Developm ent Services Departm ent
Summary of Challenges 1. Shortage of a suitable and serviced landbase for member housing 2. Seeing a reduction in trades available within the local area due to high Construction activity and bringing a higher cost for lot servicing & Home Construction 3. Increased interest from membership in applying for an Allotment averaging 30 applicants for the 4-6 homes we build/year.
Challenges Lim ited Com m unity Lands Suitable for Housing • WFN contributes a significant amount of own Source dollars to over-excavate due to swelling clays/soils and rock removal. • In the early 80’s, WFN has been able to provide members with 2 acre lots for housing but today as membership increases and our young aging demographics reach 19 years of age lot sizes have reduced significantly to 4000 sq. ft.
CHALLENGES Com m unity Lands Only Approximately 25% of Reserve Lands are Community Owned - reducing suitable land for housing
CHALLENGES High Lot Servicing & Construction Costs • Cost to service individual lots to comply with WFN’s Lot Servicing Standards to the property line = minimum $75,000.00 /lot • Our Current building costs are between $140 - $150 sq. ft. not including cost of servicing, landscaping, lot grading, paving of driveways or building sidewalks and Lighting.
CHALLENGES Ensuring Membership support for Multi-Family Housing • Membership want to see higher density housing from single or couples as the cost to rent within West Kelowna area avg $1,200/month for a one bedroom. • Guaging what membership needs are by the types of units, demographics of housing list and how to meet them • Incorporating different types of housing (e.g. higher density) into phased developments.
Summary of Successes 1. Housing is a Strategic Priority of Council 2. Allotment Commission in place 3. 2010 Comprehensive Community Plan Adopted as a WFN Law 4. 2011 Housing Strategy including Survey 5. Reduced lot sizes to utilize more land 6. Renovations of Duplex Rentals - Before & After 7. 8-plex – 1 & 2 Bedrooms 8. Most Recent construction projects: a) Elk Road b) Elders/singles Homes Fox Road c) Rental Duplex 9. Future 12-14 unit Multi-Family Development 10. Red Cloud Way Subdivision Development
SUCCESSES Housing is a Priority of Council • Council identifies member housing as a priority • Housing Strategic Plan is followed by staff building 6-8 units per year on avg • Housing and lot development funds are budgeted each year • Community engagement through surveys, quarterly band meetings, annual general meeting has been key to the development of the Community Plan and a significant amount of planning and time has been implemented to make it Law.
SUCCESSES Allotment Commission • The Allotment Commission was established in 2009 with # of members who are selected by application and appointed by WFN Council • The Allotment Commission has the responsibility for selecting the members for the approved CMHC homes; through a blind ranking points system of the applications. • The Commission seeks to expand their role to include feedback on site design and style of units
SUCCESSES Com m unity Plan Adopted 2 0 1 0 • The Community Plan is a document with guiding principals of the growth and development of resource management within the reserve lands. • Oversees the administration and traditional territory of the Westbank First Nation. • Reflects the vision WFN Members have for their community, and their lands. Being strategic and long term focussed on the desire to move towards an improved future.
SUCCESSES Housing Strategy Adopted 2010 • The Housing strategy defines the community lands suitable for housing and the priorities • Development process for the Housing Strategy involved community input in the form of questionnaires, one on one discussions, focus groups and band meetings • The Housing Strategy gives direction to staff in prioritizing developments • Developed to meet the policy objectives of WFN and the housing needs of its Members
SUCCESS Reduced Lot Sizes
SUCCESS Fox Road 4 – Plex Renovation Before & After • The 4-plex was built in 1990 - renovated in 2014. • It consists of four - 2 bedroom units.
SUCCESS 3366 Fox Road Duplex Renovation Before & After • Duplex built in 1990 renovated in 2015 • Originally two - 3 bedroom units • after Renovation 5 bedroom units
SUCCESS 3366 Fox Road Duplex Renovation Interior
SUCCESS 1896 Fox Road Duplex Renovation Before & After • duplex built in 1990 renovated in 2016. • Originally two - 3 bedroom units converted to two - 5 bedroom units after renovation.
SUCCESS Reduced Lot Sizes – Multi Family Falcon Lane 8-Plex Unit • The 8 plex apartment building was built in 2006 and amortizes in 2022. It is part of the WFN rentals and functions to serve a mixture of Elder and Youth tenants. • The apartment building is made up of four- 2 bedroom units and four - 1 bedroom units.
SUCCESS 2012 New Construction Projects 3 Bedroom Family Design – Elk Road
SUCCESS 2014 New Construction Projects 3 Bedroom Family Design – Fox Road
SUCCESS 2015 New Construction Projects 2 Bedroom Elder Design
SUCCESS 2012 New Construction Projects Rental Duplex Design
Gain Membership Support for Multi-Family Development - Next Step
Gain Membership Support for Multi-Family Development • Planning for future subdivision expansion • smaller lot sizes • Housing Plans to include higher density housing • Homes meet the needs of single family • Use of higher quality building products and energy star rated efficiency
Multi-Family Development Concepts
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