JASPER COMMUNITY HOUSING CORPORATION REGULAR BOARD MEETING MINUTES Approved APRIL 18 TH, 2012
|
|
- Ezra Gaines
- 5 years ago
- Views:
Transcription
1 JASPER COMMUNITY HOUSING CORPORATION REGULAR BOARD MEETING MINUTES Approved APRIL 18 TH, 2012 Minutes of the regular meeting of the board of directors held April 18, 2012 Present Peter Waterworth Chairman Councillor Brian Skehill Director Councillor Brenda Zinck Director John Ogilvy Director Leanne Pelletier Administrative Officer Jim Webb Guest, representative from Urban Life Management Absent Chad Gulevich - Director Call to Order The Chairman called the meeting to order at 3:40 Additions to the Agenda None Approval of the Motion by Brian Skehill that the Agenda be approved as presented Agenda FOR AGAINST #10/12 4 Directors 0 Directors Approval of Motion by John Ogilvy that the Minutes of the March 21st, 2012 regular Minutes of the Board meeting be approved as amended. January 12 th FOR AGAINST Meeting 4 Directors 0 Directors #11/12 New Business Discussion with Jim Webb, Representing Urban Life Management Peter Waterworth welcomed Jim Webb, representing private developers Urban Life Management to the meeting. Peter indicated that the board is exploring different models to determine how to
2 create viable housing options that would improve and increase the housing stock in Jasper. Mr. Webb s input, from a private sector perspective would be appreciated by the board. Introduction and Developers Concerns Mr. Webb noted the 3 properties owned by Urban Life Management in Jasper are Yellowhead Apartments, Aspen Gardens and an area in Cabin Creek. Urban Life has developed and owned these units since inception; their long standing involvement in the Jasper rental market gives them a vested interest in Jasper s housing situation. Proper maintenance and reasonable rents have been their priority, ensuring a positive reputation amongst renters. Mr. Webb indicated four factors private developers must consider when determining the viability of building in Jasper. The first is a lack of land available to build product on. The second is economics, although it costs more to build in Jasper than elsewhere the market only supports lower rents. Rising interest rates and a lack of government funding are other economic factors. The third is profitability; while rents stay low, operating costs increase. He cited the example of tax assessments rising 84% since 2005 while rent has increased 25%. The fourth factor to consider is demand; he noted that his building managers assert that there are constant inquiries for rentals. Urban Life s vacancy rate has not been impacted by the 18 new co-op units. Urban Life Management has explored developing their land in Aspen Gardens and Cabin Creek in the past, but the above factors as well as the possibility of the Patricia Circle redevelopment going ahead have been concerns. The Aspen Garden location was seen as the most viable, potentially accommodating 9 units. Condominium Units Mr. Webb asked how many more units would be built as part of the Caribou Creek Co-op, concerned about potential impact on the market. He also asked if the cost to develop was higher than expected. John indicated he believed there would be 42 more units built. The cost to develop will be higher than expected due to the size of the units, 3 and 4 bedroom units will be the norm. While the final sell price was higher than predicted, the units remain reasonable by Jasper standards, more attainable than affordable. Mr. Webb explained that Urban Life Management (ULM) would not be looking to produce condos to sell; they are only interested in the rental market. A difficulty for developers producing rental units is the fact that they are unable to recoup any revenue until the first renter walks through the door, as they are not pre-selling any units. As a developer with land and existing income, ULM could add on to the affordable, rental side of the market. Mr. Webb has read the Housing Study and understands the need for housing in Jasper.
3 JCHC Objective Mr. Webb inquired as to the mandate of the JCHC. The role of the JCHC is to determine the housing needs of the community and facilitate development that responds to the needs. It was explained that Parks Canada will sell at a reduced price 4 parcels of land to the JCHC to develop non profit housing, some being staff accommodation. Housing Authority Bylaw Mr. Webb requested more information about the Housing Authority Bylaw. The Housing Authority Bylaw was a response to two large entities requiring SAU s in order to receive building permits. Approximately 30 units will be required. The bylaw would provides a means for developers to meet requirements as well as a means for the JCHC to get capital to leverage funding. It was noted that the need for government funding was very real, but the future of funding opportunities was uncertain. Mr. Webb asked how the local businesses have responded to the Bylaw. The board explained they have indicated a desire for contributions to be recognized as equity. Jim queried whether the Municipality had any money to fund any other housing. No municipal funding exists at this point, due to the demands on the capital budget. Build out in the commercial zone was discussed. The JCHC is working on the premise that SAU s required for Parks Canada development permits and purchased through the Housing Authority Bylaw would partially fund new development by the JCHC. With a commercial cap in place and a minimum amount of commercial space left, the board was considering if there would be enough revenue generated by the bylaw to fund development. Potential for Development Mr. Webb inquired if there was any housing to be developed in the future, besides the co-ops and potential redevelopment of GA, GB, GC and FV. Hearing there was not; Jim confirmed he would discuss with his colleagues the theory that there are development opportunities in Jasper. He indicated they have delayed any development plans since 2009; factors included home prices dropping, one rental vacancy, John Day building new units and the co-ops. They did not want to over saturate the market; Jim felt oversaturation is less likely following his discussion with the board. Jim cited the Jasper Community Sustainability Plan as a source of information for developers. Leanne provided him with the latest copy. The demographic of people looking for properties was discussed. Leanne indicated there was indeed still a shortage of beds in town, citing the waitlist for MPL and posts to Jasper Buy Sell and
4 Trade. Foreign workers with young families and seasonal workers are in the most need of appropriate housing. The rent cap for this demographic was discussed, for the private developer the lower rents in Jasper make profitability an issue. Based on co-op waitlists and business survey results Mr. Webb surmised that if 50 units were constructed they could be filled almost immediately, as 30 of those could be SAU s. Appropriate Accommodation The board is faced with determining a building plan and deciding what to build on Parcels GA, GB, GC and FV. Of concern are the conditions in which some of the seasonal and front line workers live. Sub-standard accommodations exist because of the captive market. Quality accommodation could reduce the turnover of seasonal staff and offer opportunities for businesses to keep management personnel. The board is looking to partner with employers who appreciate quality living arrangements for their staff. Peter inquired if ULM would be able to develop at a rate that would provide something attractive to employers and staff, moving people out of sub standard units while maintaining profitability. Jim will investigate the economics of pursuing this type of development. It was noted that the response from ULM could be a good bench mark for the JCHC, possibly affecting policy making. Cost to Develop ULM s replacement cost to build an 1100 square foot townhouse in Edmonton is estimated at $110 square foot, the same structure in Jasper could cost upwards of $195 a square foot (not including land). While the issue of land has been solved, cost to ULM or the JCHC to develop are high. ULM s advantage is market position and available land. Mr. Webb indicated nine units in the Aspen Gardens area could be constructed quickly and filled with tenants immediately upon completion. A nine unit development would take into account the aesthetics of the neighborhood and not impact negatively the rental market. Jim estimated a cost of $150,000 per unit. The board is interested in the comparability between Jasper and Edmonton when developing a townhouse unit. Available Lands In response to Jim s question regarding available land the board explained that there are no lands available except those parcels to be purchased by the JCHC. Land housing Parks Canada staff accommodation was mentioned. It is currently underutilized and in the future Parks may be looking to restructure it. It was recommended that Jim speak with a representative from Parks as there may be a possibility of working with them to create high density units.
5 Conclusion Mr. Webb thanked the board for having him attend, and indicated he had a clearer understanding of the mandate and goals of the JCHC. He suggested the Board contact him with any questions he could answer from an investors point of view, as Urban Life Management has a vested interest in the community and aims to be a positive corporate citizen. Discussion today clarified what was coming onto the market and from a private sector investors point of view he sees that there may be opportunities to do business in Jasper. He inquired as to the general mood on Council towards private development, it was explained that because the Municipality does not have land use jurisdiction it is Parks Canada that private developers answer to. ACTION Mr. Webb will bring back to his colleagues the idea of constructing a 9 unit townhouse building in Aspen Gardens; if they are onside he will determine the cost per unit and share that information with the board. Business Arising from Previous Minutes Housing Authority Bylaw-Rent Equity For Developers TD Bank and CIBC both provided answers to the question of whether developers could consider their shares as equity. Both banks referred to the issue of resale and market value. Developers could not sell their share at a profit, so they would have at best a depreciating asset. This led to discussion about whether shares would be capped, and if the JCHC should allow shares to be sold between developers. The board recognized that allowing developers to sell shares could lead to shares being bought at a lower cost than the $15,000 initial buy in due to depreciation and inflation. The board is left with the question of how easy it is to sell the idea to developers and employers. The board recognizes that there is a demand for housing, but with the commercial cap almost reached, the developers the JCHC is looking toward to fund the construction through the bylaw may not exist. Discussion raised the following questions; are the JCHC s housing projections accurate, does the board have a firm grasp on what type of units
6 are needed and, and are the Parks Regulations providing the mechanism to build what is needed. License of Occupation Ed Latka Attending JCHC Meetings Item deferred until Cathy is present. The board declined Ed Latka s request to attend JCHC Board meetings. Leanne shared the s she had exchanged with him in regards to SAU s and his demand for a definition. The board was happy with Leanne s response. It was pointed out that if the JCHC did not exist, the business developers would have to meet parks requirements and supply bed units, at a much higher cost than the $15,000 the JCHC is proposing. The board will not be rushed into a model in order to provide equity shares to a developer. ACTION Peter will approach Mr. Latka at the PDAC meeting and inform him that the board is not convinced the Housing Authority Bylaw is a model to pursue and he should only assume that he would have to meet in full the requirements as set out by Parks Canada. He will also inform Ed that the board feels his attendance at meetings is not necessary. Leanne will follow up with an . Potential Units- Commercial Development Cannot determine until PDAC meeting results Other Business Laurie Rodger approached Peter regarding the guarantee for Caribou Creek Co-Op. He suggested increasing the size of the second phase to 18 from 13. Peter sees a potential issue with phase 3 as there would be little to secure against. That amount of exposure, if prices rise significantly from the predicted price could be unfavourable. Also, Mr. Rodger interpreted the agreement with Parks as meaning the price was fixed. Peter suggested this was not the case, instead the price is fixed at the point at which it is first sold. Four factors support increasing the size of Phase 2. You can minimize risk by building more at once, keeping building costs down and recouping from the sales process quicker. Secondly, keeping building costs down gets rid of the guarantee quicker. It would increase the housing pool earlier allowing the JCHC to see the effect on the rental market. Lastly, it would allow a neighborhood
7 dealing with an abundance of construction and disruptions the opportunity to be restored to normality a year earlier than anticipated. Peter asked Laurie to confer with the bank and Parks to see if they would support the change in phases. Laurie has confirmed they are on side based on the above arguments. Of interest to the JCHC is the effect of adding units to the housing pool sooner than expected. Monitoring the effect of a substantial number of bed units into the market will give the JCHC a clearer picture of housing needs and more certainty as far as market sustainability. Next Meeting: May 16 th, :30pm Agenda for next meeting: will depend on PDAC, and Council s decision regarding Caribou Creek development. Housing Authority model will be shelved for the time being. Adjournment: 5:10pm
JASPER COMMUNITY HOUSING CORPORATION REGULAR BOARD MEETING MINUTES Approved MAY 24 TH, 2012
JASPER COMMUNITY HOUSING CORPORATION REGULAR BOARD MEETING MINUTES Approved MAY 24 TH, 2012 Minutes of the regular meeting of the board of directors held May 24, 2012 Present CAO Peter Waterworth Chairman
More informationTRI-CITIES ANNUAL HOUSING AFFORDABILITY REPORT
TRI-CITIES ANNUAL HOUSING AFFORDABILITY REPORT April 2013 Section 1: Housing Affordability Indicators Subject Page 1. Household Income 2 2. Housing Price Index 3 3. Affordable Incomes Ownership 4 4. Purpose-Built
More informationCHAPTER 7 HOUSING. Housing May
CHAPTER 7 HOUSING Housing has been identified as an important or very important topic to be discussed within the master plan by 74% of the survey respondents in Shelburne and 65% of the respondents in
More informationRents for Social Housing from
19 December 2013 Response: Rents for Social Housing from 2015-16 Consultation Summary of key points: The consultation, published by The Department for Communities and Local Government, invites views on
More informationDeveloping a Consumer-Run Housing Co-op in Hamilton: A Feasibility Study
Developing a Consumer-Run Housing Co-op in Hamilton: EXECUTIVE SUMMARY December, 2006 Prepared for: Hamilton Addiction and Mental Health Network (HAMHN): c/o Mental Health Rights Coalition of Hamilton
More informationRENTAL AND AFFORDABLE HOUSING Public feedback and RAH Strategy. July 5, 2016 Council Workshop
RENTAL AND AFFORDABLE HOUSING Public feedback and RAH Strategy July 5, 2016 Council Workshop Intent of Public Survey 1. Understand the current and future housing needs of residents 2. Measure perceptions
More informationPlanning Advisory Committee Meeting Minutes September 7,, 2017 Town Council Chambers
Planning Advisory Committee Meeting Minutes September 7,, 2017 Town Council Chambers Present Mayor L. Boucher, Chair Deputy Mayor, W. Cormier Councillor D. MacInnis P. Andersen, StFX Representative B.
More informationChairman, Deputies and Senators,
Opening Statement by Mr. Brendan McDonagh, Chief Executive of NAMA, to the Joint Committee on Finance, Public Expenditure and Reform Thursday, 13 July 2017 Chairman, Deputies and Senators, You invited
More informationEdmonton Composite Assessment Review Board
Edmonton Composite Assessment Review Board Citation: HANGAR 11 CORP v The City of Edmonton, ECARB 2012-000467 Assessment Roll Number: 9965182 Municipal Address: 11760 109 STREET NW Assessment Year: 2012
More informationMember briefing: The Social Housing Rent Settlement from 2015/16
28 May 2014 Member briefing: The Social Housing Rent Settlement from 2015/16 1. Introduction On Friday 23 May Government issued the final policy for Rents for Social Housing from 2015/16, following a consultation
More informationBroome Activity Report April 2018 Edition (Jan - March 2018 Evidence)
Broome Activity Report (Jan - March 2018 Evidence) Broome Welcome to our quarterly update on Broome s Marketplace... PROPERTIES SOLD IN BROOME January to March 2018 20 Properties PROPERTIES CURRENTLY ON
More informationFrequently Asked Questions: The Social Housing Rent Settlement from 2015
Updated 15 November 2013 Frequently Asked Questions: The Social Housing Rent Settlement from 2015 1. Introduction Following the 2013 Spending Round announcement on the social housing rent settlement from
More informationRent Control Why It Doesn t Work
Rent Control Why It Doesn t Work Rent Control Why It Doesn t Work An independent report done by Deloitte LLP concludes that rent control is a blunt tool that works against housing affordability and decreases
More informationR esearch Highlights LIFE LEASE HOUSING IN CANADA: A PRELIMINARY EXPLORATION OF SOME CONSUMER PROTECTION ISSUES. Findings. Introduction.
R esearch Highlights August 2003 Socio-economic Series 03-013 LIFE LEASE HOUSING IN CANADA: A PRELIMINARY EXPLORATION OF SOME CONSUMER PROTECTION ISSUES Introduction This study, completed under the CMHC
More informationANOKA PLANNING COMMISSION REGULAR MEETING ANOKA CITY HALL TUESDAY, MAY 16, :00 P.M.
ANOKA PLANNING COMMISSION REGULAR MEETING ANOKA CITY HALL TUESDAY, MAY 16, 2017 7:00 P.M. CALL TO ORDER: The regular meeting of the Anoka Planning Commission was called to order at 7:00 p.m. ROLL CALL:
More informationZoning By-law and Zoning By-law Amendments to Permit Short-term Rentals
PG24.8 REPORT FOR ACTION Zoning By-law and Zoning By-law Amendments to Permit Short-term Rentals Date: October 19, 2017 To: Planning and Growth Management Committee From: Acting Chief Planner and Executive
More informationIntroduction of a Land Registry service delivery company
Introduction of a Land Registry service delivery company Response by the Council of Mortgage Lenders to the Department for Business, Innovation and Skills Introduction 1. The CML is the representative
More informationCOMMUNITY AND PROTECTIVE SERVICES COMMITTEE MAY 1, 2018
TO: FROM: SUBJECT: COMMUNITY AND PROTECTIVE SERVICES COMMITTEE MAY 1, 2018 G. KOTSIFAS, P. ENG. MANAGING DIRECTOR OF DEVELOPMENT AND COMPLIANCE SERVICES AND CHIEF BUILDING OFFICIAL SHORT TERM ACCOMODATIONS
More informationAPPENDIX A FACTORS INFLUENCING COUNTY FINANCES
APPENDIX A FACTORS INFLUENCING COUNTY FINANCES Appendix A Factors Influencing County Finances The finances of counties are affected by many different factors. Some of the variation results from decisions
More informationQueen Street East HCD Study: Riverside BIA Stakeholder Meeting. Heritage Preservation Services, Economic Development & GBCA February 26, 2014
Queen Street East HCD Study: Riverside BIA Stakeholder Meeting Heritage Preservation Services, Economic Development & GBCA February 26, 2014 Agenda Welcome: Councillor Paula Fletcher Introductions & Facilitation:
More informationHousing Authority Models FIRST NATION MODELS: COMPARITIVE REPORT
Housing Authority Models FIRST NATION MODELS: COMPARITIVE REPORT Assembly of First Nations May 2012 TABLE OF CONTENTS FIRST NATION MODELS: COMPARITIVE REPORT...1 (1) HOUSING COMMITTEE ESTABLISHED BY CHIEF
More informationAppendix C Tips for Making an Inspection a Cooperative Rather Than an Adversarial Experience
Appendix C Tips for Making an Inspection a Cooperative Rather Than an Adversarial Experience A strongly expressed desire by the vocational educational program administrators, as well as by the enforcing
More informationSummary Siri Nørve and Lillin Knudtzon New lifts in old multi-family dwellings - gaining support for common investments NIBR-rapport: 2009:21
Summary Siri Nørve and Lillin Knudtzon New lifts in old multi-family dwellings - gaining support for common investments Background There has been a particularly strong focus in recent years on policies
More informationINSIDER S GUIDE. The 5 Most Powerful Ways to Improve Tenant Satisfaction Today
INSIDER S GUIDE The 5 Most Powerful Ways to Improve Tenant Satisfaction Today Tenant satisfaction significantly impacts your bottom line. Overview: The Real Cost of Tenant Dissatisfaction You try hard
More informationTwo-year Incentive Program
URBAN DEVELOPMENT INSTITUTE PACIFIC REGION #200 602 West Hastings Street Vancouver BC V6B 1P2 Canada T. 604.669.9585 F. 604.689.8691 www.udi.bc.ca Below is a list of approaches the Province can use to
More informationANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title )
(CCR Title 25 622 ) page of 9 Reporting Period //25-2/3/25 Table A Annual Building Activity Report Summary - New Construction Very Low-, Low-, and Mixed- Multifamily Projects Housing Development Information
More informationVolume II Edition I Why This is a Once in a Lifetime Opportunity for Investors
www.arizonaforcanadians.com Volume II Edition I Why This is a Once in a Lifetime Opportunity for Investors In This Edition How to make great investment returns in a soft market U.S. Financing for Canadians
More informationEffective housing for people on low incomes in the Welsh Valleys
Summary Effective housing for people on low incomes in the Welsh Valleys This summary looks at policy and practice recommendations to address the housing challenges facing people on low incomes in the
More informationLease accounting survey Preparing for implementation
Lease accounting survey Preparing for implementation Executive summary The new lease accounting standard proposed by the Financial Accounting Standards Board (FASB) fundamentally changes the rules that
More informationViability and the Planning System: The Relationship between Economic Viability Testing, Land Values and Affordable Housing in London
Viability and the Planning System: The Relationship between Economic Viability Testing, Land Values and Affordable Housing in London Executive Summary & Key Findings A changed planning environment in which
More informationCORTE MADERA TOWN COUNCIL STAFF REPORT TOWN MANAGER, MAYOR, AND TOWN COUNCIL DOUGLAS BUSH, ASSIST ANT PLANNER
This material has been reviewed By the Town Manager 8ez CORTE MADERA TOWN COUNCIL STAFF REPORT Report Date: July 27, 2016 Meeting Date: August 2, 2016 TO: FROM: TOWN MANAGER, MAYOR, AND TOWN COUNCIL DOUGLAS
More informationQueens Drive regeneration: Swindon Council's unaffordable housing strategy
Queens Drive regeneration: Swindon Council's unaffordable housing strategy Swindon's housing crisis has been described as a crisis of affordability. Much of the town's housing in unaffordable for a large
More informationHousing and Homelessness. City of Vancouver September 2010
Housing and Homelessness City of Vancouver September 2010 1 Table of Contents Overview Key Housing Issues Homelessness Rental Housing Affordable Home Ownership Key Considerations 2 OVERVIEW 3 Overview
More informationJASPER PLACE NEIGHBOURHOOD HOUSING ASSESSMENT NOVEMBER West Jasper Place. Glenwood. Britannia Youngstown. Canora
JASPER PLACE NEIGHBOURHOOD HOUSING ASSESSMENT NOVEMBER 2013 West Jasper Place Glenwood Britannia Youngstown Canora TABLE OF CONTENTS A: INTRODUCTION................................... 01 B: PHOTOGRAPHIC
More information12. STAFF REPORT ACTION REQUIRED SUMMARY. Date: September 21, Toronto Public Library Board. To: City Librarian. From:
STAFF REPORT ACTION REQUIRED 12. Property Redevelopment Feasibility Date: September 21, 2015 To: From: Toronto Public Library Board City Librarian SUMMARY At the meeting on May 25 2015, the Toronto Public
More informationCHARTER TOWNSHIP OF LYON PLANNING COMMISSION MEETING MINUTES April 11, 2005
CHARTER TOWNSHIP OF LYON PLANNING COMMISSION MEETING MINUTES April 11, 2005 Approved as corrected May 9, 2005. DATE: April 11, 2005 TIME: 7:00 PM PLACE: 58800 Grand River Call to Order: Chairman Barber
More informationA Window Into the World of Condo Investors
April 06, 2018 A Window Into the World of Condo by Shaun Hildebrand and Benjamin Tal (CIBC*) If you want to understand the GTA housing market, you have to get into the heads of condo investors. While the
More informationLease accounting 2019 IFRS and US GAAP Preparing for a smooth landing
Lease accounting 2019 IFRS and US GAAP Preparing for a smooth landing What s next? Q4 2017 Summary As you may already be aware, the accounting standards for lease accounting will change. This means that
More informationHousing Reset :: Creative Advisory Accelerating Non-Profit / City Partnerships What We Heard
Final Version Date: Feb 8, 2017 Housing Reset :: Creative Advisory Accelerating Non-Profit / City Partnerships What We Heard Purpose This Creative Advisory was formed as part of the Housing Reset to generate
More informationACHIEVING HIGHER SALES VOLUME PRICES COMMISSIONS USING CO-OWNERSHIP
ACHIEVING HIGHER SALES VOLUME PRICES COMMISSIONS USING CO-OWNERSHIP CAR Global Real Estate Forum, October 5, 2012 Today s Topics & Tools: ü Co-Ownership in context for global Realtors ü Why co-ownership
More informationIII. Housing Profile and Analysis
III. Housing Profile and Analysis 3-1 III. Housing Profile and Analysis A. Housing Types Information on the type of housing available is important to have a clear picture of what Lacey has in its housing
More informationReport. complaint no 03/B/13806 against Oxford City Council. on an investigation into. 31 May 2006
Report on an investigation into complaint no 03/B/13806 against Oxford City Council 31 May 2006 The Oaks No 2, Westwood Way, Westwood Business Park, Coventry CV4 8JB Investigation into complaint no 03/B/13806
More informationTalking Points For Slides
Talking Points For Slides Slide 1 I m going to show you all a few pictures of the Santa Teresa community this presentation was put together by Debbie McAllen, Gwyn McClure, and Ginger Dickson who took
More informationEvaluating your co-op manager
June 17, 2013 Evaluating your co-op manager When co-ops sign a contract with a person to be their co-op manager, the contract usually includes a provision to conduct an evaluation of the service. This
More informationCity of McHenry Planning and Zoning Commission Minutes October 18, 2017
City of McHenry Planning and Zoning Commission Minutes Chairman Strach called the regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were
More informationLAPACO PAPER PRODUCTS LTD.
LAPACO PAPER PRODUCTS LTD. 5200 J.A. Bombardier Street Longueuil, Quebec TABLE OF CONTENTS Section Photographs & Location Maps 1 Project Summary 2 The Location 3 Lapaco Paper Products Ltd. 4 Investment
More informationAlso present were Bill Mann, Planning and Development Director, and Recording Secretary Amber Lehman.
held Monday, July 13, 2015, at 7:00 P.M. in the Council Chambers, 11 North 3 rd Street, Jacksonville Beach, Florida Call to Order The meeting was called to order Chairman Sutton. Roll Call Greg Sutton,
More informationCOMPARISON OF THE LONG-TERM COST OF SHELTER ALLOWANCES AND NON-PROFIT HOUSING
COMPARISON OF THE LONG-TERM COST OF SHELTER ALLOWANCES AND NON-PROFIT HOUSING Prepared for The Fair Rental Policy Organization of Ontario By Clayton Research Associates Limited October, 1993 EXECUTIVE
More informationRural Housing Challenges in Tennessee: Socio-economic Drivers, Problems and Opportunities
Rural Housing Challenges in Tennessee: Socio-economic Drivers, Problems and Opportunities Presented at: 19 th Annual Rural Development Conference April 28, 2014 Hulya Arik, PhD Economist Tennessee Housing
More informationWESTERN SPECIALTY CONTRACTORS. Property Inspections. The Critical First Step
WESTERN SPECIALTY CONTRACTORS Property Inspections The Critical First Step How to Use a Building Component Inventory to Provide Clients More Value Are you preparing to launch a new or revamped maintenance
More informationBriefing Note. Voluntary Registration of Land in the Land Register of Scotland
Briefing Note Voluntary Registration of Land in the Land Register of Scotland Background The Land Registration etc (Scotland) Act 2012 (the 2012 Act ), brought into force in December 2014, has significantly
More informationCITY CLERK. City Hall Store (Ward 27 - Toronto Centre Rosedale)
CITY CLERK Clause embodied in Report No. 10 of the, which was before the Council of the City of Toronto at its Special Meeting held on July 30, 31 and August 1, 2002. 34 City Hall Store (Ward 27 - Toronto
More informationCENTRE REGION COUNCIL OF GOVERNMENTS (COG) TRANSPORTATION AND LAND USE (TLU) COMMITTEE. Monday, July 2, :15 p.m. Centre Region COG Building
CENTRE REGION COUNCIL OF GOVERNMENTS (COG) TRANSPORTATION AND LAND USE (TLU) COMMITTEE Monday, 12:15 p.m. Centre Region COG Building Minutes Transportation & Land Use Committee Members Present: Theresa
More informationStatus of HUD-Insured (or Held) Multifamily Rental Housing in Final Report. Executive Summary. Contract: HC-5964 Task Order #7
Status of HUD-Insured (or Held) Multifamily Rental Housing in 1995 Final Report Executive Summary Cambridge, MA Lexington, MA Hadley, MA Bethesda, MD Washington, DC Chicago, IL Cairo, Egypt Johannesburg,
More informationCITY OF MANHATTAN BEACH [DRAFT] PLANNING COMMISION MINUTES OF REGULAR MEETING JANUARY 28, 2015
CITY OF MANHATTAN BEACH [DRAFT] PLANNING COMMISION MINUTES OF REGULAR MEETING JANUARY 28, 2015 A Regular Meeting of the Planning Commission of the City of Manhattan Beach, California, was held on the 28
More informationHousing. Imagine a Winnipeg...: Alternative Winnipeg Municipal Budget
Housing Housing, and the need for affordable housing in cities and towns across Canada, has finally caught the attention of politicians. After a quarter century of urging from housing advocates, there
More informationInternational Buyer s Guide to US Real Estate
International Buyer s Guide to US Real Estate INTERNATIONAL BUYER S GUIDE TO US REAL ESTATE Table of Contents Introduction 3 Common Real Estate Practices in the Us 4 The MLS Commission Buying Your Home
More informationTHAT Council receives for information the Report from the Planner II dated April 25, 2016 with respect to the annual Housing Report update.
Report to Council Date: April 25, 2016 File: 1200-40 To: From: Subject: City Manager Laura Bentley, Planner II, Policy & Planning Annual Housing Report Update Recommendation: THAT Council receives for
More informationINCREASING HOUSING SUPPLY IN ONTARIO
INCREASING HOUSING SUPPLY IN ONTARIO Consultation Document Find out more at: www. Consultation Document About this consultation A strong demand for housing and limited supply in Ontario has resulted in
More informationROLE OF SOUTH AFRICAN GOVERNMENT IN SOCIAL HOUSING. Section 26 of the Constitution enshrines the right to housing as follows:
1 ROLE OF SOUTH AFRICAN GOVERNMENT IN SOCIAL HOUSING Constitution Section 26 of the Constitution enshrines the right to housing as follows: Everyone has the right to have access to adequate housing The
More information1. Roll Call. 2. Minutes a. May 29, 2018 Regular Meeting. 3. Adoption of the Agenda. 4. Visitors to Be Heard
1. Roll Call City of Vermillion Planning Commission Agenda 5:30 p.m. Regular Meeting Tuesday, May 29, 2018 City Council Chambers 2 nd Floor City Hall 25 Center Street Vermillion, SD 57069 2. Minutes a.
More informationHousing Issues Report Shoreline Towers Inc. Proposal 2313 & 2323 Lake Shore Boulevard West. Prepared by PMG Planning Consultants November 18, 2014
Housing Issues Report Shoreline Towers Inc. Proposal 2313 & 2323 Lake Shore Boulevard West Prepared by PMG Planning Consultants November 18, 2014 PMG Planning Consultants Toronto, Canada M6A 1Y7 Tel. (416)
More informationPolicy Briefing Banish the Bedroom Tax Monster Campaign- Action Plan for Scotland
Policy Briefing Banish the Bedroom Tax Monster Campaign- Action Plan for Scotland From the Shelter Scotland policy library August 2013. All rights reserved. This document is only for your personal, non-commercial
More informationSekisui House, Ltd. < Presentation >
Sekisui House, Ltd. Transcript for Earnings Results Briefing for the Second Quarter of FY2018 (Telephone Conference) Date: Participants: September 6 th, 2018, Thursday 17:00 18:00 JPT Shiro Inagaki, Representative
More informationCHARTER TOWNSHIP OF FENTON SEWER SYSTEM FINANCIAL OVERVIEW MARCH, 2018
CHARTER TOWNSHIP OF FENTON SEWER SYSTEM FINANCIAL OVERVIEW MARCH, 2018 Fenton Township continues to receive inquiries regarding the relatively high sewer use fees that Township residents have been paying
More informationCITY OF GLENDALE, CALIFORNIA REPORT TO THE: Housing Authority D Successor Agency D Oversight Board D
Joint D City Council 1Z! CITY OF GLENDALE, CALIFORNIA REPORT TO THE: Housing Authority D Successor Agency D Oversight Board D February 10, 2015 AGENDA ITEM Report: Information on Code Compliance Policy
More informationReal Estate and Construction Law investing in Saudi Arabia
Real Estate and Construction Law Update: Guidelines for foreigners investing in Saudi Arabia Henry Cort Partner, Saudi Projects and Project Finance Trowers & Hamlins LLP 13 May 2009 Introduction Investment
More informationCity of Maple Ridge. Rental Housing Program: Secondary Suite Update and Next Steps
City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: September 19, 2017 and Members of Council FROM: Chief Administrative Officer MEETING: Council Workshop SUBJECT: Rental Housing Program:
More informationSecond Reading and Adoption of Zone Text Amendment Ordinance 1/15/19
Second Reading and Adoption of Zone Text Amendment Ordinance LA PALMA CITY COUNCIL JANUARY 15, 2019 1 RECOMMENDATION It is recommended that the City Council conduct the second reading and adopt an Ordinance
More information23 January To whom it may concern,
23 January 2018 Committee Secretariat Finance and Expenditure Select Committee Parliament Buildings Wellington 6160 Email: select.committees@parliament.govt.nz To whom it may concern, SUBMISSION: OVERSEAS
More informationRESIDENTIAL MARKET ANALYSIS
RESIDENTIAL MARKET ANALYSIS CLANCY TERRY RMLS Student Fellow Master of Real Estate Development Candidate Oregon and national housing markets both demonstrated shifting trends in the first quarter of 2015
More informationPreliminary report for a mixed beverage late hours alcoholic beverage special use permit. Recommendation
Shenandoah Planning and Zoning Commission AGENDA REPORT Meeting Date: December 18, 2012 Item Number: Public Works & Community Development Department: Prepared By: Erik Smith Budgeted Amount: Date Prepared:
More informationRent Increase 2018/19. Briefing Paper
Rent Increase 2018/19 Briefing Paper Consultation on Proposals January 2018 At this time of year we consult with our tenants on the rent increase proposal for implementation from April the following year.
More informationReal Estate Principles Chapter 17 Quiz
Real Estate Principles Chapter 17 Quiz 1. A property manager's budget for the property will typically include which of the following operating expenses? A. Reserves for replacement of built-ins B. Depreciation
More informationMEETING DATE: Monday, August 28, 2017 MEETING TIME: 6:00 PM MEETING LOCATION: City Council Chambers, 448 E. First Street, Suite 190, Salida, CO
MEETING DATE: Monday, August 28, 2017 MEETING TIME: 6:00 PM MEETING LOCATION: City Council Chambers, 448 E. First Street, Suite 190, Salida, CO Present: Wood, Kasper, Mandelkorn, Follet, Berg, Thomas,
More informationRecommendation: That the February 3, 2015, Sustainable Development report CR_1871, be received for information.
Finding Common Ground Project Update 6. 7 Recommendation: That the February 3, 2015, Sustainable Development report CR_1871, be received for information. Report Summary This report presents initiatives
More informationA Plan for Fair Regulation of STRs in Santa Barbara
A Plan for Fair Regulation of STRs in Santa Barbara Why Short- Term Rentals should be regulated (and not prohibited) in Santa Barbara City & County: 1) Short- Term Rentals (STRs) are a major source of
More informationClassify and describe basic forms of real estate investments.
LOS 43.a 2017 CFA Exam SS 15 Classify and describe basic forms of real estate investments. Card 1 of 52 LOS 43.a There are four basic forms of real estate investment; private equity (direct ownership),
More information10 SIGNS YOU NEED TO CHANGE YOUR PROPERTY MANAGER. How to identify a poor Property Manager
10 SIGNS YOU NEED TO CHANGE YOUR PROPERTY MANAGER How to identify a poor Property Manager 101 INTRODUCTION Successful property investing starts when you buy a sound property that is well managed so it
More informationThe Impact of Market Rate Vacancy Increases One Year Report
The Impact of Market Rate Vacancy Increases One Year Report January 1, 1999- December 31, 1999 Santa Monica Rent Control Board TABLE OF CONTENTS Summary 2 Market Rent Increases 1/1/99-12/31/99 4 Rates
More informationFASB Emerging Issues Task Force. Issue No Title: Accounting by Lessees for Maintenance Deposits under Lease Arrangements
EITF Issue No. 08-3 FASB Emerging Issues Task Force Issue No. 08-3 Title: Accounting by Lessees for Maintenance Deposits under Lease Arrangements Document: Issue Summary No. 1, Supplement No. 1 Date prepared:
More informationSubmission July 2014 Response to the City of Cockburn Draft Housing Affordability and Diversity Strategy
Submission July 2014 Response to the City of Cockburn Draft Housing Affordability and Diversity Strategy Chantal Roberts Organisation Email Executive Officer Shelter WA eo@shelterwa.org.au About Shelter
More informationRequest from Chad DeWaard for a Special Land Use Permit to Operate a Home-Based Business on property located at Cascade Road SE
LOWELL CHARTER TOWNSHIP PLANNING COMMISSION REGULAR MEETING AND PUBLIC HEARINGS PRESENT: Blough, Batchelor, Simmonds, Clements, Edwards TOWNSHIP PLANNER: Tim Johnson CITIZENS IN ATTENDANCE: 13 The Regular
More informationInfill Housing Analysis
City of Victoria Proposed Fairfield and Gonzales Neighbourhood Infill Housing Analysis Urbanics Consultants Ltd. Proposed Fairfield and Gonzales Neighbourhood Infill Housing Analysis Victoria, B.C. Prepared
More informationPLANNING COMMISSION Minutes
MEETING DATE: Monday January 22, 2018 MEETING TIME: 6:00 PM MEETING LOCATION: City Council Chambers, 448 E. First Street, Suite 190, Salida, CO Present: Mandelkorn, Follet, Denning, Thomas, Farrell, Bomer,
More informationHousing as an Investment Greater Toronto Area
Housing as an Investment Greater Toronto Area Completed by: Will Dunning Inc. For: Trinity Diversified North America Limited February 2009 Housing as an Investment Greater Toronto Area Overview We are
More informationME AND MY HOA A SELF-EVALUATION
ME AND MY HOA Answer on the spectrum as indicated from 1 to 5. 1 I have served as an officer or board member. 1 I always pay my dues on time. 1 I have never violated any deed restriction. 1 I read the
More informationMultifamily Outlook 2018
Multifamily Outlook 2018 Page 1 Canada Multifamily From strength to strength The Canadian commercial real estate sector continues its steady upward performance amid a silently moving economic engine. Owners,
More informationALBERTA ENVIRONMENTAL APPEALS BOARD. Decision
Appeal Nos. 10-034, 11-002, 008, & 023-ID3 ALBERTA ENVIRONMENTAL APPEALS BOARD Decision Date of Decision February 2, 2012 IN THE MATTER OF sections 91, 92, and 95 of the Environmental Protection and Enhancement
More informationSubject. Date: 2016/10/25. Originator s file: CD.06.AFF. Chair and Members of Planning and Development Committee
Date: 2016/10/25 Originator s file: To: Chair and Members of Planning and Development Committee CD.06.AFF From: Edward R. Sajecki, Commissioner of Planning and Building Meeting date: 2016/11/14 Subject
More informationWe are pleased to provide all owners with the King s Creek Plantation Owners Association Annual Report.
April 30, 2016 Dear Owner, We are pleased to provide all owners with the King s Creek Plantation Owners Association Annual Report. The Report includes the following information: 1. The full legal name
More informationInternational Accounting Standards Board Press Release
International Accounting Standards Board Press Release 31 March 2004 IASB ISSUES STANDARDS ON BUSINESS COMBINATIONS, GOODWILL AND INTANGIBLE ASSETS The International Accounting Standards Board (IASB) today
More informationHousing Characteristics
CHAPTER 7 HOUSING The housing component of the comprehensive plan is intended to provide an analysis of housing conditions and need. This component contains a discussion of McCall s 1990 housing inventory
More informationDear Mr Nairn HIA is pleased to provide comments on the recently released Draft Alice Springs Regional Land Use Plan (Draft Plan).
17 December 2015 Mr G Nairn Chair Northern Territory Planning Commission GPO Box 1680 DARWIN NT 0801 Submitted via email: ntpc@nt.gov.au Dear Mr Nairn HIA is pleased to provide comments on the recently
More informationConstruction Outlook: Major construction to further build on high base of activity
SUNDAY 2 DECEMBER 2018 Construction Outlook: Major construction to further build on high base of activity Building on a high base, Australia s leading construction companies are projecting further expansion
More information2004 Cooperative Housing Journal
2004 Cooperative Housing Journal Articles of Lasting Value for Leaders of Cooperative Housing Published by The National Association of Housing Cooperatives Dos Pinos Housing Cooperative in Davis, California
More informationSubject: Affordable Housing Reserve Fund Policy Bylaw No. 3866, 2008
For Council Our File: 10-5040-20/AFFHOU/2008-1 Doc #: 727285.v1 To: From: City Manager General Manager Planning and Development Subject: Affordable Housing Reserve Fund Policy Bylaw No. 3866, 2008 For:
More informationThe Financial Accounting Standards Board
V A L U A T I O N How the New Leases Standard May Impact Business Valuations By Judith H. O Dell, CPA, CVA The Financial Accounting Standards Board issued the 485 page Leases Standard (Topic 842) in February,
More informationREAL ESTATE REFORMS: THE UK S MOST POPULAR PROPERTY POLICY IDEAS MFS
REAL ESTATE REFORMS: THE UK S MOST POPULAR PROPERTY POLICY IDEAS MFS Real Estate Reforms: The UK S Most Popular Property Policy Ideas On 24 June 2016, the UK awoke to the news that it would be leaving
More informationRe: Request for Views on Effective Dates and Transition Methods
International Accounting Standards Board 30 Cannon Street London EC4M 6XH United Kingdom Technical Director File Reference No. 1820-100 Financial Accounting Standards Board 401 Merritt 7 PO Box 5116 Norwalk,
More information