Our housing conundrum

According to my campaign door-knocking experience and Saanich’s statistically-significant survey of residents done in 2019, housing is the biggest issue and challenge facing our community. The gravity of housing challenges came into stark view when Saanich’s Housing Needs Report was published last fall (https://www.saanich.ca/.../Planning/Housing-Needs-Report.pdf). It highlighted a huge and growing gap between income levels and price points for housing availability in our community, as well as the fragility and inadequacy of rental housing in Saanich.

In response to this situation, Saanich Council appointed a task force to advise the District on strategies to improve the diversity, supply, and affordability of housing in our municipality. The Taskforce churned through a huge number of complex topics in a mere 6 months and have provided a set of suggested actions that form the basis of the survey linked above, which will inform our very first Saanich Housing Strategy (the Taskforce Report can be found here https://www.saanich.ca/.../Saanich%20Housing%20Strategy...).

I have high hopes for this strategy. In my opinion, the stakes are high. What’s at stake is having a municipality where everyone, regardless of income, can find safe and secure housing options. Astonishingly, I also believe what’s at stake is having a municipality where even middle-class people and professionals (e.g., teachers, nurses, lawyers) can find housing to fit their budgets and meet their needs. The logical outcome of the trajectory we are on is that these individuals decide to go elsewhere and quite plausibly work and shop elsewhere too, which I know is happening already. In sum, I think our vision for an inclusive municipality with vibrant, complete communities is what is at stake. It’s also important to note that there are several synergies between creating more affordable forms of housing and another passion of mine - mitigating climate change. But that is a post for another day.

I’ve sensed a lot of cognitive dissonance going on when it comes to housing discussions and particularly contentious (typically multi-family) housing developments. It often seems that the realities of housing costs and economics and their implications for everyday people aren’t well understood or appreciated by those who oppose efforts to add to the supply and diversity of housing in our community. I think those details matter, and I believe they are quite compelling.

Right now, in our municipality, approximately 50% of residents are considered to be in the low-medium income range, yet less than 10% of existing housing units are in an appropriate price range for those incomes (as determined by standard federal benchmarks from CMHC; see the infographic below). Last month, average single-family home prices were just shy of $1 million in Saanich East, and about $850,000 in Saanich West, making them out of reach for everyone but high-income earners (or as past studies have shown, everyone but the top 10% of earners). And yet, Saanich’s vast land-base is dominated by single-family homes. Zoning that permits multi-family units (which are within financial reach of a greater number of people) covers only about 3% of our municipality. However, I’ve experienced the significant political challenge in increasing that small percentage – even on a project-by-project basis. The numbers just aren’t adding up, and the stakes are too high. I think we have to act.

I'm always reluctant to talk about my personal life & situation, for a whole host of reasons, particularly given my awareness that I am in a very privileged position compared to many others. But, sharing my experience with trying to get into the housing market might be illustrative of a problem that is quite common for those in their 20's, 30's, and 40's, yet is likely surprising to many others. (Though not the focus, my experience below also highlights why we're also seeing a growing number of renters across a range of income levels, and why we desperately need more purpose-built rental housing in our municipality.)

I have been saving for a down payment on a home for 9 years, which started after first paying off my student loan, and I’ve been fortunate enough to earn an above-average income since my career began. Over much of that time, despite adding to my savings annually, I wasn’t getting closer to purchasing a home because the growth in home values (and also the down payment needed) out-paced my rate of savings. Since my election in 2018, when I found myself with 3 jobs, I've been able to save enough for a down payment and am interested in buying. For obvious reasons, I'm interested in doing so in Saanich. However, I’m not able to sustainably carry the $3,500-$4,000/month mortgage that would be required for a single-family home purchase. So, I’m left with Saanich’s very limited multi-family options. Also, I have a dog and a cat. Also, I’m not eligible to live in one of the 55+ strata developments. Also, who knows – perhaps there will be kids in my life one day, so the 19+ strata units really won’t work either. What are my options? On any given day, according to MLS, there are usually 0 options for me to buy a home in Saanich, and occasionally 1 unit comes up that meets these basic requirements. Forget about actually being choosy about neighbourhoods, or aesthetics or features, or having the luxury of time to think about the biggest purchase of your life before putting in an offer. For me, this situation is really disheartening. For Saanich, I would suggest it is a big problem.

Other people have no reason to limit their search to Saanich.

Two years in: inertia and opportunity

Today marks two years — the mid-way point — since my election to Saanich Council and the Capital Regional District Board. Much like the recent months marked by COVID, it has somehow both felt like a mere blink of the eye and at other times like the longest two years of life.

As I’d hoped and anticipated, my local government elected roles come with tremendous opportunity to shape communities and help steer them through an increasingly uncertain future. But I’ve also learned that inertia is a tremendous force to overcome, and these are big ships to turn. 

 In Saanich, which I characterize as having a very stable political history, I continually remind myself that my level of effort is proportionate to the degree and rapidity of change being sought. With a substantially new Council (4/9) and several younger voices around the table, there is a lot of desire for change and a lot of interest in discussing issues that previously saw little light, like rental housing, access to daycare, and climate change action. 

Change doesn’t come easy though. Only recently has it felt like the fruit of significant labour and learning post-election is starting to materialize in Saanich. This ‘progress’ (in my view) is manifest in things like an initiative to develop a housing strategy, improvements to our tree protection regulations, and governance tune ups to replace longstanding conventions with best practices.

At the CRD, I continue to be struck by just how unrepresentative our board is of the people in our region, in terms of gender, age, and ethnicity (this last one is sadly true of all elected bodies in the region and the rest of Canada). Consequently and likely to the chagrin of my fellow board colleagues, I feel an obligation to speak up frequently to share my perspective. What I’ve noticed though is that one or two voices around the table are sometimes all that is needed to change the conversation.  By virtue of either enlightenment or political pressure (at the end of the day it doesn’t matter which), others will often go with the tide.

I guess that’s how this works. Vote by vote and one policy tweak at a time, gradually we’re charting a new course. Not every degree of change is perceptible to the public, but they are perceptible to me and for now, that’s enough to keep me motivated.

101 days later: I love my new job

On this Valentine's Day, I've come to the realization that I love my new job. (And I insist it is no reflection of other reams of my life.) 101 days ago I was elected for the first time as a Saanich Councillor. Those 101 days have featured of some of the busiest, most exciting, and yet most intellectually challenging experiences I’ve had in my 35 years — which have consisted of more post-secondary education and forms of employment than I care to share.

Things are not as simple as they once seemed from the other side of the table. Every week, I’m surprised by the tensions that are present just below the surface of almost every item that comes before us for a decision. Tensions in the form of competing objectives and trade-offs that have to be weighed, often with limited guidance from policies and against the confounding backdrop of electioneering rhetoric of not-so-many months ago. Competing objectives like tree canopy & sidewalks, planning regulations & affordable housing, improving service levels & recognizing residents' willingness to pay — to name just a few. It's a good thing I like challenges.

I put a great deal of thought into every decision I make. But uncertainty about if I landed on the right side at the end of the day (or more commonly the end of a very long night) has kept me awake more than once or twice in my short tenure. This municipal council business is not easy. If there’s one thing I can assure you of, it’s that we’re not in it for the money.

The best thing about my first 101 days on the job has been the atmosphere of openness and encouragement that characterizes our current council dynamics in Saanich. We are a relatively diverse group (as far as age, gender, and elected experience are concerned) and yet despite this — or perhaps because of it — we are working together as I believe Councils should: respectfully, collaboratively, and thoughtfully. May that continue.

My Priorities to Keep Young Families in Saanich

Read my responses to the survey about young families in Saanich

The issues of young families seem to have been neglected in Saanich for some time now, likely because they are not often ‘in the flesh’ to speak up for their own interests. I know this is not due to lack of interest, but rather young families not having the luxury of time to actively engage in important opportunities to influence public priorities. And we certainly don’t do them any favours in our scheduling & locating of events, or our slow transition to technology that could expand the circle of people who could participate. I hope to provide a voice to this group of critical Saanich residents.

Saanich Neighbourhood Place recently sent a survey to candidates, to elicit their ideas about how to better serve families in Saanich (link above). They also hosted a fantastic pancake breakfast for candidates and young families! Very glad to see some of their issues finally taking centre stage.

We Need to Get People Around the Region More Efficiently, Safely, & Sustainably

Transportation is a major priority for me - both regionally (we desperately need to start planning a more efficient solution to get more people around), and in Saanich, where many people aren’t feeling safe even to walk around their own neighbourhoods.

A group called Victorians for Transportation Choice, which is a collaborative effort of several organized groups in the CRD, has undertaken an impressive effort to survey municipal candidates for this year’s civic election on their transportation priorities.

You can find my survey responses here: https://transportchoicevic.ca/2018/10/04/rebecca-mersereau-saanich/

10 Concrete Ideas to Make Saanich a Better Place

Saanich is a fabulous place, but it could be better. Here are 10 concrete ideas I’d like to pursue if elected to Saanich Council and the CRD:

  • Establish an Affordable Saanich Taskforce consisting of housing organizations, renters, builders, developers, and other stakeholders to recommend actions to address our housing and affordability crisis and keep the costs of living down for our residents 

  • Hire more bylaw enforcement officers (fines could cover the additional costs) and step up proactive bylaw monitoring and education to help restore Saanich’s credibility and fairness for all residents

  • Hold an annual Saanich Business Forum to build a relationship with the business community and encourage others to set up shop in Saanich

  • Build more sidewalks faster to connect kids with schools and people with bus stops & amenities, and to ensure our residents feel safe getting around their neighbourhoods at any age

  • Permit submissions to Council via video feed so more people can participate in consultations and decisions made in Saanich

  • Establish a Youth & Families Advisory Committee to advise Council on how to better engage and serve the needs of these groups in providing services and making decisions

  • Appoint Saanich Councillors (on a rotating basis) to serve as liaisons to community associations so Council stays in touch with their needs and neighbourhoods

  • Consider giving our First Nations a seat at the CRD, as has been done in the Alberni-Clayoquot Regional District 

  • Advocate for Permanent Residents to have the right to vote in civic elections because they are also contributing members of our communities

  • Permit electronic submission of applications (e.g. for building permits) to speed things up and make life easier for business and residents

My Approach Received Top Grades for Affordability!

I’m proud to report that my campaign positions & priorities received a top ‘A’ grade from Cities for Everyone (people who know about these things)!

The grades were based on reviews of candidates statements & platforms, as well as detailed surveys completed by many of us to evaluate understanding of housing economics and land-use planning best practices.

Here are my answers to to the Cities for Everyone Survey

Where I Stand on Amalgamation

With this being my third local election campaign in Greater Victoria and my third year of a part-time Master’s in Public Administration, I’ve thought, researched, and written a lot about amalgamation. My position can be summed up by three terms:

  • open minded,

  • respectful of the wishes of Saanich residents (i.e. I believe in democratic processes), and

  • interested in more information to ensure it is in the best interests of Saanich and the region (i.e. amalgamation with whom? with what goals & timelines? how will our municipal costs all be shared & reconciled?).

I invite those interested in my in-depth thoughts on amalgamation to read some or all of my responses to survey questionnaires on the topic. I still stand by the responses I provided in my 2014 campaign, last year’s by-election, and earlier in this campaign.

Thanks for your interest!

Sincerely,

Rebecca