Affordable Housing

The District of Squamish has been successful in securing a $7M grant from the Canada Mortgage and Housing Corporation (CMHC) Housing Accelerator Fund to facilitate housing delivery in Squamish. The funding will help to increase housing supply for missing-middle and low- to moderate-income households over the coming years. Read the release. 

Bylaw 3018 replaces Section 4.49 with new general regulation related to affordable housing. These new general regulations include:

• Allow affordable housing in any zone where residential is a principal use, except in high-hazard areas. 
  
• Allow the height of a principal building where all of the units are secured as affordable housing to increase to 23 metres (six stories).
• Exempt affordable housing buildings from lot coverage.
• Apply a parking requirement of one space per dwelling unit for affordable housing units.
• An amendment to Section 4.25 Gross Floor Area is also proposed to exempt gross floor area use for affordable housing.
• (Separately, an amendment to Section 4.10 Height of Buildings and Structures is included to apply a maximum building height of 26.5 metres or 8 storeys, which ever is less, in any zone that may permit a taller building height, as this is currently the tallest building height that the District’s Fire Department can safely fight a fire in).

The bylaw was passed after a public hearing for the District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (Affordable Housing & Public Service) No. 3018, 2023 on Tuesday, November 7 at 6 p.m. at the Regular Meeting of the Council.

Due to additional considerations surfaced by District Staff prior to the October 3, 2023 public hearing, the hearing scheduled for Bylaw Amendment 3000 was cancelled. These considerations relate to the level of flood hazard on properties located in a Debris Flow Hazard Area or a Controlled Densification Area. The issue is also relevant to the Public Service Use amendments proposed in Bylaw 2976, which was given third reading at the September 12, 2023 Regular Council Meeting.

Issues with both Bylaws (3000 and 2976) have now been addressed in Bylaw Amendment 3018, 2023.

• Staff have identified that the amendments previously proposed as part of Bylaw 3000 could allow for higher residential density in Debris Flow Hazard Areas and Controlled Densification Areas than what is supported in the Hazard Lands Policies in Section 11 of the Official Community Plan.
• To address this discrepancy, Staff are proposing to add conditions of use clarifying that affordable housing use, including affordable housing that falls under the definition of public service, and public service use is not permitted at densities higher than existing zoning if the property is located in a Debris Flow Hazard Area, Restricted Densification Area or Limited Densification Area.
• An additional condition is included to clarify that affordable housing use and public service use on a property located in a Conditional Densification Area is permitted if the specific conditions identified in the Official Community Plan are met. These conditions have been brought into Zoning Bylaw Amendment No. 3018 for clarity.

Bylaw 3018 proposes to replace Section 4.49 with a new general regulation related to affordable housing. These general regulations would:

• Allow affordable housing in any zone where residential is a principal use.
• Allow the height of a principal building where all of the units are secured as affordable housing to increase to 23 metres (six stories).
• Exempt affordable housing buildings from lot coverage.
• Apply a parking requirement of one space per dwelling unit for affordable housing units.
• An amendment to Section 4.25 Gross Floor Area is also proposed to exempt gross floor area use for affordable housing.
• (Separately, an amendment to Section 4.10 Height of Buildings and Structures is included to apply a maximum building height of 26.5 metres or 8 storeys, which ever is less, in any zone that may permit a taller building height, as this is currently the tallest building height that the District’s Fire Department can safely fight a fire in).

The District is proposing amendments to the Zoning Bylaw intended to help remove barriers and facilitate affordable housing in any zone where residential is a principal use. The public is invited to attend a public hearing on Tuesday, October 3 at 6 p.m.

The $4 billion Canadian Mortgage and Housing Corporation (CMHC) Housing Accelerator Fund provides incentive funding to local governments across Canada encouraging initiatives aimed at increasing housing supply. District staff received agreement in principle from Council in July to apply for the grant based on a plan aimed to accelerate housing delivery – especially affordable housing developments and missing-middle housing.

The funding is part of a National Housing Strategy aimed at creating a new generation of housing in Canada. It is based on the need to provide a balanced supply of housing. The following is an excerpt from the NHS website:

Rising house prices have made homeownership more difficult. They have pushed many would-be homeowners out of the market completely and raised the need for more affordable housing options. Additionally, while Canada’s rental housing supply has housed many Canadians for decades, the rental housing stock is aging. Many buildings are in poor shape and in need of costly repairs. The overall supply is not keeping up with needs. (https://www.cmhc-schl.gc.ca/nhs/guidepage-strategy/priority-areas-for-action)

Learn more about the grant application and the District’s Housing Action Plan that would be funded.

City Spaces Consulting was retained by the District in 2022 to complete a Housing Needs Report, and this was presented to Council in April. This report is a requirement of the Province of British Columbia under the Local Government Act.

• View the Housing Needs Report
• View the Squamish Housing Profile Infographic
• View the Report to Council
  

The Province’s new housing plan will speed up delivery of new homes, increase the supply of middle-income housing, fight speculation and help those who need it the most. Read the news release.

The Housing Supply Act gives the Province the authority to set housing targets in municipalities, starting with those with the greatest needs and highest projected growth. It provides a framework for housing targets to be established for specified municipalities, and for the minister or Lieutenant Governor in Council to take certain actions if housing targets are not met. View the Housing Supply Act.