Showing posts with label afforable housing. Show all posts
Showing posts with label afforable housing. Show all posts
Sunday, September 04, 2016
Habitat project breaks ground
by Lisa VanderVelde - Vernon Morning Star posted Sep 4, 2016 at 6:00 AM
“It will be nice to have something to call our own and paint the kids’ rooms whatever colour they want,” said Natalie Scowen, of the first family approved to purchase one of the Habitat For Humanity homes in a new three-plex being constructed. The affordable housing is being built on 35th Avenue between Beairsto Elementary School and Pleasant Valley Road. Excavating will start in the next week and the project, that relies heavily on volunteers and trades donating their equipment and time, will take approximately nine to 10 months to complete. Glory Westwell, chairperson for Habitat For Humanity Okanagan, said the location for this build on lower East Hill is a perfect fit. “It is a great location, close to schools and downtown. It’s a wonderful family neighbourhood, the neighbours have treated us beautifully and have really been supportive of this project,” she said. Scowen and her husband Ivan are looking forward to putting in the required work hours on their new home. “We are both interested in building and my husband is in drywall, so it is a cool way to learn other things,” said Scowen. “Being able to be part of an organization like Habitat For Humanity is really great too and I think over the years we will continue working with them.”
Friday, August 28, 2015
Affordable housing project opens in downtown Vernon
by Richard Rolke - Vernon Morning Star posted Aug 28, 2015 at 7:00 AM
The opportunities for affordable housing are expanding in Vernon. The Journey Inn motel behind the Fruit Union Plaza has been purchased by the John Howard Society, with assistance from B.C. Housing. "It will be for people who are low-income and can live independently," said Annette Sharkey, with the Social Planning Council. Sharkey added that the cost of housing is extremely challenging for many individuals, including those who are employed. Singles and couples will be able to live in the units and they will be referred by various community agencies. There will be building supervision on site. "The John Howard Society is a good neighbour and it acts to help improve the neighbourhood," said Sharkey. Look for more details in Sunday's Morning Star.
The opportunities for affordable housing are expanding in Vernon. The Journey Inn motel behind the Fruit Union Plaza has been purchased by the John Howard Society, with assistance from B.C. Housing. "It will be for people who are low-income and can live independently," said Annette Sharkey, with the Social Planning Council. Sharkey added that the cost of housing is extremely challenging for many individuals, including those who are employed. Singles and couples will be able to live in the units and they will be referred by various community agencies. There will be building supervision on site. "The John Howard Society is a good neighbour and it acts to help improve the neighbourhood," said Sharkey. Look for more details in Sunday's Morning Star.
Friday, June 13, 2014
Two could become four with duplexes
Posted: Thursday, June 12, 2014 10:16 pm JOHN MOORHOUSE Penticton Herald
Duplexes could potentially become fourplexes under revised secondary suite regulations approved by Penticton city council. Council voted 5-1 this week to amend its zoning bylaws to allow secondary suites in duplexes. The changes also remove a requirement that the property owner must live in the same house that includes a secondary suite. No one spoke in opposition to the bylaw changes during a brief public hearing prior to council’s decision. Mayor Garry Litke was the lone council member opposed to the move, especially the removal of the owner occupancy requirement. The condition stems from a recommendation by the city’s affordable housing committee prior to the city’s move to legalize secondary suites in 2009. “It was seen as a necessary condition for the neighbourhood to accept them in their neighbourhood – that secondary suites needed to be monitored more closely,” Litke said. “It was seen as a mortgage helper. It was seen as an in-law suite.” Coun. Wes Hopkin said although he can understand a neighbourhood’s desire to preserve its character, he doesn’t see secondary suites as a threat. “I think there might be some motivation of fear in some of these neighbourhoods. There obviously are always bad renters that will have to be dealt with,” he said. “I think it’s only the minority of cases where this would be a problem.” Hopkin said he doesn’t believe that having the owner living in a home can prevent problems with bad renters. Anthony Haddad, the city’s director of development services, noted the city has had some difficulties in enforcing the owner-occupier regulation, especially if the home owner didn’t live on the property and couldn’t be contacted. “Certainly the rule change will allow both units to be rented out,” he said. “Staff will obviously be keeping a close eye on any enforcement issues.” The bylaw amendments do not mean an amnesty for existing illegal secondary suites, Haddad added. A building permit and subsequent inspection is mandatory for all secondary suites to gain city approval. Sufficient parking is also required.
Duplexes could potentially become fourplexes under revised secondary suite regulations approved by Penticton city council. Council voted 5-1 this week to amend its zoning bylaws to allow secondary suites in duplexes. The changes also remove a requirement that the property owner must live in the same house that includes a secondary suite. No one spoke in opposition to the bylaw changes during a brief public hearing prior to council’s decision. Mayor Garry Litke was the lone council member opposed to the move, especially the removal of the owner occupancy requirement. The condition stems from a recommendation by the city’s affordable housing committee prior to the city’s move to legalize secondary suites in 2009. “It was seen as a necessary condition for the neighbourhood to accept them in their neighbourhood – that secondary suites needed to be monitored more closely,” Litke said. “It was seen as a mortgage helper. It was seen as an in-law suite.” Coun. Wes Hopkin said although he can understand a neighbourhood’s desire to preserve its character, he doesn’t see secondary suites as a threat. “I think there might be some motivation of fear in some of these neighbourhoods. There obviously are always bad renters that will have to be dealt with,” he said. “I think it’s only the minority of cases where this would be a problem.” Hopkin said he doesn’t believe that having the owner living in a home can prevent problems with bad renters. Anthony Haddad, the city’s director of development services, noted the city has had some difficulties in enforcing the owner-occupier regulation, especially if the home owner didn’t live on the property and couldn’t be contacted. “Certainly the rule change will allow both units to be rented out,” he said. “Staff will obviously be keeping a close eye on any enforcement issues.” The bylaw amendments do not mean an amnesty for existing illegal secondary suites, Haddad added. A building permit and subsequent inspection is mandatory for all secondary suites to gain city approval. Sufficient parking is also required.
Friday, January 18, 2013
Suite approval to be simplified
By Richard Rolke - Vernon Morning Star Published: January 18, 2013 1:00 AM
Efforts are underway to encourage secondary suites in Vernon and minimize issues around them. City council has directed staff to take a number of steps that would clarify requirements for secondary suites in residential homes and simplify the approval process. “It’s one of the approaches recognized in our affordable housing strategy,” said Coun. Juliette Cunningham of suites. “There are hundreds throughout the city and just 24 are legal.” Staff has been asked to investigate a streamlined process for secondary suites including reduced costs and requirements. Council also wants bylaws amended to eliminate billing for secondary suite owners at the base rate for water and sanitary sewer and maintain a base rate for garbage for all authorized secondary suites. Staff will also consider ways to encourage all new detached single-family home construction to include the provision for the future installation of a suite. One area that is also being pursued is distinguishing in-law suites from income-generating suites. “Adult children have taken on their parents and they get slammed with costs,” said Cunningham, adding that keeping families together should be considered differently than someone collecting rent. There could also be amendments to how illegal suites are handled. The affordable housing advisory committee has recommended requiring at least two written complaints from two different residents or business operators within a 50-metre radius and within a six-month period to initiate the bylaw enforcement process. “We want to reduce the angst for people when they are reported on by neighbours,” said Cunningham.
Efforts are underway to encourage secondary suites in Vernon and minimize issues around them. City council has directed staff to take a number of steps that would clarify requirements for secondary suites in residential homes and simplify the approval process. “It’s one of the approaches recognized in our affordable housing strategy,” said Coun. Juliette Cunningham of suites. “There are hundreds throughout the city and just 24 are legal.” Staff has been asked to investigate a streamlined process for secondary suites including reduced costs and requirements. Council also wants bylaws amended to eliminate billing for secondary suite owners at the base rate for water and sanitary sewer and maintain a base rate for garbage for all authorized secondary suites. Staff will also consider ways to encourage all new detached single-family home construction to include the provision for the future installation of a suite. One area that is also being pursued is distinguishing in-law suites from income-generating suites. “Adult children have taken on their parents and they get slammed with costs,” said Cunningham, adding that keeping families together should be considered differently than someone collecting rent. There could also be amendments to how illegal suites are handled. The affordable housing advisory committee has recommended requiring at least two written complaints from two different residents or business operators within a 50-metre radius and within a six-month period to initiate the bylaw enforcement process. “We want to reduce the angst for people when they are reported on by neighbours,” said Cunningham.
Sunday, September 23, 2012
City denied fee waive request
By Roger Knox - Vernon Morning Star Published: September 23, 2012 1:00 AM
Regional District of North Okanagan directors have denied a Vernon affordable housing advocate’s request to waive three fees for conditions of water service pertaining to his latest two projects. Directors claim they have to deny Jed Astin’s request because he operates a for-profit company so therefore they can’t waive the fees. “It’s illegal,” explained David Sewell, chief financial officer for RDNO following debate among directors following Astin’s presentation. “Through the Local Government Act as a regional district, and the community charter as municipalities, we are barred from providing direct assistance in this case. We don’t have the ability to provide that waiver.” Astin presented directors with a petition in support of his request to waive development cost charges (DCCs), water service construction fee and installation of fire hydrants for affordable housing projects on 37th and 28th Avenues in Vernon. In his presentation package, Astin said he developed the first rooming house in Vernon, along with numerous present affordable housing buildings that have received “city and community support.” He called the conditions of water service charges for both of his new affordable housing projects “not supportive.” “That’s given the regional district’s growth strategy for housing,” said Astin. “The board is encouraged to review such charges accordingly, including admission of no DCCs applicable, and a more appropriate fee for the change of water service connection to a building.” Astin was joined for his presentation by a number of people who live in his affordable housing projects, and by supporter Nicholas Stodin, who disagreed with Sewell’s contention the request was illegal. “There’s an exception in the Local Government Act where such conditions are allowed and conditions which it’s not allowed,” said Stodin. Lumby Mayor Kevin Acton said during discussion that such a request should go directly to the City of Vernon where the projects are located, and that regional neighbours should not be put in a position to waive such requests. “We have our own challenges with affordable housing, and we need to spend our money there,” said Acton. “We should not be hamstrung with being billed for affordable housing outside our community. If this company needs help from Lumby they can come to Lumby and ask for help. We’d be more than happy to support building affordable housing in our town.”
Regional District of North Okanagan directors have denied a Vernon affordable housing advocate’s request to waive three fees for conditions of water service pertaining to his latest two projects. Directors claim they have to deny Jed Astin’s request because he operates a for-profit company so therefore they can’t waive the fees. “It’s illegal,” explained David Sewell, chief financial officer for RDNO following debate among directors following Astin’s presentation. “Through the Local Government Act as a regional district, and the community charter as municipalities, we are barred from providing direct assistance in this case. We don’t have the ability to provide that waiver.” Astin presented directors with a petition in support of his request to waive development cost charges (DCCs), water service construction fee and installation of fire hydrants for affordable housing projects on 37th and 28th Avenues in Vernon. In his presentation package, Astin said he developed the first rooming house in Vernon, along with numerous present affordable housing buildings that have received “city and community support.” He called the conditions of water service charges for both of his new affordable housing projects “not supportive.” “That’s given the regional district’s growth strategy for housing,” said Astin. “The board is encouraged to review such charges accordingly, including admission of no DCCs applicable, and a more appropriate fee for the change of water service connection to a building.” Astin was joined for his presentation by a number of people who live in his affordable housing projects, and by supporter Nicholas Stodin, who disagreed with Sewell’s contention the request was illegal. “There’s an exception in the Local Government Act where such conditions are allowed and conditions which it’s not allowed,” said Stodin. Lumby Mayor Kevin Acton said during discussion that such a request should go directly to the City of Vernon where the projects are located, and that regional neighbours should not be put in a position to waive such requests. “We have our own challenges with affordable housing, and we need to spend our money there,” said Acton. “We should not be hamstrung with being billed for affordable housing outside our community. If this company needs help from Lumby they can come to Lumby and ask for help. We’d be more than happy to support building affordable housing in our town.”
Sunday, January 29, 2012
Affordable housing hot topic
By Richard Rolke - Vernon Morning Star Published: January 29, 2012 1:00 AM
There is considerable interest in easing the housing crunch in Vernon. More than 100 people attended a forum on affordable and attainable housing Thursday, far more than had registered. “We know we’ve hit a button in the community,” said Annette Sharkey, with the Social Planning Council, which hosted the event with the City of Vernon. Many of the people in the audience were private sector developers. “We can’t rely on government grants to solve the problem. We all have to work together, including developers,” said Coun. Juliette Cunningham, with the city’s affordable housing committee. “There is an appetite among them. They understand there are opportunities for them.” While the real estate sector is currently soft, there are still challenges finding affordable units (people under the low-income cutoff of $35,000) and attainable housing (average income of $55,000). The concern is that high housing costs will keep employees from moving here and existing residents may leave, negatively impacting the economy. “How do we keep our workers in the community?” said Sharkey. During the forum, participants learned about a city initiative that provides builders with information on policies that would assist them in constructing affordable and attainable residential units. There is also an inventory of property owned by charitable groups and government that may be suitable for affordable housing. Sharkey insists all of these details are crucial for private investors. “There has to be a profit for the project to go ahead and it can be difficult with construction costs,” she said. Sharkey and Cunningham will attend an affordable housing conference in Vancouver this week. “We have to keep exploring the options and to be creative,” said Cunningham.
There is considerable interest in easing the housing crunch in Vernon. More than 100 people attended a forum on affordable and attainable housing Thursday, far more than had registered. “We know we’ve hit a button in the community,” said Annette Sharkey, with the Social Planning Council, which hosted the event with the City of Vernon. Many of the people in the audience were private sector developers. “We can’t rely on government grants to solve the problem. We all have to work together, including developers,” said Coun. Juliette Cunningham, with the city’s affordable housing committee. “There is an appetite among them. They understand there are opportunities for them.” While the real estate sector is currently soft, there are still challenges finding affordable units (people under the low-income cutoff of $35,000) and attainable housing (average income of $55,000). The concern is that high housing costs will keep employees from moving here and existing residents may leave, negatively impacting the economy. “How do we keep our workers in the community?” said Sharkey. During the forum, participants learned about a city initiative that provides builders with information on policies that would assist them in constructing affordable and attainable residential units. There is also an inventory of property owned by charitable groups and government that may be suitable for affordable housing. Sharkey insists all of these details are crucial for private investors. “There has to be a profit for the project to go ahead and it can be difficult with construction costs,” she said. Sharkey and Cunningham will attend an affordable housing conference in Vancouver this week. “We have to keep exploring the options and to be creative,” said Cunningham.
Friday, January 13, 2012
Increased tenant protection imposed
Richard Rolke - Vernon Morning Star Published: January 13, 2012 1:00 AM
New rules will assist low-income tenants displaced by development. Vernon council approved a policy Monday that will require companies redeveloping a rental property to provide existing low-income tenants with two month’s rent and two month’s eviction notice — one more each than mandated under provincial law. “We’re trying to be leaders with this issue,” said Coun. Juliette Cunningham of the challenge displaced tenants face when seeking affordable housing. Council began reviewing its options after plans arose for a 37-unit seniors-oriented apartment on 30th and 29th avenues. The project would lead to 36 tenants moving out of the former motel and three houses on the site. “One month’s rent is not adequate compensation when you have the damage deposit (for a new unit) or switching utilities over,” said Coun. Brian Quiring. Quiring doesn’t believe the city’s policies will negatively impact the costs for developers. “We’re not talking a lot of money so it shouldn’t hurt business,” he said. Cunningham says the policy will be welcomed by some developers who are concerned about what happens to tenants. “We’re not trying to dump the whole onus on developers but when we give developers an opportunity to get involved, they are amenable,” she said. Under the policy, the additional compensation would be provided to the housing outreach worker at the John Howard Society. The outreach worker would then co-ordinate the dispersal of the funds to displaced tenants for their bona fide housing needs. “It will provide honest and effective protection to those being displaced so they can move from one locale to another,” said Dale Rintoul, a city planner. “The main intent of the policy is not to see tenants become homeless.”
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Don Quixote Note: The applicant/property owner would provide an additional one month notice to the tenant, up from the current statutory requirement of a two month's notice period.
New rules will assist low-income tenants displaced by development. Vernon council approved a policy Monday that will require companies redeveloping a rental property to provide existing low-income tenants with two month’s rent and two month’s eviction notice — one more each than mandated under provincial law. “We’re trying to be leaders with this issue,” said Coun. Juliette Cunningham of the challenge displaced tenants face when seeking affordable housing. Council began reviewing its options after plans arose for a 37-unit seniors-oriented apartment on 30th and 29th avenues. The project would lead to 36 tenants moving out of the former motel and three houses on the site. “One month’s rent is not adequate compensation when you have the damage deposit (for a new unit) or switching utilities over,” said Coun. Brian Quiring. Quiring doesn’t believe the city’s policies will negatively impact the costs for developers. “We’re not talking a lot of money so it shouldn’t hurt business,” he said. Cunningham says the policy will be welcomed by some developers who are concerned about what happens to tenants. “We’re not trying to dump the whole onus on developers but when we give developers an opportunity to get involved, they are amenable,” she said. Under the policy, the additional compensation would be provided to the housing outreach worker at the John Howard Society. The outreach worker would then co-ordinate the dispersal of the funds to displaced tenants for their bona fide housing needs. “It will provide honest and effective protection to those being displaced so they can move from one locale to another,” said Dale Rintoul, a city planner. “The main intent of the policy is not to see tenants become homeless.”
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Don Quixote Note: The applicant/property owner would provide an additional one month notice to the tenant, up from the current statutory requirement of a two month's notice period.
Tuesday, January 10, 2012
Displaced Tenants Get More Support
Written by Peter McIntyre 107.5 KISSFM
Tuesday, 10 January 2012 01:20
Developers will be required to provide more compensation to low
income Vernon residents who are displaced by new development, under new
policy backed by city council. The change is in response to 35 tenants who will be losing
their housing, when a new seniors complex goes ahead at the west end of
30th Avenue. 
Councillor Juliette Cunningham (pictured) says the displaced tenants will get two months rent as compensation, paid by the property owner, double the normal amount. She tells Kiss FM,"And I do get the sense the developer was quite
open to that type of thing because I think he felt some responsibility
to that type of displacement, so I think this is a good first step." The John Howard Society's Housing Outreach worker will coordinate the
dispersal of the compensation to make sure it goes to housing needs. Mayor Rob Sawatzky says it just seems like a fair thing to do. "All those decisions are always abitrary. What is the magic right
number? It can be very difficult to find a new place in one month,
especially when you're low income, so it's quite logical to get a second
month to try and find other lodging." City planner Dale Rintoul says the main intent of the policy is to not see those tenants become homeless. He says the developers will be made aware of the policy at an
affordable housing forum January 26th from 3 to 6pm at the Schubert
Centre.-----------
Also Read Compensation sought for tenants October 26, 2011 1:00 AM
New tool helps displaced residents December 14, 2011 1:00 AM
Wednesday, December 28, 2011
Rent prices still ‘out of reach’
Finding a place to live continues to drain financial resources for some Vernon residents. A recent report indicates that there is more housing on the market but rent hasn’t decreased. “Even though the stock is available, housing is
out of reach for working families and individuals,” said Coun. Juliette Cunningham, who is on the city’s affordable housing committee. The Canada Mortgage and Housing Corporation
states the vacancy rate has increased to 7.4 per cent from 6.7 per cent
in October 2010, but on average, rent has only dropped slightly — from
$714 in 2010 to $703 this year. Annette Sharkey, with the Social Planning Council, isn’t surprised by the figures. “There are a lot of people leaving the community to find work elsewhere,” she said. “We are losing people to Alberta and northern B.C. Housing units are opening up because of that.” Reducing rents isn’t an easy solution, according
to Sharkey, because many landlords purchased property when real estate
was skyrocketing and they have mortgage payments. “They are trying to hang on to the high prices just to make cost.” CMHC states that the average rent for a
one-bedroom unit in Vernon is $635, while it is $773 for a two-bedroom apartment and $814 for a three-bedroom unit. A housing forum is being planned for Jan. 26. “We will pull together developers and non-profit agencies interested in affordable housing,” said Sharkey. “We’re looking at some different models. We’re trying to find solutions to this issue.” Cunningham believes the current situation is
partly a result of funding cuts to B.C. Housing and the federal
government not having a housing strategy. “It will take conversations at all levels of government,” she said of addressing the shortage in affordable units.
Monday, December 19, 2011
Vacancy Rate Improves - But it is not cheaper to rent
Finding a place to live in Vernon should be easier, but it likely won't be much cheaper. CMHC is out with their rental vacancy report. The overall vacancy rate in Vernon has improved slightly from 6.7 to 7.4 per cent. Local social service agencies say affordable housing is still an issue in vernon, despite more availability. As for the cost - the average two bedroom apartment now rents for about 775 dollars. The provincial average is $1,050 per month.The BC vacancy rate is now 2.4 per cent. CMHC says demand for rental housing remained strong, reflecting improving labour market conditions with a continued flow of people moving to the province.
Wednesday, December 14, 2011
New tool helps displaced residents
By Roger Knox - Vernon Morning Star Published: December 14, 2011 1:00 AM
The City of Vernon wants assurances that developers treat tenants fairly when they are evicted. Council has instructed staff to investigate how other communities handle the displacement of people from low-income housing due to redevelopment and formulas they may use for compensation for tenants. “I’m so happy we found out that we have a legal ability to do this,” said Coun. Bob Spiers. “This is another tool the community has to help people displaced by development.” The issue arose when the city recently considered plans for a 37-unit seniors-oriented apartment on 30th and 29th avenues. If the project proceeds, about 36 tenants will have to leave the former motel and three houses on the site. Coun. Juliette Cunningham says there must be a mechanism to trigger increased compensation for tenants beyond what developers must pay under provincial laws. “There isn’t much (housing) available for the price they’ve been paying,” said Cunningham of rental conditions in Vernon. City staff will also look at ways to ensure they are aware of low-income housing losses and all options available around compensation for displaced tenants. Coun. Patrick Nicol hopes a co-operative process that involves all stakeholders can be created. “We want buy-in from the development community,” he said.
The City of Vernon wants assurances that developers treat tenants fairly when they are evicted. Council has instructed staff to investigate how other communities handle the displacement of people from low-income housing due to redevelopment and formulas they may use for compensation for tenants. “I’m so happy we found out that we have a legal ability to do this,” said Coun. Bob Spiers. “This is another tool the community has to help people displaced by development.” The issue arose when the city recently considered plans for a 37-unit seniors-oriented apartment on 30th and 29th avenues. If the project proceeds, about 36 tenants will have to leave the former motel and three houses on the site. Coun. Juliette Cunningham says there must be a mechanism to trigger increased compensation for tenants beyond what developers must pay under provincial laws. “There isn’t much (housing) available for the price they’ve been paying,” said Cunningham of rental conditions in Vernon. City staff will also look at ways to ensure they are aware of low-income housing losses and all options available around compensation for displaced tenants. Coun. Patrick Nicol hopes a co-operative process that involves all stakeholders can be created. “We want buy-in from the development community,” he said.
Friday, December 09, 2011
Rental Housing grant deadline approaching
| Dec. 09, 2011 City Of Kelowna | ||
| PSA Deadline is December 23 |
||
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The deadline to apply for City of Kelowna grants to support construction of affordable rental housing is Dec. 23.Groups developing affordable rental housing are invited to submit
submissions for grants of up to $5,000 per unit. Additional funds are
budgeted to offset a portion of the applicable Development Cost Charges
for eligible units of affordable rental housing. Grant allocations will depend on the amount of funds available and the number of eligible units in applications received by the City for 2012. Applicants must submit a letter of application by Dec. 23, and the units identified for funding must qualify under the City's definition of affordable rental housing. Units eligible for funding must be secured by entering into a housing agreement with the City and the dwellings must be reasonably expected to be constructed in 2012. Written confirmation of other funding sources is required for non-profit affordable rental housing; For complete details on the policy governing Financial Assistance for Non-Profit and Affordable Rental Housing, visit kelowna.ca/council and click on Policies. ---------------------------  Financial Assistance for Non-Profit and Affordable Rental Housing-Pol-335.pdf (70kb) (2010-03-22)
Affordable
Housing and Amenitites or Cash-in-Lieu of Thereof - Interm Policy for
Zoning Bylaw Bonuses for Affordable Housing - Pol - 344.pdf (111kb)
(2010-05-03)
|
Wednesday, November 02, 2011
In search of an answer
Annette Sharkey’s comments were almost prophetic. The Social Planning Council executive director recently
told Vernon council of how the homeless situation has gone from “chaos”
to almost manageable since 2006 through a multi-agency approach. But as she wrapped up her report, Sharkey warned that Vernon isn’t out of the woods yet when it comes to tent cities popping up. “We need to keep working around the affordable housing issue,” she said. And within about an hour, the situation was facing council head on. Council was considering rezoning so a seniors-oriented
development can take place on the west end of 30th Avenue. Presently,
about 36 people rent space in the old motel and three houses on the
site. “Where do all of these people go — the disabled, the seniors?” Kim Merlow, one of the tenants, asked council a few weeks ago. No one should fault the property owner for wanting to
develop the site — that is the right of anyone who holds title on land.
It also appears that they are well aware of provincial legislation
outlining obligations to tenants impacted by development — providing one
month’s rent and advance notice for eviction. But this situation highlights a scenario that will
occur more in the future. As investors pick up properties in areas
designated for redevelopment, the existing residents — many of them
lower-income — will have to pack their bags. There are few technical reasons for council to veto
rezoning, and while it has no influence over what happens to the current
tenants, the city is doing what it can. Specifically, the city will ask the developer to consider increased compensation for the tenants to assist with moving costs. Opposition to approaching the developer came from Coun.
Mary-Jo O’Keefe, who believes the city should not create roadblocks for
developers during a recession. “We should not be encumbering people when they are investing in the city,” she said. O’Keefe also pointed out that the availability of rental suites is quite high. That is true. The vacancy rate in June was 7.7 per
cent, up from 5.5 per cent during the same month in 2010 and a dramatic
departure from a low of 0.3 per cent in October 2007. But what O’Keefe didn’t mention was the fact that while there are rooms to rent, no one can afford them. The Canada Mortgage and Housing Corporation shows the
average rent for a bachelor suite in Vernon was $514 this spring (down
from $524 in April 2010), while it was $781 (down from $787) for a
two-bedroom apartment and $809 (down from $840) for a three-bedroom
unit. If someone is on a disability pension, is a senior on a
fixed income or someone struggling to survive on minimum wage, these
rents are out of reach. In some ways, the city isn’t helping ease the crunch facing many residents. The recently adopted city centre neighbourhood plan
calls for redevelopment of downtown but also in adjacent areas such as
those near Seaton Secondary or lower Hospital Hill. It is in those
established neighbourhoods with older homes that rents are often the
most attainable. There are no easy solutions to expanding low-income
residential units, and as a result, elected officials, social agencies
and the public will continue to encounter homelessness.
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Other Postings re this problem:
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Other Postings re this problem:
Compensation sought for tenants The City of Vernon hopes to leverage more support for people relocated by development. There are plans for a 37-unit seniors-oriented apartment in the 3900 block of 30th and 29th avenues, and council wants the developer to consider increased compensation for the about 36 tenants of the former motel and three houses currently on the site. “I am concerned about the relocation of these people,” said Coun. Bob Spiers. “Hopefully staff will come back with the possibility of requiring more compensation. I want to know if it’s legal.” Spiers says it may be possible to pursue compensation beyond one month’s rent.(more)
COMPENSATION FOR TENANTS
Saturday, October 29, 2011
COMPENSATION FOR TENANTS
I have posted these links re the Provincially Mandated Compensation for Tenants. This matter has come up in Council re:
There are plans for a 37-unit seniors-oriented apartment in the 3900 block of 30th and 29th avenues, and council wants the developer to consider increased compensation for the about 36 tenants of the former motel and three houses currently on the site. See Posting here.
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Form RTB-32: 2 Month Notice to End Tenancy for Landlord's Use of Property (PDF)
COMPENSATION FOR TENANTS (excerpt)
• On or before the effective date of this Notice, the landlord must pay the tenant an amount equal to one month’s rent payable under the tenancy agreement.
• If this Notice is ending a periodic tenancy, the tenant may withhold the last month’s rent instead of being paid compensation.
There are plans for a 37-unit seniors-oriented apartment in the 3900 block of 30th and 29th avenues, and council wants the developer to consider increased compensation for the about 36 tenants of the former motel and three houses currently on the site. See Posting here.
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Form RTB-32: 2 Month Notice to End Tenancy for Landlord's Use of Property (PDF)
COMPENSATION FOR TENANTS (excerpt)
• On or before the effective date of this Notice, the landlord must pay the tenant an amount equal to one month’s rent payable under the tenancy agreement.
• If this Notice is ending a periodic tenancy, the tenant may withhold the last month’s rent instead of being paid compensation.
- http://www.rto.gov.bc.ca/content/rightsResponsibilities/ending.aspx#195
- Form RTB-31: 12 Month Notice to End Tenancy for Conversion of Manufactured Home Park (PDF)
- Guidebook: Residential Tenancy Act - A Guide for Landlords and Tenants in British Columbia (PDF)
- Guidebook: Manufactured Home Park Tenancy Act - A Guide for Manufactured Home Park Landlords and Tenants in British Columbia (PDF)
Wednesday, October 26, 2011
Compensation sought for tenants
The City of Vernon hopes to leverage more support for people relocated by development. There are plans for a 37-unit seniors-oriented
apartment in the 3900 block of 30th and 29th avenues, and council wants
the developer to consider increased compensation for the about 36
tenants of the former motel and three houses currently on the site. “I am concerned about the relocation of these people,” said Coun. Bob Spiers. “Hopefully staff will come back with the possibility of requiring more compensation. I want to know if it’s legal.” Spiers says it may be possible to pursue compensation beyond one month’s rent. Some of the tenants have stated they may have difficulties finding new homes they can afford. “Vacancy rates are higher but affordability is still
high,” said Coun. Buffy Baumbrough, adding that rent has not dropped
significantly in Vernon. The city’s affordable housing committee will also review the broad issue of housing being lost through redevelopment. Coun. Mary-Jo O’Keefe was opposed to asking the developer to provide more assistance to the tenants. “We have clear laws provincially on what’s required (for compensation),” she said. “Now is not the time for the city to set a precedent to
increase demands. We should not be encumbering people when they are
investing in the city.” Representatives for the property owner — Mayfield Homes
— have previously stated that provincial legislation provides for
moving costs for tenants impacted by redevelopment and it determines the
timeline for eviction notice. Council has approved third reading of bylaws that would
allow the seniors-oriented development to move ahead. Final approval is
still required.
Tuesday, October 25, 2011
Help For The Homeless
Vernon has managed to get a handle on a growing homeless problem through collaboration. So says Annette Sharkey
from the Social Planning Council who says pulling the city's resources
together has made a big difference since the problem peaked two years
ago. "The number of partners that have come on board, and not the usual
partners. Having bylaws involved in the Cool Team is very unique, and it
just goes to show, when you pull all the resources together, you can
make a difference." The city hit its low point when a tent city was formed by homeless
residents in 2007, and two city shelters closed in 2008, but since then
the Gateway Shelter opened, and more people have been able to get help
and secure housing. Sharkey says,"It's been huge both personally and professionally just
to see this happen because in 2006, it really was chaos. A huge number
of people were sleeping outside on an ongoing basis." Rachael Zubick from the Safe Communities Unit says having shelters and other services available, has also cut down on crime. "Things like mischief and all of those crimes that we associate to
people with too much time on their hands and no where to go, and they've
certainly decreased. And we didn't just displace them. We know that we
have tackled the problems across the Greater Vernon area." Total calls for RCMP service in Vernon, Coldstream and Areas B and C
were 23,374 in 2008, while to October 1 this year, calls are at 12,191 The city has gone from having 30 homeless camps in 2009, to four this fall. Sharkey says despite the positives, there's still a need for more affordable housing units. "That's still a challenge. We don't have the number of affordable housing units that we'd like, so some of these people are finding places
with rent that is too high for the amount that they're making, so
they're struggling in other ways." Sharkey says some developers have come forward with proposals for
more rooming houses, and agreements with the city to keep rents low.
Saturday, October 23, 2010
Tolko supplies materials for Habitat project
October 22, 2010 11:00 PM Kelowna Capital News:
Framing is underway at Habitat for Humanity Kelowna’s newest affordable housing project with help from Tolko Industries Ltd. The company is providing a lumber and sheathing package for use in a duplex on the Westside. Habitat for Humanity volunteers are working to build the duplex side-by-side with the low-income families who will purchase the homes. “Our volunteers told me that Tolko’s OSB panels are easy to work with,” remarked project coordinator Ken Kunka, of Flywheel Building Solutions. This project is the first of two duplexes to be built on the Westside and will be ready for occupancy in early spring of 2011. “We greatly appreciate Tolko’s enthusiastic support of this project,” said Lona Manning, executive director.“By helping us keep our costs down, more of the proceeds from the home sale can go toward building more affordable housing. Tolko’s donation is a gift that keeps on giving.” “We are very pleased to be part of this worthwhile community project,” added Jonathan Rogers, acting vice-president, marketing and sales. “This is a perfect fit for our business, in addition to being an opportunity to contribute back to the region where so many of our employees live and work.”
This partnership with Habitat for Humanity renews a relationship that grew in 2006, following donations and a team of Tolko employees who travelled to take part in the international association’s rebuild efforts near New Orleans following Hurricane Katrina. Habitat for Humanity Kelowna is a part of the international Habitat for Humanity movement.The volunteer-run organization has built 17 homes in Kelowna since 1992. The homes are sold to low-income working families with children. Tolko Industries Ltd. is a private, Canadian-owned forest products company based in Vernon. Tolko produces lumber, veneer, plywood, oriented strand board, and craft papers for customers around the world.
Framing is underway at Habitat for Humanity Kelowna’s newest affordable housing project with help from Tolko Industries Ltd. The company is providing a lumber and sheathing package for use in a duplex on the Westside. Habitat for Humanity volunteers are working to build the duplex side-by-side with the low-income families who will purchase the homes. “Our volunteers told me that Tolko’s OSB panels are easy to work with,” remarked project coordinator Ken Kunka, of Flywheel Building Solutions. This project is the first of two duplexes to be built on the Westside and will be ready for occupancy in early spring of 2011. “We greatly appreciate Tolko’s enthusiastic support of this project,” said Lona Manning, executive director.“By helping us keep our costs down, more of the proceeds from the home sale can go toward building more affordable housing. Tolko’s donation is a gift that keeps on giving.” “We are very pleased to be part of this worthwhile community project,” added Jonathan Rogers, acting vice-president, marketing and sales. “This is a perfect fit for our business, in addition to being an opportunity to contribute back to the region where so many of our employees live and work.”
This partnership with Habitat for Humanity renews a relationship that grew in 2006, following donations and a team of Tolko employees who travelled to take part in the international association’s rebuild efforts near New Orleans following Hurricane Katrina. Habitat for Humanity Kelowna is a part of the international Habitat for Humanity movement.The volunteer-run organization has built 17 homes in Kelowna since 1992. The homes are sold to low-income working families with children. Tolko Industries Ltd. is a private, Canadian-owned forest products company based in Vernon. Tolko produces lumber, veneer, plywood, oriented strand board, and craft papers for customers around the world.
Monday, April 12, 2010
Green and Affordable Homes, Out of the Box
Shipping containers hold the potential to revolutionize urban housing. .
-
City Centre Lofts is slated to become the first mid-rise to be built out of shipping containers in North America. It will be constructed using 50 per cent recycled material.
The Salt Lake City building was designed by architect Adam Kalkin.
The building's footprint is about the same size as a common 25- by 120-foot Vancouver Lot.
Tuesday, January 26, 2010
Vancouver housing least affordable to its own citizens, survey says
6th Annual Demographia International Housing Affordability Survey
It now takes more than nine years of income to purchase a Vancouver home, triple what it had taken families for generations to own their home. That puts Vancouver at the top of the list of “severely unaffordable” houses ranked in 272 cities in the U.S., the U.K., Ireland, New Zealand and Australia. A new study that calculated the cities’ “median multiple” -- the median residential house sale value divided by the median annual gross household income -- put Vancouver at 9.3. Other B.C. cities in the “severely unaffordable category,” which is anything above 5.1 years: Victoria (7.9), Abbotsford (6.6) and Kelowna (5.9), according to the study by the Frontier Centre for Public Policy in Winnipeg. Outside of B.C., the next highest median multiple is in Toronto, at 5.2, which falls into the “severely unaffordable” category for the first time, followed by Montreal, at 4.9. The median for all 28 cities ranked in Canada was 3.7, up from 3.5 last year, according to the sixth annual Demographia International Housing Affordability Survey released Monday.
Saturday, January 09, 2010
Project seeking tenants
Richard Rolke - Vernon Morning Star Published: January 09, 2010 12:00 PM
The finishing touches are almost done on a new affordable housing project, and now tenants are being sought. The Vernon Land Trust is taking applications for two three-bedroom units in the Under One Roof development on 25th Avenue. “We’re looking to fill the units in February or March,” said Annette Sharkey, with the land trust. In order to be eligible for the units, the household income must be under the low-income cut off. However, that doesn’t mean the applicants will be on social assistance. Some may be working, but their wages are too low to cover the basic needs of life. “Rent is eating up their pay cheques,” said Sharkey. Among those that may be interested in the units are single parents earning $13 or $14 an hour or a couple, both earning minimum wage. “We’re actually worried about how much interest there may be in them. There could be a ton of interest,” said Sharkey.
The two units are part of a six-plex built in partnership with the Kindale Developmental Association and Habit for Humanity. Each unit has three bedrooms, two bathrooms, laundry facilities and a one-vehicle garage. In addition, there is a playground and benches in the shared yard. “They are beautiful units and it will be a great, healthy environment for young families,” said Sharkey. With this project completed, the land trust is actively looking to acquire additional property to add to their affordable housing inventory.People interested in the units are can apply by filling out an application at www.communitylandtrust.ca or by picking up a form at the Social Planning Council office at 3205 31st Ave.
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