ATTACHMENT 1: HOUSING GAPS AND NEEDS STUDY TERMS OF REFERENCE--DRAFT

HOUSING GAPS AND NEEDS STUDY TERMS OF REFERENCE--DRAFT

BACKGROUND

View Royal is currently experiencing strong signs of growth, specifically in residential development. To ensure that the Town has appropriate zoning and housing policies to meet the needs of growth at all ends of the economic spectrum, the Town requires a comprehensive Housing Needs Assessment (Assessment).

The Assessment will provide an overview of View Royal’s current housing availability, suitability, and affordability across the entire housing continuum from basic shelter to the availability of high-end real estate. The Assessment will also speak to projections and will help inform local plans, a scheduled Official Community Plan review in 2020, policies and development decisions.

The Successful Proponent requires a deep understanding of current and projected market demand and demographics. In order to develop policy that supports View Royal to thrive and grow, all factors underpinning the housing demand should be considered, and best practices from other jurisdictions reviewed to develop effective recommendations.

Regional and local research has been completed on housing options and projected need, but currently there is no complete data set to explain the state of the housing continuum in View Royal. The various regional studies all point towards an imbalance in supply and demand, and looking forward, an increased need for a myriad of housing options.

View Royal is home to approximately 11,000 people (2016 census). Growth rates over the past 10 years have been somewhat higher than national averages at 7-9%. By 2038 the population is anticipated to be 13,900 representing a more modest growth rate of 1-2% per year.

Population projections for the Victoria region suggest that the majority of growth is expected to occur in the 60 and older age groups, or retirement age group. In contrast with the needs of the working age population, this non-working sector of the community may require different housing options as time progresses. The Town requires an analysis of the types of housing needed to provide support for this group. At the same time, the Town has long been a family friendly community, and understanding the needs of working families and younger households is equally important.

Affordability is an important aspect of the housing continuum. The Town is interested in knowing about the affordability gap that may exist in View Royal—this being the gap between median household income and their ability to own or rent market-based housing in View Royal. The same holds true for understanding what, if any, gap exists in terms of non-market housing. This is particularly important in considering housing for families and those who are still active in the work force.

The Town has long seen itself as a family friendly community with significant investment in parks and outdoor play spaces. While the population of children is anticipated to contract, those in the 10-19-year age group are anticipated to increase. Of particular concern is declining population in the 20-39 age groups. What role does suitable and affordable housing play in the Towns ability to attract and retain population in these cohorts?

Overall, the Town is interested in understanding if there is a shortage of housing in View Royal (and what types of housing are projected to be most needed), and how this might impact long term prospects for the community. The Assessment will assist the Town in determining strategies for supporting development in the segments found most in need, with a long-range vision for ensuring a healthy and stable future community. The Town will take the findings from this study and incorporate them into reports for Town Council which will feed into the Official Community Plan Review scheduled to begin in 2020, and other housing related policy.

GOAL

This Assessment will provide the Town with a thorough understanding of housing needs in View Royal, examine the diversity of the existing stock, identify housing gaps and the factors causing them, through analysis of newly collected and existing data.

The final report should prioritize areas of significant need and provide direction for development of strategic housing policy with an emphasis on a variety of market and non-market affordable housing.

The primary objectives of the study are to:

a. Support a strategic approach to land use planning and implementation; b. Identify the current and emerging housing needs within the Town of View Royal; c. Evaluate the housing supply to identify gaps in housing across the Housing Continuum; and d. Compare housing supply with housing demand to determine the ability to meet future needs. e. Meet the provincial requirements for Housing Needs Reports.

SCOPE OF SERVICES

The scope of work is to be framed by BC Housing’s Housing Need and Demand Study Template, Provincial legislation and build on past and present housing related studies developed in the region. It is expected that this project will draw on housing-related information from both quantitative and qualitative sources. Quantitative information may come from available statistics, and the qualitative information may be obtained through stakeholder consultation. Both sources should be cross-examined in order to evaluate the housing supply against the Housing Continuum to identify gaps relative to income and household size and any other related issues within the region.

The analysis is to include, but is not necessarily limited to the following focus areas or themes:

a. General Demographic Information

An analysis of demographic information, population and household projections over next 25 years, household characteristics, composition and economic indicators. Discrete data is required.

b. Housing Market Indicators

An analysis of the current housing market including such items as a comparison of historic sales values and reported dwelling values, inventory by structure type, age of housing stock, housing starts and completion, average rental rates and average vacancy rates by type.

c. Housing Supply Indicators

An analysis that considers the supply of housing, including such items as home purchase and rental options, estimated number of occupied units, vacant units, units under construction, units completed, and units demolished. This information maybe reported broadly and by population sub-groups based on unique circumstances and/or special needs.

d. Housing Needs Indicators

A descriptive analysis of the current housing needs of residents that includes such items as shelter to income ratio, shelter need by household type and tenure.

e. Housing Challenges and Gaps Along the Housing Continuum

Identify key underlying themes contributing to housing affordability and explore current policies and alternative policy options to address the housing needs and gaps (by income group) in the Town.

f. Community Stakeholder Consultation

Representatives of social service organizations, developers, housing related non-profits, local governments and other applicable stakeholders are to be contacted and invited to provide input and insights by telephone interview or online survey. The Town will help to identify stakeholders and facilitate introductions between stakeholders and the consultant(s).

SPECIFICATIONS/OUTCOMES

In the simplest language possible, the principle objective of this project is to understand the factors underpinning the common statement, “I can’t find anywhere to live that suits my needs”. Research into the scope of this issue and where it is most prevalent will allow the Proponent to develop a comprehensive report on the housing continuum in View Royal, identifying areas of oversupply and demand in both market and non-market housing segments. Research will include demographic and economic inquiry, literature review, as well as stakeholder and community engagement to provide a solid understanding of the factors underpinning any imbalances.

Research should include a demographic and economic profile of the community, historic and forecast information, vacancy rates for rental and ownership, affordability, and ownership tenure, as well as stakeholder and community input through survey and forum methods. The survey must be statistically significant. The final report must prioritize any areas of significant need and provide actionable recommendations on how to address it.

This assessment will provide the Town of View Royal with a thorough understanding of housing need within the community, examine the diversity of the existing stock, identify housing gaps, and analyze newly collected and existing data on the housing stock available to meet those needs. It is intended that this study provide direction for development of a strategic housing policy and feed into a review of the Official Community Plan (OCP).

COMMUNITY & STAKEHOLDER ENGAGEMENT

The Proponent must conduct one community consultation event effort in a method of choice in order to determine public concerns about housing availability, security, affordability.

The Proponent must engage with stakeholders in the housing area to gather feedback on their perception of demand and supply, as well as to outline existing and upcoming local support systems and provide any suggestions or comment on best practices. Groups to consider inviting are, but are not limited to real estate, emergency & transitional housing organizations, developers, Health Authority, and not for profit housing providers.

The following areas of inquiry need to be considered:

a. Identification of segments in core housing need; b. The current state of inventory, including type, # bedrooms, age, and condition; c. Rental vs owned demand; d. Impact of rental inventory being converted into short term rental for the tourism market; e. Impact of densification with regards to cost of upgrading/installing infrastructure, and providing fire service; f. Impact of densification on the nature & quality of neighbourhoods; g. How to ensure that affordable owned housing options remain accessible to the correct market rather than be purchased as investment options; h. Impact on neighbouring residents of lot-specific zoning amendments that increase densification. Suggested to look at cluster housing and duplex infills. Recommendations would be forthcoming for suitable addresses to survey.

REPORTING

The final report should be written in plain language, and where possible, illustrate meaning with charts, tables, and figures. A concise executive summary must be provided in addition to the full report as a handout to general public and stakeholder groups.

The report must:

a. Explain the issues impeding the access to affordable, suitable housing; b. Indicate which housing types are in the greatest demand or oversupply; c. Indicate which groups are currently experiencing the greatest core housing need, and which are projected to be in greatest need; d. Identify factors contributing to the gaps or oversupply in housing options; e. Provide examples of best practices in communities similar in character, or population to View Royal. Identify why these regions have been selected as referential; f. A complete outline of the housing continuum from emergency and transitional housing on the low end, through market affordable and market high end, highlighting the demand and supply in each category, as well as the age, quantity, condition, and # of bedrooms for each; g. Numbers of household experiencing, or projected to experience, core housing need; h. A summary of recent and forecasted housing trends; i. Best practices in zoning, incentives, and cross-sector partnerships that could be considered; j. Where the research indicates that the Town needs to focus housing investment and policy responses; k. Policy recommendations on how to address identified market distortions. - Draft final report and recommendations will be provided to the Project Manager for review in advance of an in-person presentation to Town Council. - Any commentary from Town Council will be incorporated into the Final report.

DELIVERABLES

a. Work plan Validate. Submit for approval. Amend as needed. b. Prepare a list of stakeholders representing each identified segment in the housing continuum. Final research list to be approved by the Town of View Royal. c. Conduct community and stakeholder consultation. d. Prepare preliminary results for the Town of View Royal and submit a briefing document. e. Collate the data and statistical research into a report for the Town of View Royal. The report will be in three parts: a. A Housing Indicators Report that contains the relevant and required housing data to meet legislative requirements, including housing mix, tenure, rental prices, housing sales prices, household income, and housing vacancy rates. The report will include an affordability analysis of what residents can afford at 30% and 50% of median income. b. A Consultation Summary Report that provides insights and an overview of the comments received from the community and industry stakeholders who participated in the consultation. c. A Housing Capacity Assessment Report that reflects on the data research and stakeholder input received, evaluate the housing supply and needs against the Housing Continuum and identifies housing issues and gaps in the Town of View Royal. Based on the information collected and analyzed, limitation in the data are identified and recommendations and possible opportunities for improving housing affordability are provided. f. Present Draft report to Project Manager for review. g. Present material from the report to View Royal Town Council. Accept feedback and incorporate into document. h. Prepare a final report with recommendations for the Town of View Royal.

PROPOSAL CONTENT

a. Cover Letter & Signature

The Proposal should include a cover letter summarizing the Proposal and indicate why the Town should select your firm.

b. Corporate Qualifications and Experience

• Include a brief summary of the company’s background and area(s) of expertise.
• List any sub-consultants proposed and provide a similar summary as above.
• Provide at least two (2) project abstracts that clearly outline previous experience with similar projects. The referenced projects shall be of similar or greater magnitude and have been successfully completed by the company within the past three (3) years. The project abstracts shall clearly note the project value, project constraints, location, Project Manager, key staff members, client names, client references and their current contact details. Project references may be contacted, and their response may be used to form part of the evaluation score.

c. Experience, Depth, and Breadth of Project Team

• Provide the Resume of the Project Manager and all other project team members that would be directly involved in the project. Relevant experience, qualifications, credentials, and notable achievements in each area of the work should be detailed.
• Provide a table clearly indicating what role and responsibility each team member will play, the anticipated hours of each, and the total role and project hours.

d. Approach and Methodology

• Provide an overview of the project to confirm understanding of the scope of work and clearly define and describe how the proposed approach would meet those requirements. At a minimum, the Proponent should identify the project constraints and challenges, the sequence and timing of milestones, the respective expertise involved, and their time allocation for each.
• Submit a schedule of key tasks and milestones with dates and sufficient detail for the Evaluation Team to assess the reasonable ability of the Proponent achieving the results in the time stated.
• Indicate when work would commence and approximately how long it would take to complete the assignment. Proposed start dates, progress meeting dates, milestones, other key events, and major project deliverables shall be clearly identified on the project schedule. The schedule shall identify the critical path, delineate what resources will be required, and when they will be required.
• Indicate post-project completion, support and de-brief offered.

e. Budget

The project budget is not to exceed $45,000.00. Based on your proposed methodology, consultation and program, include a budget indicating the hours allotted to each team member and all costs associated with completing the project.