Tourism-led Amenity Migration and the Transformation of Place: Issues of Affordable Housing BEST Education Network Think Tank VIII Alison Gill Sustaining Quality of Life through Tourism Simon Fraser University Izmir University of Economics, Turkey June 24-27, 2008

Introduction: the impacts of global mobility Global economic and political change has stimulated an explosion in tourism-led migration flows resulting in unprecedented transformation in the form and condition of impacted communities. This increase in human migration to areas of high quality recreational and tourism resources is referred to as ‘amenity migration’ and includes both permanent and second home residents

Outline Brief conceptual framework for considering amenity migration in context of sustainable development Focus on one important quality of life issue resulting from amenity migration: affordable housing for workers Consider ‘best case’ example of solutions to the problem as developed in Whistler.

Housing and Quality of Life • Consumption-led (second home owners,retirees and other lifestyle migrants) reflecting a societal shift in values that emphasizes tradition, heritage, subjective well-being; environmental protection and other quality of life concerns. Production-led tourism migration labour pools and entrepreneurial personnel. Different QOL issues. Affordable housing for employees becomes particularly evident at the intersection of these two types of migration.

Affordable Housing In Unaffordable Places

Whistler: A Best Practice Example The Resort Municipality of Whistler (RMOW) recognizes that comfortable, affordable housing is vital to the sustainability of the Whistler community Committed to providing a variety of housing options for local employees to house at least 75 percent of the local workforce in the community Both rental and ownership units in a mix of sizes and locations are available and are restricted exclusively to Whistler residents.

The evolution of affordable housing in Whistler 1983 Whistler Housing Society - non-profit 1989 Employee Service Charge Bylaw - an inclusionary zoning bylaw requiring any commercial or tourist accommodation development to provide employee housing or provide cash-in-lieu 1996 Fund grown to $6 million but little built (500 staff housing beds by main ski operator) 1997 Whistler Housing Authority formed borrowed another $13 million and built 160 units

Accomplishments and challenges After 1997 all units rent and resale price restricted, consumer price index used to determine appreciation Over past 7 years 75-80% of peak season work force housed (cf 60%Aspen 30% Vail) 1000 new units after Athletes village 2010 Challenges difficult rezoning - new sites still a problem even though growth cap lifted to permit only affordable housing development

Tools and Policies Inclusionary zoning - requiring affordable housing Density bonusing - used as bargaining tool with developers Deed restricted - by covenant on title affects resale Housing agreements - concerning use and occupancy by only qualified residents. H.O.M.E - partnering with second home owners, residents to provide seasonal accommodation Green technology in building

Infill housing: meeting goals of sustainability and quality of life Increase the diversity and availability of resident restricted housing • Promote social vitality in existing neighbourhoods by increasing the number of occupied dwellings • Enhance neighbourhood character by dividing permitted floor area and building mass into smaller units • Encourage infill by allowing resident owners of market real estate to realize some of the value in their property without selling and leaving the community • Create new dwelling units without exceeding the capacity of municipal services and infrastructure • Make regulatory changes fair, flexible to accommodate various site conditions and owners’ circumstances, and simple to understand and administer

Whistler’s Affordable Housing Program

Conclusions Amenity migration (AM) and affordable housing are integrally related because AM invariably leads to rising house prices A predominantly resident labour force is essential to establishing a healthy community and a healthy tourism product It is necessary to establish policies and mechanism for non-market housing before growth is too far advanced. Affordable housing development need to be carefully designed to ‘fit’ with the tourism environment and should not be ‘ghettoised’