STATUS
Complete

LOCATION
Nisga’a Nation

REGION
North

CLIENT
Nisga’a Lisims Government

PROJECT PARTNERS
Turner Drake and Partners

COMPLETION DATE
December 2025

PROJECT WEBSITE
Housing – Nisg̱a’a Lisims Government

In Spring 2022, MDS produced a Housing Needs Report for the Nisga’a Lisims Government. The report provided both Village- and Nation-level perspectives on housing needs, with the goal of guiding policy development, informing land use planning, and supporting housing grant initiatives.

Since the last Housing Needs Report, Canada’s housing landscape has changed considerably, intensifying housing challenges for many Nisga’a Nation members, both On-Lands and Off-Lands. Furthermore, new data, including the complete 2021 Census, became available at the end of 2022. In light of these changes and the updated data, our team worked with the Nation to produce an updated housing report that builds upon past findings and recommendations.

Our process for preparing this report began with the collection and analysis of data from government sources, including the Nisga’a Lisims Government and Nisga’a Village Governments. We then hosted community dinners and open houses to gather insights into community members’ knowledge and housing experiences, with particular attention to how needs have evolved since 2022. In addition, a survey was distributed to Nisga’a Citizens both On- and Off-Lands. These findings were further explored through focus groups with the Village Governments, the Nisga’a Urban Society, and the Nisga’a Lisims Government. All information gathered was synthesized by our team into a summary of findings to guide current and future initiatives, and support the implementation of effective housing solutions.

MDS SERVICES PROVIDED

• Housing needs assessment
• Engagement and facilitation
• Project management

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
Castlegar, BC

REGION
Interior

CLIENT
Kootenay Society for Community Living

PROJECT TEAM
Christine Ross Architecture
North Mountain Construction

BUILDING SIZE
13 units

PROJECT COST
$7.4 million

COMPLETION DATE
April 2025

M’akola Development Services (MDS) partnered with Kootenay Society for Community Living (KSCL) for the design and construction of the Eagles Estates affordable housing project located at 1101 2nd Street in Castlegar, BC.  

The project is a three-storey, wood-frame, residential development, consisting of 8 affordable housing units for low- to mid-income individuals and a 5-bedroom care home for KSCL’s client population. The 5-bedroom care facility on the ground floor will serve adults with developmental disabilities, while the top two floors will include 8 one-bedroom apartment units, with one fully accessible unit and three adaptable units.  

Design of the project required coordination of CLBC’s care facility building requirements and the BC Housing Design Guidelines. The project also required coordination of multiple funders – BC Housing, Canada Mortgage and Housing Corporation, and Columbia Basin Trust. MDS also facilitated a land swap with the municipality to advance the previously stalled project.  

The M’akola Development Services team was responsible for the feasibility analysis, business case development, site planning, project management through construction, and one year warranty review stages. 

MDS SERVICES PROVIDED

• Feasibility analysis and studies
• Site due diligence    
• Funding applications, management and reporting
• Capital and operating budgets 
• Design team procurement   
• Construction administration
• Project management services

STATUS
Complete

LOCATION
Courtenay, BC

REGION
Vancouver Island

CLIENT
Wachiay Friendship Centre

PROJECT TEAM
MacDonald Hagarty Architects
Kinetic Construction

BUILDING SIZE
40 affordable housing units

Target Population
Urban Indigenous people

PROJECT COST
$16 million

COMPLETION DATE
March 2025

MDS provided development consulting services for the Wachiay Friendship Centre Society (WFC), who work to support the urban Indigenous population in Courtenay. The now finished affordable housing project is owned by the WFC and was built on land that they owned and used as a parking lot adjacent to the current Friendship Centre.

The housing development is a five-storey, wood frame building with a total of 40 studio and 1-bedroom units, including an indoor amenity space. Of the 32 one-bedroom units, 9 are fully accessible, and the remaining 23 are adaptable to meet target tenant needs. MDS acted as the primary point of contact and owner’s representative throughout the development. MDS helped WFC procure a full design team and advance designs, successfully receive multiple sources of funding, prepare and receive re-zoning and the required development permits, and oversee construction and handover to WFC for operations.

The project was made financial feasible through funding from BC Housing’s Community Housing Fund, CMHC’s SEED and Co Investment programs, the Federation of Canadian Municipalities Green Municipal Fund, and the Comox Valley Regional District’s Homelessness Support Service Funding. The project offers a range of affordability options from deeply subsidized and rent geared-to income to near market units.

MDS SERVICES OFFERED

• Site and land use planning
• Site due diligence
• Local government approvals
• Partnership development
• Funding applications, management and reporting
• Capital and operating budgets
• Procurement and consultant management
• Project management

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