An interim housing needs report shows that land to build more than 28,000 housing units will be required in Chilliwack over the next 20 years.

But that level of housing need may "already be met," according to revelations at the Tuesday (Nov. 19) council meeting, from Reuben Koole, manager of long-range planning for the City of Chilliwack.

Chilliwack and all local governments in B.C. are required to complete an Interim Housing Needs Report by Jan. 1, 2025, including: the number of housing units needed in the next five, and 20 years; a statement on the need for housing near transportation options; a description of actions taken to reduce housing needs.

The 20-year housing need was the main component of the report and will be applied to OCP with the review that is underway until December 2025, Koole said.

A total of 28,148 housing units will be needed to be built in Chilliwack over a 20-year period, with 8,347 units over five years, according to the interim report.

"This includes a First Nations land component," Koole said, meaning that the population and available housing supply on reserve today is being factored into the future growth plans.

The last time a housing needs report was completed for Chilliwack was in 2020, where the 20-year housing need was pegged at 19,000 units, but the rapid level of growth since then is the reason why it's increased substantially.

Koole explained that after a careful review of land use and growth areas, they determined that the 20-year need of 28,000-plus units is "likely already met" in Chilliwack.

Three main factors for the hypothesis that the needs are "already met," including parcels of land that are designated for growth in the OCP but not zoned or built, as well as land that is zoned, but not designated or built, and finally the small-scale housing pre-zoning changes implemented on 11,000 parcels across the city, allowing up to four units.

"So while there are still details to determined through the OCP review, we don't anticipate any large changes to growth areas from the existing OCP to the new OCP, and we anticipate that we've accomplished or accommodated the 28,000 housing need from this interim housing needs report."

Another housing needs report will be required in 2028 followed by another OCP update in 2030.

Coun. Jeff Shields wanted to know when building a home with a legal suite, "does it count as two housing units or one?" The answer was two.

Koole said the goal of the interim housing needs report is trying to ensure there is enough land for the 28,000 units, not to predetermine how many and where, adding these reports take a theoretical approach as opposed to the more concrete housing supply targets, so they're two separate types of tools.

Coun. Jason Lum wanted to know how confident staff were in terms of the province turning the housing needs reports into legislation.

"Do you see any signs the province is going to turn this into an order and take the next step to enshrine this in legislation?" Lum asked about the 20-year need.

The answer in short was no.

"In my opinion I don't believe the province would change the housing needs report into regulation," Koole said.

"I believe this work was done by the province because some communities don't plan or designate a lot of land for growth. It becomes a tight framework for where communities want to grow and that limits development."

When development is restricted it can affecting housing prices and availability.

Mayor Ken Popove said it was good to see that the province was recognizing the impacts of growth on neighbouring First Nations communities, and suggested population growth should be incorporated into the needs reports and targets.