January 2025
Construction of the Beulah Creek Village project is underway at the 7.4-hectare site at 5040 Central Road.
Hornby Island Housing Society (HIHS) has partnered with M’akola Housing Society (MHS) to build, operate and manage this rental unit project. The 26 homes are a combination of studios, apartments, and townhouses.
Hornby Island Housing Society (HIHS) has entered into the partnership with M’akola through a long-term lease agreement, under an Operating Agreement with BC Housing and subject to a Section 219 covenant. MHS has over 30 years of experience operating affordable housing. Over this time, MHS has collaborated with numerous government and community partners to deliver high-quality affordable housing.
Design and layout
Beulah Creek Village is designed as a cluster of three buildings organized around a central green corridor. Of the 26 units, there will be 3 studio units, 12 one-bedroom units, 8 two-bedrooms, and 3 three-bedroom units. One of the 1-bedroom units is designed to be fully accessible.
The first two buildings are two-storeys in height and provide 23 of the homes along with storage spaces. The third building is located at the centre of the Village and includes a common space for tenants, and laundry facilities. The 3-bedroom family units will be constructed as part of this building.
Sustainability
The Creek itself is a considerable factor in the layout of the Village. With the site’s proximity to Beulah Creek, and many smaller watercourses that cut through this property, a significant amount of land is to be reserved for riparian areas.
These riparian area setbacks are provincial requirements under the Riparian Area Protection Regulation; they dictate site clearing limits and, in large part, lot configuration.
Sustainability and Energy Targets: BC Housing’s Design Guidelines and Construction Standards require all BC Housing-funded projects to meet the upper steps of the BC Energy Step Code. This regulation, enacted in 2017, aims to make all buildings net-zero energy-ready by 2032.
Beulah Creek structure and affordability
Beulah Creek’s rental rate structure is proposed to align directly with BC Housing’s Community Housing Fund rental rate structure. Affordability is based on 30% of the units being rented out at a near market value, 50% of the units at rent geared to income (RGI), (RGI refers to a type of subsidized housing where the housing provider matches your rent to how much income you earn), and 20% of the units will be rented at deep subsidy rates, as defined by BC Housing.
The Beulah Creek Housing project received Final Project Approval from BC Housing early Fall 2024 and AFC Construction began work on the site later in September. Kevin Albers, CEO of M’akola Housing Society, was the special guest at the December 2024 HIHS AGM. Here’s what Kevin reported:
The 26-unit breakdown is as follows:
3 studio
12 one-bedroom
8 two-bedrooms
3 three-bedrooms
Cost
18 million dollar project (approx.700,000 per unit).
BC Housing requires the housing to be Built to Step 4 standards for high energy efficiency to both reduce utility costs for tenants and minimize greenhouse gas emissions.
Funding Sources
• Approx. 8.5 million dollars in grants:
• BC Housing 6.9 million subsidy
• CMHC 1.3 million
• CVRD 100,000
• Mortgage 9.5 million (to be held by M’akola)
• HIHS Land
Construction Company
AFC Construction: familiar to many on Hornby, as the company is Hornby based. Kevin described AFC as well respected in the Comox Valley and said M’akola has first-hand experience working with them in the Valley.
Completion Date
Re a completion date, Kevin Albers cautioned that although there is a goal of welcoming families across the threshold in the Spring of 2026, he’s learned that unexpected events can create unanticipated delays.
Tentative Rent Structure
Kevin cautioned that although M’akola is looking at the following rent structure, at the end of the project, rental rates will be determined by the total costs that must be covered. The make-up of the rental structure is set by BC Housing and is unlikely to change.
5 homes are prescribed by this funding program to be offered at “deep-subsidy” – set by the provincial government, $445 for a single person or $635 for 2 people.
13 homes – are to be “rent geared to Income” – aiming for approximately $800 for a 1-bedroom and $1000 for a 2-bedroom
8 homes – rent will be based on “low-market” rate – approximately $1500 for a 2-bedroom and $1800 for a 3-bedroom.
Beulah Creek Eligibility
A lot of work has been done on establishing eligibility criteria. The following priority demographics have been agreed upon:
Current Hornby residents who have lived on the island for at least one year
Non-Hornby Island residents who have worked on the island for a minimum of 1 year
Non-Hornby Island residents who have upcoming year-round work of an essential nature
Members of the K’ómoks First Nations
The list of criteria will be followed when selecting tenants. If there are no eligible tenants, the criteria will be broadened. Units must be filled for the project to be financially viable. In order to be considered for tenancy in the units that are designated shelter rate and/or rent geared to income rate, a person or family must be registered with the BC Housing Registry. M’akola will select tenants from that Registry. For the low-market units, potential residents will apply directly to M’akola rather than through the BC Housing Registry. HIHS plans to organize a workshop to support Hornby residents interested in applying for housing at Beulah.
Community members considering applying to live at Beulah Creek should submit their application either online or by paper to the BC Housing Registry 2 or 3 months prior to the project completion date. It is critical that all applicants contact M’akola to confirm that their application has been received and is complete:
1-877-384 – 1423 Ext 1 for Housing Applications
Email address: applications@makola.bc.ca
Housing Agreement
The Housing Agreement between Hornby Island Housing Society, M’akola and Islands Trust has passed first, second and third readings and will be registered on the Beulah Creek land title in January, possibly earlier.
Summary of Q & A with Kevin Albers:
1. Will gardening be allowed?
I am pretty confident that there is lots of room for a community garden on the site.
2. Where do I find the housing application?
Any housing provider can print it off for you and it is online at the BC Housing website.
3. Where am I on the eligibility priorities if I lived on the island, but moved off for my teen to attend high school and what about those who have come back intermittently?
It is well understood and accepted that Hornby Island residents will take priority.
4. Will pets be permitted?
Yes, one pet per household, under 30 pounds.
5. Is Shelter Rate only for studios?
No, they are also for 1-bedrooms. In total there are 3 studios and 2 1-bedrooms.
6. What is the setback from the ALR to the north? Did you consult with ALR about the required setback?
I think it is 10 metres. … Kevin referred the question to Michael McNamara, who said:
Short answer is “I don’t know”, longer answer is “quite a ways”. To be accurate I would have to measure. It is not required to consult with ALR, but the setback is way more than 10 metres.
7. Beulah Creek is not yet on BCH website or on the Makola website. Spring 2026 is still far away. When should I apply?
Anyone can apply today on the BCH Registry. However, if you reject more than two offered units, you lose your ranking in the system. That is why it is recommended that you do not submit until two or three months before the completion date of the Beulah Creek project, unless you are willing to live elsewhere.
8. Would you consider info on Hornby Community Connections Facebook page?
M’akola does not put anything on Facebook. A major concern is that if, for example, the rent structure is posted and then it needs to change, then there is negative feedback.
9. Is it accurate that applicants should have filed their income tax and they should do that if they have not yet done so?
Financial information dependent on your income source is required for all units. This may include tax returns, pension documentation, current pay stubs, or confirmation from the Ministry.
10. Do those who are applying for the low-market rate housing apply through the BCH registry?
No, they apply directly to M’akola and the best time to do that is when the Beulah Creek project shows up on the M’akola website.
11. Do the same asset levels apply to the low-market rate units as for the shelter and rent geared to income units?
Applicants will be required to meet the Housing Income Limits (HIL’s) required by
BC Housing and will need to show proof of income as part of the application process. The rents will be set at the average market rate at the time of the application.
12. Is the application a competition or first come, first served?
The application is not based on date, but on need. That is why some folks are on the list for years as someone else may have a higher need.
13. How are needs assessed at M’akola?
Applicants will be evaluated based on residency requirements and their level of housing need. Priority is given to individuals who are homeless or fleeing abuse, followed by those who are housed but facing unaffordable rent.
14. How do the colours and materials fit with the Hornby aesthetic or was affordable and sustainable a higher priority?
The priority was to pick products that are durable, so that replacement costs would be minimized. The chosen products are not the low end or the top end.
My first thought, damn grey and black, put some color in there? If the cost was the same, please try for the color. My house is painted yellow and I am always happy to see it. Driving through woods, on a dark night, seeing different color would be more fun.
I agree.
15. How will the property be managed? At a distance or on site?
We are looking at what is a good model for this project. We may use a caretaker model, maybe not on-site, and we may work with HIHS, to maximize efficiencies.
16. If people start making more money, does it jeopardize your tenancy?
Tenants residing in Rent-Geared-to-Income (RGI) units are subject to annual income reviews, which may result in their rent remaining the same or being adjusted based on their current income. For those in Shelter Rate units, rent is covered by the Ministry or pension, and the income for these units typically remains unchanged. Tenants in low-end-of-market units are not required to undergo annual income testing.
17. What are the income levels for Shelter Rates?
There will be income bands for the various rents. We will post that when the M’akola website for Beulah Creek is live.
18. Are shelter rates only for those on Social Assistance?
They will be for tenants on PWD assistance and seniors with a fixed pension.
19. Are specific units limited to the various categories of Shelter Rate, Rent Geared to Income and Lower Market Rate?
This is set initially and then it will change as the years pass. As there are turnovers, the goal is to maintain the ratio set by BC Housing and still pay the mortgage.
