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Application Form and Guidelines for Senior's Resident Housing
MAC - Frequently Asked Questions
UPDATE ON THE STATUS OF SENIORS HOUSING
1. The Vision
Three seniors housing opportunities have been identified, each being part of more comprehensive residential developments. They include: [1] the Rainbow Lands, located immediately north of Alpine Meadows; [2] the Holborn Property located on the north side of Lorimer Road at the north end of Northlands Boulevard; and [3] Cheakamus Crossing, located at the south end of Whistler near Function Junction.
Seniors housing is now a reality at Cheakamus Crossing. For Rainbow two relatively large lots have been zoned for seniors housing, while at Holborn the re-zoning proposal, which is stalled at third reading, includes one large lot for seniors housing.
2. What is 'seniors housing' going to be like?
As proposed initially it will represent ‘independent unsupported living’, possibly with some opportunities for ‘independent supported living’ in the future. While there are no plans for 'assisted care' housing at this time, it is has been identified as a longer term need.
For many, seniors housing means downsizing into apartment style condominiums and relatively small townhomes, with a preference for all living space on one floor level. In addition at Holborn there is a proposal for a seniors activity centre that would be available for use by all of Whistler’s seniors.
While ideally seniors housing tenure would include a mix of ownership and rental, finding equity financing for rental housing remains an ongoing challenge. Membership surveys indicate a strong preference for ownership, however over time it is expected that interest in rental units will increase. In view of the foregoing, there has been a focus on ownership units.
Seniors housing will allow for more community living, social interaction and aging comfortably in-place.
3. At Cheakamus Crossing
Senior’s housing in Whistler became a reality in the fall of 2010 at Cheakamus Crossing. Located at the south end of the valley adjacent to the Cheakamus River, it is close to trails, forests and lakes; it is a relatively open area with lots of sunshine and spectacular views. The development includes 285 restricted resident housing units, including the seniors’ component, in addition to some market housing.
In the spring of 2008 the Whistler Housing Authority allocated 24-units for seniors housing at Cheakamus Crossing, including 6 townhomes in ‘The Rise’ and 18 apartment style units in ‘The Falls’. All units are both occupancy and price restricted. First sale prices ranged between $251 and $258 per square foot including GST. The townhomes are about 1,396 sq. ft. with 3 bedrooms. The apartment units include: 1 bedroom [approx. 748 sq. ft.], 1 bedroom plus den [approx. 842 sq. ft.] and 2 bedroom plus 2 bath [approx. 942 sq. ft.].
While undersubscribed originally, 9 of those units are now owned & occupied by Whistler seniors, with the remainder owned & occupied by Whistler residents from the WHA waitlist. On resale all of those units [eg 24] will be offered first to qualified Whistler seniors, with all MAC members notified at the time of a re-sale.
There is potential for additional seniors housing at Cheakamus Crossing in the longer term on lands owned by the Resort Municipality of
Whistler
4. At Holborn
With its location in proximity to Village North, the Marketplace and the Medical Centre, Whistler’s seniors have shown a high level of interest in this potential development. The plan provides for 20 to 22 'seniors occupancy & price restricted' apartment style units. In addition a seniors centre [or meeting place] will be included as a community amenity.
The proposed development is ready for a fourth and final reading from Council for rezoning and subdivision, however the project remains on-hold due to current global economic conditions. As a result delivery timelines remain uncertain.
For further updates we refer you to local media and our web-site.
5. At Rainbow
With a sunny, southerly exposure, the Rainbow neighborhood is located immediately north of Alpine Meadows in the north end of Whistler. It offers extensive parks, green space and a network of walking and biking trails. When fully developed the Rainbow neighborhood will include many of the services and amenities of an established community, with nearby public transportation, grocery store, and possibly local medical/professional services, coffee shop and / or local pub.
There are two relatively large lots at Rainbow zoned for seniors housing. Both lots were originally owned by the Innovation Building Group, however in early 2010 their pricing proposal for the resident restricted seniors housing on Lots 10 and 11 was rejected by the Whistler Housing Authority, and as a result the Municipality exercised its right to purchase Lot 10 for $1.00. Council declined the proposed pricing of $370 per sq. ft. average for the price restricted units, noting their overriding interest to provide a more affordable option for aging in place.
Lot 11 At Rainbow: Owned by the Innovation Building Group, Lot 11 is zoned for a maximum of 20 ‘seniors occupancy restricted market-priced’ housing units, to be priced capped after the first sale. Previously known as ‘The Woods at Rainbow’, the development is likely to comprise apartment style units with exterior entries in a 3-storey building over an underground parking garage. A preliminary design was originally completed in 2009, and the project was marketed during the latter part of 2010. Due to insufficient interest at that time, however, the development did not proceed. Delivery timelines now remain uncertain, and for further updates please refer to the Innovation Building Group [604 932 3807].
Lot 10 At Rainbow: Now owned by the Municipality, Lot 10 is zoned for a maximum of 20 'seniors occupancy and price restricted' units’. In November 2010 a Seniors Housing Needs Assessment survey was completed specific to Lot 10 to confirm interest, and the results seemed to indicate a relatively high level of interest and commitment.
With the help of seed funding from CMHC, some preliminary architectural work and pricing by a quantity surveyor was completed on the basis of an apartment style complex in a 3 storey building over an underground parking garage. In a follow-up April 2011 survey specific to this proposal, complete with preliminary pricing [eg net cost per saleable area about $330 per sq. ft.], there was insufficient interest and commitment to allow the project to proceed. Commitment required an initial $5000 refundable deposit followed by a non-refundable deposit of 10% of the purchase price.
In August 2011, and again with the help of CMHC seed funding, preliminary architectural work was completed for an alternative 8-unit townhome complex specifically designed for seniors, with all living space for each unit on one floor level, and complete with covered parking. The quantity surveyor confirmed saleable area pricing to be in the order of $348 per sq. ft. While this preliminary pricing exceeded the desired level, the final cost was expected to be less [possibly by 10%] through design efficiencies and competitive tendering.
In October 2011 a survey specific to this townhome project complete with follow-up telephone consultations confirmed that only 4 purchasers are ready to commit to the project at this time. General feedback indicated that the pricing and unit design was desirable, but uncertainty in the housing market and in people’s personal lives made it difficult to commit to a project that is 2 years away.
At the WHA Board meeting on Nov. 7, 2011, there was discussion on the potential for the WHA to provide equity financing for the creation of seniors rental units by use of some funds from RMOW’s Employee Housing Reserve, as well as the potential to allow WHA waitlist applicants to purchase into the project. Support from Council for the WHA or RMOW to take on any added risk for building the project at this time is considered unlikely, however. It was recommended that the WHA consider revisiting the opportunity for seniors housing on Rainbow Lot 10 sometime in 2012.
6. Summary
Hopefully in the 2012 year there will be more certainty on the Rainbow commercial area and associated residential units, and the seniors housing prospect related to Holborn. The potential to include seniors housing within the programming for the resident restricted housing above the commercial area of lot 9 at Rainbow is an added possibility. The developer for lot 9 would like to proceed as soon as possible, and developing some seniors housing within this project could minimize financial risks and be appealing. Staff will be requested to suggest the incorporation of seniors housing into the project’s residential mix.
7. WHA Waitlist For More Housing !
For those seniors wishing to increase their opportunities to occupy WHA Resident Housing [eg additional to the Seniors Housing] you are encouraged to visit the WHA website at www.whistlerhousing.ca for more information, and /or contact the WHA, and consider an application to be included on either their purchase or rental waitlist.
8. What will be the cost to purchase or rent ?
The price points for purchase and / or rental rates have not been established at this time for either the Holborn or Rainbow housing. Every effort will be made to provide choices [within reason], and to address both good value and affordability. As previously noted, for the Cheakamus Crossing project the average first sale cost was in the range of $251 to $258 per square foot.
9. How do I qualify and get on the wait list ?
Members of MAC are notified when seniors housing is available for purchase or rent. The 'seniors housing waitlist' will include those members of MAC who are both eligible and ready to occupy seniors housing when units are available, either as owners or renters, and who specifically confirm their interest and intentions in writing to MAC-WHA in the format prescribed by WHA. Priority for both occupancy and choice of a unit is determined on the basis of 'priority points' that reflect both ‘age’ and ‘length of time resident [principal residence] in Whistler’.
If you are not yet a member of MAC, go to the Membership link on this site and download an application form. For seniors housing qualification requirements, either as an owner or tenant, refer to the Governance Page, and specifically the MAC - WHA MOU Agreement, in addition to the ‘Frequently Asked Questions’.
10. Rental Housing
While it has always been a goal of MAC to provide some rental housing, at this time we have not been able to identify and secure any equity financing to make this possible at Cheakamus Crossing or elsewhere. WHA does have a significant inventory of rental units throughout the municipality, however, and some seniors may be eligible and could apply to be on the WHA rental waitlist.
