Strategies and Plans – M'akola Development Services

M’akola Housing Society Strategic Real Estate Development Plan

M'akola Development Services — Sun, 14 Dec 2025 19:43:56 +0000

STATUS
Complete

REGION
Across BC

CLIENT
M’akola Housing Society

MDS ROLE
Portfolio review and analysis

PROJECT SIZE
260 properties

MDS SERVICES PROVIDED
Municipal bylaw review
Financial modelling
Operations and asset management planning
Redevelopment sequencing

COMPLETION DATE
December 2025

MDS worked with M’akola Housing Society (MHS) to complete a portfolio review and assessment of the properties MHS owns and operates across BC. The Strategic Real Estate Development (SRED) plan analyzed the development potential of MHS’ portfolio in the context of municipal policy, available funding sources, and organizational growth priorities (both regionally and overall). This included a review of over 260 properties to identify and prioritize opportunities for redevelopment, acquisition and disposition in each region, considering the number of units under expiring agreements, projected redevelopment, upcoming development projects, and operational capacity.

The MDS team coordinated with MHS to establish a set of evaluation criteria for redevelopment potential, including location & regional context, building age & condition, operating agreement status (i.e., ongoing subsidy), and potential unit increase (based on lot size & current municipal bylaws) to create a plan which was received by the Board in 2025. Recommendations in the final plan were compiled by region and were focused on advancing MHS’s Mission of providing and maintaining quality homes and assisted living supports primarily for Indigenous communities across BC.

Fernie Workforce Rental Housing Business Plan

M'akola Development Services — Tue, 09 Sep 2025 16:26:25 +0000

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

Brightside Strategic Real Estate Development Plan

M'akola Development Services — Fri, 14 Feb 2025 18:17:30 +0000

STATUS
Complete

REGION
Lower Mainland

CLIENT
Brightside Community Homes Foundation

MDS ROLE
Portfolio review and analysis

PROJECT SIZE
20 properties

MDS SERVICES PROVIDED
Municipal bylaw review
Financial modelling
Operations and asset management planning
Redevelopment sequencing

COMPLETION DATE
February 2025

Brightside Community Homes Foundation (Brightside) retained M’akola Development Services (MDS) to conduct a portfolio review of Brightside-owned and operated properties to identify potential redevelopment opportunities and a companion strategy for redeveloping or retrofitting existing assets. The Strategic Real Estate Development Plan (SRED Plan 2024) analyzes the development potential of Brightside’s portfolio in the context of new zoning and funding streams as well as opportunities for partnerships with Indigenous groups and non-profits.

The SRED Plan (2024) provides an overview of the provincial, local and neighbourhood policy context in Vancouver and Burnaby and scored 20 Brightside-owned or held properties based on their development potential. Considerations that impacted scoring included municipal policy direction, zoning, opportunity for increasing density, potential acquisitions to increase development size, and other key factors. The goal of this review was to identify a strategy for site redevelopment and retrofitting to meet Brightside’s Net Zero Strategy (2023) and to maximize the number of units within Brightside’s housing portfolio. The SRED Plan (2024) includes redevelopment and retrofit sequencing considerations based on tenant relocation strategies within Brightside’s current and future portfolio, mitigation of future repair and maintenance capital expenditures, and prioritize investment in owned assets.

Songhees Nation Housing Strategy

M'akola Development Services — Fri, 01 Mar 2024 16:26:26 +0000

STATUS
Complete

REGION
Vancouver Island

CLIENT
Songhees Nation

PROJECT TEAM
MODUS

MDS ROLE
Strategic Planning

MDS SERVICES PROVIDED
Housing Action Plan
Engagement and Facilitation

COMPLETION DATE
March 2024

Working in close partnership with Songhees Nation, MDS worked with MODUS to support the creation of a comprehensive housing strategy to guide housing development on Songhees lands for the next generation. The project was led by Songhees Nation and shaped through a collaborative, three‑phase process that included background research, policy and data review, and hands‑on engagement with members. An internal visioning workshop brought together Songhees Nation staff to identify current challenges, housing needs, and long‑term aspirations, ensuring the strategy reflects Songhees values, priorities, and lived experiences.

The completed housing strategy sets a clear vision of “a home for every Songhees member within a generation” and provides a practical roadmap to achieve it. It outlines actionable recommendations to develop new housing, maintain and renew existing homes, and strengthen housing systems that support members and future generations. The strategy emphasizes diverse housing options, culturally grounded design, sustainable land use, and strong partnerships, while also identifying near‑term actions and longer‑term priorities. Together, this work positions Songhees Nation to move toward proactive, long‑term planning that supports community resilience and cultural continuity.