Denman Community Land Trust Association
registered non-profit society August 2008
registered charity June 2009
BN 84223 0898 RR0001
Ridge (Keystone) Project
Affordable Housing on Denman Island
Flagstone - July 2011
Harlene Holm and John Millen
Denman Community Land Trust Association is celebrating its third year working to create affordable housing on Denman Island. The journey has been one of learning, honing, formulating — a rural solution to affordable housing is uncharted territory. Despite the difficulties we still believe our goal to preserve the healthy diversity of our community is worthwhile.
From its onset, DCLTA realized that affordable housing could take many shapes and forms — from single dwellings on small acreages to multiple dwellings on larger acreages, from single occupancy to cooperative dwellings — but all within the parameters true to rural island living. Given the almost infinite possibilities, DCLTA was very aware from the beginning that the eventual form affordable housing took would inevitably be a function of the options which presented themselves.
Likewise the tenant selection process. Tenant selection was envisioned as based on a prioritized rating and the judgment of a Committee operating at arms-length from the Board of the Association and comprised of representatives of Denman Island organizations and groups such as Denman Island Women’s Outreach Society (DIWOS), the Health Society, the medical practitioners, Seniors' Housing, the Triple Rock Co-housing group, future DCLTA tenants, and members-at-large from the Community.
DCLTA’s first actual affordable housing variation is the Keystone Project, thanks to a generous land donation offer from an islander.
The land donor for the Keystone Project made the donation conditional to naming the first tenant and specifying lease requirements to protect the environment. In instances where a donor is offering a portion of his or her own land through a lease arrangement, the span of the lease needs to be sufficient to accommodate a series of tenants with preference for a 99-year lease as with the Keystone Project. DCLTA recognizes that a donor may reasonably ask for conditions to protect the land and his/her well being. Any donation is welcome so long as affordability criteria can be met and the donation offers a significant benefit over time.
The Keystone Project lease and tenancy agreements are being drawn up by the lawyer DCLTA engaged (funding from the BC Real Estate Foundation). The resulting documents will also provide the basis for future projects. At the same time, DCLTA is benefiting from an expanding expertise which will facilitate the next affordable project(s) — uncharted territory now being charted.
The Keystone Project requires a re-zoning, as will any donation which includes partitioning land or taps into the Official Community Plan density bank. An "Affordable Housing" zone will be created to further ensure affordability for the long term. To move forward on rezoning, DCLTA needs the support of the community.
For donors, there are three funds DCLTA invites you to support: 1) the Keystone Project — the current 99 year lease, 2) the Acquisition Fund (affordable housing beyond Keystone), and 3) General Fund to support DCLTA operations as needed.
DCLTA will issue a tax receipt for any donation of $20 or more including “in-kind.” Affordable housing is an island commitment and Denman Community Land Trust was formed to help move a portion of this vision into reality.
DCLTA’s Ridge Project Log
July 2010 to April 2015
note: ~ CMHC = Canada Mortgage and Housing Corporation
~ LTC = Local Trust Committee
~ MOTI = Ministry of Transportation and Infrastructure
~ REFBC = Real Estate Foundation of BC
~ VIHA = Vancouver Island Health Authority
✓ July 18, 2010 — Letter of Intent signed by a Denman Island landowner to donate a portion of her
land for the creation of one affordable dwelling.
✓ February 27, 2011 — Biologist’s Report completed by Jennifer Balke for the Development Permit ~
CMHC 2010 Seed Funding.
✓ March 10, 2011 — Siting and Use/Development Permit Application Package submitted to the local
government ~ DCLTA funded.
✓ April 4, 2011 — Wastewater Site Evaluation completed by H2O Environmental Ltd. ~ CMHC 2010
✓ June 9, 2011 — Road access constructed by John Isbister ~ CMHC 2010 Seed Funding.
✓ July 6, 2011 — Well drilled by Red Williams ~ CMHC 2010 Seed Funding and DCLTA.
✓ July 19, 2011 — DCLTA sponsored Public Meeting held on the bylaw amendments needed to rezone
the property ~ DCLTA funded.
✓ August 29, 2011 — Bylaw Amendment Application (rezoning) submitted for the property ~ Islands
✓ October 4, 2011 — Local government sponsored Community Information Meeting held for the
✓ April 3, 2012 — Survey by Peter Mason Geomatics completed for the subdivision to create a separate
lot for the project ~ DCLTA funded.
✓ Nov 3, 2012 — Legal review undertaken of the housing agreement between DCLTA and the local
government (part of the bylaws to rezone the property) ~ DCLTA funded.
✓ December 6, 2012 — Assessment Report to meet the requirements of BC Riparian Area Regulations
prepared and submitted ~ Katherine Dunster, R.P. Bio. donation.
✓ February 19, 2013 — Subdivision Review by the local government initiated ~ DCLTA funded.
✓ February 27, 2013 — Housing Agreement completed between DCLTA and the local government for
the Ridge Project ~ REFBC 2010 Grant.
✓ March 20, 2013 — Well pump and control box gift-in-kind ~ Andrew Sheret Limited donation.
✓ April 2, 2013 — First reading given by the local government to proposed Bylaws 204, 205 and 206,
which effect the rezoning needed for the project.
✓ May 17, 2013 — Pump fittings purchased ~ DCLTA funded.
✓ June 4, 2013 — Local government sponsored Community Information Meeting and Public Hearing
✓ June 6, 2013 — Preliminary Layout Approval for the subdivision received from the Ministry of
Transportation and Infrastructure.
✓ July 15, 2013 — Well pump installed and production tests completed ~ community volunteer work-bee
and H2O Environmental Ltd. donation.
✓ July 16, 2013 — Second and third readings given by the local government to Bylaws 204, 205 and 206.
✓ August 13, 2013 — Formal Groundwater Quality Evaluation Report ~ H2O Environmental Ltd.
✓ August 26, 2013 — Bylaws 204, 205 and 206 adopted by the local government.
✓ September 5, 2013 — Comparative market analysis (fair market value) obtained for the property ~
Don Luckett, Coast Realty Group donation.
✓ September 24, 2013 — 10% frontage requirement in Section 944 of the Local Government Act
waived by the local government.
✓ October 3, 2013 — Documents necessary to complete the bylaw process and land transfer for the
Land Registry Office completed by the landowner and notarized.
✓ October 9, 2013 — Subdivision application submitted to the Ministry of Transportation and
Infrastructure ~ fee paid by DCLTA.
✓ October 22, 2013 — Subdivision approval obtained for creation of the property.
✓ January 22, 2014 — Ten legal documents filed in the BC Land Registry Office to transfer title of the
property to DCLTA ~ REFBC 2010 Grant.
✓ January 22, 2014 — DCLTA is listed on title as owner of the property.
✓ March 20, 2014 — Siting and Use Permit and Development Permit Applications approved.
✓ May 15, 2014 — Lease agreement between DCLTA and the Ridge Project tenant drafted ~ REFBC
✓ May 20, 2014 — DCLTA signs Lease agreement with its first tenant.
✓ June 3, 2014 — House construction begins on Ridge Property.
✓ June 24, 2014 — BC Hydro site inspection.
✓ August 26, 2014 — BC Hydro issues electric servicing design for project.
✓ August 29, 2014 — Wastewater system design filed with VIHA.
✓ September 12, 2014 — Wastewater system completed.
✓ October 4, 2014 — Wastewater system certified by VIHA.
✓ November 15, 2014 — House to lock-up stage.
✓ December 4, 2014 — BC Hydro Civil Inspector signs off on civil works.
✓ January 20, 2015 — BC Hydro connects power to Ridge Property.
✓ April 1, 2015 — DCLTA’s first tenant moves in.
As well as thanking our land donor and those who donate cash and gifts-in-kind, DCLTA thanks those individuals who have taken time out of their lives and, together, contributed thousands of volunteer hours to help to make Denman
Island’s wish for affordable housing become a reality.
Denman Community Land Trust Association
c/o 3900 Lacon Road,
Denman Island, B.C. V0R 1T0