Developers seeking to build high-density housing in two areas of North Saanich must make them affordable — if the policy passes final adoption. Though it is up to the next council, retiring mayor Alice Finall is optimistic it will pass.
The policy, which applies to 172 acres over two areas (McTavish and Tsehum) also encourages (but does not mandate) a minimum of 20 per cent affordable housing for the rest of the municipality’s servicing area, which includes areas like Deep Cove but not the Ardmore area which is on septic.
The policy, which passed third reading on Oct. 15, defines “affordable housing” as costing less than 30 per cent of before-tax household income, and “low-income households” as making 80 per cent or less of area median income. New high-density proposals must meet both requirements.
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In a follow-up interview, Finall said it was “quite a big step” and she was unaware that any CRD municipality has done something similar.
“I’m grateful for the fact that the areas that have already been designated high-density by the last council have now been put to what I’d call a more principled use,” she said.
Residents had a variety of responses, including concern their property values would drop and that developers would be shut out of North Saanich.
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In a letter, one resident said it was “a totally unnecessary piece of social engineering which is in total contravention to the spirit of our [Official Community Plan]” which specifies that new developments will retain the character of current neighbourhoods. At the meeting, the same letter writer said he would rather eliminate the two zones and mandate a 20 per cent affordable-housing requirement across the municipality.
Mike Hall from the Sidney/North Saanich Industrial Group (which represents industrial and manufacturing sectors), said the proposal was “a laudable thing in principle,” but limiting development in Areas 1 and 2 to affordable would not help the area’s industrial workers who make 80 and 150 per cent of area median income.
“If we’re limiting all development in Areas 1 and 2 to the first third, then the middle third still needs some options,” said Hall.
Coun. Murray Weisenberger said while he had reservations, he would support it. He said in the past, he “argued vociferously against” the proposal because at the time, he saw it as a way of effectively restricting development in the area, but he said federal circumstances changed. With more government funding available now, he wanted to apply for some of that money to get affordable housing built.
“If the worse happens and no projects come forward, the next council can alter the policy,” Weisenberger added.
Mayor Finall supported the motion, saying when she attended affordable housing and homelessness forums at the Union of B.C. Municipalities meeting, the 20 per cent target for the rest of the municipality was “far too low.”
“A third is considered minimal. In a district like North Saanich I think we should be considering perhaps 60 per cent,” and said if the last council had that in place, multi-family developments like Eaglehurst (currently under construction) would have had more affordable housing included.
Finall clarified that developers seeking to replace one single-family house with another could still do so. She said the policy applied to future upzonings only.
Coun. Jack McClintock said he was opposed to the designation, saying “it’s too restrictive and I doubt very much we’d get uptake from developers.” Instead, he wanted a stricter, district-wide requirement for affordable housing instead.
The motion passed 6-1 with McClintock in opposition.
To read all documentation on North Saanich’s affordable housing policy, visit their website: northsaanich.ca/HousingStrategy
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