Beulah Creek Village Update

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BEULAH CREEK VILLAGE update

Notes from the December/24 HIRRA meeting, report by the Hornby Island Housing Society: Written by Karen Ross, edited by JoAnn Harrison

Planned opening Spring, 2026 

26 units:

· 3 studio

· 12 one bedroom

· 8 two bedrooms

· 3 three bedrooms

Cost $18 million, approx. $700K/unit

Cost reflect Step 4 standards for energy efficiency and savings (save tenants on their utility bills).

Funding sources:

Approx 8.5 million in grants

· $6.9 million B.C. Housing

· $1.3 million CMHC

· $100K CVRD

$9.5 million a Makola mortgage

Land donated, (via a lease from HIHS)

AFC, respected building contractor

Rent structure:

· 20% = 5 homes - "Deep subsidy", provided by the B.C. govt.  Cost $445. single, $635. double

· 50% = 13 homes - "rent geared to income".  Cost 30% of tenants gross income

· 30% = 8 homes - "low market rent".  With consideration to Hornby rents

Rents will be set after completion/costs known.

Housing Agreement between Island Trust, HIHS and Makola, probably passes in January/25, will be registered on title.

· Units will need to be filled for the development to be viable.

· Applications for the subsidized units will go to BC Housing Registry(70%)

· Low market rate applicants will go to Makola. (30%)  

o Note:  Makola operates approx. 5000 units in B.C.

Criteria for eligibility:

First tier:

1. Hornby Island Resident for no less than one year

2. Non resident worker, who has been working on Hornby Island for an average of at least 20 hours/week year-round for a minimum of one year

3. Non resident who will work as an Essential service provider year-round, within 60 days of securing a unit

4. KFN member who is, or has been, a resident of Hornby

If the units are not filled with the first 4 criteria, then go to:

1.  Former Hornby Island resident, who has lived away from Hornby Island for no more than 7 consecutive years

2. Hornby Island resident for less than one year

3. Non resident worker, works for an average of 20 hours/week, for less than one year

4.  K.F.N. member regardless of current location of residence or work

5.  Self identifies as indigenous

Notes:

· The “head of the household” at least 19 years of age, or older, and on the BCH registry.

· Focus is on family housing.

· Information will be on the Hornby Housing Society, and Makola, websites as it gets closer to occupancy.