STATUS
Complete

LOCATION
Fernie

REGION
Interior

CLIENT
Fernie Chamber of Commerce

COMPLETION DATE
September 2025

PROJECT WEBSITE
Fernie Workforce Rental Housing Business Plan

Beginning in 2024, MDS worked with the Fernie Chamber of Commerce to explore options for affordable rental housing for people working in the tourism, hospitality and service sector. The city’s most recent housing needs report, completed in 2020, found that market rents are not affordable for many renters, especially lower income earners. The challenges of finding affordable rental housing are further compounded during seasonal holidays, when the population temporarily spikes by up to 30%. In a city experiencing continued population growth, the availability and affordability of affordable housing poses risks to the security of residents and the area’s economic growth.

To respond to these issues, our team worked with the chamber to create the Workforce Rental Housing Business Plan, an investment-ready business plan to construct and operate affordable rental housing. MDS drafted feasibility studies and financial modelling to determine sustainable affordable rental housing options, followed by key recommendations for location, housing typology, funding and partnership structures. The project ended with an engaging presentation provided to local business owners and city leaders responsible for actioning the plan’s recommendations.

MDS SERVICES PROVIDED

• Feasibility analysis and studies
• Housing strategies and action plans
• Engagement and facilitation

STATUS
Complete

LOCATION
ACRD Electoral Areas A-F

REGION
Vancouver Island

CLIENT
Alberni-Clayoquot Regional District

PROJECT PARTNERS
Turner Drake and Partners

COMPLETION DATE
September 2025

PROJECT WEBSITE
ACRD Housing Needs Reports

In 2025, MDS prepared a comprehensive housing needs report for the Alberni-Clayoquot Regional District (ACRD). The Regional District was seeking support to update their 2021 housing need report, to meet new provincial requirements and incorporate current information from the most recent census. Our team delivered a regional summary report and full reports for each of the six electoral areas (A – F).

This work included an updated need analysis, an updated demand analysis to estimate future housing needs, and an updated supply analysis to examine how existing housing stock and anticipated builds align with expected needs. It also included recommendations for strategies, management practices, partnerships, funding, and performance measures that will can help the district address housing gaps. Our team’s 5-phase approach included data collection and projections, stakeholder engagement, data synthesis, reporting, and capacity building for the District.

MDS SERVICES PROVIDED

• Housing needs assessment
• Growth analysis and strategies
• Engagement and facilitation

STATUS
Complete

LOCATION
Nelson

REGION
Interior

CLIENT
City of Nelson

PROJECT TEAM
Turner Drake and Partners

MDS SERVICES PROVIDED
Housing needs assessment
Growth analysis and strategies
Engagement and facilitation

COMPLETION DATE
October 2024

PROJECT DELIVERABLE
City of Nelson Housing Needs Report 2024

As part of their Official Community Plan update process, the City of Nelson chose to go above and beyond Provincial requirements and complete a full Housing Needs Report update in 2024, bypassing the interim report. MDS and Turner Drake were engaged to complete the work in partnership with staff and local housing stakeholders.

The report involved a detailed analysis of population and household trends, housing supply and condition, rental and ownership markets, affordability, and housing stability. Engagement with local service providers and community organizations helped ground the findings in local experience and highlighted pressures related to low vacancy rates, rising housing costs, and limited housing choice across the community.

Findings in the report highlight the potential for dramatic growth in Nelson and have kick-started the development of three multi-family affordable housing developments, one specific to workforce housing.

The final report was presented to Mayor and Council in October 2024. It meets all the criteria required for interim reports and includes additional collection and reporting to meet the requirements for full reports. As one of the first full reports completed under new legislation, the City of Nelson was able to access new Census data, affordability projections, and creative analysis on market and non-market need.

STATUS
Complete

REGION
Vancouver Island

CLIENTS
District of Tofino
District of Ucluelet
Alberni-Clayoquot Regional District
Yuułuʔiłʔatḥ Government – Ucluelet First Nation
Toquaht Nation
Tla-o-qui-aht First Nation

PROJECT PARTNERS
Turner Drake and Partners

COMPLETION DATE
November 2021

PROJECT WEBSITE
West Coast Housing Needs Report

In Spring 2021, MDS was engaged by the District of Tofino, the District of Ucluelet, the Alberni-Clayoquot Regional District, Yuułuʔiłʔatḥ Government – Ucluelet First Nation, Toquaht Nation, and Tla-o-qui-aht First Nation to produce Housing Needs Reports for the participating communities, and a Housing Summary for the West Coast Region.

The final reports provided insights into regional housing supply, demand, and gaps across the housing continuum, as well as the factors influencing housing delivery. The reports also equipped local and regional staff, elected officials, and community partners with recommended strategies, partnership opportunities, funding sources, and performance measures to guide implementation and track progress on housing initiatives over time.

• Housing needs assessment
• Growth analysis and strategies
• Housing strategies and action plans
• Engagement and facilitation

STATUS
Complete

LOCATION
City of Nelson, Town of Creston, Village of Kaslo, Village of Nakusp, Village of New Denver, Village of Salmo, Village of Silverton, Village of Slocan, RDCK Electoral Areas A-K

REGION
Interior

CLIENT
Regional District of Central Kootenay 

COMPLETION DATE
September 2020

PROJECT WEBSITE
https://www.rdck.ca/housing

In December 2019, M’akola Development Services was engaged by the Regional District of Central Kootenay (RDCK) to complete a Regional Housing Needs Report for the City of Nelson, Town of Creston, the Villages of Kaslo, Nakusp, New Denver, Salmo, Silverton, and Slocan, and Electoral Areas ‘A’ through ‘K’ of the Regional District. The report provides staff, the Regional Board, participating municipalities, and community partners with a better understanding of local housing needs and will be used to guide policy formulation for the local and regional governments, inform land use planning decisions, and direct local and regional housing action.

INNOVATIVE APPROACHES

Because of the small and rural nature of many of the communities in the region, data availability from Statistics Canada was a challenge for this project. On their own, many communities had issues with suppression. M’akola proposed an innovative sub-regional solution that pooled community data an enabled more in-depth analysis. Communities received a sub-regional report that included localized and regional data to limit gaps due to suppression.

M’akola also focused on quantitative data including surveys, interviews, and focus groups. Overall, more than 600 community members from across the Regional District participated in the study and each sub-regional grouping received an engagement report highlighting their particular needs.

In addition to traditional housing needs data, M’akola included a unique section of energy poverty after a specific request from the Regional District. Energy costs directly impact housing costs and this section will help local governments fully understand the different factors behind affordability.

MDS SERVICES PROVIDED

• Project management
• Community engagement
• Data and analysis
• Partnership coordination
• Report writing
• Staff capacity building

STATUS
Complete

LOCATION
City of Terrace, RDKS Electoral Areas C and E 

REGION
North

CLIENT
City of Terrace and Regional District of Kitimat-Stikine

COMPLETION DATE
December 2020

PROJECT WEBSITE
https://www.terrace.ca/news/HNA

In May 2020, M’akola Development Services was engaged by the City of Terrace and Regional District of Kitimat-Stikine (RDKS) to complete a Regional Housing Needs Report for the City of Terrace and Electoral Areas ‘E’ and ‘C (Part 1)’ of the Regional District. Additional community scans were conducted for adjacent First Nations. The report provides staff, the Regional Board, participating municipalities, and community partners with a better understanding of local housing needs and will be used to guide policy formulation for the local and regional governments, inform land use planning decisions, and direct local and regional housing action.   

INNOVATIVE APPROACHES

The partnership between Terrace and the Regional District of Kitimat-Stikine made this study unique. Both entities were equal participants but recognized that the City of Terrace was home to most of the jobs and services across the Region. M’akola developed maps to show how population was distributed across the region and included data on commuting and employment statistics to better help local government track housing need.

Each participating municipality and electoral area also received a community profile that highlights some of the most compelling information collected through the data and engagement portions of the study. Profiles are high-level summaries and are intended to be used for public communication and quick reference.

M’akola also developed policy tools and monitoring guides to help the partners with future housing work. Discussion and examples of various housing policy interventions available to regional and local governments, their applicability, and recommended next steps to address housing in the Greater Terrace were included in an appendix along with key indicators and monitoring strategies.  

MDS SERVICES PROVIDED

• Project management
• Community engagement
• Data and analysis
• Partnership coordination
• Report writing
• Staff capacity building