Reimagining Design: Sustainable Solutions Okanagan Home Roundtable: The Housing Dilemma

What they have to say is challenging, varied and truly enlightening, demonstrating that all involved are thinking seriously about one of the most serious issues of our common future.

PARTICIPANTS

Andrew Bruce is vice-president of planning and development for Renascence Developments Corp. which currently has condominium communities in the Central Okanagan and Calgary. The Renascence management team has been involved in building thousands of new homes and hundreds of communities throughout western Canada. Renascence has assembled a team of professionals dedicated to the company's driving vision: quality, integrity, innovation and long-term customer care. www.rdcliving.com.

Don Elzer, a resident of the Okanagan for the past 25 years, is a cultural ecologist, writer, artist and futurist with a keen interest in
rural communities and local economics. He writes for a number of publications throughout Canada and the United States and advises communities and planners about future trends and sustainable solutions. Most days he can be found studying our changing planet at the Wildcraft Forest between Lumby and Cherryville. www.donelzer.com

Eric and Vicki Gerrits are the husband and wife team behind Homescape Building & Design Inc in Summerland. They have been building custom homes in the south Okanagan for over 20 years. Homescape has received over 100 local, provincial and national awards for building excellence. For the last two years, they have won the national Canadian Home Builders Association award for Best Custom Single Family Detached Home Over 4000 square feet. Three times they have won a Gold Georgie for "Best Small Volume Builder in B.C." Homescape focuses on R2000 and Built Green homes. Both Eric and Vicki are very active in the CHBA.

Meiklejohn Architects ­ Jim and Cal Meiklejohn and associates ­ with offices in Penticton and Kelowna has grown to20 staff in the recent construction boomwith over$200 millionin projects currently in design.Residential projects include Kelowna 's award- winning Cannery Lofts (designed with Water Street Architects) that ignited redevelopment in the Kelowna Cultural District.The firm also designed Kelowna 's MODE Condominiums(with the Mission Group; winner of the first Mayor's Sustainable Development Award), Other residential projects have and are being created in Kelowna and Penticton. www.meiklejohn.ca.

Paul Nesbitt is a high end, luxury residential & commercial designer, and a licenced registered builder. "I have been happily married for almost 30 years raising two children, living the dream here in the Valley. I have a passion for cool, trend-setting ways of living. I love our city and have tried to be a positive agent for growth. The realistic market that is coming
from outside of the province has money and wants to live that dream too."

Howard Rensler is the incoming President of CHBA ­ Central Okanagan 2008-09). He holds a HBSc bachelor of science degree in urban geography and MES masters degree in Environmental Studies along with professional designations as a land economist, appraiser and realtor. He has over 30 years experience in planning, development and sales of new communities in Southern Ontario, Florida, Arizona and now Kelowna. He is also Sales & Marketing Manager for all communities built by Dilworth Homes.

Sharron Simpson is a watcher of the City of Kelowna who has seen it change over many years. Previously on City Council and Chair of the Regional District, Simpson has first- hand experience with changing perceptions and attitudes in the region. "Mediocre doesn't work for me. This a very beautiful community and we need to capture and build upon some of our unique heritage. such as the lake, the Valley and the orchards and vineyards."

What do you think is the most critical issue facing housing in the future in the Okanagan Valley? What do you see as the most workable solution for this issue and how could it be implemented?

Our towns and cities are surrounded by productive farmland, which is in turn surrounded by natural areas prone to extreme fire risk. A serious commitment to retaining our orchards and vineyards as an irrigated buffer against wildfires, and severely limiting expansion on the forested hillsides would allow us to develop dense, vibrant communities in a sea of green.

Bruce: I think there is plenty of serviceable land but it comes at a higher cost every year. Coupled with rising municipal charges, fees and levies, it seems unlikely that hard construction and labour costs are going to retreat any time in the future. Add a new green building code and a general focus on sustainability issues, and you get a picture that costs will do nothing but increase over the next five years. We are building better projects every year but there is a cost.

Affordability will not come in the form of new housing product. Municipal charges must be reasonable and predictable. New building codes and standards need to be vetted with a realistic analysis of cost implications.

Elzer: Encouraging environmental stewardship and social responsibility amidst a growing population remains at the core of what could be described as a single issue of livability. Livability presents a mix of issues that impact us all in different forms with regards
to housing, one being equal access to owning a home. Thus far we have no method in place that ensures genuine livability needs and wants for our entire population that considers stewardship and sustainability.

Presently there is a lack of tangible strategies that link the need for individual homeowners to continue to grow their personal wealth and at the same time ensures an accessible entry point that creates new homeowners no matter what their income level might be.

Our urban or suburban expansion into agricultural areas and sensitive habitat areas is a result of a constant need for municipalities to feed demands for building lots. That demand will never end; it might experience temporary economic slowdowns but for the most part it will be constant. This demand forces prices up, leaving no window for affordable housing options.

We need to create new forms of zoning that in essence creates an "affordable housing zone" (AHZ) that is protected from the mainstream economy and upward prices. Lower income residents could buy into the zone at housing prices pegged at an affordable price determined through Statistics Canada figures of what a lower-than-average income might be in the Okanagan Valley.

Each affordable housing zone would be protected within this bubble for perhaps 20 years upon which time mortgages would be retired and the zone would be released into the free market. This would generate wealth for lower income residents on the long term.

Our communities would have to commit to a constant supply of affordable housing zones that would reflect worker and service demands. These AHZ's would be placed strategically in communities and could be a mix of detached, semi-detached and multi-family dwellings. Such neighborhoods could serve as architectural and social design experiments that could challenge the mainstream marketplace with new forms of sustainable goals.

The Gerrits: Affordability, available land, environmental impact and increasing costs continue to be problems; however, we feel that the Okanagan will always be a desirable place to live and the demand for housing will continue to grow. As the average age of a qualified builder continues to increase, we see an even bigger problem with the future demand for qualified builders and trades people. If we don't have a professional work force ready to meet the demands of growth, all the above concerns will be magnified.

In order to maintain a qualified, professional trades group, we need to encourage young people to enter the trades. We have to continue to improve and update the trades training to better reflect the industry's needs. It is important to increase professionalism within the industry.

The Meiklejohns: Managingafinite property supplyforbest use.The first thing we need to do is to acknowledge the beauty of our existing landscape ­ both natural and the agricultural land ­ and strive to maintain it. This will allow us to identify where residential development should occur and when it does, we need to strive to make memorable and lasting "places."

Here are a couple of our radical ideas: (a) Legislate an urban growth boundary with no new developments allowed beyond it for at least ten years.(b) Re-set the goalposts in ourzoning bylaws toreward high density andpenalizelow density; they are currently worded to do the opposite.

Our most workable ideas: (a) Create incentives for higher density in developed areas. We have to stop spreading over the land like an impending storm.We believe that one of the best ways to do this is to densify our urban cores and make them livable, sustainable and beautiful places. This includes linked park systems that encourage walking and biking as well as urban design qualitiesincluding transit ­ that discourage the use of the automobile.

Nesbitt: Rising trade costs, with a shortage of youth going into the trades.

All the schools at a junior high level should offer a half day on a job site every day of the school year, and a half day of academic in school. This is currently done in Germany, with a high success rate of their youth transitioning into the workplace. The employers should get the labor help for free, thus motivating the companies to mentor and participate in that type teaching process, thus bridging the gap. Transition from school to the work force would be seamless.

Rensler: Acceptance of the concept, if not the inevitability, of significant population growth from both governing bodies and the long-term resident population, and therefore the need for significant growth in housing supply of all types.

This, of course, refers to intelligently planned and executed developments with significant features of sustainability and greenness.

There is unfortunately a generalized objection or resistance to growth which must be overcome. The expansion of infrastructure must lead, not follow, development. But, in order to release funds and go forward with expanding infrastructure, a commitment to plan and execute these works must first be in place, and that involves embracing the general concept.

The establishment of an official plan or long-term strategic plan, supported by zoning, will clearly lay out for the development
industry what will be encouraged/permitted, where, and under what conditions. This planning and zoning exercise must include input from the industry stake holders as well as input from the general public and academics. Once the objective and rules are made clear, the industry and market forces will take it from there.

Simpson: We're overbuilding. The oversized housing we're building today will become multi-units. Our children cannot sustain the lifestyle that we have. If people earn less money, we have to go smaller. We can't sustain these mammoth houses being built ­ it's a North American phenomenon. It's not going to be sustainable.

A solution? It will never happen. There has to be an effort made to reduce square footage. A levy should be put on expensive homes to go into an affordable housing fund.

Do you think the Okanagan Valley 's management of resources and growth will be well-prepared to handle a future population explosion in the Valley?

We are not prepared, because we have not asked the Valley residents ­ Do we want a population of 400,000 or 2.5 million? If we do not define such targets, we will have a blind approach to planning that is presently driven by our greatest economic resource today ­ building lots.

We are also without knowledge of the true impacts of growth because of a serious lack of data. We know nothing about time-share behavior, what it does to a neighborhood or community in a long-term; we know nothing about what the real square footage demands are for a present or future Okanagan resident ­ that considers living space, storage space, work space and play space; and we continue to be unsure about very basic staples such as secure and safe food and water supplies.

A new form of community charter such as a "Quality of Life Charter" would go beyond an Official Community Plan and would set a direction for planning and political guidance. Such a charter could allow communities and even neighborhoods to define everything from affordable housing, green space, food and water security, health services and even student to classroom ratios. Such new tools could recruit community input to define and offer solutions as planning choices surface.

The Meiklejohns: There are signs of regional cooperation such as the Okanagan Water Basin Board but unfortunately people seem to need a crisis before they really work together. It would be inspiring to have our leaders create a vision for our Valley that all citizens can strive to achieve.

Nesbitt: The Valley will double in population over the next ten years. The number of baby boomers with money to build or buy their
dreams will drive the growth to feed the economy. The days of low-cost housing have passed the Valley by. The way to re-think this will be through modular housing warehouse manufactured in an ultimate green situation. It will be the only way to control costs. Already, pre-framed wall panels are showing up at multi-family sites on trucks throughout the Valley.

Rensler: It is reasonable to assume that demand will be there for housing in the Valley. That this demand is significant in size will represent a possibility or opportunity for explosive growth. Our full set of regulations (national, provincial, municipal and hillside development), as amended from time to time, are more than sufficient to provide for intelligent and responsible consumption, allocation and replenishing resources for sustainable growth.

Simpson: What management? There is no management going on. It wIll only come together if it's imposed from Victoria. It would be a good idea to have one regional district on the Valley. Water issues are a prime concern and the only way that is going to become a reality is if there is some kind of natural disaster like a prolonged draught.

What do you think of the concept of skyscrapers and high-density development like that proposed by Alberta developer Phil Milroy in downtown Kelowna?

Bruce: Over time, I think it is important to have a choice of housing types including high-rise. From a growth management/sustainability aspect, it is the smartest way to go.

The Meiklejohns: Higher density development, both commercial and residential, will be great for downtown.While "how tall"is still a worthy debate (both planning and technically due to the poor Kelowna ground), Milroydeserves credit for fundingCityplanninginitiatives.The new city density zoning bylaws will hopefully kickstart new and better development than we are used to.There are times when density will include tall buildings and where they occur, they should be part of a comprehen-siveplan for our urban centres that includes quality urban spacesand buildings. It is essential toexpand the planning of down-townpast the city densityzone and developthe downtown waterfront to the very highest standards.

Nesbitt: I love it, as my wife and I have transitioned into a high-rise condo ourselves. The views are more exciting, the interaction with others is welcomed, and the maintenance-free side of it is sweet. The costs are affordable and it gives more people an opportunity to get an awesome view of our beautiful city, mountains, and lake. The bonus is that Mr. Milroy will fix up the public lakefront walking spaces and a ton of run-down buildings will be renewed, promoting a fresh opportunity for business to return to the core.

Simpson: The proposed development for a number of high-rises is not respectful to the history of the community or the neighbourhood context.

What are some of the positive attitudes that can de adopted by Okanagan politicians, planners, developers, architects and builders to face future housing issues?

Bruce: Housing should be viewed as both a commodity and a service. Local governments have many objectives and demands they place on the housing industry. Some can be met with market housing and some cannot. If local governments want to achieve certain goals such as below market priced housing (affordability) they must become partners and get invested in the housing industry. I think most of the actions we have seen in recent years show that both government and industry are making better decisions and choices in the kinds of housing developments that are being approved and built but there needs to be a better understanding of the economics and how policies influence the bottom line.

Elzer: We have a chance to define the very values that newcomers are searching for. What they don't want us to do is to adopt the old lifestyle models that they are escaping from. So politicians, planners, developers, architects and builders should be eager for uniqueness, integrity and the authenticity that best defines Inland culture.

As a culture, we are defined by space and natural habitat with a need to interact with the natural elements around us. Protecting these elements should be benchmarks to planning and should be grown with new philosophical tools that further define how we want to set future directions and how we want to govern ourselves.

Inevitably, we will discover that we do not want sprawl or urbanly erode the landscape. This will mean capping development and this challenge should be met without fear and avoidance but with the same passion as discovering a new land.

The Meiklejohns: Take a long range view to the impact of planning and housing decisions. Itis exciting to see projects going up all overwith jobs being created and the relatedactivity. However, the buzz of a constructionprojectis a very short time in the life of a building. The world is beginning to realize that the Okanagan is a gem. We must maintain the qualities that have made it such a special place and require development to be of the highest quality to make sure it stays that way. For a long time, the Okanagan has been concerned that demanding quality would discourage development. However,whenone look at cities like Vancouver that have adopted high design standards,it seems that the oppositeis occurring.

Nesbitt: The anti-development mindset has always come out in force to share their viewpoint at public meetings. It is time for pro-development to be heard as well. Let the creative minds of the designers, developers, and builders of this region find a common forum to encourage each other, and spur one another on to even better heights. Sadly enough, those individuals are busy all day creating positive projects and are too tired to show up and endure the negativity at the council meetings. There must be a better way to get everyone's voice heard, in this high-tech age of emails and cell phones. An online voting and comments web page should be set up for all pending projects.

Rensler: Accept, if not embrace, that the Valley will grow, at least to twice its current standing population over the next 10-15 years and that this growth is not a bad thing. Be clear and be fair with the development/construction industry by telling them through planning and zoning: what will be allowed and where. Provide the infrastructure needed to support the permitted growth.

Simpson: An open mind. A willingness to search out solutions that will work. I don't sense there's any vision. Politicians need to articulate a vision for our community. Developers will develop to the market. Kelowna's going to look like every community unless we do something. The lake is incidental in the planning of this community. I just came from Santa Fe which has a vision of what the community should look like and they have stuck to that.

Where do you see ideal Okanagan residential architecture and design going in the future? What would be some of its components?

Bruce: There are few great examples of architecture that are truly suited for the Okanagan climate. Building systems are evolving rapidly to use more renewable energy sources but they are limited by the overall design of the building. We also need to make sure that we are developing to the correct density for the location and not wasting land resources. There are a lot of good ideas to save energy and construction costs but the building codes do not necessarily allow flexibility to consider alternate design ideas. Building design in coordination with site orientation and landscaping can reduce the energy requirements significantly.

Elzer: This question links to a tremendous challenge facing British Columbia and the planet right now. Recently, I toured the Blackwater region where I drove through decaying forest for hours; the BC Interior including the Okanagan sits within the largest dead forest ever recorded on the planet which is also poised to be one of the largest contributors of carbon emissions on Earth.

The challenge is daunting, as beetle-killed wood begins to decay, it will present unimaginable emissions in the atmosphere, and if it should burn, it will change the face of the planet.

The only way to reduce the threat is to process the dead pine before the decay becomes too advanced, but there is no financial incentive. We have but 700 days to take the responsibility that this little beetle has presented to us. We must find it within ourselves to launch the largest engineering effort in North America's history, larger than that of World War Two, larger than building the Canadian Pacific Railway and opening the west, we must process this wood on a massive scale for building material.

The beetle is providing us chance to inch humanity up a notch as well as leading us to recognize the value of wood in a different way. Our architects, builders and designers should be taking a lead role in shaping the future home with all wood construction. Log and profiled log certainly would be a starting point, but applying such material and design to an urban context or affordable context is our immediate challenge.

Such a challenge could place every Canadian in a home, and would allow us to ask ourselves, can we do the same for others in the world?

It's a massive undertaking, but it needs to happen, and for British Columbians it's a feat that could be one of humanities greatest legacies. The question is, are we up for such a challenge?

The Gerrits: The Okanagan has a unique climate and lifestyle. Housing in the Okanagan is often some of the most interesting and creative architecture found in Canada. We see indoor/outdoor living continuing to be more and more important. Challenged by difficult topography while maximizing views and lifestyle requirements, the design community continues to create imaginative homes that are recognized across the country. Ideally, every home should be energy-efficient, provide a healthy living space and be environmentally friendly while still maximizing the great Okanagan views.

The Meiklejohns: More compact, more urban, more efficient, more pedestrian, more natural, more healthyand more graceful. Our residential design needs to acknowledge that in our climate, we can have a lot more outdoor living. In summer, this means providing covered patios and decks that take advantage of a breeze and in the spring and fall, we need to design "sun traps" that are exposed to sun and protected from the prevailing winds. This approach to design should happen not only in a single family home or in a condominium complex but also in our pubic, outdoor urban spaces.

Nesbitt: Floating lakefront modular home developments would allow more people access to and enjoyment of waterfront living. Open up the steep hillsides for vertical condo developments. If condos are built up against the cliff faces of Dilworth Mountain in Kelowna, for example, they will not block anyone's view or cast any additional shadows on the surrounding neighborhoods.

Also, open up the ALR lands for large estate type developments in East Kelowna with common recreational developments on site to promote live-play on-site possibilities. Less driving to the lake if man-made lakes are created within the resort-like developments.

Simpson: Look at demographics and build to demographics ... we need walkable communities, passenger ferries across the lake with bus routes to accommodate commuter service between here and Vernon. We shouldn't be building for cars but for other means of transportation.

Regarding density and high-rises, not everyone wants to live in a tower, so we should include some garden townhouses.

We need to take advantage of solar power. How wonderful would it be to see a development using solar? The technology is there.

Copyright © 2008 Wheat King Publishing and the authors. All rights reserved. No part of this publication may be copied or reprinted without the written consent of the publisher. The opinions expressed in Okanagan Home are those of the writers and editors, and do not represent the official position of the Canadian Home Builders' Association, Central Okanagan, or of its members.