WHAT IS HEADWATERS?
Headwaters are two separate rental apartment buildings being developed by Catalyst Community Developments Society on land leased from THC and funded by BC Housing, CMHC, the Rural Dividend Fund, the THC and the District. They are located at 366 and 363 Peterson Drive in the Tonquin neighborhood.
The two buildings - Headwaters North: 35 units, Headwaters South: 37 units - have a mix of studio, 1-bedroom, 2-bedroom and 3-bedroom units that will be rented to tenants who meet the residency and other eligibility criteria described below.
!!APPLICATIONS FOR HEADWATERS NORTH UPDATE!!
Update (2023-11-01): Available for applications
· Three (3) RGI Studios – to qualify, an applicant’s combined household income (before taxes) must range between $44,000 - $62,000. This must be confirmed by an applicant’s Notice of Assessment from CRA. Maximum number of occupants: 2
· One (1) Accessible One-Bedroom RGI unit that – to qualify, an applicant’s combined household income (before taxes) must range between $44,000 - $62,000. This must be confirmed by an applicant’s Notice of Assessment from CRA. Maximum number of occupants: 2. Note the income requirements stated above are updated from what is listed on the application; the above requirements are current.
An "accessible" unit means that the kitchen and bathroom counters are lowered. Countertops in typical suites are at 36” and accessible suites are at 32”. Other features in the accessible unit include:
To fill JUST these available units, Catalyst is now accepting applications on a first-come, first serve basis. Applicants who meet the criteria above as well as the additional criteria listed within the application are encouraged to apply.
Catalyst will begin taking applications in early 2024 for Headwaters South – a 37 unit complex.
APPLICATION FOR HEADWATERS NORTH
The application form is available for download here or from the Municipal Hall and must be emailed in PDF format along with required supporting documentation by 9 pm August 13th to email@example.com.
APPPLY FOR THE BC HOUSING REGISTRY
If you are applying for a Deep Subsidy or Rent-Geared-to-Income units (more info on eligibility below) you must also apply by August 13th to the BC Housing Registry at https://housingapplication.bchousing.org/olf/faces/welcome. You do not need to apply to the BC Housing Registry if you are only applying for the market rate housing.
ANSWERS TO QUESTIONS
If you cannot find an answer to your question below or after reading the application form, please email firstname.lastname@example.org.
As indicated on the application form the key dates are:
· August 13th, 2023 9:00 pm - Applications due
· August 14th, 2023 - Lottery drawing and review of applications.
· September 1st, 2023 - Applicants notified via email regarding status of their application.
· January 15, 2024 - Deadline for applicants to provide required information from BC Housing
· January 31, 2024 - Leases to be fully signed by tenants and landlord
· February 14, 2024 - Deadline for tenants to pay security deposits, key/fob deposits and pet deposits (if applicable)
· March 1st, 2024 - Expected date for first tenants to move-in (To be confirmed based on construction progress)
When will homes be ready for move-in?
Various construction delays related to updated geotechnical specifications, BC Hydro installation and other items means Headwaters North is now expected to be complete by about October 2023 with residents able to move into these new homes no sooner than December 1st, 2023. The construction of the second building, Headwaters South, is expected to be finished in time for an early 2024 move-in.
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 $62,000 or less; if household income was $35,000 per year the household would pay $875 a month. For a market 1-bedroom rental unit, the household maximum income would be $82,310 a year (in 2023) and rent will be $1,550. Priority will be given to those who have lived in the region 2 out of 3 years or are essential workers and for 2 and 3 bedroom units to those households with minor dependents or dependents with disabilities. For RGI and market units, priority will be given to those who have been working full-time in Tofino for 1 year, or who are seniors or essential workers. Final rental rates and maximum incomes could still be adjusted.
What are the tenant eligility requirements?
Residency: Living 24 of previous 36 months in the Alberni Clayoquot Regional District; AND
Employment Requirement*: Have been working for 1 year full-time in Tofino, or for Island Health or for the Parks, or is a Senior or is on Disability.
Are an “Essential Worker”: Essential worker means a person working in public or non-profit health and mental health care, BC Ambulance Service, RCMP, critical utility and infrastructure workers holding specialized certifications, a teacher, principal, vice-principal or education assistant in the public school system or child-care worker.
Real Estate: No real estate owned by the household
Income: See below
* Working full-time means someone who has worked at least an average of at least 26 hours per week, year-round, and in the case of self-employment, means employment from which an individual earns at least 90% of his or her annual income; if your job was interrupted by closures or reduced hours due to the COVID-19 pandemic and your employer can confirm this in writing, then you will still be eligible.
How much will the monthly rental be?
There will be three types of rentals mixed together in both buildings.
Unit Type Rent Income Low Income High
Studio $1,150 $34,500 $82,310
1 Bedroom $1,550 $41,500 $82,310
2 Bedroom $1,950 $52,000 $128,810
3 Bedroom $2,300 $62,000 $128,810
Rent-Geared-to Income (RGI)
Unit Type Avg. Rent ** Income Low Income High
Studio $1,085 $21,000 $62,000
1 Bedroom $1,085 $21,000 $62,000
2 Bedroom $1,304 $26,000 $74,500
3 Bedroom $1,461 $26,000 $83,500
** NOTE: Actual rent in RGI units is 30% of gross (before tax) household income and will change from year to year based on changes in household income
Deep Subsidy - BC Shelter Rate
Unit Type Rent Income Low Income High
Studio $375 $15,000 $21,946
1 Bedroom $375 $15,000 $21,946
2 Bedroom $570 $22,500 $26,600
3 Bedroom $665 $23,940 $26,600
Answers to Frequently Asked Questions:
How many homes are in the project and what size are the individual homes?
• There are 35 homes in total in Headwaters North and 37 in Headwaters South.
• There are studio, 1 bed, 2 bed and 3 bed homes
How are units allocated?
Applications will be randomly ordered by lottery, then eligible applicants matched to available units based on declared preference, household size and income.
For applicants with minor dependents (18 and under) or dependents with disabilities will be prioritized (e.g. sorted to the top of the lottery) for the 2- and 3-bedroom units.
Per the proposed new lottery rules you will get an extra entry in the lottery if:
Maximum number of entries is 5 if you have lived in Tofino more than 11 yrs and you were on the Creekside waitlist by March 1st, 2023.
If I applied to Creekside do I need to reapply? Yes.
Can I make two applications? No - every household must make one application. This means you and your partner/spouse and dependents make only one application. If you are applying to live with roommates, then all roommates submit a single application. All roommates must be eligible tenants (this is not the case for partner/spouses) and remember 2 and 3 bedroom units will be prioritized first to those with dependents. The application provides an opportunity to indicate your preference for Deep Subsidy, RGI or Market units and number of bedrooms. Please see the application form to confirm which of these options you are eligible for.
Can I have pets? Yes, but only 1 dog and 1 cat. Not 2 dogs. Medium sized breeds and below. Pet deposit required.
Are the income criteria gross or net income? It is gross household income - basically a sum of line 15000 (formerly 150) on all the household income earners.
Why do I have to show bank accounts? To confirm what you are showing as income sources on your application are complete and accurate.
What if I work at more than one job or have a job and am self employed? The variety of jobs you hold will be used to see if you meet the full-time requirement (average of 26 hours per week, 1352 hours per year). If you have income from a job(s) and also Tofino focused self-employment income we will determine an hourly equivalent for the self-employment portion.
Can my new partner/spouse live with me? Yes. Additional persons who are not eligible tenants, but who are residing with them in "a single domestic unit and related by blood, marriage or other spousal relationship, adoption, or foster parenthood" are permitted. After initial move-in new household members living in the unit must be added to the tenancy by contacting the property manager, Ardent Properties.
Will I have to move out if my household income exceeds the maximum? This rarely happens at Catalyst-owned properties but it is possible. Keep in mind:
How does the parking work? There will be 1 parking stall for most tenants, charged at $25 a month. Allocation will be by lottery. If there are extra stalls there may be a possibility of 2 stalls, but for a select few only. Some of the parking for Headwaters North will be at Headwaters South. The parking is not covered.
Is the building non-smoking? Yes, all homes and common areas, indoors and outside are non-smoking. This applies to tenants and visitors
Yes there bike parking and extra storage? Yes. There will be some bike parking and
limited storage opportunities will be available on a lottery basis. More details will be provided to selected tenants.extra storage.
What appliances come with the home? Fridge, stove and dishwasher. There are free-to-use, washers and dryers in each building (in a common room) and some 3-bedroom units have hookups installed for washers and dryers.
How can I be self-employed if I need a business licence and Home Occupation is not permitted by zoning at Headwaters? THC will be seeking a zoning amendment to allow office-based Home Occupations that do not receive clients to the home.
Will there be security cameras on site? Yes
Do all the homes have patios or balconies? Yes
What type of heating and cooling is available at Creekside and how will it be billed? Heat is in the form of electric baseboard heat; the homes do not have air conditioning.
How is hot water distributed to each home? Each home will share the building hot water boiler; tot water will be metered and billed to each unit.
Are there any special features related to sustainability? The building envelope is built to provide good insulation and minimize energy loss. Light fixtures are LED. The energy system is efficient at providing heat and hot water
Are there any shared amenities at Headwaters, such as an amenity room or playground?
The Headwaters complex has an amenity room that is shared by residents of both the North and South buildings.
Is there a sprinkler system (in homes)? Each home and all common areas have sprinklers. Please take care not to bump the sprinkler head. Nothing should be put over or hung from the sprinkler heads.
What is the flooring, e.g., hardwood, laminate, vinyl, carpet? Each home has a luxury vinyl tile floor.
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 except when the Peterson Drive extension is fully closed.
Will there be more blasting?
Perhaps a little. Some additional blasting may be required, but the majority is now complete for the two Headwaters Apartments. The blasting contractor will provide notice to nearby residents. Development of the duplex lots will also require blasting at a to be determined later date.
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?
The access to Tonquin Trail from Leighton Way / Peterson Drive was closed for safety reasons, but was reopened in October 2022. The Tonquin Connector from Community Centre now closed and not re-opened until the construction of Headwaters South is completed in late 2023/early 2024. The trail will be realigned to accommodate Headwaters South. Access to Tonquin Beach and the trail network is still available from the Tonquin Park Road trailhead.
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 late 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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