, specifying contributions to the CACs, etc. But these measures are insufficient, as they do not significantly help to provide “truly affordable housing.”
Couldn’t our cities actively seek out potential land assemblies? Couldn’t we mobilize knowledgeable residents in our cities, perhaps members of Affordable Housing Committees, to network, and scheme, and investigate nearby lots where “truly affordable housing” developments can happen?
In conclusion
I urge you to consider anew (affordable) housing in your city and the region. Become willing to change yourself, work hard to change the current process—and guaranteed, this will change the result.