HomeMy WebLinkAbout2008-04-14 Workshop - Agenda and Reports.pdfDistrict of Maple Ridge
COUNCIL WORKSHOP AGENDA
April 14, 2008
10:30 a.m.
Blaney Room, 1St Floor, Municipal Hall
The purpose of the Council Workshop is to review and discuss policies and
other Items of interest to Council. Although resolutions may be passed at
this meeting, the intent is to make a consensus decision to send an item to
Council for debate and vote or refer the item back to staff for more
information or clarification.
REMINDERS
April 14
Closed Council
Committee of the Whole
April 15
Public Hearing
following Workshop
1:00 P.M.
7:00 p.m.
ADOPTION OF THE AGENDA
MINUTES - April 7, 2008
PRESENTATIONS AT THE REQUEST OF COUNCIL
UNFINISHED AND NEW BUSINESS
4.1 Alouette River Flood Management Task Force Summary
Staff report dated March 28, 2008 recommending implementation of Task Force
recommendations.
4.2 Green Waste Agreement
Staff report dated April 2, 2008 recommending the cancellation of the current
green waste processing and composting program agreement with the Greater
Vancouver Sewerage and Drainage District and staff direction to work with Metro
Vancouver on a new regional transfer station green waste program.
Council Workshop
April 14, 2008
Page 2 of 4
4.3 Implementation of the Property Taxation and Utility Billing System
Staff report dated April 7, 2008 providing an update on the operation of the new
taxation and billing system as of April 1, 2008.
4.4 Cellular Antenna/Agricultural Land Commission Request for Comment,
12591 209 Avenue
Staff report dated April 9, 2008 recommending that the report be forwarded to the
Agricultural Land Commission as commentary on an application by Cascadia
Tower Incorporated to install a monopole for wireless communications.
5. CORRESPONDENCE
The following correspondence has been received and requires a response. Staff is
seeking direction from Council on each item. Options that Council may consider include:
Acknowledge receipt of correspondence and advise that no further action will be
taken.
Direct staff to prepare a report and recommendation regarding the subject matter.
Forward the correspondence to a regular Council meeting for further discussion.
Other.
Once direction is given the appropriate response will be sent.
5.1 Alouette Home Start Society - Supportive Housing Project
Letter dated April 7, 2008 from Sheila McLaughlin, President, Alouette Home Start
Society, pertaining to the leasing of District lands for a supportive housing project.
Recommendation: b)
5.2 Municipal Pension - GHB Premium Increases
E-mail dated April 7, 2008 requesting support of a resolution requesting that the
Provincial Government and the Union of British Columbia Municipalities be
directed to increase funding for Group Health Benefits assisting Municipal Pension
retirees.
5.3 Maple Ridge-Pitt Meadows Agricultural Association - Sustainable Funding
Letter dated April 8, 2008 from Lorraine Bates, Manager, Maple Ridge-Pitt
Meadows Agricultural Association providing background information and
requesting consideration of sustained funding in the amount of $12,000 per year
for the Agricultural Fair Association.
Recommendation: b)
Council Workshop
April 14, 2008
Page 3 of 4
5.4 Metro Vancouver - Endorsement of the FCM National Action Plan on Housing and
Homelessness
Letter dated March 25, 2008 from Lois E. Jackson, Chair, Metro Vancouver
requesting the consideration of endorsement of recommendations in the attached
National Action Plan on Housing and Homelessness prepared by the Federation of
Canadian Municipalities.
Recommendation: d) refer to Social Planning Advisory Committee
BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL
MATTERS DEEMED EXPEDIENT
ADJOURNMENT
/• I i
Checked by: -"
Date:
Council Workshop
April 14, 2008
Page 4 of 4
Rules for Holding a Closed Meeting
A part of a council meeting may be closed to the public if the subject matter being considered relates to one
or more of the following:
personal information about an identifiable individual whoholds or is being considered for a position as
an officer, employee or agent of the municipality or another position appointed by the municipality;
personal information about an identifiable individual who is being considered for a municipal award or
honour, or who has offered to provide a gift to the municipality on condition of anonymity;
labour relations or employee negotiations;
the security of property of the municipality;
the acquisition, disposition or expropriation of land or improvements, if the council considers that
disclosure might reasonably be expected to harm the interests of the municipality;
law enforcement, if the council considers that disclosure might reasonably be expected to harm the
conduct of an investigation under or enforcement of an enactment;
litigation or potential litigation affecting the municipality;
an administrative tribunal hearing or potential administrative tribunal hearing affecting the municipality,
other than a hearing to be conducted by the council or a delegate of council
the receiving of advice that is subject to solicitor-client privilege, including communications necessary for
that purpose;
0) information that is prohibited or information that if it were presented in a document would be prohibited
from disclosure under section 21 of the Freedom of Information and Protection of Privacy Act;
(k) negotiations and related discussions respecting the proposed provision of a municipal service that are at
their preliminary stages and that, in the view of the council, could reasonably be expected to harm the
interests of the municipality if they were held in public;
(I) discussions with municipal officers and employees respecting municipal objectives, measures and
progress reports for the purposes of preparing an annual report under section 98 [annual municipal
report]
a matter that, under another enactment, is such that the public may be excluded from the meeting;
the consideration of whether a council meeting should be closed under a provision of this subsection of
subsection (2)
the consideration of whether the authority under section 91 (other persons attending closed meetings)
should be exercised in relation to a council meeting.
information relating to local government participation in provincial negotiations with First Nations, where
an agreement provides that the information is to be kept confidential.
MAPLE R1GE
iIshOumbIa
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Gordon Robson DATE: March 28, 2008
and Members of Council FILE NO: E05-010-038
Chief Administrative Officer ATIN: Workshop
Alouette Rivers Flood Management Task Force Summary
EXECUTIVE SUMMARY:
In 2007, in response to a number of events and concerns by area residents, Maple Ridge Council
established a Task Force for the Alouette River flood plain. The objectives of the ad hoc Task Force
were to identify and compile flood issues in the area as well as develop and submit to Maple Ridge
Council a strategy of ways to manage and/or improve the flood risks along the North and South
Alouette rivers.
The Task Force, chaired by Maple Ridge Councillor Ken Stewart along with Councillor Craig Speirs,
was comprised of representatives from area residents, agencies, non-governmental organizations
including the Alouette River Management Society (ARMS), Alouette Communications Task Team, the
Fraser Basin Council, a Pitt Meadows Councillor and staff, as well as Maple Ridge staff. The Task
Force also approached the public and stakeholders to confirm the situation and issues, identify
areas of concern and priority solutions.
The Task Force identified six focus areas:
• River hydrology, hydraulics and flood plain mapping
• Operation and maintenance
• Flood response
• Flood proofing and protection
• Data collection and information sharing
• Flood plain management roles and responsibilities
This report contains the recommendations of the Task Force.
RECOMMENDATIONS:
THAT staff be directed to implement the Task Force recommendations contained in the staff report
titled "Alouette Rivers Flood Management Task Force Summary" dated March 28, 2008; and
THAT funding of $15,000 be appropriated from accumulated surplus, when the Financial Plan is
amended, to develop and implement the workshop and information packages; and
THAT should additional funding be required, those requests be submitted for consideration as part of
the 2009 Business Planning process; and further
THAT the findings of the hydrotechnical model be reported back to Council.
4.1
DISCUSSION:
a) Background:
Flood management issues in the Alouette River flood plains have been well publicized as a
result of storm events in 2007. Measurements indicate that rainfall through those events
has been well above average. The interests and responsibility for flood hazard management
rests among many stakeholders. In recognition of this, Council directed that a Task Force be
established to pursue strategies to manage or mitigate flood risks. This section of the report
outlines the process used by the Task Force, the summary of issues, input and feedback
from the public Open Houses, the recommendations of the Task Force and the next steps.
Task Force Process
The Task Force met over a number of months to review the available information, identify
problems and issues, and develop options and recommendations.
Two Open Houses were held during the process. The first was to collect input on the issues
and problems and present potential recommendations. The second was held to present and
receive feedback on the recommendations. The Task Force's process is outlined as Figure 1.
Meeting July 5
Meeting August 27 and literature review I
Meeting October 1 I
11t public Open House November 7 2007 (to get input and confirm issues)
Meeting November 26 2007 to review input
Meeting December 11 prioritize options
Meeting February 6, 2008
I 2nd Public Open House February 20, 2008
Meeting March 26, 2008 F— Recommendations to Council
Figure 1 - Task Force process
As a result of the review, the Task Force identified six focus areas:
• River hydrology, hydraulics and flood plain mapping
• Operation and maintenance
• Flood response
• Flood proofing and protection
• Data collection and information sharing
• Flood plain management roles and responsibilities
These issues were presented to the public at the first Open House.
Summary of issues, input and feedback from Public Open Houses
The feedback from the first Open House indicated that there was general agreement with
issues identified by the Task Force. Issues identified included:
• the recognition of fish and wildlife values in the area
• a desire by residents for regular (on-going) river inspections
• removal of logs and debris is an on-going issue
• sediment removal is desired by some residents
• upstream activities (logging and development) is a concern to the residents
• emergency planning and response improvements could be improved
• residents have concerns regarding work done by other private property owners
• concern by area residents over privately constructed works (dykes)
• balancing of private interests and the effects of those interests on downstream
properties
• concern over the operation and adequacy of District facilities (culverts and
bridges)
While communications was not identified as a higher need at the first Open House, the Task
Force acknowledged a need and this need was confirmed at the second Open House.
Task Force Recommendations
As a result of its review and consideration of the issues, concerns and feedback from the
residents, the Task Force submits the following recommendations.
Data collection and information sharing
• Additional stream gauges and data stations along both rivers be installed,
maintained and monitored
• A website or some means to share and report on information be created in order
for residents and the public to access information
• The District of Maple Ridge (as the local government) create and maintain a
warehouse of data that it receives
Operation and maintenance
• River inspections, development of solutions and measures with agency approvals
be conducted on a periodic basis as a collaborative effort between the District
and property owners. Specifically, the Task Force recommends that property
owners be provided with information, checklists and inspection questionnaires
• Local knowledge be utilized for flood responses
• A protocol be developed that clearly identifies how improvements may be made
by residents
• A communication program be developed for river behaviour and activities
• The benefits, impacts and effects of sediment removal and energy be examined
once a hydraulic model is constructed (i.e., install sediment traps at key
locations, energy dissipation)
River hydrology, hydraulics and flood plain mapping
• An updated hydrologic and hydraulic model be constructed by the District of
Maple Ridge and that additional data collection programs be developed as
needed
• Surveys and flood plain mapping be undertaken in support of the hydrologic and
hydraulic model
• The District of Maple Ridge partner with agencies and groups where appropriate
• The District of Maple Ridge compile a history of events in the Alouette River valley
Flood proofing and protection (of residences)
• Based on the interest of property owners, the District organize (as a partnership
between agencies and owners) a public workshop on flood proofing and
protection of residences that includes:
• how to manage their pesticides and animal and household sewage
wastes
• information on flood proofing and protection of residences
• Available mapping and ground surveys be made accessible to allow residents to
determine flood proofing needs
• The effect of flood proofing on the flood plain be determined using the hydraulic
model
• The submission of neighbourhood improvements under the local area service
process be welcomed by the District
Flood plain management roles and responsibilities
• As a follow-up to the workshop, a meeting be held annually to discuss issues and
activities between the agencies, public and residents and also to test emergency
call out system
• The media be involved as an information channel
• Based on interest, a Charter or Memorandum of Understanding be established
between groups and agencies
• Based on interest, a river management board be established to fund and
coordinate work
Flood response
• Based on property owners interest, a formal notification process for residents
along the North Alouette be developed with the Alouette Valley Farm and
Homeowners Association to inform the District of problems (e.g. River watch
captains)
• A flood response information package be developed for residents and businesses
along both rivers. The package should include details such as who to call in
emergencies
• Sand bag and self serve resources for residents be increased
• Residents be provided annually with the District's emergency response protocols.
iv. Next Steps
Throughout the Task Force's process, a number of activities were undertaken District staff,
the Task Force and Alouette Farm and Homeowners Association. For example, discussions
are underway on data and model development with BC Hydro, Fraser Basin Council, UBC
research forest, and Ministry of Environment (target fall 2008 completion). As well,
monitoring station discussions are underway between the District and Water Survey Canada
and private monitoring stations have been installed by residents.
While most of the recommendations can accommodated in the work plan, additional funding
is required to organize and deliver the products (e.g. workshop forms, data warehouse, etc).
Funding requests for work beyond 2008 will be submitted as part of the 2009 Business
Planning process.
Desired Outcome:
The desired outcome of this report is to obtain Council's approval to implement the
recommendations of the Task Force.
Business Plan/Financial Implications:
In late 2007, Council approved the Capital Works program which included funding for the
hydro-technical model. The current Financial Plan did not include a number of the work
activities but a number of them can be accommodated by shifting priorities and seeking
economies of scale with other work.
Funding of $15,000 is needed to implement the workshop and develop the information
package. This may be appropriated from the accumulated surplus when the Financial Plan is
amended.
CONCLUSION:
The Task Force has completed its work and this report contains a number of recommendations. The
recommendations reflect the fact that responsibility and activities associated with flood plain
management is shard among many parties and that the interdependencies of these parties require
a multi-disciplinary ad multi-party approach to strategies and solutions.
Prepared by: Afi'rew Wood, PhD., PEng.
Municipal Engineer
Financial PauVGNI, BBA, CGA, FCRM
Review by: GM: Corporate & Financial Services
r •-( •
Approved by:/ Frank Quinn, MBA, PE9g}
Pub[6VVorks &'e1opment Services
Concurrence: J.L/(Jim) RuIó
Chief Administrative Officer
$imone Pnnnn/THE NEWS Diane Murrell (left) and Rosemary Webster compare the erosion of the banks of the North ALouette river over
ii (J6 FI6 1 3.2-008
Task force awaits water study
It's going to be up to science, and
numbers, to plot the final flood pre-
vention path for the North Alouette
River.
After two public meetings on the
topic, conclusions of a hydrological
study done this summer will be the
foundation for most of the flood pre-
vention plans.
Rosemary Webster, a member of
the task force, says progress has been
made. "I think it's extremely posi-
tive," she said.
She represents the Alouette Valley
Farm and Homeowners' Association,
a group formed in 2007 after floods
from heavy rains ripped through the
area in the spring.
While the hydrological report will
underpin the final report, flood pre-
vention already has started, said
Coun. Ken Stewart, who's chairing
the group.
Two logjams were cleared from the
river last fall and roads and ditches
also have been improved and ditches
cleaned in the past year, he pointed
out.
That's made people feel much bet-
ter. Residents also are being asked to
inform the district of any future log
jams.
The hydrological study will look at
the present flow of the river and the
current impacts on the flood plain.
Residents and businesses have hauled
in dirt, built dikes, roads and walls,
houses and berry fields bordered with
berms, all of which affect the flow of
water on flood plains.
"Every time you change one thing it
has an effect on another thing," Stew-
art said.
The most recent gathering Wednes-
day in Yennadon community hail had
people review staff and publics ideas
that have been presented so fat:
Those recommendations include a
the years.
flood prevention workshop, using lo-
cal knowledge for flood response, and
looking at the benefits of dredging the
river of silt and sand that's built up.
Dian Murrell, also on the task force,
presented ideas for a river resident
call-out system, based on that which
is in place for residents along the
South Alouette Riven
She presented a list of trigger
points, such as the bad weather water
flow based on data from a proposed
river gauge near 224th Street, snow
pack (based on information fiom
IJBC Research Forest), rainfall and
high tides. How to implement it all
though still had to be decided.
Measures to protect against flood-
ing were also listed, such as safe stor-
age of chemicals, evacuation of farm
animals, flood proofing of homes.
Webster maintains dredging of the
Alouette near the 224th Street bridge
should still be considered.
She says the river bed is a metre
higher than it was five years ago, not-
ing 1997 was the last time any dredg-
ing took place. And concerns about
preserving spawning habit should
be balanced with the effects of floods
which regularly dump salmon eggs
across her lawn when the high water
hits, she points out.
It's an idea supported by Ken Knech-
tel with Perennial Garden Nurseries,
on 2241h Street. He lost much of his
plant stock in March 2007 when a
flooding North Alouette tore through his business.
He says there should be more than
three metres' clearance between
the creek bed and the bottom of the
bridges at 224th Street and the bridge
on 132nd Avenue. The bridges serve
as water choke points which increase
the effects of flooding.
"They're about 45 per cent
plugged."
But he's satisfied about progress so
far.
"I thought it was positive .. things
are moving forward."
He agrees, future flood prevention
all hangs on the findings of the hy-
drological study that should be done
later this year.
But if scientific studies are needed
for hood prevention why don't de-
velopers have to follow the same
standards and prove their new sub-
divisions won't affect water flows? he
asked.
He proposing a $50 levy be applied
to all property owners north of Dewd-
ney Trunk Road to pay for the study,
"because it's everybody's drainage
problem," not just those in the valley
bottom. He said staff worked really
hard.
Final public meeting
Wednesday hears ideas
prior to staff report
By Phil Melnychuk
Staff Reporter
A06 FRIDAY, FEBRUARY 22, 2008 MAPLE RIDGE AND Prrr MEADOWS TIMES
)News
Flood call system set on N. Alouette
Stewart said that sediment
removal from the river is "dif-
ficult" because there are wild-
life values to factor in and it
would require approval from
other government agencies.
However, Stewart noted that
historically "there was a lot of
gravel taken out of the river"
and after the hydraulic and
hydrologic study is completed
it will be time to look at sedi-
ment removal and see if it's
necessary.
QIJOTE: He added there
are "lots of differ-
"We've ent theories about
changed what's causing flood-
fr k ing" but none can be om uelng substantiated until angry ...The. the study is done.
district is "We don't really
S ttin t know how it works g 0 yet. We have to get a pay alien- handle on that," said
ton." Stewart.
Ken Knechtd Mike Davies,
emergency program
coordinator with
the district, said
residents have to
do their part and be
prepared for flooding events.
"You all live in the flood
plain. You know it's going to
get wet," he said.
Davies said that so far this
year it looks like the snow
pack is down and flooding
looks less likely this year but
it's still early.
Dian Murrell, a member of
the association, said the call-
out system would ensure an
early warning system so that
people could relocate their
animals to higher ground,
relocate any toxic material,
AMY STEELE
asteele@mrtimes.com
Ken Knechtel was one of
many residents along the
Alouette River whose property
flooded last March.
"Financially we took a mas-
sive hit," said Knechtel, who
owns Perennial Gardens.
Knechtel, along with a
roomful of other concerned
residents, attended the sec-
ond open house of the Alou-
ette River Flood Management
Task Force on Wednesday to
hear the task force's proposed
recommendations to try and
mitigate future flooding. He
was feeling optimistic after
the meeting.
"How are we doing 11
months out? We're doing pretty
good. Council is putting money
forward and staff is being pro-
gressive. We'd always like them
to move faster," he said. "We
still are a very concerned group.
We've changed from being
angry. .The district is starting
to pay attention and looking at
things and that's good."
The task force is recom-
mending that additional
stream gauges and data sta-
tions be installed along both
the North and South Alouette
rivers, that the district create
a data warehouse of informa-
tion on the river and that the
district examine the benefits,
impacts and effects" of sedi-
ment removal. The task force
also wants to see an updated
hydrologic and hydraulic
model for the river, a new sur-
vey of the river and new flood
plain mapping, as well as bet-
ter communication between
the district and residents
and improved emergency
response planning, among
other recommendations.
Meanwhile, the Alouette val-
ley Farm and Homeowners
Association, which represents
residents along the river, has
announced the formation of a
new emergency callout system
along the North Alouette River.
The river will be broken into
different areas with individual
river captains who will report to
ahead river captain. Each area
river captain would be respon-
sible for calling every-
one within his or area
to alert them about
possible flooding.
District of Maple
Ridge Councillor Ken
Stewart told residents
that council has allo-
cated $75,000 for a
new hydrologic and
hydraulic study of the
Alouette rivers. How-
ever, council needs
to look for funding
from other agencies
in order to fully fund
the study. Stewart said
the district has also
become more proac-
tive in removing logjams from
the river before they create
flooding problems.
At the first open house last
fail, residents along the Alou-
ette expressed a desire for reg-
ular river inspections, removal
of logjams in a timely fashion
and some residents favoured
sediment removal from the
river. Others expressed con-
cerns about how logging and
development above the valley
is affecting drainage into the
Alouette River, private dik-
ing projects and the design of
district culverts and bridges,
as well as the need for emer-
gency response planning
improvements.
move personal possessions to
higher ground and evacuate if
necessary.
"We all know sometimes
flooding comes up very fast
and people are really sur-
prised," she said. "I can
remember moving my horses
at midnight scared out of my
mind."
In an interview with Tâhe
TIMES after the meeting
Knechtel said residents have
started to do their own river
inspections to keep track of
what's happening on the river.
One resident has also bought
a private river gauge.
• Knechtel said he still has
major concerns about logging
and new development above
the Alouette Valley.
"If the hydrological study
comes down and says that the
channels can be made to sup-
port uplands development
who am Ito stand in the way
of that but since were all being
told by the professional engi-
neers in the district everything
has to be based on hydrologi-
cal and engineering principles
the ball's in their court. They
have to prove to the residents
that the (river) can handle
development," he said.
Andrew Wood, chief engi-
neer for the district, told the
TIMES after the meeting that
the district is in discussions
with BC Hydro about funding
for the hydraulic and hydro-
logic study.
He hopes to have the study
done by this fall.
"We're looking forward to
working with them," said
Wood.
MAPLE RIDGE District of Maple Ridge
L British Columbia
Oer,p Roots
Greater Heights
TO: His Worship Mayor Gordon Robson DATE: April 2, 2008
and Members of Council FILE NO: E06-017-028
FROM: Chief Administrative Officer ATTN: Workshop
SUBJECT Green Waste Agreement
EXECUTIVE SUMMARY:
The District entered into an agreement with the Greater Vancouver Sewerage & Drainage District
(GVS&DD) in 1999 for a residential green waste drop-off program. At that time, the agreement was
based on the interest of local municipalities for processing and composting green waste and the
work was undertaken on a cost-recovery basis. The current agreement establishes the green waste
charges at $68/tonne. Since that time, the program has received and composted over 18,000
tonnes of Maple Ridge residential green waste.
Recently, the GVRD has reexamined the issues of composting and is pursuing a regionalized green
waste program that will offer the services at $53/tonne.
In order for the District's residents to take advantage of the lower rate, the existing agreement
should be cancelled.
RECOMMENDATION:
THAT the current agreement with the GVS&DD be cancelled; and
THAT staff be directed to work with Metro Vancouver (GVS&DD) on the new regional transfer station
green waste program.
DISCUSSION:
Background Context:
The District is currently has an agreement with the GVS&DD to collect and process green
waste at Maple Ridge Transfer Station. Only residential green waste drop-off is accepted.
The agreement, based on Maple Ridge's interest for a program establishes the rate of $68
per tonne and is intended to be on a cost recovery program.
Desired Outcome:
The desired outcome of this report is to have Council cancel the current agreement to allow
the GVS&DD to charge a lower rate.
4.2
c) Citizen/Customer Implications:
Residents and users will benefit from lower fees should the current agreement be cancelled.
CONCLUSIONS:
Providing green waste recycling services at a lower price can stimulate additional green waste
composting in Maple Ridge. Cancelling the current agreement is required and appropriate in order
to proceed.
Prepared
7un
reWWood, PhD., PEng.
icipaI Engi
2
£ (
Approveç/by: Frank Quinn, MBA, PEng.
/ GM: PuI4ç Works ai1bevelopment Services
Concurren'e/ J.L. (Jim) Riie
I Chief Administrative Officer
AW/ ml
4
MAPLE RIDGE
British Cotumbia
Deep Roots
Greater Heights
District of Maple Ridge
TO: His Worship Mayor Gordon Robson DATE: April 7, 2008
and Members of Council
FROM: Chief Administrative Officer ATTN: Council Workshop
SUBJECT: Implementation of the Property Taxation and Utility Billing System
EXECUTIVE SUMMARY:
Council authorized, in December of 2007, signing of a contract with the Tempest Development Group for
the purchase and installation of a taxation and utility billing software system. Our old taxation and utility
billing system was built in-house in the early 1980's and was in need of replacement.
The budget for the project is $365,000. The budget and annual operating costs are included in the
approved 2007-2011 Financial Plan. The investment is consistent with the Strategic Information
Technology Plan.
Staff have completed the first phase of that project and are operational with the new taxation and billing
system as of April 01. A demonstration to Council of the new system is scheduled for May 12th.
This memo summarizes achievements to date.
RECOMMENDATION:
Received for information.
DISCUSSION:
Council authorized staff in May of 2007, to proceed to RFP for the acquisition of taxation and utility
billing products. Council subsequently authorized in December of 2007 the signing of a contract with the
Tempest Development Group for the purchase and installation of their taxation and utility billing software
system.
The implementation of the Tempest suite of products was phased into manageable pieces due to time
constraints and staffing shortages. Phase 1 became operational on April 01:
PHASE I - Installation of property taxation, utility billing, and local improvements
modules along with supporting software such as payment handling. The 2008 tax notices
will be produced and processed using the new system. An additional feature was
implemented to link the Tempest software to a Geographic Information System (GIS)
which allows staff to view and enquire on a property.
4.3
PHASE 2 - Installation and configuration of web-based functionality for on-line tax
certificates and electronic Home Owners Grants. This phase will be operational in Q2 in
time for use with the current taxation year.
PHASE 3 - Extension of Tempest cash handling to other software systems to ensure
better integration of the products and services in use. This third phase will be
implemented after the mailing of taxation notices for the 2008 year and is scheduled for
completion in Q3 of 2008.
PHASE 4 - Implementation of a web-based service for citizens called MyCity which
allows property owners to enquire on the status of their taxation or utility accounts with
the District. This service should be available by Q4 of 2008.
There is also the ability to augment the system in the future to accept other types of payments. These
future improvements to the system are out-of-scope with this project.
The effort has been a collaborative project between the Finance, Taxation, and Information Services
Departments.
CONCLUSIONS:
The implementation of the new taxation and billing systems will result in improved service delivery to
citizens through more efficient processing of notices and bills, online access to property tax and utility
billing information, and access to electronic filing of home owner grants. There will also be improved
service to lawyers and notaries for conveyancing purposes by allowing them to produce their own tax
certificates.
Finally, there will be improved access to taxation and assessment data by staff which will assist in
analysing and answering citizen enquiries, and will assist in staff research.
Prepared by: Kathleen Gormley, Marthger of Finance Business Systems
Approved by: John Bastaja, Chief Information Officer
Approved by: P Gill, Ge al M age . Corporate and Financial Services
Concurrence: J.1ST'JJirn) Rule, Administrative Officer
4
1JU111iBIe District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Gordon Robson DATE: April 9, 2008
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATIN: Workshop
SUBJECT: Cellular Antenna / Agricultural Land Commission request for comment
12591 209th Avenue
EXECUTIVE SUMMARY:
Cascadia Tower Incorporated is seeking to install a monopole for wireless communications at the
subject property referred to above. The subject property is within the Agricultural Land Reserve. In
accordance with Agricultural Land Commission requirements, the applicant has sought approval
from the Commission for a utility use. In response to this application, the Commission is seeking
comment from the District of Maple Ridge.
RECOMMENDATION:
That the report dated April 9, 2008 be forwarded to the Agricultural Land Commission as
commentary on the proposed utility use application.
DISCUSSION:
Prior to being able to install a cellular antenna tower at this location, the applicant is required to
provide consultation, receive approval from the Agricultural Land Commission, and obtain a building
permit from the District of Maple Ridge.
Development Considerations:
McKenney Creek traverses the subject property. The proximity of this proposed monopole and
equipment compound to the top of bank of the watercourse will have to be verified prior to the
issuance of a building permit. A development permit for watercourse protection may also be
required.
Citizen/Customer Implications:
The subject property is located on agricultural land. At the proposed location, the applicant has
provided consultation to affected property owners within a radius of 300 meters, which is equivalent
to 6 times the height of the proposed monopole, exceeding Industry Canada standards. No
respondents replied.
Interdepartmental Implications:
As this application will require the issuance of a building permit, the Licences, Permits, and Bylaws
Department will also be involved.
Alternatives:
This request for comments has originated from the Agricultural Land Commission, who will base their
decision for this application on its impacts to agriculture. The Commission will be alerted to the
-1-
4.4
development considerations and watercourse protection concerns as outlined in this report. Council
may wish to use this opportunity to comment on additional concerns they may have.
CONCLUSION:
This proposed monopole is remote from residential development and no concerns were generated
through the applicant's public consultation process. Before the application can proceed, however,
the approval from the Agricultural Land Commission is required. The Commission is providing the
District of Maple Ridge with the opportunity to comment further on this application. The Issuance of
a building permit is also required, and concerns noted about watercourse protection must be
addressed before this proposal can proceed.
Prepared by Dina-all
Planner A
Direct9rofPj.pning
Approved by: ,fank Quinn, MBA, P.Eng
/GM: Public Works& Development Services
Concurrence: J.L. (JimfFule
Chief AIministrative Officer
DH/dp
The following appendices are attached hereto:
• Subject Map
• Correspondence from the Agricultural Land Commission.
-2-
(I)
D
Subject Property
OWELL AVE
VV PL
A
District of
Pitt Meadows ?/ 12591-209 Avenue
4
THE
CORPORATION OF a y LJ __ci DISTRICT OF
N " JI1 ion strictof
MAPLE RIDGE
Langley
rnI.rrTwF PLANNING DEPARTMENT
DATE. Apr 9, 2008 FILE. Untitled BY. PC
SCALE 1:7500
-
L-C,
March 28, 2008
RECEIVED
APR - 3 2008
MAPLE flIDGE P{ NNG EP. TMrr
Agricultural Land Commission
133-4940 Canada Way
Burnaby, British Columbia V5G 41<6
Tel: 604 6607000
Fax: 604 660-7033
www.alc.gov. bc.ca
Reply to the attention of Ron Wallace
District of Maple Ridge
11995 Haney Place
Maple Ridge, BC V2X 6A9
Dear Sirs:
Re: Application #0-38060
1. PID: 010-991-930
Lot 2, New Westminster District Group 1, EXCEPT Firstly: Part subdivided by Plan
29393, Secondly: Parcel A (Statutory RIW Plan BCP24884, Section 25, Township 9 and
District Lot 243 and 262 Plan 3512
Enclosed please find an application pursuant of Section 6 to the Agricultural Land Reserve Use,
Subdivision and Procedure Regulation. The Commission would like to consider this application
at the earliest opportunity.
If you have any objections to this application or wish to add any comments, kindly notify us as
soon as possible. If we do not receive a response from you within three weeks, we will assume
you have no objection.
Please refer to the above application number in all future correspondence on this matter.
Yours truly,
PROVINCIAL AGRICULTURAL LAND COMMISSION
Per: . --
Erik Karisen, Chair
Enclosure
/eg
I 0 I ISSUED FOR REVIEW I PA IJUN 21/081
CL IENT:
#700-132 EAST 1418 ST
PROJECT
MAPLE RIDGE, BC BRITISH COLUMBIA
DRAWING TITLE:
5ITh PLAN
TCALE: AS NOTED DRAWING NO.
-HECK BY: PA.
DRAWN BY: A. F.
DATE: JAN 21/08
TAD FILE:
#201-17688-66TH AVE
4!9zl4 FAX
574-6431 ()
ENGINEERING 1658 IrkemqcOnm
AbLKNThY CONNECTOR
12591 209TH AVENUE
7.076
R?N
44 26"43'
J, 4 ''8953.411- - - - - morAl 6IE'
ROAD
)VIDE CUTE IN EXISTING FENCE
SITE ACCESS
STING UTILITY POLE. TOP
ACCESS ROAD INTO
STING GRAVEL ACCESS ROAD
MANACLE. TOP
EXISTING UNDERGROUND
I
~
/
EIIIDNG
SEWER LINE
I
L - -
NOTES:
THIS DRAWING DOES NOT REPRESENT A SURVEY
ALL DIMENSIONS TO PROPERTY LINES ARE
APPROXIMATE ONLY
ER- NG IS APPRO-AE OILY MIT
- -' - - - S - - - 158 330
99302T
- R= 70000
A= 159.156 156 330
9=165000 89'30'27 - -
6 152 439 - - PROPERTY LINE, TOP.
EXISTING
CROSS GEL) C H:
C SCUDIA TOWER 2
STALLATIONRE1ERTO\
/
Ie
8
I
I 45000
--zi)_____
58W PLAN 62165_\
McKENNEY CREEK -- -
H
PLAN
T NUMBER:
S-n HIDE LANDSCAPE BUFFER C/A
CEDAR TREES TREES ARE RE MINIMUM / M-O TALL AT ORE OF PLANENG
ROUT 01011 CAAII1LITII< FENCE C/W
BARBED ORE lop AND PRVACY
SLATS REFER TO S-I FUR DETAILS -
r---------------
TURE
I - 3,96-4,27P, _1 —I--
/ CONCRETE I
EQUIPMENT PAD
L---------
---------------------
PUT URE 4nT810
EOUIPNENT
I SHELTER
L -
MAST BE UDRIFIED BY AORTRRCIOY
NOTES:
CONTRACTOR TO CONTACT ALL UTILITIES FOR LOCATION OF
UNDERGROUND SERVICES SERVICE LOCATIONS TO BE
CONFIRMED PRIOR RD CONSTRUCTION.
2 REMOVE UNSUITABLE OR DELETERIOUS MATERIAL AS REQUIRED
)MIXIIRUAT 305,r) COMPACT UNDERLYING SOIL TO 90%
STANDARD PROCTOR MAXIMUM DENSITY. REPLACE REMOVED
SQL PlEA 203— LIFTS OF GRANULAR B 10 H DEPTH OF
4 BELOW PROPOSED GRBRE. COMPACT TO WIN RS%
STANDARD PROCTOR MAXIMUM DENSITY. ALL COMPACTION
SHALL BE IN ACCORDANCE 10TH ASIA D BRA REVIEW ATTN
PROJECT MANAGER AND GEOTECH PRIOR TO CONSTRUCTION
PROVIDE ITDnTm LIFT OF GRANULAR 0 ABOVE GRANULAR W
SUB -RASE AND COMPACT TO MIS 95% STANDARD PROCTOR
MAXIMUM DENSITY AS DETERMINED IN ACCORDANCE INTRO DORM
O BOB.
PROVIDE DEBBIT PRO-5 )5 MIL) WEED BARRIER UNDER
WASHED CRUSHED STARE COMPOUND UNLESS NOTED
OTHERWISE.
5 PROVIDE IDDT,Yrn LAYER OF 3/4 RUSHED CRUSHED STARE
WITH NO FINES ON WEED BARRIER
B. SUB-BASE COURSE OF GRANULAR H MATERIAL SHALL
CONSIST OF CRUSHED STONE OR GRAVEL, FREE FROM
VEGETATION AND OTHER DELETERIOUS SUBSTANCES MATERIAL
TO WE UNIFORMLY AIRED AND COMPACTED READILY UNDER
WATERING AND ROLLING TO FOAM A FIRM STABLE BASE
GRADATION AS FOLLOWS.
PERCENTAGE PASSING
511.55 SIZED IRA WEIGH))
3 lOON
3 I/2 007.-lOUD
HA ROD-RON
PDO OTD25%
RASE COURSE OF GRANULAR A ARTERIAL SHALL CONSIST OF
EVENLY GRADED MIXTURE OF CRUSHED STONE OR GRAVEL.
1411R TODD PASSING THROUGH 38-n,n SIEVE AND NOT MORE
THAN 5% PASSING THROUGH H4 SIEVE
I1jAITTJIkIA .aI
H201_I7688-66RR AVE
SURRII, PC 1~1 1.1
ENGINEERING WEB ..w. I,keng.cRPl
AS 8m NITHIOPALE BE OTHERS)
2% SLOPE 2% SLOPE -
I I FUTURE 1 83-1 83M
I___-00NCRETE EQUIPMENT PAR
CONCRETE MONOPOLE FOUNDATIAN
REFER TO 5-2 FOR DETAILS
--
I I WASHER CRASHED STONE
I I COMPOUND SLOPED AT
/ 2% TO PROVIDE POSITIVE
DRAINAGE
FUTuRE I EQUIPMENT I
- SHELTER I
L---------------------------J
4 On AIDE GRAVEL
ACCESS ROAD
. . . . . . .
gOOMPOUND LAYOUT
4000 IO2TTTTB OF GRANULAR 5
SITED TO NOTE 3
'L ORE 2% SLOPE 3:1 SLOPE (MAX
I \. ORGANIC MATERIAL 10 RE REMOVED AND REPLACED
10TH 203—LIFTS OF COMPACTED GRANULAR D
ROCK OR PIT RUN TO A DEPTH 102_ BELOW
PROPOSED GRADE REFER RU NOTES 2 AND
2 ACCESS ROAD DETAIL
- TAD
ROSIRE 102 lSDn,n P 1 TIMBER
ABOUND PERIMETER TO RETAIN
WASHES CRUSHED STONE IN
COMPOUND RIBBER SHALL RE
PLACED ON TOP OF WEED BARRIER
I TELCO TAR REFER
0
LE FIR
RDETAILS
CLIENT. .. P00-132 EAST 14111 NT
NORTH VANCOUVER.
BRITISH COLUMBIA VTL 2113
TEL )604) 986- 7177
FAX )877) 853-891 I
PROJECT:
GATE PAST
CONCRETE I
SLOPE INTO
0 0.CI 0 0O III.,G..0
1111
I U I
SECON 30
PROVIDE IO2,rnn.I5DYTYn PT TIMBER
BETWEEN DARE POSTS TO RETAIN WASHED
CRUSHED STONE IN COMPOUND TIMBER
SHALL BE PLACED AN RAP OF WEED
BARRIER RAMP GRANULAR A MATERIAL
TO TOP OF TIMBER AT 6 SLOPE OUTSIDE
CDBRPOIJND TO MINIMIZE TRIPPING HAZARD
REFER TO NOTE N
REFER TO NOTE 4
PROPOSED GRADE REFER
TO NOTES 3 AND
REFER TO NOTES 2 AND
ABERNETHY CONNECTOR
12591 209TH AVENUE
MAPLE RIDGE. BC BRITISH COLUMBIA
DRAWING TITLE
COMPOUND LAYOUT
SCALE; AS NOTED DRAUIING NO.
THECK BY; PA.
GRAWN BY A.E
TO JAN 2)/06)
— 4 PILE;
081 3—ODTA4I
DJECT NUMBER I
PROVIDE 102 l52nYn P T TIMBER
BETWEEN GATE ROOTS TO RETAIN WASHED
CRUSHED STONE IN COMPOUND T1M9ER
SHALL ME PLACED ON TOP OF WEED
BARRIER RAMP GRANULAR A MATERIAL
AT 61 SLOPE OUTSIDE COMPOUND TO
MINIMIZE TRIPPING HAZARD
A OTn DOUBLE SWING GATE
[REFER TO S-I FOR DETAILS
NOTES:
I ELEVATION IS DIAGRAMMATIC ONLY
FUTURE CARRIER
MJTENNA PLATFORM
CZ, ANTENNAS. TSP.
FUTURE CARRIER
FLUSH-MOUNTED ANTENNA, TYP
ISSUED FOR REVIEW PA JAN 21/OR
REV DESCRIPTION OR DATE
20I-17688-66TH AVE
TEL U50A) 574- 432 49Z.14 FAX
-6431
EIL
04
ENGINEERING WEB: ken gROIn
45 8m ADNUPOLE
(BY OTHERS)
FUTURE 4rnG,n
SHELTER
00,5 DOUBLE SAING GATE
REFER TO S-I FOR RETAILS
EQUIPMENT
GRADE
PROVIDE 02, ,,,IS2rn,n P.T.ORDER BETWEEN
GATE POSTS TO RETAIN WASHED CRUSHED STONE
IN COMPOUND TIMBER SHALL BE PLACER ON TOP
OF WEED BARRIER ROMP GRANULAR 'A
MATERIAL AT A. I SLOPE OUTSIDE COMPOUND TO
MINIMIZE TAPPING HAZARD
(ThIEAST ELEVATION
I 250
1,83m 111CR CHAINLINII FENCE C/W
BARBED ARE TOP AND PRIVACY
SLATS REFER TO S-I FOR DETAILS
FUTURE 4m,R,,,
EQUIPMENT SHELTER
1 Sm WIDE LANDSCAPE GAFFER E/M
CEDAR TREES TREES ARE BE MINIMUM
0-0 TALL AT TIME OF PLANTING
CLIENT: z 200-132 EAST 14Th ST
NORTH VANCOUVER.
GAlOSH COLUARIA V7L 2R3
TEL (RUG) NRA-ZIP]
FAA: (817) 855-89I I
PROJECT:
ABERNETHY CONNECTOR
12591 209TH AVENUE
MAPLE RIDGE, BC BRITISH COLUMBIA
DRAPiNG TITLE:
EAST ELEVATION
AS NOTED DRAPING NO.
1< BY: P.A.
N BY: A. F.
JAN 2)/OR
FILE:
0513— 001 AN
ECT NUMBER:
M&C" CAOGM,
Other_C ..:
Action: JAL APR 0? 20g3
ku Wi.. Aloue
91
tte Home Start Society MAYOR
do 22318 McIntosh Ave., Maple Ridge, BC V2X 3C1
April 7th 2008 Delivered by Hand
Mayor & Council,
District of Maple Ridge,
11995 Haney Place
Maple Ridge, BC V2X 6A9
Dear Mayor Robson & Council Members:
Re: Leasing of District Lands for
a Supportive Housing Proiect
Our organization has been encouraged by Council's interest in working with us to achieve
success in our ongoing projects as well as our efforts to achieve supportive housing for
the residents of our community. We have been impressed with the understanding of the
issue displayed by Council and look forward to working in partnership to address this
housing need.
As mentioned in our presentation to Council on December 3rd, 2007 we have been
fortunate to have BC Housing provide a provisional project approval to our organization.
They have suggested a commitment by the District to provide land to us at a nominal cost
or a long term lease would solidify our proposal and allow us to move forward. Their
current commitment is for $5.4 million in capital dollars to construct the project. This
financing will be lost if we are unable to secure a site for the project in the near future.
Our current vision is to develop a 4 storey wood-frame project of approximately 40 units in
the downtown core area. It is felt a site of approximately 18,000 square feet would be
needed. However site dimensions, setbacks, etc. will all have an impact on the final unit
count. We are open to discussing any site options you may wish to put forward.
On February 11, 2008 AHSS Directors and members of Council undertook a tour of 2
housing projects offering similar services to what our group has been considering. The
projects visited were Hyland House operated by Options in Surrey and Francis Gardens
operated by Coast Foundation in Vancouver. The projects provide housing and support of
varying degrees due to the different support needs of their tenants. Our research had
indicated that the provision of 24/7 on-site support services to tenants moving on from
transitional housing or treatment programs is mandatory to ensure smooth operations and
acceptance by neighbours. This support is also the critical factor in tenants making long-
Operating Funds Provided by Service Canada and the District of Maple Ridge
Page lof2 51
term positive changes in their lives. The discussions with the program operators we met
on the tour confirmed this view and it is something AHSS is committed to providing in our
proposed project.
We have further developed our management plan by asking for community input on who
our target clientele should be and the best method to select tenants. Research has
indicated that it is preferable not to try to house too wide a range of people in one project
and we wanted to better define our target clientele so the appropriate program and
support model can be developed.
On March 3rd we held a focus group With local service providers dealing with the homeless
and those 'at-risk' of homelessness to answer these questions. The group consisted of
representatives from Cythera Transition House Society, Salvation Army Caring Place,
Mental Health Centre representatives, MRPM Community Services and our organization.
The group determined that second stage or supportive housing targeted to single adults
leaving a supervised transitional housing program or a 90-day minimum drug and/or
alcohol treatment program would be the most beneficial to our community at this time. It
was recommended that a formal referral and support service partnership be entered into
with key agencies that would then refer appropriate clients for housing. At this time it is
anticipated that referrals would be accepted from Cythera, Salvation Army's Genesis
program, Mental Health and Alouette Addictions. It was felt that the majority of tenants
would require some level of mental health support services.
AHSS would manage the tenant selection process so that there would be a range of
support needs required by our tenants. Best practices in the field indicate that this
diversity creates a stronger community, where those with greater challenges are
supported by clients with the capacity to provide assistance.
We may not have another chance to address the supportive housing needs of
marginalized people in our community as no further funding for this type of housing has
been announced by BC Housing. We look forward to hearing that Council is in support of
leasing a property to Alouette Home Start Society to develop this much needed housing,
shOuld a suitable property be available.
If you need further information please give me a call at (604) 467-3856. Thank you for
your consideration of this request.
Yours truly,
e?
Sheila McLaughlin
President
Alouette Home Start Society
cc. Mike Murray, General Manager
Community Development, Parks & Recreation
c.c. Maple Ridge Social Planning Advisory Committee
Operating Funds Provided by Service Canada and the District of Maple Ridge
Page 2 of 2
Page 1 of 1
Ceri Mario
From: Robert Neilson'
Sent: Apr 7, 2008 16:0
To: Mayor and Council
Subject: Municipal Pension -GHB premium increases
To: Mayor Gord Robson and Council
I am a pensioner, a retired employee who receives a Municipal Pension. As you are aware
over 70% of Municipal Pension pensioners are women who are receiving significantly
smaller pensions. I am also a member of the Municipal Pension Retirees Association
(MPRA).
With my deductions for Extended Health and Dental premiums my net pension per month
is $456.12. This does not even include MSP as my husband is paying for that. As you can
see any increase in premiums to be paid by me for Group Health Benefits will make my
small pension even smaller.
We are requesting that you support and pass the following resolution.
Therefore be it resolved that the Provincial Government and the Union of BC
Municipalities be directed to increase funding of 1/2 of 1% of payroll for an account
specifically designated for Group Health Benefits to assist Municipal Pension retirees
to continue with their efforts to maintain good health.
Sincerely,
Margaret Neilson
21130 123 Avenue
Maple Ridge, BC
V2X 4B4
08-04-08 5.2
. PIi Maple Ridge—Pitt Meadows Agricultural Association 44 P.O. Box 403, Maple Ridge, B.C. V2X 8K9
Ph: 604-463-6922 Fax: 604-463-6940
AGRICULTURAL ASSOCLMON email: lorraine@mapieridgecountryfest.com
April 08, 2008.
Maple Ridge Mayor and Council
District of Maple Ridge
Maple Ridge, B.C.
Re: Sustainable funding for Maple Ridge Pitt Meadows Agricultural Association
Dear Mayor and Council,
The Maple Ridge Pitt Meadows Agricultural Association is writing to ask for your
consideration of the following:
The agricultural association is the oldest operating organization in Maple Ridge and Pitt
Meadows and the preservation of this event is perhaps the only way of also preserving our
own agricultural history. With all of the many changes to the make-up of our community, the
increased residential and the struggles to ensure that the public understands the importance
of our agricultural capacity - our mandate of continuing education in this field is now more
important than ever.
The association directors and membership are amongst the most financially responsible
organizations in the district and to date have demonstrated a remarkable ability to operate
independently in a sustainable manner. While the association is extremely appreciative of
the District's support through in-kind contributions, it should also be recognized that, in a
history of some 107 years of operation, we have never asked for or received financial
assistance. The fair association has always worked wonders with its small budget primarily
because of the association's ability to attract and hold onto volunteers. This incredible
volunteer base has kept the event going long after other similar events in other communities
have had to ask for assistance. With the exception of a small annual honorarium for the
manager the event is entirely volunteer driven (1,500 hrs were reported to Festivals in 2007
but is probably a low estimate).
In spite of the fact that the Fair association is committed to seeking sponsorship from a
variety of sources (and is committed to serious and ongoing efforts in that regard), the
Association has now reached a point where our futuredepends on achieving sustained
community funding.- annual financial commitments from our local governments. By our
calculations, the Fair association requires $15,000 in sustained funding to ensure the future
success of this agricultural event. In keeping with the shared funding formula between Maple
Ridge and Pitt Meadows used by the Parks and Leisure Services Department, we are
requesting that the District consider 80% of this figure (the remaining 20% to be requested
from the City of Pitt Meadows.) This letter then is to formally request consideration of
sustained funding for this important community event in the amount of $12,000/year to assist
51.3
the association to achieve its mandate - the promotion and education of agriculture and
agricultural activities to our citizens.
This year, when we asked for assistance, our written proposal was directed through the
festival budget which could not support our request. Although music will always provide an
important ambience to our family oriented event, we are primarily an educational event as
opposed to a music festival. It would seem that this one-of-a-kind event does not fit in with
available categories and that is undoubtedly because the event, its mandate, and its
contribution to a more sustainable community are entirely unique.
We have collected some information from surrounding municipalities and their relationship
and support of the importance of organizations that are promoting agriculture which may be
helpful to the decision-making process. We would like to share with you that Abbotsford
Agrifair receives $60,000 annually and will receive an additional $10,000 because the event
this year falls on B.C. Day. This organization has been operating in the red for quite a few
years but still is supported by the municipality. Chilliwack Exhibition for many years received
$30,000 annually up to 2001, was reduced to $25,000 up to 2006.was then given $5,000 and
has just-announced (March 25th Chilliwack Times) that in 2008 they will receive $50,000 and
$60,000 in 2009. The article also states that the General Manager of community development
explained that this funding along with a $35,000 in an Agricultural Reserve Fund would allow
the 2008 exhibition to break even, but $43,000 would have to be found for 2009. This
organization is also in financial trouble but is still supported by Chilliwack council which again
demonstrates the municipal commitment to the promotion of agriculture. I was advised by the
President of Aldergrove Fair, which is a very small fair, that they are receiving a total of
$!2,500 (cash and grants with the assistance of two councilor's who sit on their board) from
the Township of Langley.
A sustainable future for the citizens of Maple Ridge will hopefully include an event where the
importance of agriculture is front and center. What better way to engage the public in
learning about the benefits of agriculture than to help provide an attractive, entertaining, and
productive event where they are invited to be engaged in actively promoting the benefits of
agriculture and agricultural activities. The Fair Board's desire to create a sustainable
education-based venue that promotes agriculture and agricultural activities fits well With the
District's commitment to the environment and generally going green. Indeed, it may be
events like the newly revitalized Fair (now christened Maple Ridge Country Fest) that will help
lead people back to fully supporting activities that someday may mean the difference
between eating or not.
Sincerely,
o& &eo/
Lorraine Bates, Mgr
Maple Ridge Pitt Meadows Agricultural Association
District of Maple Ridge
AGRICULTURAL ADVISORY COMMITTEE
REGULAR MEETING
The Minutes of the Regular Meeting of the Agricultural Advisory Committee, held at Maple
Ridge Municipal Hall, on Thursday, March 27, 2008 at 7:00 p.m.
COMMITTEE MEMBERS PRESENT
Councillor Linda King
Councillor Ken Stewart
Candace Gordon, Chair
Matthew Laity
Heather Laity
Tim Wittenberg
Christian Cowley, Vice-Chair
Tony Pellett
Margaret Daskis
Kerry Davison
Steve Pelton
Andrea Lawseth
Lorraine Bates
Steve Wynnyk
Council Liaison, Maple Ridge
Council Liaison, Maple Ridge
Member at Large
Food Producing Agricultural Sector
Non-Food Producing Agricultural Sector
Equestrian Community Representative
Member at Large
Agricultural Land Commission
Maple Ridge Rep to the Metro Vancouver MC
Non-Food Producing Agricultural Sector
Economic Advisory Commission
Regional Agrologist, Ministry of Agriculture and
Lands
Agricultural Fair Board
Food Producing Agricultural Sector
Motion was moved and seconded
ltural Fair
e
CARRIED
4330 Kingsway, Burnaby, BC, Canada V5H 468 604-432-6200 wWw:mettOvancover.org
METRO
VANCOUVER
March 25, 2008
MKDROVED
MAYOR
M&CCAOM
0th e r2A_.tb
Action
Greater Vancouver Regional District
Greater Vancouver Water District
Greater Vancouver Sewerage and Drainage District
Greater Vancouver Housing Corporation
Office of the Chair
Tel: 604 432-6215 Fax: 604 451-6614
File No.: CR-11-01-HOU
Mayor Gordon Robson and Members of Council
District of Maple Ridge
11995 Haney Place
Maple Ridge, BC V2X 6A9
Dear Mayor Robson and Members of Council:
Re: Endorsement of the FCM National Action Plan on Housing and Homelessness
At its meeting on February 29, 2008, the Metro Vancouver Board of Directors endorsed the
recommendations in the National Action Plan on Housing and Homelessness, which was prepared by
the Federation of Canadian Municipalities. In reviewing the report, the Board believes that the
proposed targets for the number of affordable housing units and transitional and supportive housing
units should be considered minimum targets and has requested that FCM review and update the
targets annually, or as new information becomes available.
Given the importance of the issue of housing affordability and homelessness within the Metro
Vancouver context and the need for stable and predictable funding from senior levels of government,
the Board would like to encourage your municipality to review the report prepared by the Federation of
Canadian Municipal and urge you to consider endorsement of the recommendations.
Chair, Metro Vancouver Board
LEJ/LC/eg
Enclosures:
FCM Report released January 23, 2008 title "Sustaining the Momentum: Recommendations for a
National Action Plan on Housing and Homelessness"
Metro Vancouver Board Submission dated February 15, 2008 titled "Endorsement of the
Federation of Canadian Municipalities National Action Plan on Housing and Homelessness"
004604427
54
THE SUSTAINABLE REGION INITIATIVE TURNING IDEAS INTO ACTION
FCM
Federation of Canadian Municipalities
Fddération canadienne des municipalizes
Sustaining the Momentum:
Recommendations for a National
Action Plan on Housing
and Homelessness
January 23, 2008
jv 4 C1acric Street' Otu rOritari KiN 5P3 cel9Ol
)epuis 1901 "
RD-141
T1ephone: 13-241-5221 • Fax: 613-241-7440
TABLE OF CONTENTS
Executive Summary 3
Introduction 5
The case for a comprehensive approach.............................................6
2.1 Expiring funding commitments .............. ........................................ 6
2.2 The importance of housing in the economy .................................. 8
2.3 Place and local based outcomes ............................... ........................ 9
2.4 Housing and health ........................................................................9
2.5 Housing asa system .................................................. . .................. 10
Identifying stresses and weaknesses across the continuum..................12
Issue 1: Persisting homelessness .................................................. .............. 12
Issue 2: Preserving the viability of existing social housing stock..................13
Issue 3: Erosion of existing low-modest rent private stock..........................14
Issue 4: Affordability problems are the predominant issue ................ ......... 14
Issue 5: Low levels of new rental construction...........................................15
Issue 6 Expand access to homeownership
opportunities for modest income households..................................17
Issue 5: Manage place-based and neighbourhood effects .......... . ................. 18
Roles and responsibilities ............................................................... 1.9
Establishing target outcomes .............................................
.
............. 22
5.1 Cost impacts of proposed targets .................................................23
6 Conclusions .................................................................................. 26
This paper was prepared for the Federation of Canadian Municipalities by Steve Pomeroy of
Focus Consulting Inc., Senior Research Felloi4 University of Ottawa Centre on Governance, with
participation by FCM's Canadian Municipal Housing Action Network (CMHAN), a network of
municipally based housing practitioners and administrators.
Federation of Canadian Municipalities
24 Clarence Street
Ottawa, Ontario KiN 5P3
For more information, please contact
Massimo Bergamini
Director, Policy, Advocacy and Communications
Tel.: (613) 907-6247
E-mail: mbergamini@fcrn.ca
RD-142
Executive Summary
The Federation of Canadian Municipalities and its Big City
Mayor's Caucus have developed this report to advocate a
long-term funding framework, together with a comprehen-
sive national strategy focusing on eliminating chronic
homelessness and significantly reducing the housing need
problem that confronts one in every six (1.4 million)
Canadian households.
Since 2001, Canada's municipal, provincial/territorial and
federal governments have worked together with private-sec-
tor builders, landlords and community organizations on
this issue. They have learned valuable lessons, strength-
ened their expertise and achieved modest results. In the
past five years, some 27,000 assisted housing units have
been added to the existing 600,000 built under pre-1994
programs. A strong foundation has been laid. Now it is
time to build on this foundation.
A funding precipice
The main impediment to expanding these efforts is the
scheduled expiry of all federal social housing funding pro-
grams in March zoos. This will mean the termination of $2
billion in funding available in the 2007-2009 period. At the
same time, ongoing federal subsidies for existing social
housing are already expiring and in the next io years annual
spending on assisted housing will decline by an additional
$oo million.
This federal spending is linked to provincial-territorial cost-
sharing programs and agreements, so provincial-territorial
treasuries with gain parallel reductions
The termination of these funding streams will seriously
undermine efforts to attack the issue of homelessness and
associated problem of lack of affordable housing. It will
also weaken efforts in many cities to renew and revitalize
neighbourhoods.
The consequence is that problems of homelessness and
housing affordability, which are already straining the limited
resources of Canada's cities, will undermine the economic
well-being of these cities, which are widely acknowledged as
the engines of national economic growth, competitiveness
and productivity.
These are not just social issues; they are core economic
issues. And they are not just local issues, they are national
issues.
Why,a national action plan?
Housing is a basic and fundamental issue affecting individ-
uals and communities and an important determinant of
health and well-being. It is also the largest asset for most
families and a key element of both the wealth and health of
individuals and the overall economy. Housing affects the
national economy and a range of stakeholders including
consumers, builders, developers, realtors, landlords and
mortgage lenders.
All orders of government are involved in housing to some
extent through regulation, policies and funding. Canada
needs a long-term and sustaining funding framework for
housing that provides sufficient and predictable funding to
enable implementation of solutions locally. Canada's
municipal governments have proven themselves ready and
willing to fund, deliver and manage locally appropriate
strategies and programs, but lack the fiscal capacity to
respond effectively to the issues of homelessness and
housing affordability.
Guiding Principles
In calling for a long-term sustaining approach, FCM is
guided by the following principles:
• Build on our affordable housing legacies as a country
that cares.
• A housed population is a productive and secure popula-
tion.
• Housing is an essential component in the creation of
healthy, well-functioning neighbourhoods/communities.
• Housing is by nature multi-jurisdictional and requires
the ongoing participation of all orders of government,
together with the private and ngo community sectors.
• Resources and action are required in all communities to
reach every Canadian family and individual.
• Actions and funding must be both long-term and pre-
dictable and sustained.
• Housing assistance is effectively a form of income redis-
tribution and should be funded through progressive
income tax revenues, not through municipal property
taxes.
The objective of the action plan is to secure new long term
government investment to harness and maximize the
impact of existing assets and new investment. Over a sus-
tained period this will reduce homelessness, improve hous-
ing affordability and restore a well functioning housing sys-
tem with healthy dynamic neighbourhoods.
Sustaining the Momentum: 1€ rrl4dations for a National Action Plan on Housing and Homelessness 3
Five targets, ten years
Canada's municipalities are proposing a comprehensive
strategy over the next 1 years (2008-2017) to meet the fol-
lowing targets. The priorities are: (i) to preserve and
enhance existing assets; (2) to reduce homelessness and
the number of people needing housing; and () to expand
the supply of affordable housing necessary to meet existing
and future need.
End chronic homelessness in 10 years
Create 20,000 new transitional supportive and permanent
affordable housing opportunities (2,000 per year) and
appropriate support to stabilize underlying issues that con-
tribute to chronic homelessness (e.g., mental health and
addiction).
Expand the stock of affordable non-market housing by
15 per cent of total annual housing starts each year
A growing population creates new households, and an esti-
mated 15 per cent of these new households will need hous-
ing. This means 25,000 to 30,000 new households in need
per year. This goal aims to create enough new permanent
affordable housing to stabilize housing need. This housing
can include new construction and acquisition/preservation
of existing market units.
Reduce the backlog in core housing need by 25 per
cent over 10 years (35,000 households per year)
This will use a variety of approaches, including rental assis
tance and assisted home ownership, as well as new con-
struction or acquisition/preservation, to expand the num-
ber of affordable non-market units.
Preserve and modernize Canaddc existing social
housing stock at the rate of20, 000 units a year and
renew existing subsidies
One-third of existing social housing stock (220,000 units)
is at risk. This goal will ensure they are retained and mod-
ernized and that expiring subsidies are renewed to ensure
the units remain affordable.
Targets acheiveable by recommitting
and reinvesting existing fundin
The estimated gross cost of implementing local strategies
that will collectively meet these five identified target out-
come-levels is estimated at $3.35 billion annually to be
shared by all orders of government.
However, this is not new money. Much of this is already
being invested and is scheduled to end in 2009. Renewing
commitments at a level consistent with current funding
under the Residential Rehabilitation Assistance Program
(RRAP), Homeless Partnering Strategy (HPS) and the
Housing Trust Funds involves a total of $2 billion over two
years (2007-2009). Most of this is matched with provincial
investment. This can be augmented by reinvesting spend-
ing from expiring social-housing operating agreements
(federal expenditures currently $ioo million annually, rising
gradually over the next 10 years to $oo million annually),
also largely paralleled by provincial/territorial spending.
In addition, these estimates do not consider the revenues
generated by the recommended housing market activity,
which are estimated to generate more than $oo million
tax revenue for the federal government and roughly $175
million for provincial/territorial governments. This fiscal
offset substantially reduces the net cost to federal and
provincial/territorial governments.
Municipalities will continue to provide in-kind contributions
(staff coordination, waiving fees and charges and providing
land) and municipal grants, as well as taking leadership to
develop and help implement local action plans on housing
and homelessness, working with both business and com-
munity stakeholders.
Overall, the targets can be achieved simply by the federal
government committing to sustain federal spending at cur-
rent (2007/08) levels and reinvesting ongoing savings in
existing social housing subsidies as funding agreements
expire and by provinces and territories matching these fed-
eral investments.
5. Extend and revise the Residential Rehabilitation
Assistance Program to improve conditions in existing
private (homeowner and rental) stock to rehabilitate
10,000 homes annually.
This would continue to assist low-income owners and peo-
ple with disabilities to rehabilitate existing homes and help.
private landlords (including rooming houses) to bring
rental properties up to minimum standards while preserv-
ing affordable rents.
4 Federation of Canadian Municipalities (FCM) Big City Mayors' cJn1 44
1. Introduction
The Federation of Canadian Municipalities (FCM) and its
Big City Mayors Caucus (BCMC) recognize that issues of
homelessness and lack of affordable housing are serious
problems that confront all orders of government but are
increasingly being left to Canada's municipalities. As
defined by Canada's official housing agency, CMHC, hous-
ing need refers to households with incomes insufficient to
pay for a suitably sized median-rent unit in their area, with-
out spending more than 30 per cent of their income.
Throughout the post-war period, at least until 1994, active
federal involvement, together with engagement of the
provinces and territories, has provided a series of policies
and programs that have created important assets of over
600,000 affordable dwellings (this Social Housing
accounts for six percent of Canada's total housing stock).
These programs have helped municipalities and communi-
ty sector non-profit and co-operative organizations respond
to housing need.
However, the period from 1994 to 2001 saw a significant
withdrawal of resources and declining commitment from
both the federal and many provincial and territorial govern-
ments. Canada's municipalities were left to address this
problem with only minimal levels of support.
Federal involvement recommenced at a modest scale with
the National Homelessness Initiative (now the
Homelessness Partnership Strategy) in 1999 and an
Affordable Housing Framework agreement in 2001.
However, both of these program frameworks have been
characterized by uncertainty, with individual programs or
initiatives funded only for two to three years at a time, with
no predictability or sustainability and lengthy delays
between announcements of funding renewals and availabil-
ity of the funds. All of these programs, including the
Residential Rehabilitation Assistance Program (RRAP), are
scheduled to end in March 2009.
Housing issues are also very personal issues. The aggre-
gate statistics conceal the daily challenges faced by low-
income individuals and families that struggle every month
to pay the rent and feed themselves and their children.
High housing expenses are a critical barrier to getting
ahead, often contributing to and exacerbating poverty prob-
lems.
This proposed action plan has been developed by FCM's
BCMC and Canadian Municipal Housing Action Network
(CM HAN) to re-engage federal, provincial/territorial part-
ners, as well as private sector and community stakeholders
in a more deliberate and sustainable action plan. Canada's
municipalities are active in responding to these issues and
many have initiated programs and strategies at the local
level. But ongoing support funding is required from federal
and provincial/territorial governments.
In calling for a long-term sustaining approach, FCM is
guided by the following principles:
• Build on our affordable housing legacies as a country
that cares.
• A housed population is a productive and secure popula-
tion.
• Housing is an essential component in the creation of
healthy, well-functioning neighbourhoods/communities.
• Housing is by nature multi jurisdictional and requires
the ongoing participation of all orders of government,
together with the private and community sectors.
• Resources and action are required in all communities to
that reaches every Canadian family and individual in
need.
• Actions and funding must be both lông term and pre-
dictable and sustained.
• Housing assistance is effectively a form of income redis-
tribution and should be funded through progressive
income tax revenues, not through municipal taxes.
The objective of the action plan is to secure new long term
government investment to harness and maximize the
impact of existing assets and new investment. Over a sus-
tained period this will reduce homelessness, improve hous-
ing affordability and restore a well functioning housing sys-
tem with healthy dynamic neighbourhoods.
This document first sets the context for a more comprehen-
sive approach: why housing matters and where the housing
system is currently failing. It then identifies a range of
approaches and priorities that together can respond to
these problems and improve outcomes in an inclusive and
comprehensive way. Section four outlines roles and respon-
sibilities and, finally, section five presents target outcomes
together with estimates of the costs to implement the plan.
Municipalities have taken up the challenge and many have
developed and implemented action plans on homelessness
and affordable housing. A solid foundation with expertise
and increased capacity has been built and significantly sup-
ported by federal and provincial territorial funding initia-
tives since 1999 (NHI/HPS and AHI). This paper articu-
lates a case to enhance and expand the funding framework
to further enable the local strategies that are addressing
and reducing homelessness and issues of high housing
affordability.
Sustaining the Momentum: Iflr$4dations for a National Action Plan on Housing and Homelessness
2. The case for a comprehensive
approach
Housing
• is a basic and fundamental issue affecting individuals
and communities;
• is an important determinant of health and well being;
• the largest asset for most families and a key element of
both the wealth and health of individuals and the overall
All orders of government are involved in housing, both
directly through regulation and funding, and indirectly
through such activities as urban planning, immigration pol-
icy, tax policy and monetary policy. The federal government,
through the National Housing Act, is legally implicated in
playing an active role in creating the foundations of a
strong, effective housing system. Provinces and territories
are inextricably involved through building and municipal
planning legislation and regulation, housing legislation,
residential tenancy acts and participation in joint federal-
provincial funding and programs.
But fundamentally, housing is a physical asset that exists in
specific locations and directly involves Canada's municipali-
ties, often as conduits for or administrators of federal or
provincial legislation, regulation or funding. Increasingly,
municipalities are being called upon to invest their own,
more limited, revenues to help deal with housing and
homeless issues that are most visible at the local scale. A
comprehensive approach can ensure that independent
actions (or lack of action) by one order of government do
not undermine elements of the housing system that are
realized at another.
Canada needs a long-term and sustaining funding frame-
work that provides sufficient and predictable levels of fund-
ing to enable implementation of local solutions. Canada's
municipalities are ready and willing to deliver and manage
locally appropriate strategies and programs but they lack
the fiscal capacity to make a serious impact on homeless-
ness and housing affordability issues.
The need for a comprehensive national housing strategy is
supported by a broad range of stakeholders. Highlighting
the economic impacts of housing, the Toronto Dominion
Bank, Canadian Real Estate Association, Toronto Board of
Trade and the canada West Foundation have all articulated
the need for a national coordinated approach. Canada's
mayors and municipalities have previously put forward rec-
ommendations for a national strategy.' Social policy and
affordable housing advocates have regularly lobbied for a
broader more coherent framework with sustainable levels
of funding, rather than the short-term or non-existent pro-
gramming that has characterized housing policy in Canada
for two decades.
More recently, both business and municipal officials have
recognized that, by default, significant costs are incurred by
the institutional and emergency systems responding to
homelessness. In short, there is a high cost to doing noth-
ing to reduce homelessness (often higher than the cost of
doing something pro-active).
2.1 ExDirin funding commitments
The involvement of municipalities in housing and home-
lessness initiatives has significantly increased, both in
terms of active engagement, delivery of programs and
funding contributions. Many municipalities have worked in
collaboration with community representatives to develop
comprehensive local plans and strategies both specific to
homelessness (61 formal community action plans) and
affordable housing strategies.
In both cases, the implementation of the plans, building
supportive and affordable housing, has depended on fund-
ing from the federal and provincial government. Implemen-
ting these plans at a meaningful scale requires levels of
funding that are beyond the means of municipalities.
National Housing Policy Options: A Call for Action (5999): A National Affordable
Housing strategy (October 2000): and Moving Forward: Refining the FCM
Recommendations for a National Affordable Housing Strategy (2004)
This view has been well articulated in a number of speeches in Canada by Phillip
Mangano Executive Director of the Us Inter-Agency Council on Homelessness. In
Canada research confirms that it is four to ten times as expensive to respond to
homelessness by default though the emergency and institutional systems as it is to
provide appropriate transitional and supportive housing where appropriate services
that attach the causes of homelessness can be delivered (e.g. HRSDC 2005 The
Cost of Responding to Homelessness in Four Cities).
economy; -
impacts on and is impacted by the national economy;
. implicates a myriad of stakeholders - builders, develop-
ers, realtors, landlords, mortgage lenders and con-
sumers.
6 Federation of Canadian Municipalities (FCM) Big City Mayors' CEIC61 46
This is why Canada's municipal councils and mayors are
deeply concerned about the pending expiry of all current
federal programs in March 2009, as well as the ongoing
reductions in federal (and often parallel provincial) funding
as long-term operating subsidies is expiring:
• The Residential Rehabilitation Assistance Program
(RRAP), the Homeless Partnering Strategy (H PS)
(together totaling $526 billion), and the Bill 48 Housing
Trust Funds with $1.4 allocated - a total of $2 billion
over two years (2007-2009) - all expire in March 2009.
• Over the next decade, annual federal spending on exist-
ing social housing is scheduled to decline by almost
$500 million against the 1995/96 base levels (much of
which will be matched by provincial declines).
These planned expenditure reductions should be reinvested
to preserve existing stock, to attack backlog of need and
ensure that housing need does not increase further as the
population and number of households grow.
An analysis of government spending patterns over the past
two decades reveals the critical role that federal spending
has in leveraging and sustaining investment from other
orders of government. (See figure i)
Total consolidated spending on housing (all three orders of
government, in current dollars) peaked at $4.1 billion in
1993 and then declined dramatically to $3.4 billion in zooi
- a reduction in annual spending of $700 million. It
increased marginally back to $3.7 billion in 2005 with the
Affordable Housing Initiative (AHI) but is still below its
1993 peak. (See figure 2)
Figure 1 - Net Housing Expenditures by, Order of Government
3,000
2,500
2,000
1,500
500
0
-500
-1,000
90 91 92 93 94 95 96 97 98 99 00 01 02 03 04 05 o6
Net expenditures derived from Statistics Canada Annual Expenditure data and CMHC.
Figure 2 - Consolidated .FPT and Local Housing Expenditures, with Trendline
4,200 •. 4,T1 -- . - - -
*
— 4,053
4,000 - -
3,800
3,600
3,420 --
3,400
3,200
3,000 TTTT T11.
90 91 92 93 94 95 96 97 98 99 00 01 02 03 04 05 o6
Sustaining the Momentum: IRrr147dations for a National Action Plan on Housing and Homelessness 7
Over the past decade there has been a dramatic decline in
aggregate provincial spending on housing programs and a
concomitant increase in the expenditures of local govern-
ment, now exceeding $i billion in aggregate.' This has
included transferring subsidy obligations to local govern-
ment, especially in Ontario, and in the case of new afford-
able housing development requiring municipal contribu-
tions in the form of grants or waived fees and charges,
lower (or waived) property tax rates and contribution of
municipal land assets.
The most significant decline in provincial spending
occurred between 1996 and 2003 - the period when the
federal government had withdrawn and was not funding
new social/affordable housing programs.' The more recent
Affordable Housing Framework has resulted in renewed
provincial spending. This expenditure pattern reveals the
critical role that federal leverage through cost-shared fund-
ing mechanisms has played in stimulating provincial
involvement.
2.2 The importance of housing in the economy
Housing represents a significant part of the economy, both
affecting and being affected by broader economic circum-
stances.
The impact of housing on the economy includes:
Consumer effects: on average, households spend rough-
ly one-fifth of their income on shelter and related
expenses.
Housing assets represent the single largest household
investment and, for most, this is the primary source of
personal wealth.
• Increased consumption: appreciating home equity is
accessed through refinancing and stimulates consump-
tion beyond that permitted by current income. At the
same, time refinancing and new debt can create a bur-
den in the event of an economic downturn or rising
interest rates.
• Labour market impacts: high or rising housing costs
may be a deterrent to labour mobility, reducing labour
supply and putting pressure on wage rates.
It should be noted that within this aggregate trend, two provinces, BC and Quebec,
have increased their expenditures, so the aggregate conceals larger reductions in
other provinces/territories)
The actual period of federal absence was 1994.2001 but actual spending lags
because commitments in late 1993 and in zoos did not begin receiving subsidy
until a few years later.
Statistics Canada - Luffman, Nov 2oo6
• Unstable housing situations (risk of eviction), as well as
housing that is in poor condition and located in
depressed neighbourhoods, can act as a barrier to
investment and a constraint on labour-market participa-
tion and the ability of people to improve their circum-
stances.
Productivity: housing may have.both positive and nega-
tive effects. On the negative side, rising home prices
require a larger capital outlay or financing and may
crowd out investment in more productive parts of the
economy (rising prices of existing assets have no pro-
ductive value). On the positive side, a well-housed popu-
lation with manageable shelter costs enables individuals
to participate more productively in the economy.
Economic growth: housing accounts for roughly six per
cent of Canada's GDP. New housing construction has a
significant multiplier effect, with each new home creat-
ing four-to-six person years of direct and indirect
employment and associated incomes, which are recycled
through the economy
The impact of the economy on housing include:
Employment and income growth fuel housing demand
and related economic outcomes. In the face of rapidly
rising house prices (as recently occurred in western
Canadian cities) it is not possible to expand the supply
of new housing quickly due to both lengthy planning
processes and capacity constrains in the development
industry. In the short term, a rising economy significant-
ly affects house prices and rents (e.g. Vancouver, Calgary
since 2004).
• Subsequently, as supply responses'emerge, demand
may have weakened, causing price corrections that can
be exacerbated by additional supply (by then unneeded).
Housing thus tends to extend the amplitude of both
boom and bust cycles in the regional and national econ-
omy.
• Monetary policy, specifically inflation targets and interest
rates, directly influence the financing (carrying) cost of
housing and affect affordability, both for new owners
and those refinancing and for rental investors.
• Tax treatment of income in different sectors can influ-
ence or distort investment. Compared to the 1970s, the
current tax environment for rental housing is less attrac-
tive and dissuades new rental supply, directly affecting
rent levels and affordability.
• Through labour market growth and contractions, the
economy interfaces with income support, especially in
economic downturns. Households that are dependent
on income assistance have six times the likelihood of
experiencing affordability problems compared to work-
ing-poor households.
8 Federation of Canadian Municipalities (FCM) Big City Mayors' CJbsl 48
Recent events in British Columbia and Alberta highlight the
effects of constrained housing markets on both labour
mobility and affordability. Meanwhile, the sub-prime mort-
gage problem in the United States—now identified as a
leading cause of the emerging slowdown in the U.S. econo-
my—has revealed the effect even a relatively small sector of
the mortgage market can have on the economy. While the
sub-prime segment is only a small sector of the mortgage
market, this has had broad reverberation, including loss of
confidence in the home mortgage 'market, restrictions on
mortgage credit and fewer new originations. The resulting
constraint in demand has, in turn, caused declining sales,
falling house prices, overleveraged borrowers with negative
equity and declining housing starts with effects on econom-
ic output, including slower growth.'
Because the housing market is so interconnected and inter-
dependent with the economy and implicates all orders of
government, it is necessary to develop comprehensive poli-
cy and to monitor and research the ongoing or changing
effects and outcomes of certain policies across the system.
Housing's impacts are long term and influence both eco-
nomic and social well-being.
2.3 Place and local-based outcomes
These broad economic effects are typically manifest, to
greater or lesser degrees, in specific locations because
housing markets are local or regional, especially in a large
country like Canada. And these geographic effects can be
profound within metropolitan regions, Higher inner-city
land and housing prices (and rents) may push lower
incomes increasingly into distant suburban and exurban
locations, and often further from public transportation cor-
ridors (where these exist). Auto dependency increases, but
lower income households can afford only older cars, some-
times less fuel efficient and often with high emission levels
(a dual impact on the environment) longer driving dis-
tances and higher emissions.
As households seek out more affordable homes in subur-
ban locations, this can affect municipalities in the form of
extended infrastructure costs, affecting both capital and
operating budget impacts) as well as generating more com-
muting-related emissions and environmental impacts.
Concurrently, because lower income households lack effec-
tive demand and purchasing power, there is a tendency for
low-income households to seek lower cost accommoda-
tion, which often results in concentrations of poverty in the
poorest areas. Such concentrations lack purchasing power
and cannot sustain local commercial enterprise, resulting
in a combination of physical (boarded up and vandalized
shops) and social decline, sometimes associated with crim-
inal activities, with impacts on municipal policing and fire
costs. These poorer neighbours are often also characterized
by few recreational facilities, poorer schools and limited
opportunity for children to break out of the poverty cycle
that have trapped their parents.
In short, there are quite specific place-based impacts and
outcomes, and these are realized locally. By default, munici-
palities are implicated in dealing with these consequences,
even though in many cases the municipality was not part of
the initial policy decision (e.g. immigration targets or
income-assistance design) or cause (e.g. economic cycles).
2.4 Housing and Health
Housing has been widely recognized as a key determinant
of health, including both physical health and, more relevant
today, mental health. Substandard housing conditions have
long been associated with poor health and the spread of
epidemics.
Poor housing conditions include lack of safe water and
appropriate treatment of sewage. Moisture issues lead to
rotting and risk of accident as well as molds, toxins and
respiratory problems. Unsafe electrical installations and
repair contribute to fire and other accidents, sometimes
causing fatalities
Many of these issues are especially prevalent on aboriginal
reserves, as well as among urban aboriginal and other low-
income households. These households, without the capaci-
ty to secure housing in sound condition, often default to
poor quality housing. The incidence of poor dwelling condi-
tions is relatively low in Canada, but these conditions do
exist and often affect lower income individuals and families.
Poor people end up in poor housing, usually because they
cannot afford better housing. They have limited capacity
and ability to pay for better housing and often expend too
much of their income even for poor housing.
The less visible but more prevalent issue is mental health
and stress associated with housing issues. Research evi-
dence identifies higher levels of illness and mental health
among renters than owners. In part, this is associated with
a lower degree of control among renters compared to own-
ers. Renters as a category experience higher shelter-to-
income burdens, with a far higher incidence of severe shel-
ter cost ratios (spending over 50 per cent of their income
for housing.
Later in this report, assisted ownership initiatives, based in part on some U.S.
models, are recommended. It is important to distinguish these very successful pro-
grams from the lending that originated in the sub-prime mortgage market. The
assisted ownership programs in the U.S. typically involve proactive counselling and
support, as well as mortgage rates that are subsidized or slightly below market,
with due diligence and sound underwriting. In fact, many of the victims of the
sub-prime issue are now being counselled by practitioners experienced in owner-
ship assistance to modest income households.
The separate 2oo8 FCM Quality of Life report ("Trends and Issues in Affordable
Housing and Homelessness') has identified higher vacancy rates in lower rent
stock than in the mid. and upper rent ranges. This suggests that tenants are seek-
ing to move on from poor conditions or that this stock is occupied by lets stable
households, which are more frequently unable to pay cent and fall into arrears.
Sustaining the Momentum: n4dations for a National Action Plan on Housing and Homelessness 9
For a large majority of Canadians, the housing system
works well and enables many to enjoy affordable, suitable
housing and neighbourhoods. However, this is not always
the case. When the housing system is weak or incomplete,
it can compromise this larger objective. For example:
• When affordable rental housing is lacking there are con-
straints on referring individuals or families arriving at
emergency shelters to appropriate housing. Chronic
homelessness cannot be reduced without an appropri-
ate and sufficient supply of supportive housing.
• Similarly, without supportive housing options for frail
seniors and mentally ill persons, demand backs up into
more costly long-term care and hospital beds.
• An insufficient number of lower rent units results in ris-
ing rents, worsening housing problems.
• When lower income people concentrate in one area,
because that is where lower cost housing is found,
poverty issues are transformed into neighbourhood
issues.
• When house prices increase rapidly, or interest rates get
out of hand (as they did in the early 19805), access to
- ownership is constrained, causing households to remain
in the rental sector, reducing vacancies and driving up
rents. This affects lower income households, most of
which are renters, and worsens affordability issues. It
also constrains access to ownership for young families,
many of whom are already carrying education debt and
have limited ability to manage high prices.
Over time, there are stresses and failures in different parts
of Canada's housing system. The purpose of a comprehen-
sive national housing strategy is-to monitor this system
and implement stabilizing and corrective actions as
required.
In framing recommendations for an action plan and devel-
opment of a more comprehensive national strategy, it is
appropriate to identify where the weak links are in Canada's
housing system. Where is there stress in the system and
what are the underlying causes of these problems? Also,
where are the strengths, and is it possible to build on these
areas to improve the overall system?
There is -a relationship between housing, socio-economic
status and health. High housing cost burdens (as percent-
age of income) have been associated with poor mental and
general health. It is theorized to be an indirect effect, with
the prime issue one of stress and lack of self-esteem, which
arises from relative material deprivation. Many of these
outcomes are a result of neighbourhood effects. A natural
market-sorting process may leave a neighbourhood in poor
decline, even if a specific house did not have substandard
conditions, but in many cases poor housing and poor
neighbourhoods co-exist and act to compound health and
poverty issues.
housing policy and interventions can help to mini-
mize the negative effects of housing-related issues (includ-
ing neighbourhood effects) on health and can contribute to
better quality neighbourhoods and a healthier more pro-
ductive population. In addition, providing home-based -
health support, particularly for disabled or frail elderly peo-
ple, as well as mentally ill or addicted persons, can be less
costly than institutionalized or hospital care.
2.5 Housing as a system
In addition to the inextricable link between the housing
market and the economy, housing is also highly intercon-
nected and is best characterized as an interdependent sys-
tem.
All orders of government share a common objective: to
ensure that Canada has a competitive, prosperous econo-
my and a supportive social infrastructure. Canada's hous-
ing system is at the core of this goal.
A healthy, inclusive and effective housing system is the
foundation for strong healthy and sustainable communi-
ties, which in turn create and support a strong country.
Canadian families and individuals are the heart of the
nation, and access to sound, secure and affordable housing
is a key ingredient to helping Canada prosper. Policies and
programs must address both the backlog of housing need
and the future housing needs of Canadian families and
individuals.
As shown below, the housing system can be characterized
as a continuum extending from homelessness through to
situations where families and individuals are well housed
and enjoy a high quality of life in healthy vibrant communi-
ties.
10 Federation of Canadian Municipalities (FCM) Big City Mayors'
Within this continuum, the
necessity and degree of visible public
intervention also varies. At the left side
(homelessness) where issues involve a
complex array of challenges including
mental health, substance abuse and
addictions as well as lack of income and
constrained ability to earn (lack skills or
have behavioural challenges), there will
be a need for significant public or com-
munity based intervention and supports
(including non-housing supports).
Moving through the continuum, both
public and community housing (non-
profit and co-op) has been created to
address the needs of those unable to
function in the market, mainly due to
ineffective demand (too little income to
trigger a market response).
Figure 3 - The Housing Continuum
Absolute homelessness Mortgage free asset
I Shelters, supportive housing, trasitional housing, etc.
I I
Not for profit — community housing
I , I Private sector market
* + 4
• IL .1
Traditional focus of "Affordable" private
Non-profit affordable rental and entry
housing sector homeownership
+ - - - - - - - - - - - - - - - - - - - - - - - - -+
Low income High income
Source: Adaptedfiom Mawby, 2004
The middle right side of the continuum
reflects various levels of market provi-
sion, which tend to be associated with increasing income.
Although it appears that there is less government interven-
tion at this (market) part of the continuum, it is often there
but less visible. For example: the federal government role
through CMHC to establish and sustain a strong housing
finance system, regulation of mortgage tenders, monetary
policy that impacts mortgage interest rates, the non-taxa-
tion of capital gains on principle residence, etc).
It should be noted that some households that access hous-
ing.through the market continue to experience housing
problems, mainly in the form of affordability. Their housing
costs consume a large proportion of their income, beyond
the norm of 30 per cent commonly used as a benchmark
(and many spend over 50 per cent of their income for shel-
ter). The market is effective in supplying housing but not
necessarily at ensuring low and affordable price/rents.
The other revealing feature of the housing continuum
framework is that it functions in both directions. It is not
simply a matter of enabling households to move from left
to right (improve incomes and level of effective demand). A
national housing strategy must also include initiatives and
strategies to engage the market, to stimulate and encour-
age private-sector stakeholders (builders, developers, real-
tors and lenders) to respond to marginal demand. While an
overall objective is to reduce the number of households in
need, this can be pursued by expanding the reach and role
of the market, essentially expanding the 86 per cent of
households that are adequately and affordably housed and,
in doing so, shrink the number that remain in housing
need (14 per cent).
Sustaining the Momentum: Rflr4.51lations for a National Action Plan on Housing and Homelessness 11
• .. .3. ~fizng stresses, and weaknesses
across the continuum
-. Using the continuum as a framework, specific issues that
should be addressed can be identified. In summary these
are:
i. Persisting levels of homelessness, both short-term and.
chronic, and high costs of default responses though
emergency and institutional systems;
Aging social housing stock in declining condition and
with expiring subsidies, placing up to 220,000 dwellings
at risk;
An absolute shortfall in the number of lower rent units,
combined with ongoing erosion of existing low-to-mod-
est rent private stock (demolition and rent inflation and
conversion to ownership);
Affordability is the predominant problem, especially for
working poor households;
. Low levels of new purpose-built rental construction;
Each of these issues is briefly reviewed below. It should be
noted that stresses and weaknesses vary in different cities
and regions. In developing local strategies, municipalities
should highlight key areas of stress and weakness as a way
to prioritize local actions. It is, however, likely that the
issues described here may exist to some degree in most
cities.
Issue 1: Persisting homelessness
The issue of homelessness has become increasingly visible
on the streets of Canadian cities. While formal statistics are
not measured or published, there are informal measures
(including point-in-time counts) as well as admiflistrative
data (shelter-use rates).
The experience since 19.99 in developing plans, designing
integrated approaches and responding to homelessness in
many Canadian municipalities has provided a valuable base
for expanding responses to homelessness. In updating
their community plans , most communities have empha-
sized. the need to move beyond managing homelessness to
ending it. This requires well designed exit strategies and a
supply of supportive and affordable housing with appropri-
ate supports. Efforts must also embrace approaches that
prevent homelessness, such as early interventions with
families at risk due to rent arrears (counselling rent banks
and support to improve labour market participation and
income earning capacity).
It is estimated that more than 40,000 individuals, includ-
ing some families with children, sleep in emergency she]-'
ters every night in Canada. Previous research suggests that
roughly one-fifth of homeless persons are chronically
homeless, returning to shelters on a regular and long term
basis. But this small proportion consumes almost 50 per
cent of the bed capacity and services in the homeless sys-
tem. This translates to an estimated 20,000 chronic home-
less persons. Eliminating chronic homelessness should be
a priority as a national strategy goal. This requires resour-
ces to create at least 20,000 placements in supportive or
affordable housing so that other interventions necessary to
stabilize and address the causes of chronic homelessness
can be delivered effectively (a "housing first" model).
In the absence of a purposeful, planned -response, chronic
homeless individuals consume services in the emergency
and institutional systems: police and ambulance, psychi-
atric hospitals and emergency wards. Costs of these emer-
gency responses are four-to-ten times higher per day than
the cost of providing transitional or supportive housing.
Research has demonstrated that interventions related to
improving mental health, addiction withdrawal and recon-
nection to-employment are ineffective if an individual is not
first stabilized. The term "housing first" has recently
emerged and places priority on providing supportive hous-
ing as a first step out of homelessness and a key to pre-
venting homelessness.
Constrained access to homeownership opportunities for
modest income households;
Manage place-based and neighbourhood effects
Both types of data indicate that homelessness, particularly
chronic homelessness, either continues to increase or
remains unchanged. It is not declining, except in a few
cities where recent initiatives to create transitional and sup-
portive housing appear to be having a modest effect in at
least stabilizing the numbers of homeless.
12 Federation of Canadian Municipalities (FCM) Big City Mayors' BDcA52
Issue : Preserving the Viability of Existing
Social Housing Stock
Social (and public) housing programs in Canada began
building housing in the 1950s, so the oldest stock is now
reaching 50years old and is in need of modernization or
renewal. Even in somewhat younger stock (built in the
1960s and 1970s) there is a backlog in repairs, a result of
under funding for capital replacement reserves. There is
now a need to modernize this, aging stock in order to'main-
tain and retain assets in good condition for,ongoing use by
lower income households. Repair and modernization
requires on average $15,000 to $25,000 per unit compared
to costs in excess of $ioo,000 (and exceeding $200,000 in
higher cost cities) to build 'new affordable housing.
Concurrently, long-term operating subsidies that have been
the main funding mechanism for social housing (allowing
rents to be set at affordable levels) are beginning to expire,
coinciding with the maturity of the mortgage. Over the next
decade, total annual federal subsidy expenditures on exist-
ing social housing will decline by $500 million. In most
cases, if provinces (municipalities in Ontario)' maintain
their current levels of cost-shared subsidy, these at-risk pro-
jects will be viable.' However, while provinces (municipali-
ties in Ontario) continue to provide subsidies, the federal
expenditures will continue to decline.
An estimated of 220,000 social housing units (one-third of
the total social housing stock), including many of the urban
native properties, are in serious need of modernization but
generate insufficient rent revenues to be viable once cur-
rent subsidies expire. Even prior to expiry, funds needed to
maintain the assets in reasonable condition are lacking.
Both public housing and urban native portfolios are charac-
terized by targeting to very low income households, includ-
ing high ratios of social assistance recipients. As a result,
these portfolios are particularly affected by low rent rev-
enues and are unable to address viability and moderniza-
tion need by refinancing the assets (an option in mixed-
income properties with higher rental revenues). Reform of
existing rent-setting practices for social assistance recipi-
ents living in social housing could go a long way to improv-
ing revenues and financing options.9
In some social housing properties, where there are high
concentrations of poverty (a consequence of targeting poli-
cies' that are intended to direct limited resources to those
most in need) or units are in poor condition, removing and
rebuilding units may be a sensible option. This may be
undertaken within the context of broader neighbourhood
renewal and regeneration. Introducing mixed-income mar-
ket options can both dilute poverty concentration and gen-
erate profit to cross subsidize redevelopment costs. In
other cases, it may be significantly' less 'costly to invest in
modernization than the cost of building replacement units
either onsite or elsewhere. In either case, new capital subsi-
dies will be required. There are currently policy barriers to
refinancing existing assets and increased policy flexibility is
required.
Issue : Erosion of existing low-to-modest
rent private stock
While social housing is isuaIIy thought of as the'main
source of affordable housing, the primary supply of relative-
ly affordable housing has historically been created through
privately constructed rental housing. This includes pur-
pose-built rental housing as well as apartments-in homes,
secondary suites that have been installed in detached or
semi-detached dwellings. There is evidence that this private
source of relatively affordable housing is eroding through
market processes. As properties age, they are upgraded
demolished and' and redeveloped..
Between the 2001 and 2006 Census, the count of occupied
rental dwellings in Canada did not increase (for the first
time ever)." During this period, almost 9o,000 new rental
dwellings were constructed (including an estimated 27,000
new affordable housing units completed under the
Affordable Housing Initiative programs during that period).
So the total rental stock should have increased by roughly
90,000 units.
• The separate sooS FCM Quality of Life report ("Trends and Issues in Affordable
Housing and Homelessness') has identified higher vacancy rates in lower rent
stock than in the mid- and upper rent ranges. This suggests that tenants are: seek-
ing to move on from poor conditions or that this stock is occupied by less stable
households, which are more frequently unable to pay rent and fall into arrears.
In Ontario, the ongoing funding responsibility for existing social housing was
transferred in a000 to municipalities. Thus these expenditure reductions will be
realized locally, but responsibility to absorb rising costs and address the impact of
expiring federal subsidy will remain on the municipal property tax base.
The actual count of occupied rented dwellings declined by'39,000 units. However,
much of this is accounted for by a shift in vacancy rates, which increased from 1.7
per cent to 2.7 per cent national weighted average) and this shift alone would
account for roughly 30,000 units. After adjusting for vacancy levels at the time of .
the two censuses, the total of rented stock remained essentially unchanged.
Sustaining the Momentum: Rdn'i1tacions'for a National Action Plait on Housing and Homelessness 13
Since there was no gain (and a negligible decline), this
means that a similar number (90,000 units) of existing
units must have been removed, either through demolition
pr'as a result of rented condominium units or apartments
returning to-owner occupancy. It is estimated that at least
• half of this loss (45,000 purpose-built rental units) were
S .....: older, more affordable rental units.
So despite investment in 27,000 new affordable units, the
total stock of affordable housing has declined (by some-
thing in the order of 45,000 units). This suggests that
focusing on new supply alone can overlook serious leakage
and loss of stock. While adding new housing can help to
compensate, it is also effective to explore opportunities to
arrest this erosion and potentially to intervene in the
process that causes this loss by acquiring and preserving
existing properties.
Between 2001 and 2006 in Vancouver, Calgary and Toronto,
more than 90,000 apartment units in 1 ,700 properties
were sold to new investors. As units are purchased, new
investors often undertake some improvements and seek
'- over time to increase rental revenues. These units thus
• move up out of the affordable part of the rental stock. It
was revealed that these existing transactions took place
with average values per unit of $84,000 to $98,000, rough-
ly 6o per cent, the average cost of constructing new units
(in these three cities). The AHI targets rents at the average
market level, so acquiring properties already rentingat this
level can be an effective way to expand the non-market
affordable stock and preserve these for lo',ver income
renters."
• Acquiring existing properties allows income mix and avoids
NIMBY issues related to new construction. In areas that
are gentrifying, acquisition can help to preserve opportuni-
ties for lower income residents in the risingmarket (see
issue #i below). It also creates revenue-generating oppor-
tunities that can be reinvested to cross subsidize lower
income tenants, as units turn over. Enabling non-profits or
co-ops to intervene to acquire modest rent properties in
the market also provides a cost-effective platform to stack
rent supplements or rental assistance as non-profit
breakeven rents have been found to inflate at a much slow-
er rate than market rents.
Maintaining existing properties is not always less expensive
than building new ones, especially if major repairs are
required. In the past, most non-profit/co-op acquisitions
With existing rents at the average market level such properties generate rental rev-
enues that can support financing at 75 per cent to 85 per cent ofvalue and there-
fore require only minimal capital assistance l's per Cent to 25 per cent of value). If
this level of capital subsidy is lower than that required to achieve AMR rents under
new construction, then acquisition is more cost effective.
The key point here is that if the property is acquired by a private investor, including
institutional funds and REM, it is likely that existing relatively affordable rents will
evolve to higher, less affordable rents. The benefit of non-profit ownership of the
asset it the motive to retain rents at the affordable level.
have involved major rehabilitation. The suggestion here is
that, at a small scale, acquisition can target properties in
reasonable repair that do not require major additional
investment. This is suggested only as an option for consid-
eration, not as the primary approach to be used.' ..
While allowing non-profit corporations to purchase existing
properties (through open market acquisition) can help to
preserve long-term affordability, some rental property own-
ers may not be interested in selling. However, these older
properties, often owned by small independent landlords,
require rehabilitation. The Residential Rehabilitation
Assistance Program (RRAP) is a proven vehicle to both
help improve conditions in privately owned older properties
and to control rents (the RRAP agreement is a de facto
form of rent control as a quid-pro-quo for the RRAP loan).
Accordingly, renewal of RRAP (for this purpose and for
lower income owners also) is a useful component of an
overall housing strategy.
Another contributor to high shelter cost burdens is the ris-
ing cost of utilities (increasingly the responsibility of ten-
ants). An energy efficiency program could be effective in
helping landlords upgrade properties to more energy effi-
cient standards, replace inefficient and aging appliances
and help tenants to lower shelter costs.
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Issue : Affordability problems are the
predominant issue
There is a shortage of lower rent units (renting below $500
per month and affordable to householdseamning less than
$20,000 annually) but in most cities there is no absolute
shortage of housing. Supply constraints do exist in some
rental markets and these vary over time. This concern is
addressed in issue #5 below.
In many cases, lower income households occupy units
above the level they can afford, either because not enough
low-rent units are available or because households with a
slightly higher income (that could theoretically 9fford to pay
more) are occupying lower rent units.
14 Federation of Canadian Municipalities (FCM) Big City Mayors' 8D5i54
The analysis of housing need clearly documents the pre-
dominant problem as one of affordability. Households pay-
ing more than 30 per cent of income (affordability prob-
lems account for 93 per cent of core housing need). At a
--moresevere level,justover 700;000 households in Canada
in 2001 reported spending more than 50 per cent of
income on shelter. Almost all of these were renters.'3
Various forms of rental assistance can be effective in help-
ing to reduce these-high shelter burdens. This potentially
includes rent supplements, portable shelter allowances (i.e.
linked to a household not contracted to a unit) and reform
to social assistance shelter assistance.
Where the issue of severe shelter cost burden is experi-
enced by recipients of income assistance, the cause is the
low level and non-indexation of the shelter component of
' welfare. Raising this allowance and indexing to an index of
actual rent increase (e.g. CMHC annual rent survey) would
help to remedy this issue.
For seniors (OAS/GIS), which account for one-third of
renter *households paying over 5Q per cent for rent, and for
working poor households, rental assistance can help to
reduce these high shelter burdens. Four provinces already
have shelter allowance programs for seniors but, in most
programs, the benefit levels or eligible rent maxima have
not been updated and are not indexed, so assistance levels
are small, and largely ineffective in reducing high shelter
cost burdens.
Working poor single people and families (often holding two
or more part time jobs with no benefits) experience hous-
ing instability when income fluctuations contribute to their
inability to pay rert, leading to arrears, eviction and possi-
bly temporary homelessness. As has been demonstrated in
programs like Toronto's Streets to Homes, rental assis-
tance can have an important stabilizing effect, ensuring an
individual can get and retain an apartment. The availability
of rental assistance would also help respond to families in
arrears and at risk of eviction. Well-designed shelter
allowances can control for consumer behaviour and over
consumption, while allowance maxima help manage pro-
gram budgets.
Issue : Low levels of new rental construction
Although it has trended downward quite dramatically (from
37 per cent in 1996 to just over 32 per cent in 2006), the
proportion of renters in Canada is still roughly one-third of
all households. However, for the past decade, rental con-
struction has accounted for less than nine per cent of all
housing starts in Canada. This is significantly less that the
one-third proportion of households that rentand, over the
long run, can only led to a contraction in available units,
declining vacancies and upward pressure on rents.'5
In the short term, rental demand is addressed from vacan-
cies in the existing stock as well as by rented condomini-
ums and units in houses. In fact, the purpose-built rental
housing surveyed by the CMHC (apartments with three or
more units) accounts for only half (49 per cent) of the total
rental stock in Canada. The "informal" stock (i per cent) is
thus an important part of the rental system.
If renters make up one-third of all households, it would be
desirable that rental construction approximates a similar
proportion of new housing starts. However, since purpose-
built properties represent only half the total rental stock, a
target production level of half this amount may be more
realistic. Specifically, it would be desirable for rental con-
struction to represent 16 per cent of total starts, roughly
double the level (nine per cent) over the past decade.
The zoos census reports 735,000 (19 percent of all renters) spending more than
50 per cent of income for shelter, but this includes 293,000 that spend more than
too per cent. This is because household incomes fluctuate and some households
have moved and have changing rent costs. The census collects current rent
(May zooS) but previous year's (2000) income. In calculating core need estimates,
CMHC excludes households-with negative income and those spending more than
too per cent. If these adjustments are used, the number spending more than
50 per cent in zoos declines to 442,000.
14 zoo4 estimates from Statistics Canada indicate that severely burdened households
(paying more than 5o per cent) are almost always renters (and almost always
(So per cent) dependent of govemment transfer for income.
" This has not yet occurred, due to weak demand and available access to ownership.
However there is evidence of contracting number of lower rent Units and a dispro-
portionate rise in rents in the lower rent part of the stock. Between 2001 and
2oo6, rents at the z% percentile (lowest part of market) of the rent distribution
increased 3 times faster than those at the 75% percentile (upper market).
In the purpose-built part of the rental market, the national
weighted-average rental vacancy rate is 2.7 per cent, which
is just below the three per cent benchmark generally
accepted as an indicator of a healthy market. Some cities,
especially in the West, have much lower rates (all major
centres west of Ontario are below two per cent). This indi-
cates a need to examine and stimulate rental supply.
Sustaining the Momentum: Ri T4ations for a National Action Plan on Houaing and Homelessness 15
With the previously mentioned shortage of lower rent units,
one option is to use public investment to directly address
supply by investing in construction of new housing for low
income households. In markets where the market has not
oris riot -responding (i.e: lowvacancyrates have not stimu-
lated increased construction), it may be appropriate to use
non-profit-and co-operative vehicles to add new supply. As
suggested in issue #7, below, some consideration should
be given to linking assisted supply to place-based strategies
(supporting inclusionary policies in brown-field redevelop-
ment or green-field new subdivisions). New supply initia-
tives should also be considered on a best-buy basis against
accepts and has capitalized the effects of this regime into
pricing of rents.
Another key deterrent to private rental investment (and
supply)-is the income tax treatment of rental investment. A
number of reforms and revisions to the tax code between
1972 and 1988 have made it progressively less attractive to
build rental housing. There are a variety of taxes that affect
rental investors, some unique to the rental sector (com-
pared, for example, to the commercial office landlords).
The most significant (in terms of stimulating construction
if removed) and effective ways to revise current tax treat- -
acquisition options (issue #4). - ment are a refund of the GST on new rental construction;7
deferral of capital gains tax and recapture of depreciation if
One way to increase supply is to use inclusionary zoning
mechanisms coupled with public investment. Inclusionary
zoning can be effective, especially in brown-field redevelop-
ment to ensure land is made available for affordable rental
development, provided that subsidy programs exist to facil-
itate construction. This approach, widely adopted in the
U.K., is also being successfully used in Montreal and has
been an element in the build-out of the former Expo lands
in Vancouver.'6 A long-term predictable funding program is
particularly critical in this approach. Setting a percentage of
land aside for affordable development is insufficient; fund-
ing is required to undertake construction. But most major
redevelopments have a long build-out period (five to 20
years) and require a similar horizon and availability of fund-
ing to ensure that affordable elements are included. This
can include private-developer management of the afford-
able units as well as partnerships with non-profit corpora-
tions (as used in U.K. and in Quebec).
If the issue of rental supply is separated from the more
specific issue of affordability, other options are possible,
mainly directed to stimulating the market to construct a
higher volume of rental housing. This requires addressing
barriers and deterrents to new rental development and
accepting that it is only viable for private investors to build
at rents that are significantly above the average market
level.
A key issue for rental investors is uncertainty about and risk
of changing regulation. Imposition of restrictive rent con:
trols can significantly affect profitability and viability, so
developers are unlikely to enter the rental sector unless
they have a level of comfort that provincial governments
will not tinker and adjust rent regulation in the future.
Quebec is a good example of a province that has consis-
tently had rent regulation throughout the post-war period
but, unlike other jurisdictions, has maintained a relatively
consistent regime. Notably, Quebec has consistently had
the highest volume of rental starts in the country (as well
as a stronger rental culture). The market understands,
proceeds of disposition are reinvested in rental develop-
ment; increasing the Capital Cost Allowance rate from
4 per cent to 5 per cent; and restoring soft-cost deductibi-
lity.'8 Of these, the rollover provision (deferring tax liability
in the event proceeds are reinvested) can have the most
significant impact in stimulating new investment.'
Priority #5 - Stinmktte new rental
rrt n rtr. Irt- -. •.-. L. -
• Utiliie affordable housing grant to fund construction of
new affordable housing (link to targeted neihbourhood
redcvelopmentlrevitaiii.ation or special purpoce
Upj)OrtIve housing);
• Ltnairingpredictahility, fa1rnL-e and tabdluy UI rent
regulation;
Examining and revisrug current federal tax policieN to
remove disincentives to rental developers and repl;se
with inccntJ\e';
Revising current fdrl tax legislation to permit deferral
of cajita1 gain'S and CCA recapture if r-mting prop.rt
owners reiovcst proceeds.
6 lrsclussonary Zoning is also used extensively in a number of U.S. jurisdictions. While used in rental developments, it is more frequently used as a mechanism to
include affordable ownership options for modest income families in new green.
field subdivisions,
Even with the rebate introduced in the 2000 budget which results in an effective
rate of 4.5 per cent (versus seven per cent as the GST rate was then), this levy -
exceeded the pre-GST federal Manufacturers Sales tax, which applied to input
materials only and not to labour costs). Unlike commercial office developers, who
charge GST on rents and can use GST on construction as an input tax credit, rental
landlords cannot do so, because residential rents are exempt from GST.
8 These specific tax measures are discussed at length in the 2002 Second Report of
the Housing Supply Working Group (Ontario Ministry of Municipal Affairs and
Housing).
' This option has also been articulated by the Canadian Real Estate Association
(CREA) and she Canadian Federation of Apartment Associations (CPAA), which recommend that the approach include any form of investment real estate (office.
commercial, industrial and residential) in order to maintain fairness in the tax sys
tern and maximize the impacts of increased liquidity.
16 Federation of Canadian Municipalities (FCM) Big City Mayors' U6156
Issue 6: Expand access to homeownership
opportunities for modest income
households
Over -the pa.st.decadeCanada has experienced a significant
increase in the homeownership rate (after increasing by
less than one per cent from 1971 to 1996 (to 63 per cent),
the rate has increased by more than five per cent reaching
almost 68 per cent in 2006. This has been 'a result of a pro-
longed period of historically low mortgage rates. While
these have edged up marginally, mortgage rates remain
favourable.-
This increase in the ownership rate suggests that access to
homeownership is not a serious issue, although it may
become so for young families carrying large education debt.
However, viewing housing as a system can be a useful tool
in a housing strategy.
Access to ownership has been a key factor removing pres-
sure on rental markets and largely offsetting the impact of
low volumes of new rental construction. House prices,
especially in Western Canada have, however, experienced
significant increases (especially since 2001), which can cur-
tail access and push pressure back onto the rental market.
For households in the upper tier of core housing need, as
well as those slightly above (i.e. incomes from 6o per cent
to ioo per cent of-median income) access to ownership is
only marginally out of reach.' Assistance to facilitate own-
ership can be an effective and relatively low-cost tool in a
local housing strategy. It also creates the opportunity to
form partnerships with lenders and realtors, both directly
implicated in any expansion of the ownership market.
There are also opportunities to introduce ownership as part
of mixed-income renewal, such as currently underway in
the redevelopment of Regent Park in Toronto. Offering
avenues into ownership (e.g., lease to purchase programs)
for existing social housing tenants also frees up limited
social housing for needier households.
Resale house prices in the highest cost metropolitan mar-
kets (Vancouver, Toronto, Calgary and some other western
cities) are limiting the options for ownership, but this
assisted ownership can be effective in many other smaller
cities. A 2005 study found that, in 2001, more homes sold
in Moncton, NB., at prices affordable to households in the
upper tier (top 30 per cent) of core need in that city than
there were people in that top tier. A well-designed owner-
ship assistance program could help to achieve a significant
reduction in core need, while enabling these households to
build assets.
Assisted-ownership models are prolific in the U.S. where
they combine pre- and post-purchase counselling (financial
literacy) with low-rate loans and, in some cases, down-pay-
ment assistance. These alsO engage the non-profit commu-
nity sector in delivering counselling and pre- and post-pur-
chase education and counselling. The U.K. has also imple-
mented a number of innovations, such as partial owner-
ship; shared equity-and lease to purchase'; Similar innova- '
tions should be explored and encouraged in Canada.
This option targets households in core need but focuses on
the upper level of need and seeks to lift households into
the market with minimal subsidy expense and enable them
to accumulate an asset and related wealth. Targeting -
households at the upper tier of core housing need can be
an effective way to significantly lower the overall core-need
count.
Access to ownership is affected by three specific'tax issues:
the non-indexation of the qualifying price thresholds under
CST rebates; the non-indexation of the contribution limits
for the RRSP Home Buyers Plan; and the non-indexation of
tax brackets in land-transfer taxes, which exist in various
jurisdictions. Reforming these tax measures by indexing
benefit levels helps to improve feasibility of home purchase
for-households at the margin of affordability.
Prionty46 T**
onersLup4or-'aiouse1161us,at i.necmargin.t '4 MAN
le
gNl rL Wk
,. . iL .s..Where DproDr1ate, find -loans iand own-oaylnent -
xti 4t,rvr4s nwforssisedh
ectingloAmers
omeone;it
FMR nt j*-xsv .' -" -- Gb -
4vta& * - RRSPiHomeBuyers -Plan; and'thetaxtbracketsss
t'vc ff
The rise in mortgage rates approximating too basis points (one per cent) since
2oo6 has largely been offset by extension of amortization to 40 years. Any fin-titer
increase in mortgage rates will, however, affect carrying costs and could suppress
ownership demand. - - -
The 6oth percentile household income in Canada roughly approximates the
income needed to afford average market rent without spending more than 30 per
cent of income and, as such, approximates the upper end of core housing need.
This suggestion specifically targets households at the upper end of need and does
not recommend assisted ownership initiatives for very low income households, as
these can be counter productive (the obligations of ownership and maintenance
squeeze low-income capacity). See Mendelson, 2005.
Sustaining the Momentum: RJ ui1tsations for a National Action Plan on Housing and Homelessness 17
Where there are issues of absentee landlords not maintain-
ing rental properties, assisted ownership can be a useful
strategy to stabilize the area, introducing modest-to-middle
income households that, as owners, have a stake in the
community (a practicebeing effectively implemented in -
Winnipeg). Acquiring and improving existing poorly main-
tained fental properties helps to improve the physical
appearance and retain property for lower income residents.
Montreal and Vancouver have used this approach. In the
redevelopment of older areas and brown-field (former
industrial) sites, inclusionary policies can help to encour-
age and facilitate mixed-income development with some
opportunities for lower income residents. Directing invest-
ment for new affordable development to these areas
ensures the investment has a broader impact than just cre-
ating new supply.
The key to effective housing polices is to be cognizant of
the spatial and neighbourhood impacts of different policies
and to design and direct housing interventions to comple-
ment and reinforce other efforts, such as poverty reduction,
community economic development, and healthy communi-
ties. It is also important that funding frameworks are long
term and predicable, because implementing urban and
neighbourhood change takes time and sustained effort.
Research from community development investment in the
U.S. has revealed that concentrated investment in targeted
areas can have an important impact, once investment
reaches a minimal scale. Conversely, spending the same
level of investment on a more scattered geographic basis
does not generate the same reinforcing effects and out-
comes. For example, in a program to support new con-
struction of affordable housing, or in rehabilitation pro-
grams like RRAP, it may be more effective to target certain
neighbourhoods versus issuing a general call for proposals.
Montreal has a long history of successful neighbourhood-
specific initiatives.
Issue : Manage place-based and neighbour-
hood effects.
Housing issues and responses to them have important
spatialirnpacts. and particular neighbourhood effects..
The first of these is the natural sorting process that tends
to occur in the market, especially in relation to lower-cost
• housing. Lower-income individuals and families have limit-
ed purchasing power and tend to migrate to areas where
housing costs are lowest These are often neighbourhoods
with smaller lots or homes and lower-rent apartments,
sometimes in a poor state of repair. Typically, they are
• known and identified as low-income areas. The result is a
concentration of poverty that often exacerbates social exclu-
sion and distress. There are few public amenities (parks
and playgrounds), lower quality schools, few commercial
establishments (grocery stores) and often criminal activi-
ties arise preying on poor. victims.
Housing policies can inadvertently reinforce these issues.
For example, portable shelter allowances designed with an
incentive to seek lowest-cost options may result in higher
concentrations of poverty in poor areas. If families locate in
poor areas, providing housing assistance alone may not
address more Fundamental causes that deepen and exacer-
bate poverty.
• A related issue is that households select lower-cost options
in exurban locations remote from actual or potential places
of employment. This adds to commute time, cost and
stress as well as potential negative environmental impacts
Design of shelter allowance programs needs to include
education and mentoring (and possibly even explicit poli-
cies that exclude housing in certain areas). The objective
should be to dilute concentrations of poverty while concur-
rently undertaking community development activities to
improve poor areas.
The corollary concern is the issue of gentrification. Lower
income neighbourhoods once provided housing for work-
ers employed in inner-city industrial and manufacturing
enterprises, most of which have relocated out of the down-
town core. Many former industrial areas and port activities
have been replaced by festival areas, and waterfront luxury
condominiums. As these spill over into adjoining areas,
lower income areas become attractive to middle-income
and higher income consumers and transform the area, dis-
placing poor residents and removing lower rent or priced
housing. Efforts are required to preserve existing properties
or at least to ensure that redevelopment includes options
for lower income and traditional residents of the area.
Ideally, cities want to take advantage of the more affordable
lower prices/rents in poor neighbourhoods (as a source of
affordable housing) while improving the areas, essentially a
process of "managed gentrification".
18 Federationof Canadian Municipalities (FCM) Big City Mayors' Bd&458
4. Roles and Responsibilities
The overall objective of this brief is to seek support for sus-
tained funding that will enable implementation of locally
developed action plans on a meaningful scale. This
requires both a supporting and enabling policy environ-
ment, implying some policy change, as well as broad fund-
ing mechanisms mainly from the federal and provincial ter-
ritorial governments.
The preceding section has highlighted a number of priority
areas for action. In most cases, the primary responsibility
for each of the identified priority action areas is usually self
evident. For example, changes to federal tax legislation and
regulations are obviously federal (Department of Finance).
Review and reform of income-assistance policies (shelter
allowances within income assistance programs) require
provincial attention.
In a number of cases, implementation is local and requires
municipal engagement but also requires a permissive and
enabling framework that provides funding (federal or
provincial/territorial) that facilitates and enables local
implementation without restrictive policy barriers.
Historically, program funding has been directed to localities
in prescriptive programs, leaving little flexibility to adapt to
local issues. More flexible funding allows municipalities to
maximize impact. Prescription should be replaced by prin-
ciples and performance outcomes. The nature of housing,
involving fairly long planning and construction periods,
also requires reasonable predictability and sustainability of
funding, beyond the short-term, temporary two to three
year programming that has been the pattern of recent
years.
Recent initiatives in both homelessness and, to a lesser
degree, affordable housing have begun to embrace the
notion of comprehensive local planning and delivery.
However, these have required strong federal leadership
involving cost-shared programming investment as a means
to lever provincial participation and to reverse the trend of
declining provincial funding.
now reframed their plans with a specific emphasis on end-
ing chronic homelessness within a decade (e.g.
Edmonton).
In the related but broader area of affordable housing, there
was not an explicit requirement to develop comprehensive
plans, although many municipalities have, in fact, taken
this approach (e.g. Montreal, Toronto, Waterlo, Ottawa,
Edmonton and, more recently, Metro Vancouver). By identi-
fying housing issues across a spectrum or continuum of
need, these strategies have invested strategically to have
meaningful impact (e.g. revitalizing distressed areas, inte-
grating affordable housing in gentrifying areas). Like the
homeless action plans, these city or metropolitan strategies
have harnessed funding programs from the federal and
provincial/territorial governments and have also invested
local resources ((including grants as well as in-kind, such
as land or waived development fees and charges).
In short, the experience of the last few years has demon-
strated that with each order of government contributing in
those areas that have the expertise and resources, coordi-
nated comprehensive approaches have started to make a
difference. However, to achieve scale and make a meaning-
ful impact, higher levels of sustained and predictable fund-
ing are required beyond that available through municipal
revenues alone.
The following table briefly identifies the order of govern-
ment that is most logical to take the lead on specific priori-
ty action items. While many identify a federal or
provincial/territorial role, implementation will require
municipal engagement. In most cases the policy or pro-
gram will engage private or community-level actors and
stakeholders and they, too, will have important roles, but
the focus here is on the enabling funding and policy roles
of government. (See tables on page 20 and 21)
The national homeless initiative explicitly required compre-
hensive community plans that stimulated collaborative ini-
tiatives, including government agencies, community
providers and service-delivery agents, and helped to better
integrate funding across different orders of government.
This model has proven to be effective. A number of local
success stories have emerged and concrete results are
beginning to emerge in terms of slowing the growth of
homelessness and, in some cases, reversing the trends.
This has created a firm foundation from which to build,
with the recommended renewal and expansion of the
Housing Partnership Strategy. Some communities have
Sustaining the Momentum: R4ations For a National Action Plan on Housing and Homelessness 19
Priority Action Respective Roles
Priority #1 - Reduce chronic homelessness through a "housing first" model by
Expanding availability of supportive affordable housing Fed - Renew and revise HPS; Municipal - Prepare and update
Community Plans
Increasing coordination with ancillary services—mental health Provincial ministries (Housing, Health, Social Assistance)—
supports, addictions treatment, income assistance, counselling also via local community plans
and life-skills and labour market connections
Increasing prevention and diversion by ensuring that housing Provincial housing ministry and link to community services
options are available for immediately placement when a such as rent banks
family/individual enters emergency shelter
Priority #2 - Preserve and renew existing social housing assets
Examining and revising rent setting policies for social assistance Provincial ministries (Housing & Social Assistance)
recipients living in social housing
Where appropriate, reinvesting to modernize and preserve existing Provincial (Housing)as owners of these assets (link also to reform
social housing (including energy efficient upgrades) of rent setting policies that undermine viability)
Where neighbourhood or property regeneration is logical, ensure Federal—CMHCf Provincial (Housing)—both impose policy
that existing policies do no impede regeneration or redevelopment constraints (CMHC on lending and reuse of assets)
solutions
Priority #3 - Preserve and improve the existing relatively affordable stock and provide for new partnership opportunities
Ensure that existing and emerging capital programs do not preclude Federal—CMHC/ Provincial (Housing) - Need enabling policies
the option of purchasing existing properties (where there is in FPT funding framework
a sound business case) or use head-lease type partnerships
Renewing and extending the RRAP program (including rental and Federal—CMHC
conversion elements as well as ownership RRAP)
Reintroduce energy efficiency programs to encourage and support Federal (NRCan) and Provincial environment ministries, - link also energy retrofit (to reduce emissions and lower utility bills) to municipal infrastructure renewal and intensification policies
Priority #4 - Expand and reform rental assistance programs by-
Examining shelter allowances and maximums in social assistance, Provincial ministries (Housing &Social Assistance)
and where appropriate increase and index to keep pace with rising
market rents
Examining existing provincial shelter allowance programs and Provincial ministries (Housing&Social Assistance)
update rent and benefit maximums with a goal of eliminating use of
basic allowance to cover shortfall in shelter expenses
Examining options to introduce rental assistance (portable shelter Provincial ministries (Housing &Social Assistance)
allowances) for working poor households facing high shelter cost
burdens
20 Federation of Canadian Municipalities (FCM) Big City Mayors'
Priority Action Respective Roles
Priority #5 - Stimulate new rental construction by-
.Utilize. afforclable-housing grant to fund construction of new afford-...-. •- FPTenabling policies plus municipal and communitylocal.-
able housing (link to targeted neighbourhood redevelopment or spe- strategies (noñ-profit corps and co-ops)
cial purpose/supportive housing)
Ensuring predictability, fairness and stability in rent regulation Provincial (Housing and Consumer Affairs)
Examining and revising current federal tax policies to remove Federal Dept Finance
disincentives to rental developers and replace with incentives
Revising current federal tax legislation to permit deferral of capital Federal Dept Finance
gains and CCA recapture if existing property owners reinvest proceeds
Consider use of interest free loans to private rental developers as a Federal - CM HC; Provincial Housing agencies
stimulus for investment
Utilize affordable housing grant funding to enable new non-profit/ Federal Dept Finance; Provincial Housing agencies
co-op construction (especially when linked to targeted neighbourhood
redevelopment or special purpose/supportive housing)
Priority #6 - Facilitate access to ownership for modest income households
Initiating collaboration with local realtors and lenders toward an Municipalities (possible FCM via national trade bodies CREA and
industry led assisted ownership program targeted upper tier core CM P)
need and modest income households
Where appropriate, fund loans and down payment grants for assist- Federal- CMHC/ Provincial (Housing) - enabling policies;
ed homeownership administer locally (community partners)
Indexing benefit thresholds in three existing tax measures affecting Federal Dept Finance
ownership: the qualifying price thresholds under CST rebates; the
contribution limits for the RRSP Home Buyers Plan; and the tax
brackets in land transfer taxes.
Priority #7 - Manage place- based and neighbourhood effects
Ensuring that local housing strategies consider and address FPT enabling Framework; municipalities
potential place—based effects of program initiatives and seek to
integrate housing strategies with urban planning, smart growth
and neighbourhood redevelopment plans
Requesting provincial legislation to enable municipalities to develop . Provincial —(Municipal Affairs) Municipal Bylaws
inclusionary zoning bylaws and require inclusion of affordable
housing (entry ownership or rental), provided that bylaws include
appropriate offsets to compensate developers.
Sustaining the Momentum: R&rtliations for a National Action Plan on Housing and Homelessness 21
5. Establishing Target Outcomes 4. Reinvest to preserve and modernize 20,000
units annually in Canada's existing social
Canada's municipal governments are proposing the follow- housing stock.
ing targets to-be pucsued through a comprehensive funding ThisWill ousing program, together with supportive policies that will enable units at risk (one-third of the total social housing stock) are local action plans to be implemented over the next ten retained and modernized (including energy efficiency) and
years (2008-2017). The priorities for the action plan are to that expiring subsidies are renewed to ensure the units first preserve and enhance existing assets and then to remain affordable to low-income households. increase options available as a way to tackle homelessness
and substantially reduce the number of households in
housing need.
The following specific targets are recommended:
i. Eliminate and prevent chronic
homelessness in io years.
Create 20,000 new supportive and permanent affordable
housing opportunities (2,000 per year) together with the
appropriate levels of support to address mental health and
addiction issues in order to stabilize the underlying issues
that cause chronic homelessness. This targets the most
severe chronic homeless population. Other targets also
respond to the need for housing among shorter term tem-
porary homeless.
As an alternative to extending the subsidy, actions will
include improving rent revenue through correcting existing
rent-setting policies for social assistance recipients living in
social housing (increased rent revenues will facilitate both
viability and financing for modernization).
Extend the Residential Rehabilitation
Assistance Program to improve conditions in
existing private (homeowner and rental) stock
to rehabilitate io,000 homes annually and
enhance with a companion program to
support energy retrofit in order to address
issue of rising utility costs for low income
tenants and owners.
Expand the stock of affordable non-market
housing by 15 per cent of total annual
housing starts each year.
As the population grows, it creates more households and
demand for housing. It is anticipated that that 15 per cent
of these new households will be in housing need (core
need has consistently fluctuated around 15 per cent for the
Past 20 years). At current growth levels, this means 25,000-
30,000 households per year). This goal specifically targets
creating sufficient opportunities to avoid any further growth
in housing need. This can include new construction and
acquisition/preservation of existing market units.
Reduce the backlog in core housing need by
2.5 per cent annually for a total reduction of
25 per cent over the next 10 years.
This will utilize a variety of approaches, as appropriate to
local market conditions and need, including rental assis-
tance and assisted home ownership as well as new con-
struction or acquisition/preservation to expand the number
of non-market units available to lower income households.
Estimates of core housing need will be updated by CMHC
once the 2006 Census data are fully released. It is estimat-
ed that core housing need currently approximates 1.4 to 1.5
million households, 50 2.5 per cent annual target means
30,000 to 35,000 new households assisted annually.
This would retain assistance to low-income owners and
people with disabilities to undertake rehabilitation of exist-
ing homes, as well as for private landlords (including room-
ing house) to bring rental properties up to minimal stan-
dards, while preserving affordable rents.
These targets are not mutually exclusive. Expansion of
affordable housing options, including supply and rental
assistance (target #2) may also assist formerly homeless
individuals that may initially be assisted through support-
ive housing (target #i) but are ready to move on to afford-
able independent housing.
These targets are generalized across various sub-popula-
tions of need. Local strategies will define more specific tar-
geting and, for example, may seek to direct programming
to specific sub-populations, such as lone-parent families,
urban aboriginal families, etc.
22 Federation of Canadian Municipalities (FCM) Big City Mayors' cu62
Four cost-estimates (bachelor units/two-bed units, high-
cost cities and median-cost cities) are blended into a single
cost estimate to simplify the overall matrix. This will obvi-
ously generate cost estimates that appear low for some
cities; but this is becauselt reflects an averaging.....
5.1 Costs of proposed targets
Within each of the targets where alternate options are pos-
sible, three scenarios are used:
The first assun-iesthat all targets are met through new
construction (except modernizing social housing and
the RRAP target).
A second scenario assumes that a blend of approaches
is used (each contributing 25 per cent of the target) uti-
lizing new construction, acquiring existing rental prop-
erties, using rental assistance and assisted homeown-
ership.
Scenario three uses the same equal blend (25 per cent)
of options as scenario two, but also assumes that the
new or acquired properties are mixed income buildings
with 50 per cent RGI rent and 50 per cent units at aver-
age market rent (the higher revenue AMR units lower
average subsidy per unit).
A variety of mechanisms can be used to achieve these tar-
gets and these will vary in cost. Costs will also differ across
regions and depending on the target client group (smaller
singles units versus family sized units).
For the purpose of estimating the overall costs of these five
targets, some simplifying assumptions are used:
• For supportive housing, the costs of building or acquir-
ing property were based on recent experience in median-
cost centres and reflect small self-contained units
(rooming house style units would have lower costs).
• For acquisition of existing rental-investment properties
and new construction options, cost estimates were
developed based on current cost factors averaged across
larger, high-cost and median-cost cities.
Two unit types are used: bachelor units for singles and
two-bedroom units for families (primarily smaller lone
parent families). Core housing need is almost evenly
split between family and non-family households (both
senior and non senior individuals), so a 50 per cent split
between singles (bachelor units) and family (two bed-
room) units is used.
• Capital grant amounts reflect the level needed to assist
low-income singles (income $11,500) or families
($is,soo) paying RGI rent at 30 per cent of income.
• Separate estimates were developed for both high-cost
markets as well as for median-cost regions/cities and
aggregated into an average value.
In estimating rental assistance costs, the average gap is
calculated between average market rent (AMR) in high
and median-rent cities and the same low-income RGI
used in the construction options (at 30 per cent of
income) is replicated. It is assumed that assistance is
available for io years, with rents inflating at two per cent
annually. The value used in the summary is a capitalized
amount (the discounted net present value over io years
at 6.5 per cent). It should be noted that this reflects a
subsidy of the full gap. Partial assistance (i.e., covering
only part of the gap to reduce but not eliminate the
excessive burden) will involve lower costs.
Assisted ownership assumes a grant of up to $10,000
(partially to cover the cost of pre- and post-purchase
counselling and education and for down-payment assis-
tance).
• The RRAP estimate assumes that some rental RRAP
would be included in the acquisition targets, so the iden-
tified budget ($75 million) is slightly lower than the cur-
rent level ($iio million).
As outlined, it is presumed that households receive rental assistance as a tempo-
rary measure and will graduate" from assistance to employment as income status
improves. Thus the rental assistance option is coated as a to-year expenditure only.
Coating this as a 30-year program, as used under the new and acquisition options,
would significantly raise the cost of the rental-assistance option.
Sustaining the Momentum: R [trtations for a National Action Plan on Housing and Homelessness 23
Grant Required Per Household Assisted Under Each Options
Averaged Estimate (Capital Subsidy)
- - - -. Annual Target New Build Acquisition
(10 yr NPV)
Rent Assist
Home ownership
Assisted
Supportive Housing - Chronic Homeless '' 2,000 $75,000 $45,000 $30,000 -
Negate growth in core need 25,000 $107,000 $63,000 $38,000 $10,000
Reduce existing core need 30,000 $107,000 $63,000 $38,000 $10,000
Preserve and modernize existing Social Housing
RRAP for existing owner/rental basic rehabilitation
- 20,000
10,000
$15,000
-
-
$7,500
-
-
-
-
* Target is number of individuals or households assisted
** Excludes ongoing support costs (estimated average at $85oo/unit/yr); rent supplement cost based on AMR for bachelor units less RClfor single)
The overall estimates vary from just over $2 billion annually
(Scenario C, with mixed incomes and blended options) to
more than $6 billion annually (assumes all targets met
through new construction).
The low range ($2 billion) almost replicates the current
total two-year federal spending under the Housing Trusts,
RRAP and HPS. These three program/funding vehicles
each leverage provincial/territorial spending of similar
- - - levels.
24 Federation of Canadian Municipalities (FCM) Big City Mayors' &D464
Summary Annual Cost Estimates to Achieve Targets under Alternate Scenarios
Cost ($ million)
- Annual target Scenario A: Scenario B: -. Scenario C:
(units or New Construction 25% blend each same as B, but
households) of New build, RGI/AMR blend
• Acquisition, Rent for new and
Assistance and acquisition
Assist H/O
Supportive Housing - Chronic Homeless 2,000 150 120 120
Negate additional growth in core need 25,000 2,675 1,300 775
Reduce existing core need 30,000 3,210 1,560 930
Preserve and modernize existing Social Housing 20,000 300 300 300
RRAP for existing owner/rental basic rehabilitation 10,000 75 75 75
Totals (S millions) 6,410 3,355 2,200
* Excludes ongoing support costs (estimate overage at $800/unit/year = $8.5 million in yr i, romping up to $1o3M in yr io,
assuming with costs inflating at 2% annually)
The middle scenario (B) is a reasonable overall estimate
reflecting geographic distribution of activity and mix of
approaches. This implies an annual investment of $3.35 bit
lion.
In addition to replacing these existing federal programs (all
ending in March 2009), the ongoing subsidies to existing
social housing are also expiring. The average reduction in
federal expenditures over the next five years (2008-12) is
$ioo million per year (compared to 1995/96 base level of
federal transfers). For the subsequent five years (2013.17), it
is $265mi11i0n per year. In both cases, the amounts are
roughly matched by provincial/territorial expenditure reduc-
tions (municipal in Ontario).
There is a significant amount of funding already in the sys-
tem. At the low end of the cost range, the identified levels
would not require new funding. For the most part, they
require recommitment and renewal of existing expenditure
levels (federal and provincial/territorial).
The recommended priorities also include some cost impli-
cations outside of these overall general estimates, in partic-
ular any reforms to the shelter component of welfare, as
well as any income tax changes, which have tax expenditure
impacts on both the federal and provincial levels.
This does not consider how costs may be allocated or
shared across different orders of government. The overview
of roles and responsibilities suggests that provincial expen-
ditures are more likely in the areas of reforming income
assistance, shelter assistance, and reinvesting in the exist-
ing social housing stock, which is either owned by provin-
cial corporations or owned by community-based, non-profit
and co-operative corporations for which the provinces have
oversight responsibility.
It is expected that federal funding will be directed primary
to new capital initiatives and that, while provinces will also
contribute to capital programs, they will continue to have
responsibility for ongoing programming through social
assistance and health.
Important offsetting revenues
In addition to the above-noted expiring expenditures, these
estimates do not consider the offsetting revenues that are
generated and particularly the income-tax revenues created
for both the federal and provincial-territorial treasuries as a
result of housing construction, renovation and transacting
activity.
For example, CREA have estimated that every existing
home sold stimulates, on average, $32,000 in spending
and income. This includes transaction fees (realtors and
lawyers), moving companies, and spending on new furnish-
ing and renovations. This spending is recycled in the econ-
omy and subject to taxation. This impact may be somewhat
moderated in the recommended assisted-ownership option
as this targets lower priced homes. However, it will still like-
ly generate at least half ($16,000 per unit) of this estimated
impact.
Sustaining the Momentum: R(4ations for a National Action Plan on Housing and Homelessness 25
Smilarly, FCM estimated in 2004 that, for each new mod- 6 Conclusions est affordable unit constructed, the federal government col-
lects between $28,000 and $37,000 per unit in revenues
(mainly income tax but also El and CPP contributions); The recommended actions involve all orders of govern-
llef froffi:SIb;o0oto $i000per --ment, together with communitrbased agencies °(housing
unit. Municipalities barely break even as they incur costs providers and social service agencies) and, in a number of
associated with servicing new development. At that time, cases, seek to engage private-sector stakeholders (builders,
when the maximum federal grant under the AHI was landlord; realtors and lenders).
$25,000, the federal government fully recovered its invest-
ment in the AHl. Provinces reduced their net outlay by one-
third.
Based on the mid scenario (B), the recommended targets
for acquisition and new construction will generate annual
federal revenues of more than $500 million and aggregate
annual provincial/territorial revenues of more than $175
million.
By working collaboratively to build on each other's
strengths and ensuring coordination though a comprehen-
sive strategic approach, Canada's mayors and municipali-
ties believe that Canada's housing system can be strength-
ened and the issues of homelessness and housing need
can gradually be steadily and substantially reduced.
Through a range of measures and approaches, the strategy
sets out ambitious but realistic goals:
• •Eliminate chronic homelessness in 10 years;
• Reduce core housing need by 25 per cent (to less than
one million households); and
• Preserve and modernize Canada's social housing assets
so they can continue to serve future generations of
households in need.
With all orders of government working together with com-
munity and private-sector stakeholders through a compre-
hensive strategy, these goals are achievable.
In presenting these recommendations, specific targets
have been identified. A national reporting system should
be established to explicitly monitor and measure outcomes
against the targets and, where necessary, refine targets
and adapt priorities.
26 Federation of Canadian Municipalities (FCM) Big City Mayors' 826166
Section E 5.1
nletrovancouver ..
.:.-end, c..uvcic
4330 Kingsway, Burnaby, BC, Canada VSH 4G8 604-432-6200 www.metrovancouver.org
Board Meeting Date: February 29, 2008
To: Board of Directors
From: Housing Committee
Date: February 15, 2008
Subject: Endorsement of the Federation of Canadian Municipalities "National Action
Plan on Housing and Homelessness"
Recommendation:
That the Board:
Endorse the recommendations set out in the report titled "Sustaining the Momentum:
Recommendations for a National Action Plan on Housing and Homelessness",
attached, and forward a letter of support to the Federation of Canadian Municipalities
(FCM), and a copy of the letter to Rich Coleman, Provincial Minister Responsible for
Housing;
Circulate a copy of the FCM report to all member municipalities requesting their
consideration and endorsement; and
(C) Convey to FCM that the proposed targets for the number of affordable housing units
and transitional and supportive housing units be considered minimum targets and
request that FCM review and update the targets annually or as new information
becomes available.
At its meeting on February 15, 2008, the Housing Committee reviewed the report from the
Federation of Canadian Municipalities (FCM) which was released on January 23, 2008. The
report sets out a national action plan for addressing issues related to housing affordability
and homelessness and calls for a renewed funding commitment from the Federal
government.
While members of the Housing Committee support the recommendations set out in the
FCM report, there was the concern that the proposed targets for the number of affordable
and transitional and supportive housing units set out in the FCM report may be low. As a
result, the Housing Committee has recommended that the Board endorse the
recommendations set out in the FCM report while at the same. time convey to FCM that the
proposed targets should be considered as minimum targets and that FCM be requested to
review and up-date these targets annually or as new information becomes available.
The Housing Committee also recommended that a copy of the letter be forwarded to Rich
Coleman, the Provincial Minister Responsible.for Housing as part of the Board's on-going
efforts to ensure a coordinated response across all levels of government on issues related
to housing affordability and homelessness.
Attachment
Report dated January 31, 2008, titled 'Endorsement of the Federation of Canadian
Municipalities (FCM) National Action Plan for Housing and Homelessness"
004595106
ATTACHMENT
metrovancouver
Sdeand! Drc Drct Gratr Vancouver 1uric; Cor
4330 Kingsway, Burnaby, BC, Canada VSH 4G8 604-432-6200 www.metrovancouver.org
Housing Committee Meeting Date: February 15, 2008
To: Housing Committee
From: Lorraine Copas, Senior Regional Planner, Policy and Planning
Date: January 31, 2008
Subject: Endorsement of the Federation of Canadian Municipalities (FCM)
National Action Plan for Housing and Homelessness
Recommendation:
That the Board:
Endorse the recommendations set out in the report titled "Sustaining the
Momentum: Recommendations for a National Action Plan on Housing and
Homelessness", attached and forward a letter of support to the Federation of
Canadian Municipalities (FCM);
Circulate a copy of the FCM report to all member municipalities requesting their
consideration and endorsement.
PURPOSE
To provide information on the National Action Plan on Housing and Homelessness
released by the Federation of Canadian Municipalities (FCM) on January 23, 2008 and to
recommend that the Metro Vancouver Board endorse the FCM plan.
CONTEXT
On January 23, 2008, the Federation of Canadian Municipalities released a report titled
"Sustaining the Momentum: Recommendations for a National Action Plan on Housing
and Homelessness" (see Attachment 1). The Plan sets out a funding framework which
relies on renewed Federal and Provincial funding commitments and which focuses on, the
following priority areas:
Ending chronic homelessness.
Expanding the stock of affordable non-market housing.
Reducing the number of households in core housing need.
Preserving and modernizing Canada's existing social housing stock.
Extending the federal Residential Rehabilitation Assistance Program.
Implications for Metro Vancouver
This report discusses the proposed directions set out in the FCM plan including their
alignment with the directions set out in the recently adopted Metro Vancouver Affordable
Housing Strategy.
Endorsement of the Federation of Canadian Municipalities (FCM) Report on a National Action Plan
for Housing and Homelessness
Page 2 of 5
Housing Committee Meeting Date: February 15, 2008
FCM Priority Area #1:End chronic homelessness
Under this priority area, FCM is calling for funding for the creation of 20,000 new
transitional and supportive housing units over the next 10 years. The housing
constructed under this initiative would include funding for support services such as
mental health services, addiction treatment services, income assistance and counseling,
life skills training and other services needed to break the cycle of poverty and
homelessness.
Staff Comments:
This priority area is well aligned with Goal 2 in the Metro Vancouver Affordable Housing
Strategy. However, the proposed target of 2,000 units annually over the next 10 years is
low. Based on research and analysis to support the development of the Metro
Vancouver Affordable Housing Strategy, it is estimated that there is the need for
approximately 5,000 new transitional andsupportive housing units over the next 10 years
across Metro Vancouver alone. This translates into approximately 500 units per year or . approximately 25% of the proposed FCM target. The available data also suggests that
the need within the Metro Vancouver context is high. Based on data collected from
regional homelessness counts, the number of individuals living on the streets or staying
in emergency shelters increased from 1,121(2002) to 2,174 (2005) with the next count
scheduled for March 11, 2008. Based on data from the 2005 count, approximately 79%
of those living on the streets or staying in emergency shelters reported at least one
health condition and 49% reported addictions-related challenges. Data on current
patterns of shelter use also show that the emergency shelters across the region are
running at close to full capacity and that in the month of December alone there were
more than 3,000 instances where individuals were turned away from existing shelters.
Taking these factors into consideration, it/s recommended that the proposed FCM target
be considered a minimum target and that FCM be requested to review and update their
targets annually or as new information becomes available.
Priority Area #2: Expand the stock of affordable non-market housing
This priority area focuses on strategies to increase the supply of affordable housing units
and to reduce the backlog of households in core housing need. In order to achieve this
outcome, the FCM plan calls for 15% of all new housing starts to be targeted to
households with low to moderate incomes. In addition, the FCM plan calls for targeted
strategies to create new rental housing, preserve and protect the existing supply of rental
housing and facilitate improved access to entry-level ownership. The FCM plan also calls
for changes in Federal taxation policies to improve the overall economic viability of rental
housing and encourage new rental housing production.
Staff Comments:
This FCM priority area is well aligned with the directions set out the Metro Vancouver
Affordable Housing Strategy under Goals 1 and 3. It is also important to note that the
FCM report recognizes that while municipalities can provide in-kind contributions (staff
co-ordination, waiving fees and charges, and providing land or grants), in order to
successfully reduce the backlog in the number of households in core housing need, there
is the need for substantial funding commitments from senior levels of government to
expand the supply of affordable housing as well as targeted strategies to encourage
private sector investment in new rental housing construction.
Priority Area #3: Reduce the number of households in core housing need
This initiative is related to priority area #2 and includes an explicit target to reduce the
number of households in core housing need by 25% over the next 10 years. To reach
Endorsement of the Federation of Canadian Municipalities (FCM) Report on a National Action Plan
for Housing and Homelessness
Page 3 of 5
Housing Committee Meeting Date: February 15, 2008
this target, FCM has identified a number of possible strategies including improving
access to rent assistance for households in core housing need as well as exploring
opportunities to provide improved access to entry-level ownership for households on the
margins. This strategy also sets a target to create 55,000 new affordable housing units
over the next 10 years.
Staff Comments:
Statistics published by CMHC estimated that in 2001 there were 223,675 households in
core housing need across British Columbia of which more than half (55 per cent) were
living in Metro Vancouver. This includes approximately 39,825 owners and 82,460 renter
households. The FCM report notes that households in core housing need typically have
incomes which fall at or below 60% of the median income for an area which based on the
2005 income data for Metro Vancouver would represent an annual income of $35,000 or
less and an affordable rent level of $875 or less. Based on the current levels of core
housing need within Metro Vancouver, it is estimated that to meet the FCM target of a
25% reduction in core housing need, there is the need to add at least 30,000 new
affordable housing units (both rental and ownership) over the next 10 years or
approximately 3,000 units per year. This represents more than half of the annual FCM
target. As a result, in keeping with the proposed directions under priority area #1, it is
recommended that the FCM target of 55,000 units over 10 years or 5,500 units annually
be considered a minimum target and that FCM be asked to review and update their
target annually or as new information becomes available.
Priority Area #4: Preserve and modernize Canada's existing social housing stock
The FCM report recognizes that social housing programs across Canada have helped to
create an important asset for responding to the on-going need for affordable housing.
Within the Metro Vancouver context, the inventory of social housing represents
approximately 6% of the total housing stock or approximately 15% of the rental housing
stock. Some of this housing was built in the 1960's and 1970's under earlier
Federal/Provincial programs. As this stock continues to age, there is the need for
significant investments to support the modernization and improvement of this stock. The
proposed FCM strategy calls on the Federal and Provincial governments to maintain
current funding levels under existing operating agreements in order to ensure that
adequate funding is in place to support the redevelopment and replacement of this
housing as it reaches the end of its economic life cycle.
Staff Comments:
The GVHC has one of the largest stocks of affordable rental housing across Metro
Vancouver with over 3,500 units for lower income families, seniors and those with
disabilities. The number one strategic priority is to repair and protect this legacy trust.
However, most of the buildings are 25-30 years old and have increased age-related
upgrading and repair requirements. This puts a significant strain on replacement reserve
funds. As well, about 10 buildings have building envelope (leaky condo) problems that
will cost well in excess of water ingress repair reserve funds. New, sustainable funding
from senior levels of government consistent with the directions set out in the .FCM report
would help to address these issues and would show a renewed commitment to
preserving affordable rental housing in the region.
Priority Area #5: Extend the Residential Rehabilitation Assistance Program
The final priority-areas set out in the FCM strategy focuses on renewed RRAP funding.
This strategy also calls for changes to the eligibility criteria under the current Residential
Rehabilitation Assistance Program to allow non-profit housing providers to use RRAP
'Endorsement of the Federation of Canadian Municipalities (FCM) Report on a National Action Plan
for Housing and Homelessness
Page 4 of 5
Housing Committee Meeting Date: February 15, 2008
funding to acquire and rehabilitate existing rental properties. These changes would help
to preserve and protect the long-term affordability of the existing rental housing stock.
The FCM Plan also recommends that RRAP funding be made available to support
energy retrofit initiatives.
Staff Comments:
The FCM strategy recognizes that the Residential Rehabilitation Assistance Program
(RRAP) has been an effective vehicle for helping to improve the condition of privately
owned properties. in addition, the assistance has helped to ensure that rents remain
affordable. The FCM strategy is calling for renewed Federal funding for RRAP as well as
changes in the eligibility criteria. The strategies and directions under this priority area
are consistent with the directions set out in Goal 3 of the Metro Vancouver Affordable
Housing Strategy. However, the Metro Vancouver Affordable Housing Strategy also
recommends that the Federal government make enhancement to the RRAP program to
allow for improved access to the program in high cost urban areas such as Metro
Vancouver.
FUNDING FOR THE PLAN
The FCM strategy and background material which have been prepared recognize that
there is a significant degree of diversity in the housing needs and issues across Canada.
It also recognizes that Western Canada is facing some of the highest housing costs and
lowest vacancy rates in the country. In terms of addressing issues related to housing
affordability and reducing homelessness, FCM has established an overall cost estimate
of between $2 billion and $6 billion annually with a mid-range of $3.35 billion.
In order to secure the necessary funding, FCM has identified the following strategies:
Request that the federal and provincial governments maintain their 2007-2009
funding commitment for:
• The Homelessness Partnering Strategy (H PS);
• The Federal Housing Trust Fund;
• The Aboriginal Housing Trust Fund; and,
• The Residential Rehabilitation Assistance Program (RRAP)
Continue to provide on-going operating funding for existing social housing programs
as operating agreements expire, with this funding being targeted to the regeneration
and renewal of the existing stock; and,
Provide additional offsetting revenues from income tax and sales tax generated from
housing construction, renovation activity and other housing-related transactions.
In terms of the roles and responsibilities, the FCM proposal suggests that provincial
funding assistance would most likely go to reforming income assistance, shelter
assistance and investing in the existing social housing stock. Federal funding, on the
other hand, would be directed toward new capital initiatives to which the Provinces would
participate. FCM is hoping that the proposed plan will be discussed at a joint
Federal/Provincial/Territorial meeting in early February..
3. ALTERNATIVES
The Housing Committee may:
Adopt the recommendations set out in this report and forward this report the
Board for approval and endorsement;
Direct staff to undertake additional analysis on specific areas and report back.
Endorsement of the Federation of Canadian Municipalities (FCM) Report on a National Action Plan
for Housing and Homelessness
Page 5 of 5
Housing Committee Meeting Date: February 15, 2008
4. CONCLUSION
The report released on January 23, 2008, by the Federation of Canadian Municipalities
titled "Sustaining the Momentum: Recommendations for a National Action Plan on
Housing and Homelessness" was developed jointly by municipalities across Canada and
calls for a substantial and on-going funding commitments from senior levels of
government to address issues related to housing affordability and homelessness.
The FCM report is comprehensive and is well aligned with the priorities set out in the
Metro Vancouver Affordable Housing Strategy which was recently adopted by the Board.
FCM is seeking endorsement of the strategies set out in their action plan as well as
broad-based support from across its members as it works to secure an on-going funding
commitment from senior levels of government.
Given the urgency of the needs as well as the alignment with the priorities set out in the
Metro Vancouver Affordable Housing Strategy it is recommended that the Board endorse
the recommendations set out in the FCM report titled "Sustaining the Momentum:
Recommendations for a National Action Plan on Housing and Homelessness" and that a
letter of support be forwarded to FCM. It is also recommended that a copy of the FCM
report be circulated to all member municipalities requesting their consideration and
endorsement.
At their October 19, 2007 meeting, the Housing Committee also recommended that the
Board's Intergovernmental Committee be asked to assist in the development of a
strategy to advocate for renewed Federal funding and support for the development of
affordable housing including advocating for changes in the Federal tax treatment of
rental hoLfsing. Support for the FCM strategy may help to provide the Intergovernmental
Committee with some additional opportunities to consider in their efforts to build a
renewed level of commitment and support to affordable housing at the Federal level.
Attachment:
FCM Report released January 23, 2008 titled Sustaining the Momentum:
Recommendations for a National Action Plan on Housing and Homelessness.
004590950
DISTRICT OF Agenda Item: 2.0
MAPLE RIDGE Council Workshop Meeting of: April 14, 2008
That the minutes of the Council Workshop Meeting of April 7, 2008 be adopted as circulated.
/ Gordon Robson"
CAy1ED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
— Executive Director
- Mgr - Economic Development
- Gen Mgr - Corporate & Financial
RCMP
Fire Chief
- Dir - Finance
- Chief Information Officer
Gen Mgr - Public Works & Development_______________________________________________
- Dir- Planning
- Dir - Licenses, Permits & By-laws
- Municipal Engineer
- Mgr - Corporate and Development Eng
- Dir - Engineering Operations
- Dir- Project-Engineering
- Gen Mgr - Corn. Dev. & Rec. Services -
— Dir - Parks & Facilities
- Dir - Recreation
- Dir - Community Services
Clerk's Section
- Corporate Officer
Property & Risk Manager
- Tracy Camire
- Diana Dalton
Amanda Allen
- Amanda Gaunt
- Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
April 14, 2008
Date Corporate Officer
DISTRICT OF Agenda Item: 4.1
MAPLE RIDGE Council Workshop Meeting of: April 14, 2008
That staff be directed to implement the Task Force recommendations contained in the staff report titled
Alouette Rivers Flood Management Task Force Summary" dated March 28, 2008; and
That funding of $15,000 be appropriated from accumulated surplus, when the Financial Plan is
amended, to develop and implement the workshop and information packages; and
That should additional funding be required, those requests be submitted for consideration as part of the
2009 Business Planning process; and further
That the findings of the hydrotechnical model be reported back to Council.
- Gordon Robson"
CA lED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Executive Director
- Mgr - Economic Development
- Gen Mgr - Corporate & Financial
RCMP
Fire Chief -c-
Dir J..4/' ? T,VLI1 47 Finance (iZ&'v*. ,+f44t4i5
- Chief Information Officer
- Gen Mgr - Public Works & Development_________________________________________________
- Dir - Planning
VDir - Licenses, Permits & By-laws
Municipal Engineer
- Mgr - Corporate and Development Eng
- Dir - Engineering Operations
- Dir - Project Engineering
- Gen Mgr - Com. Dev. & Rec. Services
- Dir - Parks & Facilities
- Dir - Recreation
- Dir - Community Services
Clerk's Section
Corporate Officer
- Property & Risk Manager
- Tracy Camire
- Diana Dalton
- Amanda Allen
- Amanda Gaunt
- Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
April 14, 2008
Date Corporate Officer
DISTRICT OF Agenda Item: 4.2
MAPLE RIDGE Council Workshop Meeting of: April14, 2008
That the current agreement with the Greater Vancouver Sewerage and Drainage District be
cancelled; and
That staff be directed to work with Metro Vancouver (Greater Vancouver Sewerage and Drainage
District) on the new regional transfer station green waste program.
/ "Gordon Robson"
CA1ED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Executive Director
- Mgr - Economic Development
- Gen Mgr - corporate & Financial
RCMP
Fire Chief
- Dir - Finance
- Chief Information Officer
- Gen Mgr - Public Works & Developm
ir- Planning
Dir- Licenses, Permits & By-laws
j/ Municipal Engineer
- Mgr - Corporate and Development
- Dir - Engineering Operations
- Dir - Project Engineering
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
- Dir - Recreation
Dir - Community Services
Clerk's Section
- Corporate Officer
- Property & Risk Manager
)racyCamire ZDiana Dalton
—Amanda Allen
- Amanda Gaunt
Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
April 14, 2008
Date Corporate Officer
DISTRICT OF Agenda Item: 4.4
MAPLE RIDGE Council Workshop Meeting of: April 14, 2008
That the staff report dated April 9, 2008 be forwarded to the Agricultural Land Commission as
commentary on the proposed utility use application; and further
That the Agricultural Land Commission take into account Council's concerns relating to the proposed
utility use application in terms of the effect on farmland, the visual impact, the possibility of
screening and reducing the visual impact, farming implications and the adequacy of the
neighbourhood consultation process.
CA DEFEATED DEFERRED
Robson"
MAYOR
ACTION NOTICE
TO: — Chief Administrative Officer
- Executive Director
— Mgr - Economic Development
Gen Mgr - corporate & Financial
— RCMP
- Fire Chief
- Dir - Finance
Chief Information Officer
?
en
Mgr - Public Works & Development_________________________________________________
Dir - Planning
— Dir - Licenses, Permits & By-laws
— Municipal Engineer
- Mgr - Corporate and Development Eng
— Dir - Engineering Operations
- Dir.- Project Engineering
— Gen Mgr - Corn. Dev. & Rec. Services
— Dir - Parks & Facilities
— Dir - Recreation
— Dir - Community Services
Clerk's Section
- Corporate Officer
Property & Risk Manager
ZCiana racy
Camire
Dalton
- Amanda Allen
- Amanda Gaunt
— Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
April 14, 2008
Date Corporate Officer
DISTRICT OF Agenda Item: 4.5
MAPLE RIDGE COuncil Workshop Meeting of: April 14, 2008
That the following resolution be forwarded to the Lower Mainland Local Government Association for
submission to the Union of British Columbia Municipalities' conference:
WHEREAS the provincial government has recently tabled legislation requiring that a percentage of all
fuel in British Columbia be "bio fuel";
AND WHEREAS many bio fuel products are derived from food crops;
AND WHEREAS the increased use of food crops as bio fuel has led to the increased price of essential
grains to the detriment of the good supplies of the citizens of the world's poorest nations;
THEREFORE BE IT RESOLVED that the provincial government prohibit in British Columbia the use of bio
fuels made from food grains in consideration of the poorest people on our planet.
/ Gordon Robson"
CIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Executive Director
- Mgr - Economic Development
- Gen Mgr - Corporate & Financial
RCMP
Fire Chief
- Dir - Finance
- Chief Information Officer
- Gen Mgr - Public Works & Development___________________________________________________
- Dir - Planning
- Dir - Licenses, Permits & By-laws
- Municipal Engineer
- Mgr - Corporate and Development Eng
- Dir - Engineering Operations
- Dir - Project Engineering
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
- Dir - Recreation
- Dir - Community Services
Clerk's Section
- Corporate Officer
- Property & Risk Manager
Tracy Camire
- Diana Dalton
Amanda Allen
V Amanda Gaunt
- Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
ADril 14, 2008
Date Corporate Officer
fr6J-
DISTRICT OF Agenda Item:
MAPLE RIDGE Council Workshop Meeting of: April 14, 2008
That the following resolution be forwarded to the Lower Mainland Local Government Association for
submission to the Union of British Columbia Municipalities' conference:
WHEREAS the proliferation of "free" thin film plastic bags continues to impose a variety of negative
impacts on our environment and society causing the pollution of natural environments, pollution of
human environments, excessive release of green house gases, expensive waste management processes
and an acceptance of over consumption as a right which can no longer be sustained and should be
more effectively managed;
AND WHEREAS'the creation of a levy system, user fees, taxes or lifecycle charges systems are effective
means of control, they are also complicated to administer and difficult to enact politically and bans have
been proven in many countries to be the single most effective method of controlling the volume of thin
film bags entering the waste stream and our environment;
THEREFORE BE IT RESOLVED that the Lower Mainland Local Government Association lobby the
provincial government to place a ban on the practice of thin film shopping bags being handed out free of
charge.
.7 "Gordon Robson"
CA 1ED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Executive Director
- Mgr - Economic Development
- Gen Mgr - Corporate & Financial
- Dir - Finance
- Chief Information Officer
-.Gen Mgr - Public Works & Development_________________________________________________
- Dir - Planning
- Dir - Licenses, Permits & By-laws
- Municipal Engineer
- Mgr - Corporate and Development Eng
- Dir - Engineering Operations
- Dir - Project Engineering
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
- Dir - Recreation
- Dir - Community Services
Clerk's Section
- Corporate Officer
- Property & Risk Manager
Diana Dalton
Allen
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
April 14, 2008
Date Corporate Officer
ii
DISTRICT OF Agenda Item: 5.1
MAPLE RIDGE Council Workshop Meeting of: April 14, 2008
That the letter dated April 7, 2008 from Sheila McLaughlin, President, Alouette Home Start Society be
referredto staff for a report pertaining to the leasing of District lands for a supportive housing project;
and further
That a letter of support in principle of the project be forwarded to the Alouette Home Start Society and
copied to the BC Housing Authority.
Mayor Robson - OPPOSED
"Gordon Robson"
CA_1ED DEFEATED DEFERRED __MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Executive Director
- Mgr - Economic Development
- Gen Mgr - Corporate & Financial
RCMP
Fire Chief
- Dir - Finance
- Chief Information Officer
- Gen Mgr - Public Works & Development_________________________________________________
- Dir - Planning
- Dir - Licenses, Permits & By-laws
- Municipal Engineer
- Mgr - Corporate and Development Eng
/
- ir - Engineering Operations
r Project Enineerin
Services
- Dir - Parks & Facilities
- Dir - Recreation
- Dir - Community Services
Clerk's Section
- Corporate Officer
- Property & Risk Manager
- Tracy Camire
- Diana Dalton
- Amanda Allen
- Amanda Gaunt -
Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
April 14, 2008
Date Corporate Officer
DISTRICT OF Agenda Item: 5.2
MAPLE RIDGE Council Workshop Meeting of: April 14, 2008
That the e-mail dated April 7, 2008 from Margaret Neilson be received for information.
/ Gordon Robson"
CARFD DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Executive Director
- Mgr - Economic Development
- Gen Mgr - Corporate & Financial
RCMP
Fire Chief
- Dir - Finance
- Chief Information Officer
- Gen Mgr - Public Works & Development_________________________________________________
- Dir - Planning -
- Dir - Licenses, Permits & By-laws
- Municipal Engineer
- Mgr - Corporate and Development Eng
- Dir - Engineering Operations
- Dir - Project Engineering
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
- Dir - Recreation
- Dir - Community Services
Clerk's Section
- Corporate Officer
- Property & Risk Manager
_/iracyCarnire ..dd
/ Diana Dalton fTL-1AJ 'LVL&'
- Amanda Allen 1
- Amanda Gaunt
Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
April 14, 2008
Date Corporate Officer
DISTRICT OF Agenda Item: 5.3
MAPLE RIDGE Council Workshop Meeting of: April 14, 2008
That the letter dated April 8, 2008 from Lorraine Bates, Manager, Maple Ridge-Pitt Meadows
Agricultural Association be referred to staff for a report on their request for funding.
"Gordon Robson"
CARRiED DEFEATED DEFERRED YOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Executive Director
Mgr - Economic Development
V Gen Mgr - Corporate & Financial
RCMP
Fire Chief
- Dir - Finance
Chief Information Officer
- Gen Mgr - Public Works & Development_________________________________________________
- Dir - Planning
- Dir - Licenses, Permits & By-laws
- Municipal Engineer
Mgr - Corporate and Development Eng
- Dir - Engineering Operations
- Dir - Project Engineering
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
- Dir - Recreation
Dir - Community Services
Clerk's Section
- Corporate Officer
- Property & Risk Manager
Tracy Camire
- Diana Dalton
- Amanda Allen
- Amanda Gaunt
Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
April 14, 2008
Date Corporate Officer
DISTRICT OF Agenda Item: 5.4
MAPLE RIDGE Council Workshop Meeting of: April 14, 2008
That the letter dated March 25, 2008 from Lois E. Jackson, Chair, Metro Vancouver be referred to
the Maple Ridge Social Planning Advisory Committee for comment on the request for endorsement
of recommendations in a National Action Plan on Housing and Homelessness report prepared by the
Federation of Canadian Municipalities.
/ Gordon Robson"
C71'ED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Executive Director
- Mgr - Economic Development
- Gen Mgr - Corporate & Financial
RCMP
Fire Chief
- Dir - Finance
- Chief Information Officer
- Gen Mgr - Public Works & Development_________________________________________________
- Dir - Planning
- Dir - Licenses, Permits & By-laws
- Municipal Engineer
- Mgr - Corporate and Development Eng
- Dir - Engineering Operations
Dir - Project Engiheerig
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
- /6ir - Recreation
Dir - Community Services
Clerk's Section
- Corporate Officer
- ,Pperty & Risk Manager -, A
4/' Tracy Camire
-
rl Diana Dalton 0
- Amända Allen
- Amanda Gaunt
- Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
- Aril 14, 2008
Date Corporate Officer
111) 11
Recommendations of the Alouette
Rivers Flood Management Task
Force
Council Workshop
April 14, 2008
Task Force Chair - Councillor Ken Stewart
Acknowledgements
Alouette Rivers Flood Management Task FOTCC Members
Councillor Knit Srcainrr - Chair
Cisunenilsir Craig Spurs— Staple Ridge Council
titan Munch - Alisuerne Valley Firm & Iisnmesoencrs Associa tion
Rnnscmars Webster - Mourne Vallc i-arm & I 10m5155wnrr5 :sSoCiatIss,i
(;nnll Clans,n - Alouette Riser Slansagement S entry
kn-s Miller - Scones, River Capeun
.\lskv slasnsssn - Gseldenr Flagle Grump
Deli Waltcrs - I'm,! 'nlcanlcmwslj,uncnl liaison
Oilier ngermcscs
Steve I arke - Fraser Basin Cmmun,c,I
1)_nyc Cam a,natir - BC l -1,drmn
Bruce Clark - Fisheries anti (>eemnnnsC-anracla
Hints Neuman - ?mlinsisrry ni Ennvirss,nmenni
Cheryl Pinsvcr - Slunleiilm Knapp Rest-itch l-niresn
Presentation Agenda
Purpose of Task Force
Process and schedule
Issues identified by Task Force
Overview of feedback from first Open Ilouse
Presentation of recommendations to be submitted to
Council
Conclusions
1
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Purpose of Task Force
• Approach the public and stakeholders to:
• confirm the situation and issues
• identify areas of concern
• Develop and report to Maple Ridge Council a
• strategy of ways to:
• manage and/or improve the flood risks along the
North and South Alouctte Rivers.
Task Force Process
• LI ask Force Meeting July 5. 2007
Task Force Meeting August 27. 2007 literature review)
Task Force Meeting October 1, 2007
Task Force Meeting November 26. 2007 to review input
lash Force Meeting December 11, 2007 priorItize
options Secluding tong term and sport term Options)
Task Force Meeting February 6. 2008
2 Public Open House February 20, 2008
Task Force report review March 26, 2008
We are here
Task Force
RecommendatIons to
Council
2
Issues identified by Task Force
• The Task Force identified 6 issue areas:
• River Iiydrolog3, hydraulics and flood plain mapping
• Operation and maintenance
• Flood response
• Hood proofing and protection
• Data collection and information sharing
• Flood plain management roles and responsibilities
• Presented issues and potential recommendations
at November 2007 Open House
Open House feedback
• Task Force reviewed the input and feedback
from the first Open House
• General agreement with issues identified by Task
Force
• Fish and wildlife values recognized
• Desire for regular (on-goinQ, river inspections
• Removal of logs and debris is an on-going issue
• Sediment removal is desired by some residents
• Upstream acnvines (logging and development) is
Concern -
Open house feedback
• lmergency response planning Improvements
• Private property concerns
• Concern over pnvateh constructed works (dykes)
• Balancing of private Interests and effects on
downstream properties
• Concern over District facilities (culverts and bridges)
• Need for improved communications was identified as
a high need by Task Force.
3
S
Alouette Rivers Flood Management
Task Force
Data collection and information sharing
Recommendations
-Install, maintain and monitor additional stream
gauges and data stations along both rivers
-Create a website or some means to share and report
on information
-District of Maple Ridge to create and maintain a
data warehouse (of data sent to it)
Alouette Rivers Flood Management
Task Force
Operation and maintenance
Recommendations
• Itiver inspections, development of solutions and measures with
agency approvals be conducted on a periodic basis as a collaborative
cfli,n between the District and property owners. toe example, provide
property owners with Information and checklists and inspection
questionnaire
- Utilize local knowledge for litind responses -
• Develop a protocol on how improvements may be made
- Develop a communication program of river behaviour and activities
- Examine benefits, impacts and effects of sediment removal and
energy once a hydraulic model is constructed., i.e., install sediment
traps at key locations, energy dissipation
Alouette Rivers Flood Management
Task Force
River hydrology. hydraulics and flood plain mapping
Recommendations
Construct an updated hydrologic and hydraulic
model. Develop additional data collection programs
as needed
- Perform survey and undertake flood plain mapping
- Partner with agencies and groups
- Compile a history of events -
4
Alouette Rivers Flood Management
Task Force
Rmmenibuieins
- lased on the interest of property owners, organize (as a partnership
between agencies and owners) a public workshop on flood proofing
and protection of residences that includes:
- how to manage their dangerous agricultural products and animal
and household sewage wastes
information on flood proofing and protection of residences
- That the mapping and ground surveys be made available to allow
residents to determine flood proofing needs
- Determine the effect of flood proofing on the flood plain using the
hydraulic model
- The Task Force welcomes the submission of neighbourhood
Improvements under the local area service process
Alouette Rivers Flood Management
Task Force
Flood plain management roles and responstbtltnes
llccommendatitms
- As a follow up to the workshop, that meeting be held
annually to share issue., and acrivtnes between the agencies,
public and residents and also to test emergency call Out
system
- Involve the media as an information channel
- Based on interest, establish a Charter or Memorandum of
understanding between groups and agencies
- Based on interest, establish a flyer management Board to
fund and coordinate xvork
Alouette Rivers Flood Management
Task Force
Flood response
Recommendation
-Based on property owners Interest, develop a formal notification
process with the Alouettc Valley larm and I li,mec,wncrs Associate in
for residents along the north Alouette and to inform the District if
problems (e.g. River watch captains)
- Develop a flood response information package for residents and
businesses along both flyers (e.g. who to call, etc.)
Increase sand bag and self serve resources for residents
Annually provide residents with the District's emergency repiinse
protocols, e.g., Welcome Wagon, tax system
-
61
Conclusions
• Council directed the formation of the Task Force
• Recommendations have been developed in C(}tisel)SUS
and in conjunction with those with specific interests
and the public
• Recommendations submitted include short, medium
and long strategies that will improve the coordination
and management of the flood plain
• lhe work flowing from the Task Force will require
cooperation of other agencies and Pitt Meadows (e.g.
hydro-technical model)
• Contributions of lask Force members and agencies
acknowledged
Next steps
• Submission of recommendations to Council
• Discussion., underway on data and model development
with BC I Ivdro, Fraser Basin Council, UI3C research
forest, and Ministry of lnvironment (target fall 2008
completion). Pitt Meadows to be invited.
• North .\li,uette Emergency Callout System being
developed by Alnuerte Valley Farm & I lomeowners
Association
• Monitoring station discussions underway
• Assessment of data warehouse and architecture
• Workshop funding and planning to be reviewed
• Information and inspection forms to be developed
c