Table of Contents
| I. Overview of Project | Bibliography |
| II. Capacities Assessment Model | Appendix A Housing Needs Survey and Results |
| III. Community Involvement | Appendix B Capacity Assessment Inventory and Results |
| IV. Detailed Summary | Appendix C (not online) Comparison of Northern Towns' Vacancy Rates |
| V. Smithers Housing Trends | Appendix D (not online) Pictures of Existing Buildings for Conversion |
| VI. Capacities Assessment Model Applied to Smithers | Appendix E (not online) Housing Conference Invitation |
| VII. Affordable Housing Recommendations |
I. Overview of Project
Introduction:
Smithers Community Services Association is a non-profit society which has been administering a variety of social programs for residents in Smithers and the surrounding area for twenty-three years. The lack ofaffordable housing for clients, and community members at large, prompted the Society to seek funding to examine the housing situation in Smithers and devise recommendations for housing solutions.
In April of 1996, Smithers Community Services Association received a HOMES BC Community Housing Initiatives grant to carry out a Capacities Assessment of existing residential, commercial and heritage buildings in the Smithers area, with a view to the possibility of conversion to affordable housing or multiple use units. Von Sarac of Telkwa Consulting Services was contracted to do the Capacities Assessment.
In December of 1996, a second objective was added to obtain a stronger community voice: a Capacities Assessment of community members interested in Smithers housing issues. This project commenced in May of 1996 and was jointly funded by the B.C. Housing Management Commission and the Real Estate Foundation of British Columbia.
Highlights Of Project:
A Capacities Assessment Inventory of existing buildings suitable for possible conversion, an inventory of individuals and a list of housing recommendations for Smithers and area were developed in accordance with the capacities assessment approach. The project entailed:
(i) collecting all available research on special housing needs conducted in Smithers;
(ii) recording the proceedings and outcomes of meetings with all interest groups;
(iii) reviewing housing research completed by towns and cities with similar demographics;
(iv) customizing a capacities assessment model that could be adapted by other municipalities;
(v) compiling a housing inventory of existing buildings; and
(vi) providing a set of housing recommendations to local municipal councils and provincial authorities based on results of the project.
The Capacities Assessment Approach is derived from Building Communities from the Inside Out.
A Path Toward Finding and Mobilizing a Community's Assets (McKnight and Kretzmann): The traditional needs approach focuses on the deficiencies of a community, which usually leads the community to seek solutions from the outside. The Capacities Assessment approach concentrates on the assets of the community and its resources, and utilizing these strengths to achieve a goal.
A Capacities Assessment Model: Physical Structures As Potential Assets: One theme of the above-mentioned resource is how physical liabilities, such as vacant and abandoned spaces and buildings should be construed as opportunities to be utilized as playgrounds, parks, cultural centres, museums and theaters.
McKnight and Kretzmann outline the process by which communities can transform vacant and abandoned buildings and space into valuable assets through four basic steps:
(i) Make an inventory of vacant and abandoned space;
(ii) Acquire the space, using a variety of approaches, often with the help of partners;
(iii) Initiate and develop an appropriate project;
(iv) Maintain a viable, ongoing project.
Using the SCSA Capacities Assessment as a Provincial Model: This is a step-by-step approach for organizations to use in maximizing a community's resources when undertaking a project. When determining the adaptability of this capacities assessment for other communities of similar size and with similar demographics, the following areas were addressed:
(i) review the Kretzmann and McKnight and other capacities assessment models and materials;
(ii) address all options available for communities addressing these issues and evaluate them for adaptability; and
(iii) outline a detailed format for a capacities assessment.
For purposes of this project, the McKnight and Kretzmann model was used to organize the findings of the research and to examine what Smithers groups are doing in the realm of affordable housing. In developing a customized capacities assessment model for Smithers, the above process was modified to target the project's primary objectives:
(i) To conduct a capacities assessment of existing residential commercial and heritage buildings in the Smithers area, with a view of conversion to affordable housing or multiple use facilities;
(ii) To conduct a capacities resources assessment of community members concerned with Smithers housing issues;
(iii) To bring organizations and individuals together by holding a housing conference, to share various approaches used and to network in the future as needed;
(iv) To look at possible solutions for converting existing buildings into affordable housing.
These primary objectives were met through the following modified five step process:
(i) conduct an inventory of existing buildings to assess affordable housing options (target groups: seniors, youth at risk, single parent families and special needs);
(ii) examine local housing initiatives;
(iii) use a variety of approaches and partnerships whenever possible;
(iv) outline recommendations for possible uses of existing buildings with a view to conversion to affordable housing;
(v) outline recommendations to the municipality and community members involved to assist with the conversion of such buildings.
(for the purposes of this report the word "affordable" is used broadly in terms of what certain target groups can afford--i.e.: some seniors can afford to buy affordable seniors’ housing while affordable to youth at risk could be subsidized housing.)
To identify community members' assets and capabilities, a Capacity Assessment inventory was used. The Port Alberni Non-Profit Housing Association devised a provincial Capacities Assessment model, based on McKnight's and Kretzmann's work, to be utilized by other groups. This inventory was adapted for Smithers and distributed with the housing needs survey at the Smithers Housing Conference. Appendix C contains a copy of the Inventory and the results.
III. Community Involvement
Community involvement is an important component of Smithers Community Services Association's mandate. The Capacities Assessment project enabled Smithers Community Services Association to work collaboratively with other community organizations in examining the community's capacities and assets.
The Priorities of Community Involvement were to:
(i) obtain feedback from the clients of special needs groups, the service providers and community members regarding housing issues;
(ii) involve as many different organizations, businesses and individuals as possible;
(iii) work towards a community plan of action to create an affordable housing project that is deemed by the participants to be the most appropriate.
The goals were met by holding community meetings, conducting individual interviews, distributing a housing needs survey and capacity assessment inventory, and staging a housing conference.
IV. Detailed Summary of Assessment Process
Background Research:
The initial step was to identify, compile and review all of the available housing literature pertaining to northern towns of comparable size to Smithers.With the exception of Telkwa, there was no available housing research from other towns. A list of research material examined is listed in the bibliography.
When trying to determine the approach to be taken the following wereidentified as priority areas:
(i) research all available studies and reports for the target area;
(ii) research communities of comparable demographics as well as size;
(iii) research other community approaches used; and
(iv) research provincial and municipal statistics on housing for thecommunities involved and communities of similar size and demographics.
Research Method:
The following steps were taken in collecting and collating data from the target area:
(i) contact local town and village offices for reports and surveys pertaining to housing;
(ii) contact all local agencies involved in housing initiatives and those dealing with the target groups identified;
(iii) contact all municipalities with similar population and demographics;
(iv) contact provincial ministries and organizations involved in housing;and
(v) organize an informal group meeting of all organizations identified in (i ) and (ii);
The contacts made through other municipalities and government
led to numerous recommendations for resource materials. These
materials are listed in the attached bibliography .
This approach worked well because:
Where this approach failed and what can be done differently next time:
The lack of current research for smaller communities, and more specifically, Smithers and Telkwa, was the largest concern when conducting the research component of this assessment. There needs to be an ongoing data base, both provincially and locally, developed which is easily accessible and continually updated. This issue is addressed in the recommendations at the end of thisreport.
Informal Group Meeting:
The organizations identified were contacted to inform them of the meeting date, time and place. The informal group meeting was attended by service organizations and town and village council.
The focus of the meeting was to share all research materials surrounding housing issues in the Smithers and Telkwa area. All participants were asked to bring all materials relating to housing to share at the meeting with others attending. The following is a list of those who attended:
The following is a list of surveys and housing material received atthis meeting:
The downside of the informal groups meetings was the lack of attendance by stakeholders involved with housing issues. There were 16 service organizations contacted and only 7 attended. The lack of attendance by these stakeholders was due to conflicting schedules and other commitments. The scheduling of meetings over a two month period with one month’s notification would help in ensuring all stakeholders were able to attend at least one meeting.
The organizations that attended the meetings were knowledgeable and there was an excellent exchange of information. Those participants also became involved in the process and were of continual assistance to this project.
Housing Needs Survey:
After the initial community meeting it was clear that a more current survey of housing needs should be done. A meeting was held with special needs groups, local government and other stakeholders to obtain feedback regarding Smithers housing issues.
This was an informal group meeting which was not structured or guided. The purpose of the meeting was to gather general information and opinions as to how best to conduct the new survey. Many of those attending were supervisory or executive staff from the same organizations listed above.
The following is a list of issues brought up and discussed at this meeting:
Overall, consensus was reached that Smithers lacked adequate, affordable housing and that people with special needs had a more difficult time acquiring housing. It was decided that the approach would be to target the front-line workers who deal with people in areas surrounding housing issues as well as those that may deal with clients who could experience crisis issues surrounding their housing situation.
The next month was spent developing the Housing Needs Survey. The following steps were taken before the final Housing Needs Survey was distributed:
A copy of the Housing Needs Survey and results are included in Appendix B.
The Housing Needs Survey was successful because:
The survey was lacking in that it was not filled out by certain target groups. This was due to the lack of participation by some stakeholders in the survey process. Certain organizations were not receptive to the concept of having their clients fill out the survey. It is felt that this may have been the result of their concern regarding their funding for housing or expansion of existing facilities.
Housing Conference:
Initially, the focus was on special needs groups, but through consultation with these groups, it was clear that the lack of housing in Smithers is not only a special needs issue but a community issue. Throughout the research process the consultant worked closely with the Dze L K’ant Friendship Centre, residents of the Pioneer Lodge, an old age retirement lodge, Smithers Home Care, Smithers Community Services Association and other agencies. A decision was made to hold a Housing Conference involving as many community members as possible in addressing affordable housing issues.
The Housing Conference was planned to encompass a broader range of community groups and individuals to enable them to share their ideas and talents.The Conference," Affordable Housing: Creating A Healthy Community : A Community Initiative" was organized as both a lecture-oriented and interactive session.
Mr. Lorne Epp, of the Mennonite Central Committee of Housing, was the guest speaker for the Conference. Mr. Epp discussed the history, players, problems and possibilities of non-profit housing. An excellent cross-section of the community was present. Those who attended will receive a copy of the Final Report and follow-up upon approval of BCHMC.
To obtain feedback regarding individual capacities and assets, a Capacities Assessment Inventory (developed by Port Alberni Non-Profit Housing Association) was distributed. There were ten completed and returned and four collectedat the conference. See Appendix B for the results.
Smithers Affordable Housing Conference:
The objectives of the Housing Conference were as follows:
(i) To encourage the people attending the Conference to fill out the Capacities Assessment Inventory forms;
(ii) To encourage organizations and individuals that had not previously been involved in affordable housing to attend the Conference;
(iii) To create an opportunity for participants to receive an overview of affordable housing and become better acquainted with government funding;
(iv) To provide participants with an opportunity to exchange ideas and form partnerships.
Planning for the Event:
Step 1: Priorities Reviewed
The Project objectives were examined, within the context of suggestions from individuals and groups. A list was complied of the organizations and individuals who should attend the Conference. One of the aims was to encourage individuals and organizations to attend the conference who have had little or no involvement with affordable housing. These groups included the Towno f Smithers, contractors, local business people and tenants.
Step 2: The Logistics
Numerous professionals involved in affordable housing were contacted as possibilities for guest speaker at the Conference. With guidance from Alice Sundberg of the B.C. Non-Profit Housing Association, Lorne Epp from the Mennonite Central Committee for Housing was elected to fill the position.The Housing Conference was set for Friday, May 9, 1997. For invitations see Appendix F. Appendix G includes the Affordable Housing booklet thatwas distributed at the Housing Conference.
Step 3: Getting the Message Out
To inform as many people as possible about the Housing Conference,
an advertisement was placed in The Interior News (the local,
weekly newspaper), an interview was conducted at the local radio
station and invitations were faxed and also distributed personally.
The Smithers Trade Show was seenas an opportunity to advertise
to local businesses attending. Invitations were handed out to
the businesses represented at the show.
Highlights of the Affordable Housing Conference:
Attendance:
Approximately thirty people attended the conference, comprised of a diverse cross-section of the community. Individuals and groups are as follows:
Welcome:
On display was current affordable housing information from the B.C. Non-Profit Housing Association. Other local groups participating in the Open House also brought information on their latest affordable housing project. Von Sarac, from Telkwa Consulting, chaired the Conference.
Each participant received the conference booklet which consisted ofthe agenda, a summary of the guest speaker's lecture and the Housing Capacity Inventory. Attendees were encouraged to fill out the inventory sheet.
Lorne Epp gave an overview of the history of non-profit housing in B.C. and Canada. He identified the players, their roles and what their roles could be in affordable housing.
Lorne Epp's recipe for a successful non-market project:
The focus of the conference was to examine alternative methods to government funding, since this was the concern expressed by the majority of groups. As well, the mandates of Habitat for Humanity, sweat equity and changes in Bill 57 and Bill 31 for municipalities were examined.
Mr. Epp reviewed the process of building Hydrecs House in Vancouver, initiated by the Coast Foundation. This home was built to assist disenfranchised individuals. The BC Hydro Employees Fund raised thousands of dollars through corporate sponsorship and fundraising; the City of Vancouver leased the land; the Bank of Montreal furnished the units; and BC Hydro implemented the Power Smart program free of charge. It took longer to build than expected and ran over budget, but it still proves to be an inspiring success story.
It was intended that participants would break into small groups for discussion of problems and possible solutions and then present findings to the group as a whole. However, there was considerable interaction between the guest speaker and the participants, ending with a large group discussion instead.
Following Mr. Epp's presentation, brainstorming continued during lunch. The Open House followed in the afternoon session.
Evaluation of the Housing Conference:
The feedback received during the Conference was very positive. The Conference was considered a success particularly due to the participation of a variety of community groups. The history and issues of affordable housing were brought to the attention of a wider section of the community.
Mr. Epp’s knowledge of affordable housing alternatives generated interest from those who attended. The large group discussion was well received and the exchange of information was valuable to all those who attended.
Due to the short time period of planning, the conference was not schedule dduring the target time and date. This resulted in participants having to leave early or not being able to attend. For future reference it would be recommended that a conference be held mid-week and have a start time in the early morning.
V. Smithers Housing Trends
The population projection, rental vacancies and the cost of home-buying are important demographic and economic factors to consider when examining the viability of creating affordable housing options. Canada Mortgage and Housing Corporation (CMHC) statistics show that the population for Smithers in 1991 was 5,029 and increased in 1996 to 5,624, showing a population growth of 11.83%.
According to statistics recorded in October of 1996, there is a 0.4% vacancy rate for apartments and a 1.5% vacancy rate for row housing in Smithers. Overall, there is a 0.6% rental vacancy rate. This is an extremely low vacancy rate compared to other small northern B.C. communities. A comparison of the vacancy rates is included in Appendix D.
Housing and Affordability Trends:
The following information is supplied courtesy of the Real EstateFoundation of B.C. The price of the average single detached house price in the area has increased at an annual rate of 12.54% between 1991 and 1994. The average resale/new home price in the area was $127,196 in 1996. The 1991Census data revealed that more than 40% of the households in Smithers have less than $40,000 annual household income.
Smithers housing stock consists of older two to three bedroom homes, four trailer parks, some new duplexes, old and new apartment complexes and limited row housing. In 1991, there were 21 housing starts as compared to 1996 where there were 40.
Affordable housing in Smithers is scattered throughout the town, with most located around the downtown core, lower Bulkley Drive area and eventually in the new Willowvale subdivision which is still in the planning stages.
An important factor to consider when identifying options and deciding upon the type of affordable housing to be constructed is the population distribution. According to the Town of Smithers Economic Development Strategy report, the most significant changes will occur in the youngest and oldest age groups.
The 19 and under population is expected to drop from 35.7 % in 1994 to 28.5 % percent in 2014, while the 65 and over group is projected to increase from 6.7 % to 11.3 %. The increase in the number of senior citizens over the next decade will be an important statistic to consider when constructing affordable housing.
Currently, the average number of seniors on a waiting list for intermediate care is twenty-eight and six are on the extended care waiting list. The majority of individuals on the waiting lists are either not able to cope living by themselves or are being cared for by a spouse or family members.
The statistics show that Smithers has had a noticeable population increase in the last five years. On the Housing Needs Survey which was distributed for this assessment, the question was posed as to why it is more difficult to find housing in Smithers and the most frequent response was the surge in population. There is a very low vacancy rate as compared to other communities of similar size, a significant increase in house prices and an aging population.
All of these factors indicate a need to re-examine the community's resources and for groups and individuals to work together to devise creative solutions. In this time of limited funding sources, the community has to utilize as many local resources as possible to create a healthy environment for all Smithers residents.
Local Housing Initiatives:
As part of the Capacities Assessment approach, the community's existingaffordable housing resources were included in the initial research. PioneerPlace is the only affordable seniors’ housing complex in Smithers witha meeting area (The Pioneer Activity Centre) for seniors to meet, share meals and participate in a variety of activities. Pioneer Place is currently full, with a long waiting list.
The Bulkley Lodge, originally intended for intermediate care patients,currently has a large percentage of extended care patients. This puts clients on the intermediate care list at a disadvantage since there is no other facility for these clients. The proposal for a 23 bed extension has been submitted and is currently awaiting approval.
The Central Interior Family Foundation is a specialized foster program for challenging youth. Young people served by the program are placed in approved family homes for foster children. If they can not be placed immediately, they are either sent to a group home or back to their current housing situation.
There are three group homes located in the Hazeltons, while two group homes and a Receiving Home located in Smithers are no longer operating. The Director of the Foundation suggested that a Youth Centre in Smithers would be beneficial for youth to connect with each other for support and social interaction. This gap has been filled by "The Zone" which is a co-operative youth access resource centre run with the assistance of four local stakeholders. It should be noted that funding for the Smithers Youth Centre was discontinued in 1995 after some twenty years of operation.
The DZE L K'ANT Friendship Centre is a place for First Nations and non-aboriginal people to meet and participate in a variety of programs and activities. The B.C. Native Housing program is run under the Aboriginal Family Support Program. This program started by CMHC, has now been transferred to BC Native Housing which acts as the property manager.
There is no new housing being built under this program, but more people are requesting housing. Between Smithers and Telkwa there are 24 rental units available, all of which are filled. The percentage of single parents on the waiting list compiled by BC Native Housing is 69%.
The Northern Society for Domestic Peace is a resource for women at risk in their residential situation. The Society operates a 24 hour, 10 bed transition house and second-stage housing. The second-stage housing initiative includes two duplexes which accommodates four women and their children. Each family in the program can remain for up to one year. The Society is presently seeking funding to run the second-stage program and for maintenance of the housing. According to the Housing Director, the number of womens eeking housing is so extensive that a four storey apartment complex could be filled.
The Bulkley Valley Christian Senior Care Society has been active for several years demonstrating leadership and enthusiasm in creating affordable housing alternatives. The Society has built seniors’ housing in Silverking Court, which is located on lower Bulkey Drive, without government funding. Through the support of the churches and private donations, they were able to purchase land at a moderate cost. These units were then built at a moderatec ost and sold to seniors at market value. The Society is currently planning additional seniors’ care housing.
The Calderwood Lodge Society is currently developing a proposal for funding from the B.C. Housing Management Commission to develop a seniors' care home in Smithers. If funding is approved, the home will be built behind the Catholic Church. The land will be leased from the Catholic Church fora minimal amount. The plan is to accommodate ten long-term patients and provide a respite care bed. Support is being requested from the community in the form of personal donations.
Smithers Community Services Association is currently working with BC Housing and the Town of Smithers with the goal of constructing 24 units of affordable housing for low-to-mid-income families. This has been in the works now for a year and a half. It is hoped that construction will start in the Fall of 1997 or the Spring of 1998. At this time there is currently a waiting list of 40 applicants.
VI. CapacitiesAssessment Model Applied to Housing in Smithers
How is the Capacities Assessment approach applied to Smithers? The Capacities Assessment concept is derived from Building Communities from the Inside Out (McKnight and Kretzmann). The focus is on how to build healthy communities in poor neighborhoods through primarily using local resources and individual capacities and assets. In this project, instead of just focusing on a neighborhood, the focus is on the entire community of Smithers.
As mentioned previously, the capacities assessment approach addresses the pros and cons of abandoned and vacant properties. These areas are not aesthetically pleasing and can become easy targets for vandalism. They also contribute to the "visual and spiritual" disintegration of a community.
Inventory of Existing Buildings:
This Capacities Assessment model stresses the importance of existing unused buildings as potential assets, instead of liabilities. In a number of instances, Smithers has been creative in converting existing buildings to suit other purposes, although not in the realm of affordable housing.
The following are a few examples:
1. The Christian Indian Centre was originally a restaurant and has since been converted into a gathering place for youth;
2. The building that Northern Society for Domestic Peace occupies was an autobody repair shop. It is now used as offices for employees and interview and meeting space for clients.
3. Smithers Community Services Association has recently acquired the CN Station, which will become the future home of the Society. This is a much needed move because of the shortage of space at the current location. SCSA will occupy part of the first and second floors. The rest of the building will have leasable space.
A recent example of a possible conversion to affordable housing was the Homeless At Risk (HAR) project. Prior to the Slumber Lodge being converted to the Fireweed Motor Inn last year, there were discussions to utilize this facility for homeless people. It would have been an appropriate building to use because each individual would have had their own room, allowing a great deal of privacy. The office area could have been expanded to include a community room for the residents to utilize.
The following buildings were identified for possible conversion to residential use:
The C.N. Station is a designated heritage building. SCSA purchased itand will be looking into various uses including office space, space for use by clients and public use.
Currently, the Old Forestry Building is being used by the Bulkley Valley Players, drama group, which has a five year lease with the Town of Smithers. It is also the location for the Town of Smithers Pre-School Program. This building is in a quiet residential location in the middle of a park. It could suit the needs of a number of different groups. Also, if more units are required, there is room for expansion.
The Florence Motel has thirty (one bedroom) self-contained units, laundry facilities and a three bedroom manager's suite, all enclosed in one building. This building would be ideal for senior citizens, as all the apartments are on ground level and the units are separate and private. The three bedroom manager's suite could be utilized as administration and staff quarters.
All of the rooms at the Fireweed Motel are equipped with kitchenettes. There is also a manager's suite and laundry facilities. This could be an ideal dwelling for single occupancy. The separate units allow for privacya nd the location is excellent because it is close to downtown, parks and the recreation areas.
The Stork's Nest Inn used to be the Tyee Motel, which was damaged by fire several years ago. The structure of the motel was only slightly damaged and could easily have been converted to meet residential and/or business needs. One possibility could have been to rebuild the lounge and restaurant as offices and a cafeteria. The rest of the motel could have been used as private residential rooms. Pictures of the buildings for possible conversion to affordable housing are included in Appendix E.
The Skeena Health Unit building was recently vacated by the Health Unit. This unit is a single storey structure which currently consists of office space, meeting areas and washrooms. This building could be converted into two to four individual living units based on the need. If assisted livingwas required by the occupant group it could be easily renovated into two individual living units and a Supervisor/Assistant’s quarters.
In the area of single family and multiple family units, which may be listed through a realty, these buildings could be used as is or converted similarily to above. These listings and buildings are ever changing so it is difficult to include a complete inventory of all available. However,constant contact with the Realtors in the area would be sufficient to keep updated.
Basement suites are located in a large number of homes in Smithers and Telkwa; however, at this time these suites are illegal. There are a number of older apartment blocks in Smithers which are listed for sale at various times. These buildings would be ideal for all types of special needs housing. These include both single storey apartment complexes, townhouses and 3 storey apartment buildings. They would require very little renovation.
The buildings identified represent the potential of converting buildings into affordable housing but there is the problem of the constant changing of buildings available. The buildings suitable for these purposes need to be identified immediately as they become available. This could be facilitated by constant communications between Councils and Realtors with the stakeholders. This is addressed in the recommendations.
VII. Affordable Housing Recommendations
Listed below are a number of recommendations conducive to affordable housing that have been obtained through research, consulting with community members and professional organizations.
(i) Using the Capacities Model in Building on Under-Utilized, Available Resources:
Depending on the condition of a building it could be more cost efficient to renovate an existing building than to build a new one. The building could be multi-purpose serving the needs of more than one group. For example, businesses could be located on the first floor, while affordable housing units could be upstairs. In most instances, the benefits of turning community eyesores into useful buildings makes sound economic sense, as well as it is positive for the spirit of the community, as discussed previously. Groups intending to construct housing units will probably be more successful in obtaining funding if vacant space and/or buildings have already been secured, particularly through partnerships with municipalities and other groups. The B.C. Housing Management Commission, the Real Estate Foundation of B.C., Smithers Community Services Association is a good example of such a partnership.
(ii) Create a Standing Committee:
This committee would be composed of stakeholders who will monitor on an ongoing basis existing buildings and lots for possible conversion to affordable housing. This committee would include the Town of Smithers, Village of Telkwa, Seniors’ groups, Dze L K’ant Friendship Centre, Northern Society for Domestic Peace, Smithers Community Services Association, special needs groups, anti-poverty groups and Realtors. Serious consideration should be given to tax sales, bequests and society assets when monitoring the above. The committee will also advocate for changes to by-laws, zoning and regulations to promote affordable housing, as well as, assisting with other levels of government in developing affordable housing.
(iii) Create a Clearing House for Housing Research:
Develop a local, accessible clearing house to house existing research; make such research available; and continually expand the research database. Part of this would be to implement a web site on the Internet which would allow stakeholders to access all current data as well as expand the current data by adding to the web site. This would promote housing research on a much wider scale.
(iv) Annual Housing Conference:
The hosting of an annual housing conference would be an asset in promoting awareness and keeping the issues of affordable housing in the forefront.At this time funding has been applied for to host such an event. This conference would also enable other communities of similar sizeand demographics the chance to exchange information regarding what is being done in the realm of affordable housing. It would also be an invaluable tool in reaching community organizations, business and agencies who could play a role in the housing initiatives in Smithers and Telkwa.
(v) Build on Experience:
Look back at what worked and what did not review trouble areas when dealing with other organizations.
(vi) Sub-Committee of Town and Village Council:
The role of the Sub-Committee would be to liaise with the Standing Committee to actively pursue alternatives for affordable housing. The Committee would work in conjunction with the Standing Committee to implement a long-term affordable housing plan, assist with identifying buildings for possible conversion to affordable housing, and create an awareness plan. This committee would be acting in accordance with the new changes to the Municipal Act, which encourages council to actively develop affordable housing strategies. The Sub-Committee would be composed of elected town and village councillors.
Conclusion:
This project examined the extent and type of affordable housing thatis needed in the Smithers area and inventoried resources in the community to provide innovative solutions. The housing recommendations are the culmination of activities undertaken throughout the duration of the project.
Affordable housing is becoming a critical issue for a larger number of people. In Smithers, one of the contributing factors is the extremely low vacancy rate. With an increasing population, the rate of housing construction is not keeping up. What housing is available is usually too expensive for average income earners to afford.
Adequate housing for all community members is one of the components of a healthy community. The way to provide affordable housing is for groups to keep abreast of current housing options, form partnerships and to be as creative as possible in utilizing local strengths and outside resources.
BIBLIOGRAPHY
Kretzmann, John P., & McKnight, John L., Building Communities fromthe Inside Out. A Path Toward Finding and Mobilizing A Communit’s Assets, ACTA Publication, Chicago, IL 1993
Choices & Challenges: Uniting For Change - A History of Entre Nous Femmes Housing Society, Prepared for: ENFHS by Geary, Vanessa, Vancouver, B.C., 1992
Community Special Needs Housing Survey, Smithers, B.C., 1991
Creating Housing For Healthy Communities, B.C. Ministry of Health and Ministry of Resources for Seniors, Office of Health Promotion, 1993
Homegrown Solutions
Imagine Smithers, Smithers District Chamber of Commerce, 1996
Lakes District Economic Development Strategy, 1995
Northwestern B.C. Affordable Housing Conference Report, Terrace, B.C.,1995
Port Alberni Non-Profit Housing Association: Housing Capacities Assessment, City Spaces, Vancouver, B.C., 1996
Preliminary View of Housing Market Characteristics for the Smithers Area, Real Estate Foundation of British Columbia, Vancouver, 1994
Street and Slum Survey, 1993
Terrace...Statistically Speaking: Who Are We; How We’re Doing, Terrace Chamber of Commerce, 1996
Town of Smithers Economic Development Strategy, Prepared for Smithers District Chamber of Commerce by Crane Management, 1996
Williams Lake Homes & Neighbours, Today and Tomorrow, Stuart Adams & Associates, 1997
Willowvale Planning Study: Phase I, Prepared for Smithers Town Council by City Spaces, 1993
Willowvale Planning Study: Phase II, Prepared for Smithers Town Council by Ekistics, 1994
Appendix A
Housing Needs Survey and Results:
The DZE L K'ANT Friendship Centre, the Northern Society for Domestic Peace, Smithers Home Support Service and the Ministry of Children and Families were instrumental in getting the survey out to the clients. In total, there were 40 surveys filled out. Listed below are the questions and results of the survey. For questions 2, 6, 7, 9, 10 and 11, the answers are listed from the most frequent response to the least frequent response.
1. How do you view the place that you live at now? As a:
A. temporary home
B. permanent home
Responses: A. 16 B. 26
2. Are all your needs being met? yes: 25 no: 17 If not, why aren't
they?
- dwelling in poor condition
- too small
- too expensive
- need wheelchair accessibility
- no garage
- transportation difficulties
- privacy
3. Have you ever been discriminated against or treated unfairly
for any number of the following reasons when you wanted to rent?
a) Financial situation 9 b) Age 3 c) Racial Origin 2 d) Physical
or other medical disability 4 e) Gender 2 f) Children 3 g) Other
7 Some individuals claimed that having pets and/or smoking were
used as reasons to dismiss them as prospective tenants.
4. Will you need changes in your current dwelling because of: a) Declining financial situation 3 b) Declining mobility 7 c) Declining vision 3 d) Declining memory 4 e) Other (Please Specify) 8 smaller, cleaner or bigger place, maintenance
5. How difficult is it to find affordable and adequate housing in Smithers? Scale of 1-10? Scale: 1 2 3 4 5 6 7 8 9 10 Distribution: 0 0 2 1 3 0 02 1 24
6. What are the reasons for your current dwelling being unacceptable?
- lack of space
- old dwelling
- old age
- too big
- lacks wheelchair accessibility
- irresponsible landlord
- high rent
- alcoholism in the home
7. What changes would make your current dwelling meet your needs?
The answers given for this question depended on how question #6 was answered. For example, if the dwelling lacked space, an increase in size or a different dwelling would be necessary to meet the individual's needs.
8. If the type of housing you require is not in Smithers, would you move away?
No 16
Yes 7
Maybe 4
9. If you would like to move, what would be important to you?
- downtown location
- reasonable rent
- availability of affordable housing
- shuttle bus service
- responsible landlord
- warmer climate
10. Compared to two years ago, how difficult is it finding a place
to livein Smithers? Easy Fair Difficult Very Difficult Does not
know
0 2 7 10 3 11
What are the reasons for it being more difficult?
- increase in the population
- no low-cost housing
- rent is too high
- limited new housing
- judgmental landlords
- no subsidies for the mentally challenged
- ALR restrictions
- subdivision
- lack of options
Summary:
The results of this survey clearly show that even though people consider their current living space as permanent, it does not suit their lifestyle.This is apparent in the answers to all the points addressed in this survey. The current dwellings are, more often than not, too expensive, too smalla nd not suitable for persons with disabilities. The main reason is the lack of affordable housing, and the lack of housing in general. There are more people moving into the area and the housing starts are not keeping up with the influx of new residents. The biggest problem is because of the lack of alternatives for affordable housing.
There clearly is a need for different types of housing and
affordable housing in Smithers. This could range from subsidized
housing to townhouses to co-op housing.
Appendix B
Community Assets:
This is the list of Smithers' physical assets and strengths according to the Housing Capacity Inventory results. Also included are the Components for a Community Profile from the Imagine Smithers Conference:
This is the list of individual skills and resources obtained from the results of the Housing Capacity Inventory: