How long will construction take?
About 18-20 months start to finish for Headwaters North with residents able to move into these new homes around June 2023. The construction of the second building, Headwaters South, is expected to start in mid to late 2022 with completion about 14-16 months later.
When are applications for the rental housing available?
Applications for rental homes at Headwaters North (35 units) and Headwaters South (37 units) will typically be available about 4 months prior to the completion of construction.
Who will be moving in?
The new rental units at Headwaters will be allocated 20% to those on fixed incomes (e.g. disability, seniors on limited pension, those on social assistance), 50% to those with lower incomes - with rents at 30% of household income (rent-geared to income – RGI units) and 30% of the units will be average market rents. Maximum permitted household income for each of these rental types is based on BC Housing guidelines. For example, for a 1 bedroom RGI unit, a household’s maximum income would have to be approximately $37,000 or less; if household income was $35,000 per year the household would pay $875 a month. For an average market 1 bedroom rental unit, the household maximum income would be $75,000 a year and rent is expected to be approximately $1215. Priority will be given to those who have lived in the region 2 out of 3 years, and for RGI and average market units to those who have been working full time in Tofino for 1 year or who are seniors. Final rental rates and maximum incomes could still be adjusted.
Where are construction workers going to park?
On-site or in pre-arranged locations, but not on the existing portion of Leighton Way or Peterson Road.
Will there be blasting?
Yes. This is expected to occur from November 2021 to April 2022. The blasting contractor will provide notice to nearby residents.
What are the expected construction work hours?
The timing of construction work will comply with the District of Tofino bylaws and is expected to be between 7 am and 7 pm, Monday to Friday.
Is access to Tonquin Trail being maintained?
When construction starts on October 25th the access to Tonquin Trail from Leighton Way / Peterson Drive will be closed for safety reasons. It is expected to be available for use again in mid 2022. During that time, access to Tonquin Trail is available by using the Tonquin Park Road trailhead, the trail from the Community Centre, or the Tonquin Connector. The construction of Headwaters North includes reconfiguring the access to Tonquin Trail from Leighton Way/ Peterson Drive.
What road improvements are planned?
The Peterson Drive / Leighton Way intersection will be altered slightly and will include stop signs. Speed humps and a painted pedestrian zone will be added to Leighton Way. The extension to Peterson Drive will include a marked pedestrian path and on-street parking.
When will the improvements to Leighton Way be completed?
The speed humps and roadside painted pedestrian zone will be completed in the Spring of 2023.
How is the environment being protected?
Current Environmental, a professional environmental consultant with Registered Professional Biologists, completed an environmental report that forms the basis of the Development Permit related to riparian area conservation issued by the District of Tofino. Current Environmental are engaged to monitor construction and environmental mitigation measures. Current Environmental is also completing a pre-development bird nest survey to confirm the absence of nesting birds prior to tree removal.
What is happening with the felled trees?
The cut trees will be used as nurse logs within the landscaping adjacent to the roadside ditches. If there is a surplus, the logs will be donated to the Tla-o-qui-aht First Nation for their use (firewood or otherwise).
How is stormwater being managed?
McElhanney Engineering completed an assessment of the post-development stormwater amount and flows, and resulting downstream conditions. The Headwaters building sites are draining into the wetlands and then into Centennial and Tonquin Creeks. A small weir is recommended for the wet area east of Headwaters North. The McElhanney assessment also indicated that some stormwater detention is required on the duplex lots for water flowing towards Leighton Way / Peterson Drive so that post-development stormwater flows are similar to pre-development flows.
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