What's the best way to generate affordable housing - within new developments or in cash donations for future municipal use?
The question once again arose as proponents of a 180-lot development at Loggers Lane offered cash instead of going through with an agreement that would provide 20 small lots restricted to first time Squamish homeowners, 15 of which would have houses selling at 80 per cent of the market value.
Staff presented the amended affordable housing offer during a District of Squamish Committee of the Whole meeting Tuesday (Sept. 22), while pointing out that since the agreement was made in the early days of affordable housing strategizing, "the practicality and implementation of key components, such as the original sale price, are convoluted and unclear."
Last year's economic downturn has created challenges with financing such projects, stated the report, and has impacted the timing of the Loggers Lane project's construction.
"The project owner and developer has returned to the District of Squamish to request some modifications and changes to timing and delivery of components established in the housing agreement," it stated.
Before discussion began, staff pointed to the merits of both approaches to affordable housing.
"Building a healthy affordable housing reserve fund allows the municipality to partner on a range of housing endeavors that largely target low-income earners," stated the report, however: "Developing a stock of housing for moderate-income earners in an increasingly expensive community helps broaden the housing continuum, and works towards maintaining a full spectrum of income earners in Squamish."
Council has shown a growing interest in cash over units, stated the report. But Coun. Corinne Lonsdale showed vehement opposition to the lot sizes, which would remain the same despite being zoned smaller than the area allows only because of the original affordable housing agreement. The project's average lot size is 3,900 sq. ft. whereas the area's zoning imposes a minimum of 7,427 sq. ft.
"Why not increase the size of the lots if they're not dedicated to affordable housing?" she asked.
Planner Sabina FooFat said although not restricted as affordable housing, the lot sizes will be similar to those of Amblepath along Government Road, and so would naturally lend itself to a lower end of the market scale.
Lonsdale said she fears it would be just the beginning, and pointed to problems with density, such as vehicles taking up more room and encroaching on bicycle paths, and said she's never heard good things about Amblepath.
"I'd rather let these people off the hook for any contribution to any affordable housing strategy and increase those 20 lots to the very minimum [of 3,900 sq. ft.]," she said. "Because quite frankly I believe they'll sell for exactly the same as they would if they were 900 sq. ft. smaller."
Coun. Patricia Heintzman disagreed with Lonsdale, saying she's heard high praise from young families who have purchased at Amblepath, and she'd like to see a cash contribution.
Coun. Paul Lalli agreed with the funding approach.
"My belief is cash is king," he said, adding the fund could result in something similar to the recently approved Riverstones project involving provincial dollars through BC Housing.
Coun. Doug Race said he didn't like the concept of restricting units to a certain market value.
Lalli put forward a motion to accept a cash-in-lieu of affordable housing units, which passed with Lonsdale opposed.
