WFN Capital Housing ProjectInformation Package

Tuesday, April 16, 2019 - Information Meeting

Thursday, April 25, 2019 - Membership Vote

Development Servicest 250 769 4999E jmocilac@wfn.ca | lghostkeeper@wfn.ca | dcorning@wfn.ca

In accordance with section 82 of the Constitution, WFN must administer a vote for any capital expenditure(s) in excess of $500,000. WFN proposes to complete three new housing projects, each of which will require the expenditure of Own Source Revenue funds in excess of that threshold amount. The secret ballot vote will be conducted at a Special Membership Meeting to be held on April 25, 2019 at the Gymnasium.

The map below indicates the proposed project locations.

MEMBERSHIP VOTING INFORMATIONHousing Development

How will these projects affect WFN’s Own Source Revenue (OSR) Account?

Own Source Revenue Housing Development

Fiscal 2020 (Apr 1, 2019 - Mar 31, 2020)

Fiscal 2021 (Apr 1, 2020 - Mar 31, 2021)

Total OSR Impact:

OSR Reserve Balance Estimates:

$9,783,030 $5,220,412

Housing Projects:Q1: Ridge Estates Drive Vulnerable Housing Project:

$500,000 $700,000 $1,200,000

Q2: Fox Road Tri-Plex & Falcon Lane Apartment Building Rental Units:

$823,189 $124,936 $948,125

Q3: Falcon Lane Allotment Townhomes:

$992,677 $661,784 $1,654,461

Total Housing Program Impacts on OSR Reserve:

$2,315,866 $1,486,720 $3,802,586

Other OSR Impacts: $2,246,752 *Includes School

Renos

$213,180

OSR Reserve Balance Estimates:

$5,220,412 $3,520,512

Vote Question #1:Do you approve of the capital expenditure of up to $1,200,000 of WFN’s Own Source Revenue for the construction of housing for the most vulnerable members of WFN’s community, to be located at 3523 Ridge Estates Drive?

Background:A key recommendation that came out of the 2011 Housing Strategy was that a transitional housing center be developed for the WFN vulnerable population. As per section 5.13 of the Housing Strategy, the community consultation process identified a small population of WFN members who may be in a position of “hidden homelessness”. The 2018 Point-In-Time survey conducted on the Westside, 15 WFN Members identified as homeless. The proposed location is under a lease to WFN until 2111, with 92 years are remaining on the lease.On March 11, 2019 WFN Council passed a resolution (190311-13) that the WFN Membership would be given the opportunity to vote on the expenditure of $1.2 Million in Own Source Revenue to go toward the construction of a Vulnerable Housing Development. The project could consist of the following:• Row Housing• Tiny House Units• Prefabricated Modulars

Moving Forward:If the project is voted in favor of, further community consultation on the type of building will occur during the summer of 2019.

Ridge Estates Drive Vulnerable Housing ProjectHousing Development

Determine project unit

type and design.

Community Consultation: Operations

model.

Community Consultation:

Preferred option and

project cost.

Construction

Image is a concept only.

If Membership votes in favour of the Vulnerable Housing Project OSR expenditure, extensive community consultation and project development would take place.

Potential Next Steps

Project Planning Phase:

1. Community wide survey and community engagement

to define vulnerable housing.

2. Staff review of survey and engagement feedback.

3. Development of a Community Working Group (CWG)

to discuss housing type, function and design.

4. Community consultation regarding the operating

model and financial requirements:

Current WFN rental model option.

New rental housing model option.

Short and Long term operating costs.

Level of WFN financial and staffing requirement.

5. Community Engagement - Further community

feedback on design and operating model. Depending on the housing type,

property rezoning may be required.

6. Special Membership Meeting to present findings and

CWG input to Membership.

Construction Phase:

7. Final project design and procurement.

8. Project Construction.

Ridge Estates Drive Vulnerable Housing Project

Vote Question # 2: Do you approve of the capital expenditure of up to $948,125 of WFN’s Own Source Revenue for the creation of 17 rental units to be located at Fox Road (3 units) and Falcon Lane (14 units)?

Project Description:Fox Road Tri-Plex (Rental Units):The Fox Road location was identified as a part of the WFN 2011 Housing Strategy. The Tri-Plex will consist of three rental units located at the end of Fox Road. The tri-plex will be funded in part through the BC Indigenous Housing subsidy and Westbank First Nation Own Source Revenue. The building will consist of:• Three - 2 Bedroom units.

Falcon Lane Apartment Building (Rental Units):The Falcon Lane Apartment Building will consist of 14 rental units located on Falcon Lane. The apartment building will be funded in part through the BC Indigenous Housing subsidy and Westbank First Nation Own Source Revenue. The building will consist of:• 14 - Apartments. 8 - one bedroom units. 6 - two bedroom units. 4 units on the 1st

floor units will be accessible to those who are mobility challenged.

BC Housing Subsidy Amount:WFN was a successful applicant in receiving $3.4 Million from BC Indigenous Housing to be allocated to the Fox Road Tri-Plex and Falcon Lane Apartment Building.

WFN Own Source Revenue:Westbank First Nation would allocate a total amount of $948,125 toward both projects.

Estimated costs:

Project: BC Indigenous Housing Grant:

Own Source Revenue:

Total:

Fox Road Tri-Plex $600,000 $323,045 $923,045

Falcon Lane Apartment $2,800,000 $625,180 $3,425,080

Total: $3,400,000 $948,125 $4,348,125

Rental UnitsFox Road Tri-Plex and Falcon Lane Apartments Housing Development

April 16, 2019Membership Information

Meeting

April 25, 2019 Membership Housing Vote

2019 SummerGroundbreaking(If voted in favor.)

2020 SpringProject

Completion

Construction Schedule:

Proposed Fox Road Tri-Plex (Rental Units):

Proposed Fox Road Tri-Plex Site Plan:

Proposed Falcon Lane Apartment Site Plan:

Proposed Falcon Lane Apartment Building (Rental Units):

WFN is building one tri-plex and a 14 unit apartment building to add to WFN’s rental housing inventory. Rental Housing Applications:WFN currently has 25 completed rental housing applications on file for Members looking for rental housing.

WFN currently has 2 partially completed rental housing applications on file for Members looking for rental housing.

Rental Housing Requirements:Rental applications are reviewed in accordance with the WFN Housing Program and Services Regulation and each applicant is assessed based on Eligibility and Selection Standards.

Section 4. ELIGIBILITY REQUIREMENTS

To be eligible to apply for WFN Rental Housing Units the individual must:a) Be a Member of the Westbank First Nation; orb) Be the legal guardian of a Westbank First Nation child 18 years of age or less; c) Be in compliance with all applicable Westbank First Nation Laws; d) Be an Adult - Age of Majority in BC is 19;e) Be in good financial standing with Westbank First Nation; having no arrears or outstanding debt and/or is keeping current with any repayment agreements;f) Not have been evicted or have a history of failure to comply with a Residential Tenancy Agreement within [3] years immediately preceding the date of application;g) Provide Proof of Income sufficient to meet the required rent to be paid;h) Provide rental references from whom the applicant has rented from in the past [5] five years, and/or where such references cannot be provided, references from non-family members that confirm the applicant’s ability to fulfil Tenant responsibilities, financial and physical obligations under the Residential Tenancy Agreement.

Section 6.1 SELECTION STANDARDS

a) Need;b) Applicants family size and composition;c) Does the applicant have special requirements (ie: is the applicant an Elder or disabled);d) Suitability to a unit;e) Applicant’s current living situation;f) Source of income and level of financial stability;g) Quality of references;h) Applicant history (ie: past rental and financial history with WFN)i) Length of time applicant has resided in the community;j) Application History (ie: date of application, completeness of application, number of times has the applicant has applied);

Fox Road Tri-Plex and Falcon Lane Apartments

Rental Units

WFNCurrent Rental Inventory

WFN Currently has 54 existing rental units.

Inventory:

5 - One bedroom units.23 - Two bedroom units.20 - Three bedroom units.1 - Four bedroom unit.5 - Five bedroom units.

Rental Rates:

Elder/Disability - $200/month + utilities.1 bedroom - $350/month + utilities.2 bedroom - $450/month + utilities.2 bedroom (renovated) - $500/month + utilities.3 bedroom - $500/month + utilities.4 bedroom - $600/month + utilities.5 bedroom - $600/month + utilities.

Vote Question # 3:

Do you approve of the capital expenditure of up to $1,654,461 of WFN’s Own Source Revenue for the creation of 8 allotment homes on Falcon Lane?

Project Description:Falcon Lane Townhomes (Allotment - Lease to Purchase):The Falcon Lane Townhomes will consist of 8 units located at the end of Falcon Lane. The townhomes will be funded in part through the Canada Mortgage and Housing Corporation (CMHC) subsidy and Westbank First Nation Own Source Revenue and will consist of:• Four - 2 Bedroom Walkout Basement and • Four - 3 Bedroom Level Entry

This will be the first occurrence where the WFN Membership will vote on Allotment Housing. This is in accordance with section 82 of the WFN Constitution as the Own Source Revenue total exceeds $500,000 for each four unit townhome.

CMHC Subsidy Amount:Westbank First Nation was successful in receiving $1.3 Million in CMHC funding that will be allocated to the development of the Falcon Lane townhomes.

WFN Own Source Revenue:Westbank First Nation would allocate a total amount of $1,654,461 toward the project.

Estimated costs:

Project: CMHC Subsidy: Own Source Revenue: Total:Falcon Lane Townhomes $1,333,834 $1,654,461 $2,988,295

Allotment UnitsFalcon Lane Townhomes Housing Development

April 16, 2019Membership Information

Meeting

April 25, 2019 Membership Housing Vote

2019 SummerGroundbreaking(If voted in favor.)

2020 SpringProject

Completion

Construction Schedule:

Proposed Falcon Lane Townhomes (Allotment):

Proposed Falcon Lane Townhomes Site Plan:

WFN is building Allotment Townhomes for the first time in 2019.

Why Townhomes?

During the development of the 2011 Housing Strategy, Membership identified the need for a varied housing type other than single family homes.

Better utilization of community land was also identified as a consideration for future housing developments. WFN is able to provide 8 townhome units in an area that only 3 single family homes could be developed.

Townhome Ownership Model:

Similar to a strata, the Townhome Ownership Model will be known as the WFN Urban Housing Collective.

Certificates of Possession will be assigned to each individual townhome unit, as well as a Certificate of Possession that relates to the common property shared by the units.

Once Members exercise the Option to Purchase provision of the Lease, they will receive the Certificates of Possession to both the:Townhouse unit 1/8 interest in common property (8 properties in total)

The common property area will be maintained by WFN under a maintenance agreement.

Falcon Lane Townhomes

Allotment Units