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749 School RoadSupportive Housing Proposal(BC Housing)

PLANNING AND DEVELOPMENT COMMITTEE – JULY 16, 2019

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Purpose

This report is seeking recommendations from the Planning and Development Committee on the proposed bylaw (zoning and OCP) amendment application, and next steps for public participation.

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Background◦ In 1985, the federal RCMP office with staff

dwelling was built◦ In 2016, the new RCMP office was built in upper

Gibsons◦ In 2016, the Town formally expressed interest in

acquiring 749 School Rd◦ the previous Council initiated this project under

its strategic priority to “Collaborate on affordable housing initiatives”

◦ In 2018, the Council passed a resolution to support SFRPHI and BC Housing for a transitional/ supportive housing initiative at 749 School Road◦ Surplus Federal Real Property for Homelessness Initiative

(SFRPHI) – federal government provides in-kind contributions of surplus federal properties to organizations in support of projects designed to assist communities to strengthen their capacity to help homeless families and individuals and those at imminent risk of homelessness

SEAN ECKFORD PHOTO

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Background beginning this year…

◦ In February, the ownership of the land was transferred to the Town for 40 units of supportive housing and the Contribution Agreement was signed

◦ In March, a public announcement was made

◦ In April, pre-application consultation began

◦ In June, a zoning/OCP amendment application was received

◦ In July, PDC reviewTHE LOCAL WEEKLY PHOTO

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Process

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Location

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Contribution AgreementTransferred Land Ownership to Town - executed on February 22, 2019.◦ Priority will be given to the most vulnerable residents of Gibsons.◦ Permanent supportive housing for 40 individuals who are homeless or at risk of homelessness.◦ The 40 permanent supportive housing units would also include wrap-around services, a commercial kitchen and

dining hall, programming space, counseling space, and a medical room. ◦ The target clientele are adult individuals with complex health needs including mental health issues, substance

misuse and cognitive or physical disabilities who are homeless or at risk of homelessness, which include: Indigenous people, youth aging out of care (19+), people with concurrent disorders and older women precariously housed.

◦ The land will be owned by the Town, leased to BC Housing, and managed by the selected non-profit operator (Raincity Housing) with funding provided by BC Housing

◦ The property must be occupied by February 22, 2022 (within 36 months) and be used for Supportive Housing for at least 15 years.

◦ If the Town breaches the agreement or does not complete the project by February 22, 2022, the Town must purchase the property at the current market value, excluding all improvements, and for not less than $638,000.

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Proposal

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Site Plan

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Current OCP Land Use Designations

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Proposed OCP Land Use DesignationMEDIUM DENSITY RESIDENTIAL

to permit townhouses, stacked townhouses and 2 to 4-storey apartments with a floor space ratio (FSR) of 0.7 to a maximum of 1.2 (generally between 40-75 units per hectare).

HIGH DENSITY RESIDENTIAL

to permit multi-unit residential buildings (apartments and condominiums) greater than 3 storeys with a floor space ratio (FSR) of 1.2 to a maximum FSR of 1.4 (generally 60-110 uph).

Proposal• 3 storey apartment• FSR = 0.84• UPH = 253

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OCP PoliciesThe OCP lists policies in the following sections that support affordable housing and medium/high density residential development:◦ Section 8.1 – Recreational and Community Facilities◦ Section 8.5 – Health, Safety and Well-Being◦ Section 9.1 – Existing Neighbourhoods◦ Section 9.3 – Multi-Unit Residential◦ Section 9.4 – Affordable and Alternative Housing◦ Section 15 – Implementation Strategies

There is sufficient support in the OCP to designate the land as medium density residential specifically for the purpose of providing affordable housing.

BC HOUSING SPECTRUM

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Waste Management & Financial PlansWaste Management Implications

- SCRD manages solid waste – SCRD staff comments request that landfill diversion is maximized and that garbage and recycling collection is in place during and post construction.

- Town manages liquid waste – liquid waste would flow directly to the treatment plant which has sufficient capacity for maximum build out

Financial Plan Implications

- no negative impact on the financial plan if Option 1 is selected.

- With Option 2, the Council will need to pay at least $638,000 for the land.

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Zoning

R-2

RM-2

RM-1

PA R-1

RM-2

PA

PSU

R-3

RM-1

C-1

RM-1

R-2

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Proposed RM-3 ZoneNew definitions in the zoning bylaw◦ “SUPPORTIVE HOUSING” means a residential rental housing facility which provides apartment dwelling units or sleeping

units, and support and amenity services. ◦ “SUPPORT AND AMENITY SERVICES” means meal preparation, meal service, administration services, and may include any of

the following: counselling, medical services, social and recreation uses, house cleaning, and laundry service; provided to residents in conjunction with their supportive housing or assisted housing.

RM-3 zonePermitted Uses – supportive housing, apartments, townhousesDensity – maximum FSR of 1.2Setbacks – front 4 m, rear 7.5 m, sides 3.5 mCoverage – maximum 75%Height – maximum 3 storeys or 11.5 m (37.7 ft)Parking – 0.1 space per supportive housing unit and 1 of which is for disabled parking space

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Options

The Town Council has the following options:

Option 1: build supportive housing as per the contribution agreement; or

Option 2: breach agreement and pay market value of land (as determined by an appraisal at Town’s cost and not less than $638,000).

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Option 1 – Build supportive housingThis option proceeds with processing the development application in accordance with the executed contribution agreement.◦ There is a need for housing – the 2018 homeless count identified 57 people◦ Sechelt’s 40-unit Supportive Housing building is fully tenanted and Gibsons residents were

denied a place due to not being local enough◦ OCP policies support the proposal for affordable housing◦ Land has been donated to the Town for supportive housing◦ $14 million contributed from BC Housing◦ Addresses Council’s strategic priority of addressing housing availability and affordability for a

vulnerable population in our community

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Option 2 – breach agreement & pay value of landSome negative implications of this decision may be: ◦ a lack of support for existing homeless and homeless at risk community members; ◦ possible implications of breaching the already executed contribution agreement; ◦ the loss of BC Housing’s $14 million contribution to build the apartments; and ◦ substantial negative financial implications related to the purchase of the land.

A possible positive implication may be an opportunity to consider a different type of social housing with new partners at this location.

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Community Engagement1. Pre-Application Engagement◦ letters to neighbours – scheduled to land on doorstep a day after the announcement to

begin early engagement◦ special invitations to stakeholders to attend community dialogues or request separate

meeting◦ Community Dialogues – April 3, 4◦ individual meeting with PAC◦ Community Engagement Report submitted with application:

in summary, 25% expressed support of the proposal, 27% expressed opposition to the proposal, and 48% expressed neutral or undecided view of the proposal

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Community Engagement2. Public Information Meeting after 1st Reading

3. Public Hearing (TBD)

4. Community Advisory Committee would be established for ongoing monitoring/communications only if the development is approved

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Consultation◦ Sunshine Coast Regional District (SCRD)◦ Squamish Nation◦ School District 46 (SD46)◦ Vancouver Coastal Health (VCH)◦ Ministry of Transportation and Infrastructure (MOTI)◦ Royal Canadian Mounted Police (RCMP)◦ Sunshine Coast Affordable Housing Society (SCAHS)◦ Sunshine Coast Community Services (SCCS)◦ Gibsons and District Volunteer Fire Department (GDVFD)◦ Town of Gibsons Infrastructure Services Department◦ Town’s Building department

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Next Steps

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Staff Recommendations

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Alternative RecommendationsTHAT Zoning Amendment Bylaw No. 1065-49, 2019 be forwarded to Council for second reading;

THAT Official Community Plan Amendment Bylaw No. 985-23, 2019 be forwarded to Council for second reading;

THAT Council directs staff to schedule a Public Hearing for TIME, DATE, at LOCATION.

OR

THAT staff refers this application to ________________ , in addition to the previously referred authorities/organizations for early and ongoing consultation.