Determining Feasibility for Expansion to Affordable Rental Stock: … · 2015. 5. 12. · Citizens...

Image 1: The Manor Apartments owned and operated by Squamish Senior Citizens Homes Society

Determining Feasibility for Expansion to Affordable Rental Stock: Phase 2 Report

Prepared for the Squamish Senior Citizens Homes Society by: Margaret Forbes, MPA May 4, 2014

Squamish Senior Citizens Home Society-Rental Expansion Phase 2: Community Consultation

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Table of Contents

Executive Summary..................................................................................................... 3

Acknowledgements .................................................................................................... 9

Introduction ............................................................................................................. 10

Methodology ............................................................................................................ 10

Community Consultation Findings ............................................................................. 10 Profile of Seniors Households in the District of Squamish ................................................................... 10 Preferences and Observations about Seniors Affordable Housing from Senior Households in the District of Squamish ...................................................................................................................................... 19 Local Seniors Considering a Move or Downsizing in Squamish ......................................................... 21 Design and Building Policy Preferences ....................................................................................................... 26

Promising Development Models ............................................................................... 31 Seniors Housing Examples Provided During Consultation .................................................................. 31 Life Lease Model ..................................................................................................................................................... 32 Strata Title Development ................................................................................................................................... 34 All Rental Building Development .................................................................................................................... 34

Planning with the District of Squamish ...................................................................... 36

Potential Partnerships .............................................................................................. 39

Next Steps for the Society ......................................................................................... 42


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Executive Summary The following report was commissioned by the Squamish Senior Citizens Homes Society (SSCHS) as part of their planning for a new rental development in Squamish. The proposed new development will provide additional affordable seniors rental units to the Society’s existing portfolio.

Methodology This community consultation is the second phase of a study to determine need and demand for additional seniors housing in Squamish, a preliminary initial report that included a review of existing community data was provided to the Society in 2014. This second phase of the SSCHS Need and Demand Study includes:

A community consultation with seniors that included a Squamish senior's affordable housing survey and two local seniors focus groups.

A detailed summary of CMHC seniors household data. Information gathering interviews from the following sources:

Vancouver Coastal Health Home and Community Care Program District of Squamish Planning Department District of Squamish Parks and Recreation Terra Housing Consultants Terra Lumina Life Lease BC Housing Development Services Department Co-operative Housing Federation of British Columbia Norr Architects and Planners Sea to Sky Division of Family Physicians.

A scan of best practices in non-profit housing development and financing.


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Study Highlights

68 The number of survey respondents.

97% Survey respondents over the age of 55 years.

57% Survey respondents considering a move or downsizing. Of this group 56% want to rent their next home and 22% are undecided

52%

Survey respondents who were married. Respondents were fairly equally divided between those who were married and single (widowed, divorced).

915 The number of seniors households in Squamish

100

The number of senior’s households in core housing need in Squamish as of the 2011 Census. 80% of households in core housing need rented

$80,707 Average income of the 450 seniors couple households in Squamish as of the 2011 Census

$29,736 Average income of the 365 non-family (single) senior households in Squamish as of the 2011 Census

60% Survey respondents who own their own homes. 36% of survey respondents rented

85% The percentage of senior household homeowners in Squamish based on 2011 Census

50% Survey respondents considering a move or downsizing that are not eligible for SAFER subsidy based on income criteria

63% The number of couples who responded to the survey that are not eligible for a SAFER subsidy based on income criteria

53% The number of single survey respondents who are eligible for SAFER based on income criteria

29% Survey respondents who met the CMHC core housing need affordability criteria

11% Seniors households in Squamish experiencing core housing need as of the 2011 Census

11% Survey respondents who's homes met the CMHC core housing need adequacy criteria

57% The average amount of income spent on shelter by the 80% of seniors households in core housing need as of the 2011 Census

Reasons for Relocation and Downsizing Lifestyle and financial freedom were the primary reasons focus group members gave for wanting to downsize or move from their current homes.


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Ranked from most popular to least, the reasons survey respondents said they would consider a move or downsize.

1. To be closer to amenities 2. Maintenance demands of current home 3. Affordability of current home 4. Accessibility of current home 5. Other reasons including: not being a burden to family members if they

became incapacitated, not requiring the current space they have, and anticipating a time when they could no longer drive.

6. Feeling isolated in current home

Lack of affordable seniors housing options in Squamish The majority of seniors who attended focus groups and participated in surveys

felt there was a lack of suitable, affordable housing for seniors in Squamish.

Unit Size Preference Two bedroom units were the most popular choice for survey respondents and

focus group members, followed by studio and one-bedroom units.

Anticipated Move Plans Of the 49 respondents who answered this question about when they are planning to move or downsize:

Almost 37% anticipated a move in the next 2-5 years 22% selected the "other" category and anticipated moving in 5-20 years or

when there was a need to move 40% had a more urgent need to move and anticipated moving within the

next two years

Design and Building Preferences The following list summarizes the unit and building amenity preferences of seniors in Squamish, based on all community consultation findings.

Storage both in the unit and as a building amenity.


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Green space both on the grounds and access to a space for container gardening.

82% of seniors required parking spaces. 22% of seniors required accessibility features including wheel chair

accessibility and parking for electric scooters. Investigate current practice in building development and amenities to

maximize healthy living and reduce risk of injury. Good design within units including: delineation of sleeping area and living

area, good natural light-large windows, open concept. Two bedroom units with bedroom wings on either side of living area to allow

for guests and potential roommate situations. Survey respondents and focus group members were divided about a no pet

policy influencing their decision to move to a building.

Promising Development Models

There were a number of development models provided during the community consultation that could be good for seniors housing. These models could be explored further by the SSCHS.

Models of interest to seniors in Squamish based on the community consultation include:

o Rental apartment buildings o Life Lease Buildings o Strata ownership buildings o Cottage/ small single family bungalow developments

Best or promising practices explored as part of the information gathering portion of the study included: life lease model, builder developed model, strata development model and community land trust models for affordable housing.

Potential Partnerships for the Society to Explore Further For Financing:

Vancity BC Housing

Potential Shared Facility Opportunities

VCH Home and Community Care Program District of Squamish Parks and Recreation Department Vancouver Resource Society Sea to Sky Division of Family Practice


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Conclusions: There is a strong demand for affordable rental for seniors in the District and a demonstrated interest from local seniors at all income levels in downsizing or relocating to an affordable seniors rental building.

Local seniors expressed an interest in alternate tenure arrangements such as life lease and co-op housing that could be explored further by the Society. Some tentative interest in partnerships within a new development was also noted in the key informant interviews. Within the findings of this community consultation the Society has obtained the information necessary to begin planning a new rental development. Based on the consultation findings a list of potential next steps for the Society within the development process were identified.

Next Steps for the Society

1. Recruit a development consultant

There are a number of development consultants, some were interviewed for this project that specialize in seniors housing. There contact information is available in Appendix I listing the Key Informants who received interview requests. As noted by the BC Housing representative, "hiring someone with that development acumen and seeing where you go from there and exploring your model and doing some of that math for you. I think that’s what you really need to know how much money do you have to bring in? How much more equity do you need to bring in to make it work on a financing basis."

2. Contact the Land Transfer Office

It is also recommended that the Society obtain the current covenant on title to get the specific details. This was not available form the District and requires a $13 fee to obtain.

3. Submit rezoning and development application to the District

it was noted that this process can take time and should be done early in the planning.

4. Follow and participate in upcoming discussions about District of

Squamish Recreation Facility usage and future needs assessment Explore potential gaps or needs that may be served through the SCCHS centrally located proposed development.


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5. Pursue a meeting with Vancouver Coastal Health to explore potential partnership opportunities leasing lower floor of the new development. For this meeting the square footage available for both the building space and parking spaces would be required.

Acknowledgements

Thank you to the individuals and organizations that helped to inform this study.

Project Sponsor

Squamish Senior Citizen's Homes Society

Project Advisory Committee

Laura Modray, Squamish Senior Citizen's Homes Society Sue Craigie, Vancouver Coastal Health Tom and Vivi Bruusgaard, Squamish Seniors Centre Committee Susan Magnuson, Community Member

Participants in Information Interviews, Survey and Focus Group

Key informants are listed in Appendix I Names of survey and focus group participants for this community consultation project are not listed in this report.


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Introduction The following report was commissioned by the Squamish Senior Citizens Homes Society (SSCHS) as part of the planning for a new rental development in Squamish. The proposed new development will provide additional affordable seniors rental units to the Society’s existing portfolio. This report addresses recommendations made within the earlier Squamish Senior Citizens Need and Demand Study: Determining Feasibility for Expansion to Rental Stock (2014). The recommendations were as follows:

To conduct a community consultation to obtain a clearer understanding of local seniors needs and preferences for future affordable seniors housing.

To explore potential partnering opportunities between the Society and other stakeholders to enhance services for seniors in Squamish.

To explore current best practice in the development and financing of affordable housing.

To address these recommendations a community-wide survey, two focus groups with local seniors and exploratory interviews with key informants were conducted.

Methodology The methodology for the community consultation informing this study can be found in Appendix II.

Community Consultation Findings

Profile of Seniors Households in the District of Squamish The following information is based on a compilation of survey, focus group and Statistics Canada Census data. As part of the community consultation, sixty-eight local seniors responded to a senior's affordable housing survey1. All but one respondent identified as residing in the Squamish or the Sea to Sky Corridor.

1 With 68 respondents the survey sample size was deemed representative of seniors households in the District of Squamish

with 90% confidence level and a 10% margin of error. This means that if we were to replicate this survey 9 times out of 10 we would obtain similar results with a margin of error of plus or minus 10. Based on this statistical inference the survey findings provide some valuable insights into seniors in Squamish, but should be interpreted with caution.


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Gender Although there are slightly more female than male seniors in Squamish based on 2011 Census Data2 women were overrepresented in the survey. Just over 44 of the respondents identified as female and 20 of the respondents identified as male.

Age The following graph shows the age demographic of the survey respondents. Most of the respondents described themselves as 55 years of age or older. The two survey respondents who responded as Other than 55+ were between the ages of 45 and 54. The larger portion of respondents, just over 42% were between the age of 65 and 74, and is therefore representative of potential residents for a new seniors development in the District.

Marital Status Marital status was almost equally divided between married (32) and single, including widowed, separated and divorced (30).

2 Page 13 of the SSCHS Seniors Affordable Housing Need and Demand Study (2014) provides a detailed breakdown of population by gender.

55-64 years old 34%

65-74 years old 44%

75-84 years old

17%

85 years+ 5%

Survey Respondents 55+

55-64 years old

65-74 years old

75-84 years old

85 years+


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The following chart describes the living situation of respondents. The majority of the respondents (32) lived with a partner. The next largest group (25) described their living situation as "living alone".

Income When discussing incomes it is important to look at household rather than individual income, as it is the household not an individual that moves and pays rent. Accurate household income data for senior's households in the District of Squamish was obtained from Statistics Canada 2011 census data. As noted in the Seniors Affordable Rental Housing Need and Demand Study (2014) Squamish had a total of 1,660 seniors in Squamish as of the 2011 census, they comprise 915 households.

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Live Alone Reside with Family

Live with a partner

Reside with non-family

Current Living Situation

# of respondents


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The following chart is a closer look at seniors households in the District based on data available in the CMHC Beyond 2020 Housing In Canada online database including; number of households, average household income, average shelter costs and the average shelter to income ratio of households. This information augments the survey data.

At $29,736 the average annual income of senior Non-Family (Single) households is 36% of the income available to Seniors Couples ($80,707 annually)

Total # Of Households

Average Household

Income

Average Shelter

Costs

Shelter to Income Ratio

(STIR) Total Senior Households

915 $61,624 $730 21.6%

Total Senior Couple Households

450 $80,707 $832 17.3%

Total Non-Family Households

365 $29,736 $591 29%

Total Senior Homeowners

775 $63,426 $734 18.6%

Senior Homeowner Couple Households

415 $76,842 $809 16.1%

Senior Homeowners in Core Housing Need

20 $19,641 919 50.8%

Non-Family Senior Homeowner

285 $31,945 $591 24.1%

Total Senior Renters

140 $51,591 $703 38.4%

Senior Renter Couples

35 $127,481 $1,112 31.4%

Senior Renter Non-Family

85 $22,246 $590 51.1%

Senior Renters in Core Housing Need

80 $16,846 $683 56.8%


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As noted, CMHC information was not replicated within the study survey. Survey respondents were asked income specific questions to determine if they were eligible or ineligible for SAFER subsidies, the provincial portable market subsidy available to seniors to address rental affordability in the province. It was felt that the Society could use this information to determine the unit sizes and rental amounts the local market could bear, and to better understand the portion of the seniors community interested in renting and their requirements. Where applicable the above CMHC data is compared to the survey data.

Survey Respondent Income Breakdown The following section provides a closer look at survey respondents based on their income and marital status. The first graph pictured below provides the reported monthly income of all survey respondents. The monthly income categories were based on SAFER income eligibility criteria amounts. SAFER has a means test to determine eligibility based on a monthly income that does not exceed $2423 for a couple or $1775 for single seniors. Of significance in the graph below, the majority of respondents were equally divided between those who would be eligible for a SAFER rental subsidy, whether single or living with a spouse, and those who would not be eligible for a SAFER subsidy.

Figure 1 Respondent Incomes Total responses all living arrangements

36%

36%

12%

6%

5% 5%

Monthly Incomes of Survey Respondents

<$1775

$2423+

$1776-$2222

$2223-$2423

Don't Know/Unsure


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The next two graphs provide a closer look at the SAFER eligibility of single and married survey respondents based on their SAFER eligibility.

Single seniors are more likely than couples to have an income level that is eligible for a SAFER subsidy.

The first chart looks at income eligibility of senior's couple households. Of the 27 respondents who identified as living in a couple almost 63% were ineligible for a SAFER subsidy. 37% of the respondents described their monthly household income as under $2423 and therefore they would be eligible for a SAFER subsidy.

This survey information reinforces CMHC data indicating that there are 450 seniors couple households in the District of Squamish and that these households have an average income of $80,707 or an average monthly income of $6725 much higher than single senior households. This data supports survey findings that a large portion of senior households in the District could afford to pay market rent.

Figure 2 Married Respondents by Monthly Income

The next chart summarizes household incomes of senior non-family households in Squamish, defined as individuals who live alone, with family other than a spouse, or non-family members.

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$2423+ <$1775 $1776-$2222 $222-$2423

Married Respondents by Monthly Income

Seniors living with a partner


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Of the thirty respondents who described themselves as single households 53% would be eligible for a SAFER subsidy and Just fewer than 47% would be ineligible.

CMHC senior's household data indicates that there are 285 non-family households in the District with an average income of $31,945 or $2662 monthly reinforcing survey findings that this group of individuals would be morel likely to seek a SAFER subsidy if renting.

Figure 3 Single Respondents by Monthly Income Category

Respondent Awareness of BC Housing SAFER Subsidies

Previous local research identified a low awareness of BC Housing portable rental subsidies available for both seniors and working families within the District.3 The survey specifically asked individuals who rent if they are aware of the SAFER subsidy. The following graph illustrates the outcomes. Of note, there are respondents with low monthly incomes who would be eligible for SAFER who indicated they are not aware of the program. Based on this data the Society may want to include a campaign to inform seniors of the availability of SAFER Subsidies, as part of their marketing plan for any new affordable seniors market rental building.

3 Forbes, M. Squamish Affordable Housing Need and Demand Survey (2012)

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<$1775 $2423+ $1776-$2222 $2223-$2423

Live Alone

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Tenure

Tenure of survey respondents is summarized below.

Just under 60% (37) of the survey respondents owned their homes. Fewer than 36% (22) of the survey respondents rent. The 'other' category (3 respondents) had alternate tenure arrangements

such as living with family (not a spouse) or a caretaker arrangement. According to CMHC data, a larger portion of seniors than the survey findings indicate, 84.6%, owned their homes at the time of the 2011 Census. And according to CMHC data, 15% of Seniors Households in Squamish rent their homes, significantly less than the survey findings of 35%.

Core Housing Need CMHC uses three criteria to determine if a household is experiencing core housing need. A household is in core housing need if it does not meet one or more standards for housing adequacy, suitability, or affordability. CMHC defines these terms as follows:

Adequate housing does not require any major repairs, according to residents.

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Yes No

Awareness of SAFER Subsidy based on Monthy Income

<$1775

$2423+

$1776-$2222

$2223-$2423


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Suitable housing has enough bedrooms for the size and make-up of resident households.

Affordable housing costs less than 30 per cent of before-tax household income.

Survey respondents were asked about two of the core housing need criteria, the affordability and adequacy of their current homes. Just over 62% of the respondents felt their current homes met the affordability criteria as defined by CMHC, while just over 29% felt their homes did not. When survey respondents were asked if their current home was adequate based on the CMHC definition 89% of the 64 respondents who answered this question indicated their current homes were adequate, and almost 11% felt their homes did not meet the CMHC criteria for adequacy. In comparison, CMHC data obtained from the 2011 Census4 indicated that almost 11% of all senior households in the District were experiencing core housing need. 80%of these households rented their homes.

4 A more detailed breakdown of households in core housing need in Squamish can be found starting on page 25 of the Squamish Seniors Affordable Housing Need and Demand Phase 1 Study (2014)

Preferences and Observations about Seniors Affordable Housing from Senior Households in the District of Squamish The following sections summarize the preferences, opinions and needs of survey respondents and focus group members regarding: housing tenure, senior's amenity and service needs. This information is augmented where relevant with previous community research. The following information should be interpreted cautiously, as noted in a CMHC Seniors Housing report, "A senior may express a preference for a type of housing, but would not consider moving because of various reasons such as affordability, or location, or unsuitability of lifestyle. Therefore, there is a distinction between what seniors would identify as a housing need, what seniors believe would satisfy that need in a way that is preferable to them, and what housing seniors like but would never or could never consider moving into. New concepts and ideas of housing that receive a good response from seniors may not always be successful, especially if seniors view the concepts as ‘nice’ but not applicable to their needs and preferences."5 Seniors in the focus groups and survey respondents provided a number of reasons for needing seniors housing, both now and in the future. Some acknowledged the realities of aging and wanted a home that could accommodate changing needs. Others participants wished to be in a seniors housing complex for social reasons, or as one focus group participant noted, "my friends are all seniors why would I not want to live with my friends?" Lifestyle was another reason for wanting to move, as this focus group participant indicates, "We live up in the Highlands that means every time I want to ride I basically have to load the bike on the car and how long am I going to be able to do that? With lifestyle as well I’d be happier somewhere flat. Something easier to manage." Equity was also a reason seniors wished to downsize and sell their single-family homes. One focus group member noted, "If you own your home and you cannot downsize financially, pull some money out of your home, then what’s the point. You’ve just got this millstone around your neck. Our kids both have their own houses. They’re relatively well established if you can say that in these days, but I’m less concerned with leaving the house to the children, then I am with not being a financial burden to them at the end of my life. I’m 74 now so who knows when that little bit later is going to come."

5 CMHC. (2013). Housing For Older Canadians: The Definitive Guide to the Over-55 Market

Volume 1: Understanding the Market


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The following chart identifies reasons for a future move or downsize from survey respondents. The respondents were asked to select all the responses that applied to their situation. In the other category respondents explained that they were motivated by factors including: not being a burden to family members if they became incapacitated, not requiring the current space they are in, and anticipating a time when they could no longer drive.

Availability of Affordable Housing The majority of survey respondents felt Squamish did not have an adequate amount of affordable seniors housing, of the 64 respondents who answered this question:

Almost 80% of the respondents felt that there was not enough affordable seniors housing in Squamish.

17% or 11 of the respondents said they did not know or were unsure. Two respondents answered yes they felt there was adequate housing.

Both focus groups also supported these findings. Participants noted that there was limited affordable housing for seniors available for all income levels. One senior who was interested in ownership noted, "What we’re looking for is something one level. I’ve looked at buying a rancher, but what I would have to pay for the rancher is what I would get for my house and I’m trading a much larger yard and a much larger house for a small yard and a small house for the same price. It just doesn’t add up." Other participants noted the lack of affordable rental housing for those with low incomes. "Right now there’s hardly any low (income) rental even, zero in Squamish."

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Affordability

Maintenance Demands

Accessibility

Isolation

Closer to Amenities

Other

Respondents Reason for Moving or Downsizing

Respondents Reason for Moving or Downsizing


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Along with the Society's rental apartments, Riverstones apartments were identified as an example of affordable rental, especially in the seniors subsidized units. One focus group participant said, "The top there is 800 a month whereas if you get subsidized you can get it for 600 or 500. So that’s about right, that’s good." And focus group participants were aware of the soon to be built Centrepoint rental units coming to market in the near future. Affordable is a relative term as this focus group participant pointed out, "My perspective on affordable housing is entirely different. I do rent. I have a two-bedroom apartment in an older building that’s quite large. It’s affordable to me, but it wouldn’t be affordable to someone who didn’t have sufficient funds. I do find that the affordable housing at the Manor and at the Cedars is very small." According to BC Housing, the project funding criteria for seniors affordable rental units includes an income test to access project funding. The income test is based on BC Housing's regulations to ensure support is given to individuals with low to moderate incomes. BC Housing defines the income test criterion to be, $65,000 for singles and $85,000 for families including couples.

Local Seniors Considering a Move or Downsizing in Squamish For the purpose of this study, it is important to determine the number of senior respondents who are considering a move or downsizing, as this is the group that would likely be considering a move to a new seniors development in the community. A series of survey data queries were done to get a better sense of this group and its preferences. The following graph explores respondents based on their plans to move or downsize and their monthly income.

Of the 68 survey respondents to the survey, 39 or 57% were considering a move or downsizing at the time of the survey.

Just over 50% of this group described their annual income as exceeding the SAFER income eligibility amount of $2423.

In contrast, fewer than 31% of the respondents considering a move or downsizing were eligible for SAFER based on the maximum income for a single individual based on SAFER income requirements.


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Tenure and Location Preference of Local Seniors

As the chart below indicates, of the 41 respondents (60% of all respondents) planning a future move or downsizing in Squamish:

56% want to rent their next home. Just under 22% are unsure if they would prefer to rent or own, and 17% wish to own their next home. Of the two respondents who selected the 'Other' category, the responses

indicated that they were also unsure.

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$2423+ <$1775 $1776-$2222 $2223-$2423

Survey Respondents Considering a Move or Downsize at Time of Survey

Yes


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The following chart provides information on respondent preferences for renting versus owning based on their current tenure. In summary, those who rent their current homes would prefer to continue renting, and those who own their current homes were fairly evenly divided between renting or owning their next home or they were undecided. A segment of homeowners who participated in one focus group were quite vocal about wanting to own rather than rent their next home, "My view is when you’re paying rent when you take the money out of your wallet you might as well kiss it goodbye because you’re never going to see it again. Where as if you own, or even if you’re buying, paying a mortgage at least some of that is going to come back to your or to your kids when they sell the place. That’s really where I am." In contrast to these preferences, the survey data indicates that amongst existing senior homeowners in Squamish there is a mix of preferences, and a significant portion would prefer rental or were undecided.

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Rent or Own Preferences of Survey Respondents Considering a Move or

Downsize

Survey Respondents Planning a Move or Downsize


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Focus group participants viewed the site location of the Society's proposed development as a definite strength. Those who were currently living in the Manor or the Cedars apartments appreciated the convenience of the location for accessing nearby services and shops, "It’s a perfect location. Oh yes. It’s ideal. Locations good because they can just walk to the stores and things to the post office." Those participants not living in the area saw the benefits of the central location, as it would limit their need to drive. One participant explained, "Well I definitely need to be here, for shopping and the bank, but then sometimes you can’t walk to far either. I would say too, doctors you need to be close to doctors." These views support the survey findings regarding reasons for a move or downsize, with proximity to amenities being the top choice.

Unit Size Preference The following chart provides an overview of the unit size preference for those planning a move or downsizing. Respondents were asked to select a unit size associated with an accompanying price. Prices were based on current CMHC average rental price data for Squamish. It should be noted that these prices do not represent current market rental, based on a recent market evaluation obtained during the study6. In spite the lower than market rents, several respondents indicated that the rental amounts were beyond their means.

6 Reference Cushman Rental Assessment for SSCS Centrepoint

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Rental or Ownership Preferences of Survey Respondents

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As indicated in the chart below, the most popular unit size was a 2-bedroom unit; this was also a popular preference amongst Focus Group members. One focus group member noted, "If I were on my own I wouldn’t care about two bedrooms." Although studio units were equally popular amongst survey respondents as one-bedroom units, the BC Housing representative interviewed noted "Typically (seniors are) not looking for a bachelor either. Those are usually the last ones to go. Even a single senior that’s not their style of living."

Anticipated Future Move Date According to CMHC about 85% of Canadians over 55 years old want to remain in their present home for as long as possible, even if there are changes in their health.7 This sentiment was also observed in focus group discussions, one member noted that they were hoping to 'age in place' in a smaller home, "The thing is that you have units for two people but obviously at some stage it’s going to be for one person. So if I was looking at a unit that I rented or bought it would be something that I could stay in and not have to move out of if something happened to my husband or he could stay there if something happened to me. If we stay in out house, if something happened to him, if he died, I would have to move I couldn't maintain it. I don’t know how to. I don’t know how it works. I’m not the handywoman." Survey respondents were asked to estimate when they anticipated moving or downsizing their homes. Many seniors recognized the need for a future move from

7 CMHC. (2013). Housing For Older Canadians: The Definitive Guide to the Over-55 Market

Volume 1: Understanding the Market

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Studio 1 Bedroom unit

2 bedroom units

no plans to rent

require subsidy

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Unit Size Preference of Survey Respondents

Unit Size Preference of Survey Respondents


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their current single-family homes. Of the 49 respondents who answered this question:

Almost 37% anticipated a move in the next 2-5 years, 22% selected the "other" category and anticipated moving in 5-20 years or

when there was a need to move, 40% had a more urgent need to move and anticipated moving within the

next two years "I think there are a lot of people like myself who are still living in their home who aren’t going to be able to manage their yards and their home and they’re on the verge of needing this." Noted one focus group participant.

Design and Building Policy Preferences

Amenity Preferences

"What I was going to say is more and more you’re seeing that seniors have other demands in addition to wanting to live affordably." Quote from a Focus Group Participant

Seniors in the focus groups and survey respondents provided a number of examples of amenities they would like to see in a new development for seniors. The following is a list of the amenities discussed:

Storage within the building for: bicycles, wheelchairs, electric scooters, RV parking, and personal belongings.

A concierge service "When I do get to that stage or something happens that I still sort of be on my own but there could be some help it would be nice to

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Respondents Anticipated Move

Immediate Move

2-5 years

Within 2 Years

in one year

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next 6 months


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have that kind of support available. Like a concierge on site. A concierge or assistant."

Sharing arrangement with Shannon Falls Retirement Home to accommodate short stays if required for meals, "They have a dining room and kitchen in the Renaissance (Shannon Falls Retirement Home), so why couldn’t there be a sharing arrangement so that all the people who might be incapacitated for a short time they could go there for meals or come here for meals."

Outdoor green space was a common theme, "Outdoors where you can sit

out and have a coffee." Some described this as a courtyard or gathering space with accessible raised garden plots available for tenant use. One focus group participant explained, "That’s what I was going to suggest to you. A grounds. And a nice courtyard. They could expand out there too. I’m sure they could put more plots in here. They did do one expansion didn’t they? Yes. Years ago? Yes. They put 4 or 5 more. But the older ones need to be higher up. They’re actually too low. They need to have 2 or 3 more boards for height. Like they do at the community gardens. Because I try to weed and I end up… In the garden."

A common room, party room or apartment to be booked or rented by

residents for family or social functions. The focus group participants familiar with the Manor indicated the current Manor Lounge is used primarily for programming and not accessible for personal use by tenants. A focus group participant noted, "That’s a good idea to have one room. They have that next door too and it’s open. A party room. Like they have at apartments. You put your name in. It’s all open there is microwave you can book the place for your family even if you have to pay for it and you have to clean the place up after of course. " Another person described an apartment that could be booked for family on site as an amenity feature they would appreciate, "I think they should have a small apartment for families that are coming to visit. That’s an even better idea. Have it available and people can book it. Then you pay for it. That’s a good idea."

The BC Housing representative interviewed however, cautioned against adding too many amenity spaces to a building, "That’s where I think there’s still some room for flexibility. People, particularly non-profits have this desire to create lounges on every floor, every square footage that is not a rental unit, that is not in circulation you are just wasting your money." BC Housing has an amenity space calculator within a development-planning tool they offer to assist in planning a new development. This development planning tool can be found at the following link: http://www.bchousing.org/Partners/Opportunities/Framework

http://www.bchousing.org/Partners/Opportunities/Framework


28

Parking Preferences Of the 57 survey respondents who responded just over 82% indicated that they would require a parking space for a vehicle. As one senior noted even though she was not planning to drive she would like a parking space for her unit, "I would like to be downtown because then you can go without a car, and I know as I get older my eyes will get worse and my reactions will get worse so I’d like to avoid driving as much as possible. Yet I would like a parking spot."

Accessibility Requirements The graph below provides an illustration of the mobility requirements; of 22% or 15 of the 68 survey respondents to the question do you require accessibility accommodations.

56% of the respondents required parking for a scooter. 11% required wheelchair accessibility. 33% selected the “other” category. The 'other' responses indicated that they

require grab bars in the washroom.

Focus group participants also discussed the need for accessible building practices including: wide doorways, walk in showers, accessible cupboards and entranceway doors that can open automatically for those who require it. Although not related to accessibility, one theme discussed was a means of monitoring seniors in the building and providing access to help in an emergency. One participant suggested a low cost means of monitoring fellow residents at risk of falling or serious health concerns, "Where my dad was they had a little thing on the door you know like at a hotel to clean your room. They put it on at night and then in

47

10

Survey Respondents who Require Parking

Yes

No


29

the morning they take it off and if someone still has it on in the morning then they check on them. That’s what they did. That’s how they found out my dad was gone. Then it doesn’t need extra staff it just needs everybody to be vigilant." In addition to accessibility design suggestions, the representative from Vancouver Coastal Health was quite knowledgeable about seniors building design. She shared the following seniors housing suggestions to help minimize injuries and falls based on current best practice research on 'aging in place' design. These include:

Review the research on what contributes to falls in certain areas in the home and how to minimize their occurrence or reduce potential injury from a falls that do occur. One example of this was installing new flooring materials that are cushioned to minimize the occurrence of fractures from a fall. There is also research on suggested heights for counters that aid in reducing injury. Another suggestion was to avoid long hallways, create pods or clusters of units rather than long corridors.

Develop a plan to reduce isolation within the building design. One

example found through other sources was the incorporation of a Men's Shed. Men's Sheds are an initiative that started in Australia and Ireland to reduce isolation of male seniors and support mental wellness. These sheds are workshop spaces, bike repair areas, etc. where men can gather and be with other men. This model is being researched in Pemberton at present.

If the goal is aging in place then it is important to consider factors such as

accessibility for health care staff when required. For example, the need to move in medical equipment, hospital beds, etc. and available workspace for health care staff.

If the Manor lounge is the main communal gathering space, is there a

linkage with the Manor? An accessible corridor to allow access to the communal meeting space for those with mobility issues would be useful.

Building and Unit Design Preferences One theme that emerged within the focus groups was a need for good design, especially for small units. One of the most common concerns about small studio units was the lack of division between sleeping areas and living areas. As one participant noted, "I like the open concept. I’ve seen a small apartment in Vancouver and you’ve got a kitchen and then a counter thing and then you’ve got a living room and then you’ve got big windows it looks very spacious but it’s very small. Then over here is one bedroom and the bathroom and it’s very comfortable. It doesn’t feel like a small place at all but it is. So the open concept I think. Windows are key so you can


30

see out. I don’t know about a balcony.... I’d like a balcony but I know that’s more expensive." Often unit size dictates affordability as noted in the interview with a BC Housing representative, "That’s typically how people are getting affordability, it’s not necessarily that the cost of construction is any different, it’s that unit sizes are smaller."

A recent study into small market unit design was conducted by the Real Estate Foundation of BC8 and may be a helpful resource in planning for a new development. Some the highlights specific to small unit design identified within that study include:

Be aware of room circulation space Space should feel airy and bright Ensure privacy and noise reduction Ample in unit storage is critical Define a comfortable sleeping area Sliding doors and walls, flexible furnishings Use of outdoors- either outdoor access or large windows Durable finishes

Two-bedroom units were a popular preference. Focus group participants described specific designs that were appealing, "It’s two bedroom, two baths a nice terrace and elevator, all on one floor. A den but that’s more of wishful thinking than a must. Rent or direct ownership or a combination thereof. Wide open. Ideally in a building with an elevator, high quality so there’s less maintenance or a bungalow. I would say downtown for me both in terms of old services, bank shopping etc." Other respondents described a two-bedroom, one bath unit, with bedrooms located in wings on either side of the living space to allow for privacy if guests spend the night, or to accommodate taking in a roommate in future.

Pet Policy Preferences

Of the 41 respondents planning a future move or downsize, almost 54% indicated a no pet policy would not influence their decision to move to a building and 46% said it would be a deciding factor. There were several respondents who felt very strongly about allowing pets into a seniors building, citing the therapeutic value and companionship provided by pets could potentially aid the grieving process after the loss of a partner. Two examples of these comments can be found below.

8 Evans, H., Forbes, M., Godard, L., (2015). Research Study Exploring Best Practices and Lessons Learned with Small Market Unit. Study can be found at: http://www.reibc.org/_Library/Documents/Report_and_Appendices_-_Research_Study_Exploring_Best_Practices_and_Lessons_Learned_with_Small_Market_Units_Final_report_Jan_30_2015_.pdf

http://www.reibc.org/_Library/Documents/Report_and_Appendices_-_Research_Study_Exploring_Best_Practices_and_Lessons_Learned_with_Small_Market_Units_Final_report_Jan_30_2015_.pdf



31

"I don't have pets anymore but I have in the past. Feel it is necessary to allow elderly pet owners to keep them if it would be damaging to their health/ wellbeing to have to live without them" "Older people need a pet. It is proven it is helping the well being both mentally and physically. Even hospitals and other homes are permitting them."

Promising Development Models

Seniors Housing Examples Provided During Consultation

The following focus group responses provide examples of development designs and concepts that seniors identified they would like in a local seniors housing:

“ I think in Cloverdale there is a development where they have ranchers. I think some of them are semis and some of them are bungalows. It is for seniors. The prices are affordable. It’s not a gated community. Children may visit and even young people, but it’s not like the sort of senior ghettos in North America. I was hoping to find something like that, but I don’t want to move to Cloverdale. I don’t want to move away from here. I want to be on the level. In searching online for examples of seniors housing in Cloverdale, BC, several small seniors gated communities were found that included townhomes and ranchers at market prices.

"The Eagle Grove apartments are really nice. Some of them have two

bedrooms and some of the corner units are quite big and they have balconies. That’s another thing outdoor space. Whether it’s a balcony or a courtyard." Eagle Grove is condominium building in Squamish located nearby to the Society's current properties.

Manufactured homes were viewed as a good model of construction for

seniors housing by focus group members, one respondent said, "Eagle Grove was pre-manufactured. I think that’s important to note. The manufactured today is so high quality you can’t see the difference and often it’s quicker and cheaper to build. Actually the house next door to me in Brackendale. The guy who built it was in to that kind of stuff and it was actually all prefab. The walls when they came up were all prebuilt. They were all insulated already. They just stuck them up and placed them."

As this focus group member noted, some seniors in Squamish felt they had a

great deal of flexibility in their choice, "We travel a lot. So if we cannot find


32

something affordable then maybe we’ll look at something like Cedars and then we’ll go and spend the winters on a cruise ship. There are all kinds of options out there."

Several focus group members noted that a continuum of support and care

was appealing in a senior's housing development. "There’s one on 15th in North Van, Summerhill9 and they have the same thing there. You can buy you can have it where you have your own apartment or you can have assisted living and they also have it where you can rent and have assisted living."

Life Lease Model One promising development model that emerged as desirable for focus group and survey participants was the Life Lease model (Appendix VIII provides information on the life lease model). In a Life Lease development model seniors provide a lump sum investment for a unit in a life lease building. This lump sum covers the leasing of the unit; they then pay a small monthly maintenance fee to cover their portion of the building maintenance for as long as they require the unit. Life lease developments are typically managed by a non-profit society who is responsible for the maintenance and upkeep. When the senior no longer requires the unit it is leased by another person and the money invested in the lease is returned to their estate. A portion of the invested funds is withheld to ready the unit for the next tenant. Typically life lease units are affordable compared to other comparable market units due to the existing land ownership of the non-profit society. The funding arrangement for life lease developments can vary from the leaser's estate being compensated the same amount of money originally invested, or their money plus a small return on investment based on market performance of the unit and is set by the society when planning the development. The compensation formula also impacts a unit's future affordability. Many non-profits use a formula that keeps the units perpetually affordable. As noted, a withholding of 5% of the leaser's investment is also common to provide the Society with funds to prepare the unit for the next resident. This model is very popular in Manitoba and Ontario, and is gaining popularity in British Columbia. There have been successful developments built in several communities, including Maple Ridge10 and Surrey. Units are currently being

9 Information on this retirement home development can be found at: http://parcliving.ca/the-residences/summerhill-parc/ 10 Information on the Maple Ridge Legion Life Lease Buildings can be found at the following link: http://www.legion88.com/?page_id=28

http://parcliving.ca/the-residences/summerhill-parc/

http://parcliving.ca/the-residences/summerhill-parc/

http://www.legion88.com/?page_id=28


33

completed and sold in Vernon11 and Mission12. Terra Lumina has successfully completed Life Lease projects in other communities in BC. Established Life Lease buildings in other communities, such as Maple Ridge, have long wait lists for units. The most recent developments in Kelowna and Mission are more than 50% sold prior to building completion. The Terra Housing Consultant closely involved with the project noted that this type of development model requires more education and marketing initially. To ensure success Terra Lumina partners with the Society to raise the initial capital, assist with community education and markets the units. Given the complexities of the model, it would not make sense for a Society to develop this type of project without partnered support, as it is not without risks. As noted, during the community consultation for this study, the life lease model was appealing to survey respondents and focus group attendees, especially for those who had family members who have invested in life lease buildings. As one focus group participant pointed out many seniors in Squamish have equity to invest and like the option of owning or investing in a home, "I think another important point is that there is a fair number of seniors in Squamish who have been sitting on their houses. I’m one of them, which is worth a lot of money. Part of it could go towards a low interest loan to the Society if it’s done that way or as a project specific to offset some of the commercial aspects that otherwise couldn’t take place." The other aspect of a life lease that was appealing to seniors in the focus group was the set maintenance fee, as opposed to a strata fee that can be potentially unpredictable because owners risk a costly assessment for a large strata repair. It was noted by one focus group member that maintenance on a home is quite expensive but often overlooked when moving or downsizing. "The other thing is when you’re marketing it, a lot of seniors who live in their own homes say this place has strata fees. That’s expensive. Then you should tell them to cost it out. When I costed out what it cost us to live in our house and I told my husband he just about fell over backwards. It costs a lot of money to live in your own home. It’s called maintenance."

Focus group participants provided their own insights into how to structure unit leases. "The one thing about it, if you had that model like what I was saying sell it at the set price with a little bit of profit. Then maybe that little bit of profit could be pooled together and be put into the low-income housing. You then have a trust and you can put that into (future seniors housing). Where you can say okay this is going to finance that housing."

11 Information on the Catherine Garden Life Lease project in Vernon, BC can be found at the following Link: https://www.catherinegardens.ca/ 12 Information on the Cedar Valley Manor Life Lease Project in Mission, BC can be found at the following link: http://www.cedarvalleymanor.com/

https://www.catherinegardens.ca/

http://www.cedarvalleymanor.com/


34

"See that is something I wouldn’t be averse to, if they had more of the bungalows. Even if you set them at whatever it costs to build the bungalow plus a certain amount. So the Society’s making a little bit of money on it to do something else, but have it in the agreement that that price is set. So in other words who ever buys in it lives in it and when they move out, or pass away or whatever that is resold at the same price. There is something like that. In Ontario it’s called a life lease."

Strata Title Development

Stratifying the entire property and selling a few premium units within a building is another model that would allow the Society to generate revenue for a new development. To do this a Strata title needs to be put on the entire building. Typically the building would be structured so that the Society would own the majority of the units (Example: 30 of 40 units with 10 units being sold). This model could provide the society with immediate equity, once the units were sold. The BC Housing representative spoke to the strata model in comparison to the life lease model, she noted, "This is a small community you may not have the type of savvy investors, it’s a risk, it’s a different type, whereas if you just straight out sold ten units of the 40, it doesn’t have to be life lease is my point, it could be just straight they sell it then it’s their responsibility to resell it." The BC Housing representative pointed out one advantage the strata model in that the Society can have the first right of refusal on purchasing ownership units back, once the development is built to potentially recover the sold units at a future date. One caution BC Housing had for this model was that any restriction on the resale price should be limited, and therefore units may not remain affordable perpetually. "For us what we want to see is a minimum of two years of it maintaining affordability. People typically live longer than two years in a unit that they buy it is about and average is four. So we feel like our requirement of lending has been met. The first time homebuyer was affordable and what you do with it after that is your decision. I just caution you about how restrictive it is because then you don’t want to get yourself in a position that you can’t sell those ten units."13

All Rental Building Development The simplest model according to BC Housing is a rental building, provided the Society does not need the additional capital to build. Based on BC Housing's affordability criteria, there are wide ranges of rental amounts that are considered affordable for low to moderate-income market units. As noted earlier, BC Housing's income test is calculated based on a single household with an annual income under $65,000 and a family (including couples) under $85,000. If we calculate thirty percent of these incomes based on the national affordability measure, the monthly

13 See Appendix I: Key Informant List and Contact details for details about the interview


35

rental affordability amount would be $1625 per month for a single person or $2125 for a family to be affordable. These amounts are the highest rental amounts that could be charged within BC Housing's affordability criteria. The BC Housing representative interviewed for this study explains, "Just don’t reinvent the wheel. It’s basic. If a rental building is what works for you and you don’t need to sell any of them (units) then you can just pitch the rents differently. That’s your easiest model, and then you can maintain control over it, the whole thing. It’s always yours you don’t lose anything" BC Housing does require that rents are available within a building for a variety of income levels to prove affordability. BC Housing encouraged the Society to be its own developer as there would be significant cost savings for the development. They recommended accessing the services of a development consultant to assist, as they offer a variety of tools and resources to aid in planning a new development. Building affordable home ownership rather than rental would not limit the availability of interim construction financings through BC Housing as noted by the representative interviewed, there is flexibility in their lending requirements to make a financing accessible. The representative commented, "lending for the interim can also apply to home ownership so it doesn’t have to just be rental, but those would be income tested. We can talk about asset testing does it make sense of course they have to have assets in order to purchase something. We could be more flexible on that one we’ve taken that criteria right out of some of the deals."

Developer Build Model The developer-managed model is another example that some Society's are utilizing to provide affordable housing to a community. According to BC Housing, "That’s definitely a model that some of the organizations are looking at. Well, what could I parcel off? Could I sell this lot to a developer and then instead of the purchase price of the land I ask for units back." This model was successful in a redevelopment project in Kelowna for the Pleasantvale Homes Affordable Housing Project. An article written on this project developed by Norr Architects and Developers in partnership with the Pleasantvale Homes Society is available at the following link: http://norrwest.com/fieldnotes/v06i02/page5.php. This developer and non-profit partnership redeveloped 50 low-income affordable seniors units and build an additional 20 new family-oriented townhouse units using this development model. The project was also aided by a government partnership with BC Housing and a land contribution by the municipality "PHS found strong government partnerships, who brought strategic land assets, financial incentives and affordable housing development expertise to the table. A somewhat more complicated equation than a lump of money, but when added up, equalled a feasible way forward for the housing

http://norrwest.com/fieldnotes/v06i02/page5.php


36

redevelopment."14 A portion of this development was sold for market rates to make the model feasible. This model also proved beneficial as a redevelopment model, market units were first used to house seniors displaced from their housing during the redevelopment, while their new units were being built. Providing a logistical solution for the Society to relocate existing tenants. In concluding this review of promising development models, one caution noted for all of these models by BC Housing, was that a Society should choose the development partner carefully, to ensure they share a common vision. BC Housing can be a resource in providing names of potential development consultants for the Society to interview. Once a development partner is selected, the feasibility of the various options for redevelopment of the Society's site can be costed out to provide a clearer understanding of the hard costs required for each.

Planning with the District of Squamish

The District of Squamish Planning Department was consulted about this proposed re-development. Appendix VI includes the detailed description of the sites current development specifications provided during the meeting. A number of tasks were identified during this meeting that the Society needs to undertake in preparing for development. First, the Society will need to decide if they wish to separate out the parcels of land, so that the new development and the existing Manor apartments are on separate parcels, to delineate the mortgages for each building. This would require a subdivision application to the District, if this were the direction the Society wishes to take. A subdivision application may also have implications for the existing mortgage on the Manor development, as noted by one of the key informants, this will also require further investigation. In addition to the subdivision application, the area the property is located on requires a development permit to build on. The current development limits the use of the designated parcel of land according to the planning department, "Every site is unique. I did read your executive summary and it sounded like the Society might be interested in doing a bit of a mixed-use building with something different on the grade. For that reason that might not work with the current zoning. It might require a rezoning to allow for a mix of uses." The rezoning application and the subdivision application are two distinct processes and require separate applications. The property's current zoning is RM3. So the uses are apartments and lodging, rooming house, childcare facility essentially, so it’s really for apartments". The zoning

14 Tupper, Bryce. (2014) Creativity and Partnership Yield Success in Affordable Housing Development. Feildnotes e-newsletter, Norr Architects, Engineers Planners Fall 2014, Volume 06, Issue #2 found online at: http://norrwest.com/fieldnotes/v06i02/page5.php


37

information provided by the District also includes all the setbacks and density limitations for the site. To help in understanding the zoning application process for non-profit housing, the District provided the rezoning bylaw recently completed for the comparable Sea to Sky Community Services, Centrepoint project. An outcome of the rezoning application (The Centrepoint rezoning bylaw can be found in Appendix VII). There were no District restrictions regarding affordable housing or subsidized housing within the development permit, a representative of the Planning Department noted, "What they did is they don’t actually have any sort of housing agreement for affordable housing, or subsidized housing or anything that but in their uses the only type of housing they’re allowed to have are non-profit housing." The District was also asked if the property had any covenant on the title, as the Society understood that the property could only be used for senior's affordable housing. According to the District, "In terms of finding out if there is a covenant on that property, It costs. We used to be able to pull titles for free but in the past year we’re now getting charged thirteen dollars every time we pull a title and we also get charged that same amount when we pull every single covenant. I think anybody can pull a title or covenant on anybody else’s property you just have to go through the land titles office." The Planning Department representative went on to explain, "I think that would be a good idea. Just to get an understanding what the restrictions are. You’re right it seems strange that they just have this RM3 zoning if it is restricted to seniors housing.... that is often how affordable housing does get secured is through affordable housing bylaws that are put on title of properties". Height restrictions on the proposed re-development project were also discussed with the District.

The current zoning allows for a height of 50 feet, which would provide 3 stories of residential development. As a comparison, this excerpt provides some information about height restriction after rezoning from the SSCS Centrepoint project-zoning bylaw, "According to the information supplied and assumed to be correct, the building height will range between 50 to 55 feet with a maximum allowable of 58.5 feet under the CD 68 zoning bylaw."15

An excerpt from the discussion with the planning department describes some of the options available to build within the height allotted, "You might be able to squeeze something into the loft. If you do commercial on the grade that’s probably 12 or 14 foot which will chew into, that will be 3 and a half, 4 metres". Or alternately, rezoning may be an option for the Society to increase the height allowed for a new development. The planning staff explained, "There are options sometimes with zoning…I believe you can vary height for a building possibly. There was about a year ago height was considered a matter of density, but this does

15 Cite Cushman report


38

actually have a density ratio in it. It seems like you could potentially go through a development variance permit to vary the height if the height was an issue."

The current floor to area ration is 1 FAR (floor area ratio) Planning staff felt rezoning may be necessary to maximize the density at the existing site. "I suspect you’re going to need a rezoning. If you’re going to develop the site more intensively." Planning staff noted that there might be some precedent for building higher than the existing zoning, based on the height of the nearby Shannon Falls buildings. "To get that sort of building volume and to use the site rationally you’re going to need more than 1FAR. I guess it depends it might give you way more space then you need". This last point highlights a point made by the Terra Lumina representative interviewed for this study, who stressed that it is important to determine the number of units cautiously, and to not overbuild the development. The data gathered in this study should prove useful in making that determination.

The Planning Department representative interviews provided this definition of FAR, "Floor Area Ratio. So if you’ve got one hectare all floor plates must add up to one hectare. So you could go a whole hectare, four stories, a quarter of a hectare three stories. Or cover the entire site with one story."


39

Potential Partnerships A number of concepts were explored with regards to partnership opportunities within a new development. Partnerships such as: financing, mixed use within the lower floor of a new development, business and development partnerships were explored within key informant interviews and best practice research and are summarized in the chart below.

Notes Benefits Considerations

Financing

Vancity Vancity - made a brief

presentation to the Society

at a recent Board meeting.

Some of their offerings are

being considered.

Existing relationship,

supportive of non-profit

housing development,

community minded lender.

BC Housing Financing very

competitive, borrowed

directly from treasury.

Excellent interest rates

available,

Long term 35 year

mortgages,

CMHC approved lender

can provide construction

financing at 1.5% based

on current rates.

Limited capital

available for social

housing, used for

purchase of units

within a development.

Current monies

available are

committed to the

Centrepoint project

and would not be

available to the

Society.

Must demonstrate how

units are affordable

compared to market,

not all units can be

market.

Potential Lease

and Investment

Partnerships

VCH Home and

Community Care

Program

Adult Day Program

Seniors Support program

Offices

Identified need for larger

space for programs exists in

Squamish.

Current review of facilities

and requirements as part of a

five year planning exercise is

underway.

An interest in relocating the

Adult Day Program was

identified within the

community.

Currently in

preliminary discussion

with the District

regarding a shared use

agreement with Brenan

Park Recreation

Centre.

Require more

information to

entertain any further

discussion.

Specifically available

square footage,

parking available and

costing is required.


40

Ideas for Potential Uses of Lower Floor The following are suggestions and examples of possible uses of the first floor of the re-development. Notes are provided within this document for those examples where the potential use was explored in detail. One consistent message from potential partners was that more detailed information was required for them to seriously consider use of a lower floor space.

Seniors Centre in partnership with the District of Squamish as a replacement for the existing facility. It is common knowledge that the current Seniors Centre is underutilized. The District is undertaking a facilities usage and future need assessment in the near future to determine requirements through a community consultation for all existing facilities.

Seniors Fitness Centre facility: The VCH Home and Community Supports Program Manager observed that Squamish seniors have an active lifestyle

District of

Squamish Parks

and Recreation

Department

Met with District

representative from the

Parks and Recreation

Department

Currently reviewing all

recreation facilities and

determining future needs of

the community. May be

opportunity for potential

partnering.

Too early in the

facility review process

to determine if there

are any opportunities

to partner.

Vancouver

Resource Society

Presentation at the

BCNPHA

Weblink: http://www.vrs.org/index.p

hp?option=com_content&

view=article&id=46&Item

id=73

VRS purchases groups of units

and manages fully accessible

rental units within new

buildings. Experienced at

partnerships with developers

and non-profits.

Convert an existing

unit to be fully

accessible for seniors

and adults with

disability. Require a

purchase price of

$200,000 per unit for

their model to work.

Ideal model 4-8 units

per project. Unit size

requirements 650 sq.

ft.

Sea to Sky

Division of

Family Practice

Representative was to

follow-up with the

Society's Board of

Directors.

Preventing or delaying the

transition to long-term care

through increased supports is a

family practice initiative that

the representative agreed to

investigate funding for.

Opportunity for potential

partnership on this initiative.

Limited resources

funding based on

contributions of

approximately 50

doctors in the

Corridor. Current

priorities not seniors:

youth and adult mental

health and decreasing

emergency visits of

transient workforce.

http://www.vrs.org/index.php?option=com_content&view=article&id=46&Itemid=73





41

culture. For example, Neuro-fit and Keep fit programs are well attended. A gym or fitness room that is geared to seniors would be a welcome asset she felt. It was observed that many seniors don't like going to community gyms, they feel their needs are not met there.

Commercial Space Establishing commercial space on the lower floors would require rezoning. It would also most likely require a partnership with a commercial leasing company to manage the space. This example was viewed, along with the other potential uses discussed, as a potentially viable option by the planning department due to the proximity to the downtown core. As planning staff noted, "It would be a bit more complex and obviously you’d have to bring in another partner to do that. It’s downtown so commercial isn’t beyond the realm of possibility. "

Storage-Personal belongings, Bike and Scooter Storage: Storage was a

common theme during the focus groups and also mentioned by some survey respondents. Locker storage as well as bicycle and electric scooter storage were all identified as current gaps in the existing buildings.

Parking: A significant number of survey respondents felt they would require

vehicle parking in a rental unit. Another suggestion that was discussed to minimize car parking was to establish a partnership with a car co-op company such as Modo car to provide car sharing at the site.16

Establish a Men's Shed (Men's Activity Centre) a movement that began in

Australia and Ireland, this model provides a gathering place for senior men with the goal of improving their mental health and well being by increasing their: community connections, social activity and purpose. The Pemberton Valley Seniors Society has received funding and is participating in a research project into this men's support model that is in a few communities in BC.17

Conclusions

As noted in the recent Cushman Report providing market rental appraisal information for Centrepoint, a comparable community property, "There is currently a strong demand for this type of property as rental premises in Squamish. Rents and prices have been stabilizing for good quality product." Based on the community consultation findings SSCHS has a number of development options available to them.

16 A corridor wide health transportation study, Forbes, M, (2013) identified car sharing as one of several potential solutions to get people too and from appointments who required a reliable vehicle only occasionally. Modo car was contacted as part of the study and was open to the concept of expanding to the Corridor. 17 A link to a webinar on the Men's Shed movement presented by UBC: https://ubc-okanagan.adobeconnect.com/_a1173520576/p93xrlqdn48?launcher=false&fcsContent=true&pbMode=normal

https://ubc-okanagan.adobeconnect.com/_a1173520576/p93xrlqdn48?launcher=false&fcsContent=true&pbMode=normal

https://ubc-okanagan.adobeconnect.com/_a1173520576/p93xrlqdn48?launcher=false&fcsContent=true&pbMode=normal


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First, there is a strong interest from local seniors in affordable rental at many income levels in the District. Those who participated in the community consultation from higher income brackets had a preference for downsizing to a more spacious two-bedroom unit or small duplex. Current funding available through BC Housing supports this type of "affordable" seniors housing. The focus group attendees did not feel that a distinction between low-income housing and premium housing was required and they recognized that there was a mix of incomes amongst local seniors. Second, there is interest in an alternate tenure arrangement, based on focus group and survey responses that would allow shared ownership/ lease investment in a new development that could be further explored by the Society. Alternate tenure arrangements such as the life lease model are gaining in popularity in BC and have proven successful in other communities. To have any serious conversations about future partnerships, more detail is required about the re-development. The most promising partnership pursuits would be with Vancouver Coastal Health's Home and Community Supports Program and the District of Squamish Parks and Recreation Department. They are both currently evaluating their space and site usage requirements. Approaching these potential partners with hard numbers regarding the size of the development and square footage costs would be the next step in these conversations. One caution based on discussions around these partnerships was that both partners would require a significant number of parking spaces, and this would need to be factored into the planning. An important first step, according to several stakeholders was to begin to select a development consultant to help the Society in planning a new development. There are a number of resources to assist with this, including contacting key informants that were interviewed for this project such as BC Housing and the development firms contacted. (Contact information for Key Informants can be found in Appendix I)

Next Steps for the Society

1. Recruit a development consultant. There are a number of development consultants, some were interviewed for this project that specialize in seniors housing. Their contact information is available in Appendix I listing the Key Informants who received interview requests. As noted by the BC Housing representative, "hiring someone with that development acumen and seeing where you go from there and exploring your model and doing some of that math for you. I think that’s what you really need to know how much money do you have to bring in? How much more equity do you need to bring in to make it work on a financing basis."


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2. Contact the Land Transfer Office and obtain the current covenant on title

to get the specific details. This was not available from the District and requires a $13 fee to obtain.

3. Submit rezoning and development application to the District, it was

noted that this process can take time and should be done early in the planning.

4. Follow and participate in upcoming discussions about District of

Squamish Recreation Facility usage and future needs assessment. Explore potential gaps or needs that may be served through the SCCHS centrally located proposed development.

Pursue a meeting with Vancouver Coastal Health to explore potential partnership opportunities leasing lower floor of the new development. For this meeting the square footage available for both the building space and parking spaces would be required.


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Works Reviewed and Cited CMHC (2005). Life Lease Supportive Housing: Combining the Best Aspects of Housing and Complex Care. Socio Ecomomic Series 05-033. Ottawa, CMHC. November 2005. CMHC (2008). Community Indicators for an Aging Population. Socio Economic Series Reseach Highlights. CMHC, CMHC. July 2008. CMHC (2008). Impacts of Aging of the Canadian Population on Housing and Communities. Socio Economic Series Research Highlights, CMHC. February 2008. CMHC (2013). Planning the Project. Housing for Older Canadians: The Definitive Guide to the Over-55 Market. Ottawa: Canada, CMHC. Volume 3. CMHC (2013). Research Highlights Environment Scan on Canadian Seniors' Transitions to Special Care Facilities. Socio Economic Series, CMHC. October 2013. CMHC (2013). Responding to the Market. Housing for Older Canadians: The Drinitivie Gude to the Over-55 Market. Ottawa, Canada. Volume 2. CMHC (2013). Seniors Understanding the Market. Ottawa: Canada, CMHC. CMHC (2013). Services and Amenities. Housing for Older Canadians: The Definitive Guide to the Over-55 Market. Ottawa: Canada, CMHC. Volume 5. Forbes, M. (2012). Need and Demand Survey for the District of Squamish. M. Forbes. Squamish, BC, Squamish Housing Options Group. Forbes, M. (2013). Sea to Sky Health Transportation Study Sea to Sky Health Transportation Committee. BC Housing. (2010). Housing Matters BC. BC Housing. Burnaby BC, BC Housing. Tupper, Bryce. (2014) Creativity and Partnership Yield Success in Affordable Housing Development. Feildnotes e-newsletter, Norr Architects, Engineers Planners Fall 2014, Volume 06, Issue #2 found online at: http://norrwest.com/fieldnotes/v06i02/page5.php Evans, H., Forbes, M., Godard, L., (2015). Research Study Exploring Best Practices and Lessons Learned with Small Market Unit. Study can be found at: http://www.reibc.org/_Library/Documents/Report_and_Appendices_-_Research_Study_Exploring_Best_Practices_and_Lessons_Learned_with_Small_Market_Units_Final_report_Jan_30_2015_.pdf





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Determining Feasibility for Expansion to Affordable Rental Stock: … · 2015. 5. 12. · Citizens...

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