RENTAL HOUSING INCENTIVE GRANT POLICY (City of Vernon)

https://www.vernon.ca/sites/default/files/docs/building-planning/permits-applications/rental_housing_incent_grant_policy.pdf

Excerpts:
PROCEDURES 1. Applications for funding under this policy are to be submitted to the Community Infrastructure and Development Services Division and can be submitted at any time of the year.
2. The application is to be reviewed by Community Infrastructure and Development and Finance staff. Community Infrastructure and Development staff would prepare and submit a report to City Council. Council is the approving authority for all grant applications.
3. Awarded grants would form part of the year end statistics report prepared by the Community Infrastructure and Development Services Division.

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1. Rental housing grants awarded under this policy are for new private sector rental units that have been issued an Occupancy Permit. The grant is for new rental units that have not been previously occupied for a total of 90 days.
2. The grant applies to multiple family residential projects with four or more units. There can be one or more rental units. The project is to be on one fee simple property or one strata plan with at least four strata lots.
3. Each self contained dwelling unit which is the subject of a grant application is to have a habitable floor area greater than 29 sq.m.
4. The grant amount would be equal to the lesser of $4,000 per rental unit or the City development cost charge levied per unit. This would not include the Regional District of North Okanagan development cost charge levy amount.
5. The grant would not be awarded until the Occupancy Permit for the subject rental unit has been issued.
6. The grant would be awarded to the owner of the rental unit. 7. There is to be a housing agreement bylaw adopted and an associated covenant registered on the property title which governs the rental units. The housing agreement is to be for a term not less than 20 years. The agreement is to be structured so as to require the unit to be available and utilized as a rental unit. The rental unit is not to be occupied by the property owner and is therefore, not eligible for Provincial Home Owner Grant approval while the covenant is in effect.
8. The rental rate is subject to market place conditions and is not governed in the housing agreement and associated covenant. Residency conditions are not subject to a maximum household income threshold.
9. Any request to discharge the housing agreement covenant would be subject to City Council approval, repayment of the rental housing grant plus accrued interest and other conditions that Council may require.
10.The rental housing project for which the rental housing incentive grant is to apply must be registered with and must be designed and constructed to meet the SAFERhome society standards.

Province Funds Vernon Recovery Beds

Posted on 11/7/2016 5:06 PM by Pete McIntyre 107.5 KISSFM

The Vernon area is getting more provincially funded recovery beds for people struggling with mental health and substance use issues. Interior Health has given the John Howard Society the contract to run four new support beds to serve the North Okanagan, which are located at the Blair Apartments on 28th Avenue, and already active..Barb Levesque, executive director of the society, says their role is provide clients with a safe, substance-free setting. "We are supporting them in their recovery while they attend and receive counselling from Interior Health staff. And this gives people a stable place to live, daily support, social things to do and assistance with daily living," Levesque says in an interview with Kiss FM. The clients will stay at the site while they await residential treatment, return from treatment, or transition to a more stable lifestyle. "It's one of the many ways you can support addictions recovery without actually doing residential services," adds Levesque. Levesque calls the Blair Apartments a great site for the beds, as it's close to downtown and close to public transit. And we will have staff on site seven days a week to support everybody at the apartments, but certainly those needing life care support." “This is fantastic news for the residents of the North Okanagan,” says Vernon-Monashee MLA Eric Foster. “Additional beds mean additional services and supports to get those struggling with mental health and substance use issues back on their feet.” “Interior Health is working to shift the health-care system away from hospitals and towards care being provided in a community setting,” says IH Board Chair Erwin Malzer. “Having these beds available in the North Okanagan for area residents meets our goal for helping our clients directly within the communities and areas they call home.” “We’re very pleased and honoured to have these beds for residents of the North Okanagan situated here in the city of Vernon,” says Vernon Mayor Akbal Mund. “The city of Vernon looks forward to continuing work with Interior Health and the John Howard Society to make sure the right supports and services are available here in our area.”

Welcome to your home

By Darren Handschuh - CASTANET Sep 28, 2016 / 5:00 am

A measure of relief is at hand for people in need of affordable housing. Barbara Levesque, executive director of the John Howard Society of the North Okanagan/Kootenay Region, said units at the Blair Apartments are ready for tenants. In fact, several have already moved in. Affordable housing has been a major issue in the city for years, as it is in many communities. Formerly the Journey Inn Motel, the hotel rooms were renovated and upgraded into apartments that feature 37 bachelor units and two one-bedroom units. Renos include new carpet, paint, some plumbing and electrical work and a new rail which had to be installed on the upper level to bring the building up to code. B.C. Housing owns the building and is taking care of the renovations, while the JHS board finds the tenants. Levesque said the society received some 200 applications for the 39 units. The bachelor suites will rent for $475 a month, while the one-bedroom units will go for $525. Levesque said that includes all utilities, basic cable and access to laundry facilities. “People are moving in every week as the units are completed,” said Levesque. “There are some really happy people. I think we are going to see an immediate impact.” The apartments are for adults and include a blend of seniors, students and people on disability. “It's a really mixed community,” she said. Because the apartments do not have cooking facilities – they each have a microwave and a fridge – a communal kitchen has been built where people can cook food in groups and divide the portions, or people can select a time and cook for themselves. Levesque anticipates the residents will form a tight community. She said often people who do not feel welcome in a facility tend to isolate themselves, but she hopes the communal aspect of the facility will bring people together. A green space where the pool used to be is also planned.

Parking Concern

Posted on 4/27/2016 6:40 AM by Pete McIntyre 107.5 KISSFM
A proposed seniors assisted housing complex in Vernon, will be able to have fewer parking spaces than normally required. City council has granted a variance for the 119 unit project with commercial space on 24th Street,to have 44 parking spots. Councillor Brian Quiring says council's support is contingent on a traffic impact analysis by the owner. "It's kind of an interesting project with some micro-suites and some very small units. I do believe those type of units don't have the same type of parking requirements that our bylaw specifies." Mayor Akbal Mund says with all the shopping close by, many residents will be able to walk to most places, and won't need vehicles.
"That's important for people who do live in apartments that they can walk and get everything they need, rather than drive all over. I think it would be a good project to have in that area." The manager of the Village Green Hotel is concerned there won't be enough parking spaces, and residents and staff will end up parking in the hotel's spots, but Mayor Akbal Mund says the 119 unit development will be good for merchants. "In terms of business purposes for all the businesses located in that area including the Village Green Hotel, I do believe their business will be up with this type of complex so close."
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https://www.vernon.ca/sites/default/files/docs/meetings/agendas/160425_regular.pdf  (p.27-47 for details)
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Assisted Living and Care Facility Regulations: and requirements
http://www2.gov.bc.ca/gov/content/health/accessing-health-care/assisted-living-registrar

http://www2.gov.bc.ca/gov/content/health/accessing-health-care/finding-assisted-living-or-residential-care/residential-care-facilities

Vernon councillor alarmed over 'cavalier' attitude over agricultural land

By Charlotte Helston Infotel.ca January 25, 2016 - 8:00 PM

VERNON - A Vernon councillor is concerned her colleagues are letting the preservation of agricultural land fall by the wayside. A majority of council voted to send a letter to the Agricultural Land Commission recommending a piece of property at 15 Street and Pottery Road be removed from the land reserve to be used for housing development. “I think at one point we’re going to maybe wake up and say we have no land for (agriculture uses),” Coun. Juliette Cunningham said. She worried the decision sets a precedent for future applications, and said council should not be ‘so cavalier of disposing of our agricultural lands.’Council decided in a split 5-2 vote to support taking the land out of the reserve largely because of a need for more affordable housing in the city and because the land is of limited agricultural value. The soil is reported to be type 2, meaning it has moderate limitations that restrict the range of crops. “To me it looks like a natural progression of the community in that area,” Coun. Brian Quiring said, noting it is close to schools, the growing Polson Place Mall and other services. “I think it is one of those situations it does make sense to support development on that property… It’s a small enough piece we can justify the land use.” Coun. Catherine Lord pointed out much of the city’s inventory of land available for housing developments is in the hillside area, including the Predator Ridge neighbourhood, which is typically more expensive. According to a housing assessment, the average-income household in Vernon cannot afford a single family home in most neighbourhoods, pointing to a need for more apartments, townhouses and duplexes. “This is a largely unusable parcel of land agriculturally, but it can provide a number of families with affordable housing,” Coun. Scott Anderson said. The application will now go back to the Agricultural Land Commission, which has the final say on whether it will be approved.
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Vernon council split over developing agricultural land
by Richard Rolke - Vernon Morning Star posted Jan 26, 2016 at 6:00 AM
There is a distinct split among Vernon politicians over a proposed development. A majority of council decided Monday to go against a staff recommendation and send an application for Agricultural Land Reserve exclusion to the Agricultural Land Commission for consideration. “I’m discouraged we are not considering the preservation of farm land,” said Coun. Juliette Cunningham, who along with Coun. Bob Spiers, voted against supporting the application. The 3.8 hectares is located at 15th Street and Pottery Road and the owner is proposing to construct residential lots. “I’m not in favour of gobbling up ARL land but I don’t see a lot of farming value on that corner,” said Coun. Brian Quiring, adding the property is close to shopping, schools and services. “It’s a natural progression of the community. It’s smart growth.” Staff opposed supporting the ALR exclusion application because it goes against the official community plan and the amount of land already existing in Vernon for housing. Coun. Scott Anderson was not moved by administration’s argument. “The OCP is a guide more than something chiselled in granite,” he said. “The only thing I’ve seen growing on that land is (election) campaign signs.” Cunningham made one last pitch to keep the application from going to the ALC. “When you look at climate change, there’s the possibility of growing and doing other things on that property,” she said. A motion not to support the application died in 4-3 vote and that ultimately led to a successful motion to back the application. Anderson does not believe developing the site will hinder the community’s ability to feed itself in the future. “Civilization does not hinge on this parcel of land,” he said. Cunningham, though, suggests that a precedent has been set. “It opens the door for everyone to come and do the same thing,” she said of getting a city endorsement to remove land from the ALR.
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ALC Ruling (To Deny) July 11, 2016:
http://www.alc.gov.bc.ca/assets/alc/assets/applications-and-decisions/search-for-applications-and-decisions/2016-decision-minutes/54309d1.pdf

Funds returned to ease tax load

by Richard Rolke - Vernon Morning Star posted Jan 15, 2016 at 1:00 AM
Vernon taxpayers could get some cash back in their pocket. The city will receive $232,734 from the dissolution of the former North Okanagan Regional Hospital District and council has directed staff to return that to residents by reducing the city’s 2016 tax requisition. “It belongs to the taxpayer. That’s where it came from,” said Coun. Bob Spiers, who lobbied to have the money given back to residents instead of putting it into general revenue. The return of the funds will be detailed in the 2016 tax notices.
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Actual Resolution passed unanimously:
THAT Council directs Administration to apply Vernon’s share ($232,734.64) of proceeds arising through dissolution of the North Okanagan Regional Hospital District to the 2016 tax requisition for the North Okanagan/Columbia Shuswap Regional Hospital District, effectively returning the proceeds ($232,734.64) in their entirety to the current property taxpayer by reducing the 2016 tax requisition payable;
AND FURTHER, that Council direct the Administration to note the return of the proceeds to the property taxpayer on
the 2016 tax notice or supplementary information included with the 2016 tax notice.
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Affordable housing supported
The City of Vernon is handing out a number of grants for affordable housing projects. The Vernon Native Housing Society will receive a rental housing grant of $31,346 to offset development cost charges for its 10-unit project on Alexis Park Drive. There will also be a $15,244 rental housing grant to the Schubert Centre Society to offset DCCs for three rental units on 35th Street. N&T Properties will receive a rental housing grant of $129,000 for a mixed-use complex, including 86 residential units, on 48th Avenue. There is also a $63,000 rental housing grant for Belmonte Apartments and Rickford Apartments for proposed 42 residents units on 27th Avenue.

Affordable housing coming

Darren Handschuh - CASTANET Nov 19, 2015 / 3:21 pm

Some much-needed affordable housing will soon be available in Vernon. Renovations are underway at the former Journey Inn Motel on 28th Avenue, according to Barb Levesque, executive director of the John Howard Society, and more people will be moving in over the next few months. The motel was renamed Blair Apartments after Blair Peden, who has served on the JHS board locally for some 40 years. There are currently eight tenants living in the 39-unit complex, but as the renovations are done more people move in. Lavesque said renos include new carpet, paint, some plumbing and electrical work and a new rail which has to be installed on the upper level to bring the building up to code. B.C. Housing owns the building and is taking care of the renovations, while JHS board finds the tenants. Levesque said people have to fill out an application to live in the downtown complex and they must meet certain criteria. “We have over 100 applications already,” said Levesque. “We are thrilled to have the property available. For some people, this will be their forever home. This is going to have a big impact.” Levesque expects the bachelor units will rent for around $450 a month and that will include the cost for everything from cable to utilities to laundry. “The building is in great shape. It is a clean, affordable place for people to live,” said Levesque. The complex will have a communal feel to it as well. For liability reasons, the pool is being removed and a community garden put in its place. “That will be a green space for people,” said Levesque. Because the units do not have kitchen facilities, the manager's suite is being converted into a communal kitchen that will serve the entire building. The kitchen will also be a gathering place for tenants where they can share dinner, celebrate seasonal events and hold other activities. The individual units will have a 3/4 fridge and microwave.

Vernon homeless census

by Kate Bouey CASTANET - Oct 21, 2015 / 7:20 pm

Six homeless camps were found in public spaces around Vernon in the latest census taken by community outreach workers known as the COOL team, according to Annette Sharkey, executive director of the Social Planning Council. While Sharkey calls that “a bit of a spike” compared to other polls in recent years, it is far from the 30 camps counted in 2009. The camps are also usually pretty small. “Potentially, I can say that we were a community in crisis at that time," says Sharkey. But she believes Vernon's situation is not the same as that of the City of Abbotsford which lost a case in B.C. Supreme Court Wednesday to a group of homeless people living on public land. The court rejected the city's bid to shut down the camp. “The way that Vernon has approached this is a bit unique,” says Sharkey. “We actually have a protocol that was developed between the bylaw department and outreach workers in our community so they work together when there are homeless camps in public places.” Both groups communicate, ensuring everyone is aware of camps in the area and letting campers know there are services available to them. “We also developed a tips sheet about how to keep your camp safe and clean so they don't become a public nuisance, so we really try to educate campers,” Sharkey says. “If a camp gets to the point where it needs to be decommissioned, it's become a health hazard or a safety issue, the bylaw department lets the outreach workers know so they have a chance to connect with the campers.” The campers are given time to take away items of value before the campsite is removed. Sharkey says trends show three to five homeless camps in the Vernon area over the last four years. The slight increase follows the closing of the Green Valley Motel, an unsightly building in Vernon that was used for low-income housing until August. It is currently up for sale. “We had wondered what impact there might be, (but) it wasn't as significant as we had feared,” says Sharkey. She praises Vernon's bylaws department and its manager, Clint Kanester, for a willingness to cooperate with non-profit groups to help the homeless. “It is unusual to have this kind of relationship ... I think we're one of the few communities that has this kind of protocol.” Sharkey says the establishment of the Gateway Shelter in the fall of 2008 was “vital for our community to start to bring people in from the outside.” The shelter has 15 permanent beds for men and 13 for women. A shelter spokesperson says the beds for men are full every night.

Renovations Starting on Blair Apartments

Posted on 10/20/2015 by Ron Manz 107.5 KISSFM
It's been nearly two months since the Province announced it had bought the Journey Inn in Vernon and was converting it to an affordable housing complex. Renovations being done by BC Housing are only starting to take place this week on the 39 suite facility. Ten tenants maximum will be allowed to live there during renovations according to Barb Levesque with the John Howard Society that will operate the complex. "Some of them moved out of places they couldn't afford. I think a couple of them may be new to Vernon. Most of them are from Vernon and were in places they couldn't afford and needed affordable housing." Levesque says everyone will have to qualify financially and they also must pass an interview process to find out if they are socially acceptible too. "We want people to feel that this is a real family apartment building and a home, so we are looking for those kinds of people, and its really an interview that takes place and a judgement call on the part of the manager." Renovations are expected to take up to six months to complete. "BC Housing is expecting it to take about six months but it could take longer, we really don't know. Things like plumbing and electrical, we want to make sure that we don't have to do ongoing renovations, that we only do them once and that it's done." The facility has also been renamed the Blair Apartments, after Blair Peden a retired probation officer who spent 35 years as a board member and former chair. "He's a pretty humble guy and I think at first he was a little bit reluctant to have it named after him, but I think its important and all non-profits realize how important it is to recognize the committment of these long time volunteers.

Rent Study Points To Crisis

Posted on 9/10/2015 by Ron Manz 107.5 KISSFM
A quarter of the population of Vernon has to spend at least 50 per cent of their gross income on their rent. A new rental housing index released today says that puts those residents in a crisis situation. The average renter in Vernon earns about 10-thousand dollars less than the average BC renter...and affordability is an issue. Jill Atkey of the BC Non-Profit Housing Association says a full quarter of all renter households make less than 18-thousand dollars a year.
"You can maybe make cuts in your grocery bills, you can buy second hand clothes or make cuts in other places, but you can't make cuts in your rent, so those investments in rental housing and increasing the supply of rental housing are really important," says Atkey. Atkey says average income locally is far below where it needs to be. "Renter households in Vernon are making on average about ten thousand less annually than the average BC renter, so that's the difference between $50,000, and in Vernon, $40,000 annually." Kelowna has the highest rents in the Okanagan while Vernon and Penticton are in the middle of the pack in BC, but only about $100 a month below the provincial average. The new index finds over 40 per cent of all renter households in Canada spend over 30% of their gross income on rent. More distressing, one in five spends over 50 per cent. BC leads the country in both those areas.
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http://rentalhousingindex.ca/#

Vernon secondary suite requirement shot down

by Richard Rolke - Vernon Morning Star posted Mar 14, 2014 at 1:00 AM
Vernon officials are backing away from a secondary suite rule even though they still believe it’s the right thing to do. Lawyers have questioned a city bylaw that would force the owner to reside on a property that has a secondary rental suite, so the bylaw could ultimately be rescinded. “Because of legal opinion, I’m going to be forced to vote for this very reluctantly,” said Coun. Bob Spiers. The city has obtained a legal opinion to determine if it can require a property owner to live in either the primary unit or the secondary suite in the case of single-detached housing. “The advice received indicates that the city cannot legally have such a requirement in the zoning bylaw,” said planner Dale Rintoul in a report. “Deletion of the owner occupancy regulation in the zoning bylaw would enable the primary unit and the secondary suite to be occupied by residents that are not the owner of the property.” Under the current bylaw, council had wanted the property owner to live on site so there was oversight of tenant activities. “When you have an owner in the unit, there is less conflict for the neighbourhood,” said Coun. Juliette Cunningham of traffic, noise and property maintenance. Spiers believes rescinding the bylaw also goes against the original purpose of the rule. “It was supposed to be a mortgage helper for people,” he said of first-time home buyers. While owners won’t have to live on site, that doesn’t mean renters will be able to do what ever they want. ‘“We will still react to building complaints and parking complaints and they (suites) will still require a business license,” said Rintoul. Council has not made a final decision on rescinding the bylaw as it wants more staff information on legal implications as well as options to deal with enforcement of problems arising from suites.

$2.9-million affordable rental housing opened in Vernon

VERNON – Families and individuals in need in the community of Vernon now will have access to 20 new affordable rental housing apartments with the official opening of Vernon Viridian today. Located at 3705 - 24th Ave., the new townhouse development consists of eight bachelor, eight one-bedroom and four two-bedroom units managed and operated by Kindale Developmental Association. The capital cost of the project was approximately $2.9 million, of which the B.C. government provided over $2.85 million for the purchase of the land and capital costs. The City of Vernon waived over $81,370 in development cost charges. Tenants began to move in mid-September. Approximately half of the development’s units are rented with full occupancy expected by late November.

Kelowna council rescinds housing agreements

By Alistair Waters - Kelowna Capital News Published: September 09, 2013 6:00 PM
A handful of Kelowna property owners who bought at artificially reduced amounts, made possible by affordable housing agreements between the city and the properties developers, will no longer be limited in how much they can sell their units for. On Monday, at the urging of city staff, Kelowna council rescinded 10 affordable ownership housing agreements, effectively letting the owners of the 38 units in question sell them for full market value. Under the agreements, the sale price had been limited because the original cost was kept low to encourage affordable housing in the city. The agreements date back to 2005. "Since then, the market has shifted and it is now no longer difficult to find a re-sale stratified dwelling at or below the city’s starter home price of $209,902," city planner Loren Sanbrooks told council. "In the past two years, staff have received three requests from property owners to amend their ownership housing agreement to allow rentals." She added that, in essence, while the affordable ownership units served their purpose a few years ago when the average cost for a stratified dwelling was far above the city’s starter home price, the housing market has changed. And now it easier to find a stratified property at or below the city’s starter home price. In 2012, Kelowna council decided that no new ownership housing agreements would be allowed. However, it said existing ownership housing agreements would continue to be administered. Sanbrooks said it takes staff time and city money to administer the agreements, so by rescinding them, the city will save money and staff time. Coun. Luke Stack lamented the passing of the agreements, saying they were an effort to get more affordable housing options in the city. "I guess , in the end, it was a move that just didn't work out," he said. In addition to the drop in property prices here, the city staff report also said three other issues influenced the decision to recommend an end to the agreements.
They included:
• The federal and provincial government agencies, including B.C. Housing and Canada Mortgage and Housing have presented considerable resistance to ownership housing agreements due to the fact that they affect the title of the property.
• Not all owners and developers are receptive to the agreements. Many see them as a barrier to selling dwellings.
• Owners and developers sometimes see the agreements as infringing on their property and housing market rights.

Council supports BC Housing request

by Melissa Ligertwood - Castanet Apr 22, 2013 / 5:12 pm
Vernon City Council has agreed to support a rezoning application for a BC Housing project on 24 Street. Vernon Viridian, which will be managed by Kindale Developmental Association, is a $2.85M affordable housing development that will provide up to 20 units for families, singles and people with disabilities in the community. The development was originally planned as 12 townhouse units, but BC Housing wants to redesign the space in order to incorporate another eight bachelor units. The request before council seeks to rezone the property from RM1, row housing, to RH1, low-rise apartments, along with variance requests on front yard setbacks and a reduction in the required parking stalls. If the proposed changes are permitted, the development will have four larger two-bed, two-bath townhomes, and the remaining eight units would be broken down into one-bedroom upper floor units with separate bachelor suites at ground level. Councillor Juliette Cunningham, who visited the development at an open house back in March, spoke in favour of the proposed changes. “I’ve been to the site and it’s a great project. The units are small but designed really well,” said Cunningham. Although parking would be reduced from 27 to 18 stalls, Mayor Sawatsky was quick to point out that, out of the seven applications received for space at the Viridian, none have a vehicle. The matter is scheduled for public hearing on May 27.  

Rental costs climb in Vernon

By Richard Rolke - Vernon Morning Star Published: December 23, 2012 1:00 AM
Affordable rent continues to prove challenging for many local residents. The Canada Mortgage and Housing Corporation reports the average Vernon rent increased slightly between October 2011 and the same month this year. “There is adequate rentals for those with no income barriers but there’s still huge pressures for others,” said Juliette Cunningham, a city councillor. “I don’t see the pressure for families changing.” According to CMHC, the rent for a bachelor suite in Vernon during October 2011 was $518 while it is $525 this year. For a one-bedroom apartment, the average has gone from $634 to $637 a month. And for a three-bedroom apartment, the average rent has increased from $857  to $867 a month. Cunningham insists the city is well aware of the impact high rent has on families and the community. “We will keep chipping away at it,” she said, adding that changes to the secondary suite bylaw are being considered as a way of expanding affordable options. Conversations are also underway with the private sector to include affordable housing units in new residential developments. “We are also working with B.C. Housing and the land trust,” said Cunningham. Community-based organizations are also attempting to find solutions for residents. “Habitat for Humanity is working towards creating more housing,” said Cunningham. CMHC reports that the overall apartment vacancy rate for Vernon is 5.8 per cent, down from 7.4 per cent in October 2011. Cunningham isn’t concerned that Vernon’s rental market may be tightening. “That (5.8 per cent) is still considered a healthy vacancy rate. In 2008, it was 1.4 per cent,” she said. For specific categories, the vacancy rate for bachelor suites is 4.8 per cent, 5.8 per cent for one-bedroom apartments and 9.2 per cent for three-bedroom units. In Kelowna, the apartment vacancy rate was four per cent in October, up from three per cent for the same month last year.