The pursuit of non-market housing on a portion of the Community Lands is moving ahead, with anticipated move-in dates for residents in 2028.
The Lot 1 Community Lands Plan is borne out of a 2021 decision by the municipality to develop an area of land just west of Snug Cove. Roughly it includes just more than 21 acres of land stretching from south of Mt. Gardner Road west of Bowen Island Community School, wrapping around the Public Works Yard where it joins up with Carter Road, and then bordering to the west of Mt. Gardner Road as the road curves to the north past the Recycling Depot.
Bowen Island Resilient Community Housing (BIRCH) – best known locally for their efforts to bring an apartment building to Miller Road – were chosen as an organization to implement the plan along with Tomo Spaces, a real-estate company from Vancouver.
The entire area was subsequently divided into four smaller areas, with essentially all development planned for Areas 1 and 2. Areas 3 and 4 are due to be left alone due to geographical realities. Area 1 – the easternmost portion – was highlighted as the best choice to start development. It was the focus of an update from the two organizations on the project in February, presented by Robyn Fenton from BIRCH and Mark Shieh from Tomo.
Area 1, measuring 5.5 acres, is zoned for residential and commercial use in addition to light industry, although there are currently no plans to pursue the latter. Instead the groups are looking to build around 100 units of housing on the land along with some retail space. The housing units would be anchored by a four-storey apartment building containing approximately 50 homes. Eight blocks of five connected townhomes are also envisioned for the space, along with a limited number of townhouses located above retail stores.
Fenton explained the residences above the shops would be similar to how buildings in Artisan Square are setup, but noted that Area 1 and Artisan Square shouldn’t be compared directly as the Community Lands space would be much more heavily geared toward residential space. The 100 homes would be constructed in a phased approach, likely starting off in the 25 to 50 home range.
Early estimates for Area 1 project costs are around $37 million from start to finish. Fenton and Shieh explained they are estimating a loan around $20 million which would leave $15 to 20 million remaining. The pair said they are not expecting the municipality – who will retain ownership of the land but not carry out day-to-day operation of the project – to fund the remaining amount, and will be exploring grant opportunities moving ahead.
The priority for filling the units will be people who work or live on Bowen. The two groups are still discussing whether the homes will take a rental or co-op style of operation, but will not be available for sale as the goal is to make them available to the local workforce. To cover the loan, and estimating a net income of $980,000 a year, rents are currently projected to be $1,300 for a bachelor unit, $1,800 for a one-bedroom, $2,400 for a two-bedroom, and $3,200 for a three-bedroom.
Project goals for this year include coming up with design drawings, more detailed budget and funding plans, deciding on delivery options for the units, and leasing the land from the municipality. Fenton and Shieh told council it would cost $80,000 to $120,000 to fund these initial steps, a request which was sent to this year’s ongoing budget process for consideration. In the meantime municipal staff will work with BIRCH to lock down a land lease agreement.
