571 Shaw Road Project

Conceptual plan for Phase I, Phase II and Phase III of the site buildout.
Project Status

On December 3rd, a representative from New Commons Development (which is working with the SCAHS on the affordable housing project at 571 Shaw Road) appeared before Council to request a $400,000 contribution toward the cost of building the first phase of 40 units. If approved by Council, the $400,000 would come from the Town’s affordable housing reserve fund. The bulk of the project cost is expected to be covered through an $8.8 million mortgage with the Canada Mortgage and Housing Corporation, as well as a grant of approximately $2 million. The Town is also contributing the land for the project, which is valued at about $1.6 million.

On October 1, 2019, Council gave third and final readings of the two bylaw amendments (described below) required by this project. Subsequently, the Zoning amendment was sent to the Ministry of Transportation and Infrastructure for approval. Once that is received, the bylaws will be brought before Council for fourth reading and adoption.

Next Steps
  • Grant application to senior governments
  • Development Permit
  • Building Permit
Project History

On January 22, 2019, Council determined that the Charman Creek affordable housing project would be moved to 571 Shaw Road, subject to reserving approximately half of the lot for future development of a potential public park, public playground, community centre, public school, police station, library, community health facility, or not-for-profit housing for seniors. A minimum of 10% of the land is to dedicated as a public park.

On May 16, 2019, the Town received a zoning and OCP amendment application for this project.

On May 21, 2019, Council adopted an amendment to the Reservation of Town Property Bylaw No.1009, 2005 to allow the use of lands for not-for-profit housing generally and removed the requirement that the not-for-profit housing is restricted to seniors.

On July 24, 2019, a Public Information Meeting about the project was held at Christensen Village. Informational posters were placed around the room and representatives from New Commons Development, Sunshine Coast Affordable Housing Society, and the Town of Gibsons were available to answer questions. Comments were collected until July 31, 2019. A report to Council on the findings will be presented in the fall.

See Town of Gibsons’ informational poster boards here.
See New Commons Development Public Information Panels here.

On September 3, 2019, Council gave a second reading to OCP Amendment Bylaw No. 985-22, 2019 and Zoning Amendment Bylaw No. 1065-48, 2019.

On September 19, 2019, a Public Hearing for OCP Amendment Bylaw No. 985-22, 2019 and Zoning Amendment Bylaw No. 1065-48, 2019 was held at High Beam Dreams, 350 Glassford Road, Gibsons, BC. Approximately 43 people attended the hearing and 7 people spoke in favour of amending the bylaws. Two written submissions were received, also in favour of amending the bylaws.   Read the full report on the Public Hearing here.

09-03-2019: 2nd Reading Staff Report from Director of Planning

  • Project Development
Foundation Building – March 2016 to November 2017

03-01-2016: Report: Possible Affordable Housing Sites – Cluster Housing

In 2015, the Provincial Investment in Affordable Housing (PIAH) program was announced. This is a commitment of $355 million to create more than 2000 affordable rental housing units in B.C. The investment will be distributed over five years and it is hoped that funds from the program could fund the Shaw Road project for Gibsons. Moreover, the NDP government has set out a goal of building 114,000 housing units in the next 10 years. The current availability of this dedicated provincial funding provides a strong impetus to move forward with local Affordable Housing projects in a timely manner.

03-07-2017: Report: Possible Sites for PIAH Funding

06-2017: Public Open House re) Possible affordable housing sites and concepts
06-08-2017: Open House posters
06-08-2017: Open House: feedback received

feasibility analysis showed the total cost of the project to be around $ 9,000,000. With senior government funding, this could result in the creation of 40 rental apartments consisting of a mix of 1, 2, and 3-bedroom units.  The site would offer a mix of market rents ($ 1,300 – $ 1,850) as well as reduced monthly rents ($ 1,100 to $ 1,500 and $ 900 to $ 1,138) with rent reductions of $200 to $700 below market levels. This mix of rental options of market and below-market apartments would provide affordable housing options to independent seniors or other singles, lone parents, couples, and couples with children. The SCAHS would operate and manage the buildings.

09-15-2017: Charman Creek Lands site plans (used for feasibility analysis)
10-17-2017: Charman Creek Lands feasibility study

10-17-2017: Based on public input collected at the June Open House, Council tentatively selected two sites for affordable housing projects that could be developed by the SCAHS. Council discussed the importance of considering neighbourhood concerns, while at the same time pursuing housing projects that may help address the urgent need for affordable housing in our community. An extensive consultation process was planned to ensure neighbouring residents and interested community members could provide input into the site designs.

10-17-2017: Summary of Council Recommendations
10-17-2017: Charman Creek Lands presentation
10-17-2017: Charman Creek Lands staff report
10-17-2017: Open House Feedback June

11-07-2017: A portion of the Charman Creek lands was designated as a prospective site for a 40-unit rental housing project, to be developed and funded in partnership with the SCAHS and senior governments.

Consultation Process – February 2018 to November 2018

02-01-2018: World Cafe – Participating community members were asked to describe challenges and concerns they had with the proposed Charman Creek development. Additionally, participants were asked to consider ways by which these challenges and concerns might be addressed or mitigated.
Read report: World Cafe: What We Heard

08-07-2018: Design Charette – Hosted in partnership with the Sunshine Coast Affordable Housing Society (SCAHS), and held at Christiansen Village, the charette collected feedback on the proposed Charman Creek affordable housing development, which had been redesigned following the World Cafe session held in February 2018.
Read report: Design Charette: Feedback 

The following people attended and contributed to the Design Charette held on August 7, 2018:

  • Advisory Planning Commission (Scott Keck and Aleria Ladwig)
  • BC Housing (Marcus Paterson)
  • Neighbour with a background in environmental management (Kim Wilkinson)
  • Sunshine Coast Community Services (Carey Rumba)
  • Property Manager, Holywell Properties (Adam Major)
  • New Commons Development (Andy Broderick and Joe Chipman)
  • Urban Matters CCC (Matt Thomson)
  • Sunshine Coast Affordable Housing Society (Dion Whyte)
  • Town of Gibsons (Lesley-Ann Staats)
  • Architect (Teryl Mullock)

On August 24, 2018, Council endorsed the terms of a draft Memorandum of Understanding  between the Town of Gibsons and the SCAHS.

11-28-2018: Open House – Held to present the most current concepts for the Charman Creek Affordable Housing Project (which incorporated public input, a Traffic Impact Study and a Habitat Assessment). The Open House was also used to survey stakeholders and neighbours. See related documents below:

10-30-2018: Report on Traffic Impact Study
11-15-2018: Habitat Assessment
Open House: Revised Concept Plans
Open House: Poster Boards