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Salt Spring Island Real Estate

MLS homes for sale by Scott Simmons

Salt Spring Island CEDC

October 16, 2014 By Scott Simmons Leave a Comment

Tonight the Salt Spring Island CEDC (Community Economic Development Commission), which is a sub committee of the CRD (Capitol Regional District),  put on an information night on what they have been doing for the last 3 years or so.  This pdf will explain local Salt Spring local government organizations; Salt Spring Island Local Governance Below is a recording of the main presentation.  The first person speaking is our CRD director Wayne McIntyre.  He introduced the CEDC chair John Tylee at the time of 3:50 on tape 1.  In total it’s about 45 minutes.

IMG_20141016_175149

Part 1

 

http://saltspringrealestateagent.com/wp-content/uploads/2014/10/Part-1-CEDC.mp3

Part 2

http://saltspringrealestateagent.com/wp-content/uploads/2014/10/Part-2-CEDC.mp3

 

John really lays it all out about Salt Spring.  He goes over our problems and solutions.  Yes the island has some problems but as John states we are blessed with natural capitol and great human capitol and both are sustainable.   It’s an excellent presentation and well worth your time if you are thinking of calling Salt Spring home.

Here is the official slide show that goes with the audio clip. resilientsaltspring_cedc planoct2014

One of my complaint about the CEDC was this year on behalf of the Arts Council I organized a social media day for Salt Spring.  We had various speakers on topics from facebook to twitter.  The CEDC said they would sponsor the event for 1k. The money was to be for honorariums for the speakers.  I gave them 6 months notice of the event and did numerous interviews and at the last minute they made up an obtuse request form.  At that point it was to late for them to participate.  The social media day was a success we had over 70 participants who are using social media for their small Salt Spring artisan business.   I only mention this complaint because John made several references to the need for social media training in his speech and I gave them an opportunity to participate and they did nothing but lip service.  It was very frustrating experience trying to “partner” with the CEDC.

For readers information this presentation is a month before the local election.   In some ways the CEDC has done not much but try and make the CRD look like it’s actually doing something.  Again my biggest complaint is commercial property tax rate on the island and this topic never comes up by the CRD.   Governments don’t like to talk about over taxation.  If they cut the commercial property tax rate to be the same as residential we would see investments in commercial properties and new business created.  Who want to buy the Vesuvius pub and pay the 30k plus per year in commercial property tax? Anyone?

On a positive note the CEDC is going to sponsor the Arts Councils 2015 Juried art show which will hopefully become a national event showcasing Salt Spring as an arts destination.  I do hope they actually follow through with this pledge.

I hope this post helps explain the odd way Salt Spring is blessed but challenged.

As the old saying goes “when the government says they are here to help it’s probably time to run“.

 

Cheers

Scott Simmons

 

Filed Under: Salt Spring News

Salt Spring Island Industrial Advisory Planning Commission report

September 8, 2014 By Scott Simmons 1 Comment

Salt Spring Island Industrial Advisory Planning Commission draft final report is out.  Here is a copy of the report.  iapc-draft-report-july-15

All in it’s an excellent report that was put together by a stellar group of Salt Spring volunteers.

The basic recommendations are to change the current industrial / commercial zoning into 5 zones;

1. General Employment Zone 1
2. General Employment Zone 2
3. Marine Employment
4. Waste Management
5. Heavy Industrial

The basic change would be from what we have now of specific use to the new model of measured impacts.

The report also covers some ideals of future development in Ganges, Fulford and Channel ridge villages with an new take on live work places.

I do feel the report fell short on addressing the 2.44 times commercial tax to residential property tax difference.   With 600 home based business on Salt Spring this is the elephant in the room.  Who is really ever going to want to go through the pain of re zoning knowing the end result will be more taxes.   It seems to me so many of the home based business will go underground and not re zone even if they are in locations that are identified in the report.

There were a few mistakes in the report such as on page 21 which says;

Sales and rental data. Unfortunately, virtually no sales and rental data for industrial land on Salt  Spring exists. Records back to the 1980s show no sales of industrial land, except for strata properties, and there is very little publically available information on rentals. 

There is sales data available here it is; Commercial salt spring

The other mistake on page 21 was about the vacant marine related property;

Vacant industrially zoned properties. In May 2014, there were eight vacant properties, plus three vacant strata properties. Three of the vacant properties were marine related, totaling about one acre, with potential environmental issues due to past use as marine fueling stations. The remaining five properties totaled 4 acres

Two of the marine properties about were owned by Shell Canada and sold this year after extensive remediation work and testing had been done over a 20 year period.

 

For those that mistakenly think Salt Spring is closed for business the report is worth a read.  It shows that the island is moving in the right direction and supporting entrepreneurs.

Lets hope the local trust committee puts some staff resources into implementing this report asap.

 

 

Cheers

Scott Simmons

 

Filed Under: Salt Spring News

Could Ganges grow up?

August 28, 2014 By Scott Simmons Leave a Comment

In Response to the August 20th Driftwood article “More Planning crucial for a healthy economy”

Channel Ridge land
Channel Ridge land
Channel Ridge land
Channel Ridge land
Channel Ridge land
Channel Ridge land

As John Tylee, chair of the Salt Spring Community Economic Development Commission, states in last week’s Driftwood; “The last decades have seen tremendous advances in understanding how to create exciting places. Encouraging downtown living to maximize after hour activities, making the most of water features, ensuring public spaces are easily navigable for pedestrians, and providing wayfinding so visitors feel safe to explore — these techniques are successful throughout the world. But they are conspicuously absent in Ganges.”

I totally agree with the statement above. Cities and towns around the world are seeing benefits of building a livable, workable, walkable core. There seems to be a worldwide trend against the car-dependent suburban/rural sprawl development model that dominates the Salt Spring landscape.

If “Salt Spring” could build up Ganges, in the process it could gain the following: 1) A larger location, for NSSWD, to build a water treatment plant thus avoiding the restrictive Tripp Road location. 2) Extinguish the future cost of building a new fire hall in the north end. 3) PARC could have land for a much-needed multi-sports field complex. 4) The island could get a much-needed industrial/business park.

Could all this be done?

The basic idea would see Salt Spring purchase the bankrupt 830-acre Channel Ridge development for approximately $10 million or so. The purchase would include the 306 transferable lot densities, 17 strata lots that are almost ready to sell, the right to build 75,000 square feet of buildings in the village area and the 65-km trail system.

The 306 densities could be sold in blocks of 37 units to developers who could buy 1.2-hectare properties in Ganges and build condo buildings. Ganges could end up with eight or so six-storey condo buildings. An example of a receiver lot, in Ganges, could be the current Irwin Collision auto body shop land. Here is the Island trust map which shows the donor and receiver areas on Salt Spring;ssbylbaseocp0434map26

Let’s just say for argument’s sake that the lot densities could be sold at $50,000 each for a total price of approximately $15 million. The 17-lot strata subdivision could be sold as a package to a developer for, let’s say, $1.7 million.

The Channel Ridge village site could be rezoned commercial/industrial and sold as a packaged mini business park with 10 subdivided small industrial lots. map of Channel Ridge

The business park might fetch $2.5 million or so.

In total, Salt Spring could potentially make approximately $9 million plus all the yearly property taxes that could help subsidize our pool, library, transit, fire service, schools, etc.

Some of these funds would need to be spent on increasing the Ganges sewer capacity, buying a ladder truck for the fire department and maybe subsidizing all the water districts on the island proportionally, thus relieving the beleaguered water district property owners.

At the end of the day, Salt Spring could change and be a greener island with less car-dependent rural/suburban sprawl and have a built-up walkable Ganges with approximately 500 or so new residents living in the core.

Please note that this article is not about incorporation and or the roles of local government. This is about the ideal of what could happen if we all worked together for the common good of the island. I have used the term “Salt Spring” as if it was an all-encompassing entity.

Here is an information sheet about Channel Ridge properties. Channel+Ridge+Brochure Please note Channel Ridge has sold for 6.6 mil.

Cheers
Scott Simmons

Please note this article was published in the Driftwood on August 27, 2014.

Filed Under: Salt Spring News

Salt Spring Island Industrial Land Needs Assessment Report

September 2, 2013 By Scott Simmons Leave a Comment

Salt Spring Island Industrial Land Needs Assessment Report.

To be a consultant and write reports, that’s the life. There seems to be so many reports and so little action ever. It is an interesting report prepared for the Island Trust.

The recommendations from the report make perfect sense, basically stream line the complex zoning, I wish I had thought of that (maybe I did http://saltspringrealestateagent.com/why-is-salt-spring-stagnant/).

The most glaring omission in the report is the high taxation of commercial/industrial land. Commercial/industrial on Salt Spring is taxed at 2.44 times the residential tax rate. Who would bother to rezoning from residential to commercial? Most of the 1200 plus Salt Spring home based business operate on residential land. Most do so by flying under the Islands Trust non existent radar. Most probably claim the home owners grant on their land. The Islands Trust only seems to goes after the most visible offenders after receiving multiple complaints. Unless you are in waste management or tow a massive black barge into the harbour chances are you will never hear from the Islands Trust.

There is no incentive to re zone residential land to commercial/industrial on Salt Spring. The commercial/industrial land has been for sale for a long time due to the red tape and high taxes. No one will step up and buy the Vesuvius pub and pay the $33,334.57, in property tax, per year and open a pub (FYI it’s probably impossible to get a liquor license) How many pints would one have to sell just to pay the taxes? If one could make a dollar per pint one would have to sell over 90 pints per day to pay the property tax.

Salt Spring Island – Industrial Land Needs Assessment – 20130814B (2)

I do not know what the report cost (I think it was 50 or 60k) but I do know one thing it will be filed away with all the other reports and there will be no action. When one writes a report for a government body one does not probably want to slag their over-taxation. Without high over-taxation there would be no money for reports.

For the people thinking of moving to Salt Spring the report is a good information about the fabric of the island.

Cheers

Scott Simmons

Filed Under: Salt Spring News

TV show Realty Reality on Salt Spring

August 28, 2013 By Scott Simmons Leave a Comment

RealtyRealityLogo3

So glad shooting for the new Real Estate TV show “Realty Reality” is over. It was a lot of work. It all looks so easy on TV but in reality it was not easy. I think they were waiting for the “moment” to happen. You know the big fall down the steps or fall of the dock. I think they did shoot a few moments hopefully they will end up on the cutting room floor. The worst part was actually getting all the leg work done before the show. As the host I had to do all the ground work such as finding the locations and teeing it all up. The producer Lindsay was a real treat to work with. She is organized, fun and thinks fast. Here is the article out of the local Gulf Island Driftwood newspaper paper. TV show article

The reporter (Driftwood’s Elizabeth Nolan) from the paper did use her flash while shooting a picture and ruined the best take of the day. It is hard to deal with paparazzi while on location. For a behind the scenes look at the show you can watch the video Alex Denny shot while the crew was shooting the show.


Salt Spring Farm episode

Salt Spring waterfront episode trailer

Modular homes on lots Season 2

 

Behind the scene video of Realty Reality by Alex Denny

I think I will stick to real estate and not become a TV star. It is one of those hard decisions one has to make. Sorry TV world. How could I give up all the fun of being an agent on Salt Spring?

Update article about the Realty Reality TV show in the Vancouver Sun Oct 24, 2013

Vancouver Sun article about Realty Reality

Cheers
Scott Simmons

Filed Under: Buy house on Salt Spring, Radio Real Estate show, Salt Spring News

All candidate Q&A salt spring

May 2, 2013 By Scott Simmons Leave a Comment

All Candidate Q&A on Salt Spring at GISS on May 2, 2013

Video by Scott Simmons.

Nancy Wigen
Saltspringer Nancy Wigen asking question about fish farms

Filed Under: Salt Spring News

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Salt Spring Real Estate Market Report

If you are looking for Salt Spring Island Real Estate it would be well worth your time to check out my Salt Spring Market Report pages.

To help you search for a Salt Spring home for sale I have two systems you can use.  One is a map based mobile search system for tablets and/or phones. This system works really well if you are on Salt Spring, as it will automatically show you properties as you drive around the island.

The other system is a data base (Advanced MLS system or PCS) for laptops or desktops.

These two systems display information in real time, which allows you to view new listings within one second of them coming on the market. You will also find the “sold” prices of homes, as well as other useful information.

Radio Real Estate Shows

TV show Realty Reality on Salt Spring

So glad shooting for the new Real Estate TV show “Realty Reality” is over. It was a lot of work. It all looks so easy on TV but in reality it was not easy. I think they were waiting for the “moment” to happen. You know the big fall down the steps or fall of […]

Home inspection on Salt Spring Island

Home inspection on Salt Spring Island happened yesterday at a 42 year old log home. To accomplish the home inspections the buyer brought in a  Home Inspector, Geo-technical Engineer and a local Salt Spring contractor. Jeff the home inspector tells the story about the bag of Gold he found in an attic; gold story How […]

Salt Spring home face lift

My clients bought this dated salt spring home a month ago and are upgrading it.  The home was built in 1996 and is structurally 100% perfect.  It seams as if the original owner skimped on the finishing.   The main up grade Alex Denny (salt spring master carpenter) will be doing for the owners is re-finishing […]

Latest post

Packing Tips for Busy Home Sellers

Packing correctly can simplify the burden of the entire process for a household and potentially their moving company. By packing smart, using proper protocols, and paying attention to the details, things can be ready to go far before the movers arrive and ready to unload upon arrival. Here are some tips for busy home sellers […]

Salt Spring rental homes by the numbers

I get many people asking me about buying a rental home on Salt Spring and usually spend a lot of time answering all their questions.  So in this post, I hope to cover some of the factual information. Here are the typical questions and basic answers; What is the rental market like on Salt Spring?  […]

Salt Spring Housing Crisis explained

Is Salt Spring in the middle of a housing crisis?  It all depends on who you talk to and what one defines as a crisis. If you move to Salt Spring and have limited funds and are looking to rent a home at about $1000 per month your probably out of luck.  There are basically […]

Buying on Salt Spring Island

Salt Spring rental homes by the numbers

July 18, 2018 By Scott Simmons 2 Comments

I get many people asking me about buying a rental home on Salt Spring and usually spend a lot of time answering all their questions.  So in this post, I hope to cover some of the factual information. Here are the typical questions and basic answers; What is the rental market like on Salt Spring?  […]

Ban on Dual Agency BC

June 16, 2018 By Scott Simmons 2 Comments

On June 15th, 2018 the ban on dual agency just came into effect in BC. Here is a post I wrote about how the new rules will change the way I do business on Salt Spring New Rules for BC Real Estate As a continuation of the New Rules post, what happens if we are […]

New Rules for BC Real Estate

June 16, 2018 By Scott Simmons Leave a Comment

On the 15th of June 2018, the new rules governing BC real estate have come into effect. If you come to Salt Spring to look at homes and or land Scott will go over the form below and ask you if you would like agency representation and ask you to sign this Disclosure-of-Representation-in-Trading-Services as a represented part […]

Salt Spring Island Trust Land Use Zoning bylaw 355

February 17, 2018 By Scott Simmons Leave a Comment

On Salt Spring Island the Island Trust is responsible for our local zoning.  You can find our zoning info here at the Salt Spring Island Trust LUB 355. The bylaw has maps that cover every part of the island.  Believe it or not every few months or so I get an email from someone saying […]

Is an offer an sale?

January 26, 2018 By Scott Simmons Leave a Comment

This last month I had an accepted offer on a home and had a backup offer come in.  The backup offer was a very weak offer because the condition precedent (subject to clause) was so subjective.  It was subject to the buyer viewing and liking the lot.  Normally no one would take an offer like […]

More Posts from this Category

 

SALT SPRING NEWS

Salt Spring Housing Crisis explained

July 12, 2018 By Scott Simmons Leave a Comment

Is Salt Spring in the middle of a housing crisis?  It all depends on who you talk to and what one defines as a crisis. If you move to Salt Spring and have limited funds and are looking to rent a home at about $1000 per month your probably out of luck.  There are basically […]

Candidate for Regional Director CREA

March 7, 2017 By Scott Simmons Leave a Comment

I’m running for the position of board member Regional Director for BC for the Canadian Real Estate Association (CREA).  Below is my official platform after edits suggested by CREA lawyers. My name is Scott Simmons. I’m a REALTOR® on Salt Spring Island BC. If you go to the REALTOR.ca site and put in Salt Spring […]

CRD sewer and solid waste

January 23, 2017 By Scott Simmons Leave a Comment

The nuts and bolts of local goverment are really the non glamours basics of water, sewer and garbage (solid waste).   The CRD is the local service provider for Salt Spring.  On the night of 24 Nov 2016 Russ Smith Senior Manager, Environmental Resource Management for the CRD put on a waste presentation.  Here is a […]

Incorporation – A Third Option: Self-governance with contracted services

May 11, 2016 By Scott Simmons Leave a Comment

This was just posted on the Salt Spring exchange in 4 parts.  I have permission from John Gauld the author to publish this document on my Salt Spring web site;   SSI is known as a community that questions conventional practices and is creative and innovative in its response to community challenges. Perhaps the up-coming […]

Salt Spring’s new SSIWPA PAC

November 4, 2014 By Scott Simmons 2 Comments

If you live on Salt Spring you have to get used to all the acronyms.  If you have not heard of SSIWPA it’s because it’s new.   SSIWPA stands for Salt Spring Island WaterShed Protection Authority.  Today  was the first meeting of the SSIWPA PAC (Public Advisory Committee). The ideal behind SSIWPA is that it […]

 

Critical Salt Spring Buying Info

Ban on Dual Agency BC

June 16, 2018 By Scott Simmons 2 Comments

On June 15th, 2018 the ban on dual agency just came into effect in BC. Here is a post I wrote about how the new rules will change the way I do business on Salt Spring New Rules for BC Real Estate As a continuation of the New Rules post, what happens if we are […]

New Rules for BC Real Estate

June 16, 2018 By Scott Simmons Leave a Comment

On the 15th of June 2018, the new rules governing BC real estate have come into effect. If you come to Salt Spring to look at homes and or land Scott will go over the form below and ask you if you would like agency representation and ask you to sign this Disclosure-of-Representation-in-Trading-Services as a represented part […]

Sun Path Chart

Does the home get sunlight?

February 28, 2013 By Scott Simmons 1 Comment

If you’re planning to live on Salt Spring year-round, one of the most important things to consider when buying a property is SUNLIGHT. Do the neighbor’s trees or a mountain block the sun during the winter months?  According to Salt Spring real estate mythology, “If they buy in August, they will list in November and […]

Aggregate Days on the Market

January 2, 2012 By Scott Simmons Leave a Comment

What are “aggregate days on the market”? On the Victoria Real Estate board an agent can “Re-List” a property for a mere $25 fee.  An example would be if a home has been listed on the board for 180 days the listing can be taken off the market and then “Re-Listed” and appear to be […]

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