We’re excited to have good news to report! The Beulah Creek Village project has moved forward: an application for Development Permits has been submitted to the Islands Trust.
Beulah Creek Village is planning for 26 rental units. The homes are a combination of studios, apartments, and townhouses. They’re to be built on the 7.4-hectare site at 5040 Central Road.
Currently, the project team is working to secure funding through BC Housing’s Community Housing Fund and pursuing additional funding options, including Canada Mortgage and Housing Corporation’s (CMHC) Co-Investment Fund. The Comox Valley Regional District has further expressed their commitment to the project through a generous equity donation.
Hornby Island Housing Society (HIHS) has entered into a partnership with M’akola Housing Society (MHS), through the execution of a long-term lease agreement for the operation and management of affordable housing units, 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 and they are extremely excited to have partnered with HIHS, with the aim of providing affordable rental options to the community of Hornby Island. MHS will manage the homes through an experienced property manager.
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-storey in height and provide twenty-three of the homes along with storage spaces. The third building is located at the center 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.
A lot of work has been completed to bring Beulah Creek Village to this stage, supported by BC Housing Pre-Development Funding (PDF). Due diligence on the site has included geotechnical, environmental, and survey work. Studio 531 Architects have completed conceptual, schematic, and design development level drawings of the proposed site. BC Housing has reviewed and approved the concept designs. Rezoning has been finalized with Islands Trust. Land appraisal has been carried out. The arborist report identifies danger trees. Hydrogeological reporting has assessed the onsite well and provided groundwater documentation. There is continued consultation with K’ómoks First Nation.
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 will dictate site clearing limits and, in large part, lot configuration.
Proposed Site Infrastructure: An upgrade to the existing access road into the Beulah Creek site has been designed in collaboration with the Hornby Island Fire Department to ensure adequate emergency vehicle access. The fire suppression system will include a hydrant, fire pump and fire supply storage tanks.
Beulah Creek Village will utilize an existing well. There is a small water treatment building and storage tank for potable water. Pump tests were successful, and a Water Supply System Construction Permit has been issued. There is a stand-by generator to be used for lighting and emergency heat loads during power outages. Wastewater will be handled by a type 2 sanitary treatment system.
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.
With the support of CMHC funding, the project would be subject to additional energy targets including reduction in greenhouse gas emissions.
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.
So when is the move-in date? The project schedule will become clearer as key milestones are met, and funding timelines are fixed. The awarding of development and siting permits will be an excellent next step!