Ballycliffe Residence & Lodge
REDEVELOPMENT PROPOSAL
TEAM MEMBERS: David Antonio, Emma Barron, Fabienne Chan, Janai De Lima, William Heikoop, Kimberly Morrow, Sherwin Opena, Colin Pang, Michael Shmulevitch
April 2013
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ACKNOWLEDGEMENTS The team members of RPS Consulting Ltd. would like to thank firstly and foremost, Christian Fisker from Chartwell Seniors Housing REIT as well as Professor Steven Webber and David Amborski from the School of Urban and Regional Planning at Ryerson University, for providing exceptional guidance, consideration and enthusiasm in support of our efforts to successfully complete this report and for giving us the opportunity to excel in our learning to become successful urban planners. Finally, we would like to sincerely thank Bruno Scopacasa, Geoff Romanowski, Leslie Steane, and Christy Chrus from of the Ajax Planning Department for their availability and aid in answering our inquiries, and in turn helping us to sharpen our understanding of the planning process.
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CONTENTS
1.0 Executive Summary.................................................................................................................. 5 2.0 Introduction ............................................................................................................................. 7
2.1 Geographic Location ................................................................................................... 8
2.2 Market Trends .............................................................................................................10
2.3 Long Term Care Renewal Strategy, 2009 ....................................................................13
2.4 Concept and Vision .....................................................................................................13
3.0 Ballycliffe Redevelopment Proposal........................................................................................14
3.1 Introduction..................................................................................................................14
3.2 Current Site .................................................................................................................14
3.2.1 Electrical Easement ....................................................................................... 15
3.2.2 Site Conditions ..............................................................................................15
3.3 Proposed Development .............................................................................................. 17
3.3.1 Proposal Description ..................................................................................... 17
3.3.2 Long-Term Care .............................................................................................17
3.3.3 Retirement Residence .................................................................................... 21
3.3.4 Mixed Use ...................................................................................................... 24
3.3.5 Parking Requirement ..................................................................................... 25
3.3.6 Replacement of Rear Sound Barrier .............................................................. 27
3.3.7 Key Design Components .............................................................................. 28
3.4 Developing a Comprehensive Design Rationale ........................................................ 29
3.4.1 Transportation Considerations ...................................................................... 34
3.4.2 Parking Designations .................................................................................... 34
3.4.3 Inclusion of a Scooters Garage ..................................................................... 35
3.5 Precedent Studies: An Inspirational Framework.......................................................... 35
3.6 Achieving Environmental Sustainability ...................................................................... 39
3.6.1 What is LEED ................................................................................................ 39 4
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3.6.2 Tools for Achieving LEED Certification .............................................................................. 41
3.6.3 Heating, Ventilation, and Air Cooling (HVAC) ..............................................41
3.6.4 Geo-Exchange System ................................................................................. 42
3.6.5 Managing Rainwater .................................................................................... 43
3.6.6 Solar Panels ..................................................................................................44
3.6.7 Green Roofs ................................................................................................. 44
3.6.8 Lighting Retrofit ........................................................................................... 46
3.6.9 Porous Asphalt ............................................................................................. 46
3.6.10 Costs Associated with LEED ......................................................................47
3.6.11 Additional Incentives .................................................................................. 47
3.6.12 LEED-Certification Recommendation .........................................................48
4.0 Enhancing the Vision of the Province, Region, and Town ..................................................... 49 Â
4.1 The Provincial Policy Statement ................................................................................. 49
4.2 Places to Grow Act and the Plan for the Greater Golden Horseshoe ........................ 50
4.3 Ajax Official Plan .........................................................................................................51
4.4 Land Use ..................................................................................................................... 54
4.5 The Downtown Central Area Community Improvement Plan ..................................... 55
4.6 Zoning ....................................................................................................................................56 5.0 Transforming a Vision into Reality ........................................................................................ 59
5.1 Phasing ....................................................................................................................... 60
5.2 Planning Applications ................................................................................................. 66
5.2.1 Minor Variance Application ...........................................................................66
5.2.2 Zoning By-Law Amendment Application ...................................................... 68
5.2.3 Site Plan Control ........................................................................................... 72
5.2.4 Building Permit ............................................................................................. 72
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5.3 Financing ............................................................................................................................ 73
5.3.1 Community Improvement Plan ................................................................... 73
5.3.2 Development Charges ............................................................................... 74
5.3.2.1 Regional Charges - Durham ......................................................... 75
5.3.2.2 Municipal Charges - Ajax ............................................................. 82
5.3.2.3 Downtown Central Area Community Improvement Plan
Development Charge Exemptions .............................................. 87
5.3.3 Policy on Construction Costs ..................................................................... 90
5.3.4 MicroFIT .................................................................................................... 94
5.3.5 Canadian Mortgage and Housing Corporation Multi-unit Residential Properties (5+ units)....................................................................................96
6.0 Responding to Market Conditions.......................................................................................97 Â
6.1 Justification For Split Between Long-Term Care and Retirement Space...................97
6.2 Justification for Long Term Care, Basic/Private Accommodations...........................100
6.3 Market Rationale for Mixed Uses on Site .................................................................101
6.4 Promoting Resident Connectivity with the Ajax Community ...................................101
6.4.1 Providing Mixed Use in a Residential Home ..............................................104
6.4.2 Suggestions for Commercial Uses at Ballycliffe Residence and Lodge .....105
6.4.3 Considerations for Mixed Use ................................................................... 109
6.4.4 Nearby Competitors ................................................................................. 110
7.0 Moving Forward ................................................................................................................ 111 8.0 Definitions .......................................................................................................................... 113 9.0 Appendix ........................................................................................................................... 114 10.0 References ....................................................................................................................... 122
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1.0
EXECUTIVE SUMMARY
This report uses the comprehensive research and analysis that was previously established in the Interim Report to recommend a site redevelopment proposal for Chartwell, specific to the Ballycliffe Retirement Residence and Lodge in Ajax, Ontario. Guiding the redevelopment proposal are several elements which include, a Site Plan, Design Rationale, Precedent Study, Planning Context, Implementation (Phasing, Development Charges, Planning Tools) and Market Rationale. Key findings are described as follows and will guide Chartwell in the redevelopment process for the Ballycliffe Site. • It is recommended that Ballycliffe’s current 100 C-Class long-term care beds be redeveloped to create a total of 192 A-Class Long-Term Care beds. • A mixed-use portion should also be developed on the ground floor of the south part of the retirement residence fronting onto Station Street upon which Ballycliffe is located. • The redevelopment proposal for Ballycliffe reflects the policies set out in the Provincial Policy Statement, Places to Grow Act, Durham Regional Official Plan and the Ajax Official Plan as a guide. Specifically, it promotes provisions contained in these policy documents by supporting the intensification of an underutilized site, contributing to a pedestrian network in the Town of Ajax, implementing mixed uses on the site to increase pedestrian traffic on the site and the surrounding area and linking the site to the
surrounding community, contributing to a mix of housing types, as well as catering to seniors as they experience a diverse setting. • The development will fit harmoniously into its surrounding by providing amenities to support and improve safety and walkability. • Funding programs are available through the Downtown Central Area Community Improvement plan that includes exemption for development charges, application fees and property tax increases. • A Zoning By-Law amendment will be required as well as Minor Variances for setbacks and density.
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• Further market and land studies should be carefully measured before plans are executed.
• Phasing will be done in five steps including 3 construction phases.
• According to Statistics Canada (2013), Ajax’s density is projected to increase in the immediate community in which Ballycliffe Residence is located, indicating the potential to support a higher density built form for Ballycliffe. In conjunction with guiding planning policy for the Town of Ajax, Durham Region and the province of Ontario, the proposal supports these factors, which consider the need to provide a mixed-use residential facility incorporating commercial uses.
• No building structure above or below grade is required for accommodating onsite parking.
• The current inventory of beds will remain active throughout the redevelopment to maintain funding and a constant revenue stream during construction.
• Ballycliffe Lodge should strive for a LEED Silver certification to receive additional funding from the Ministry of Health & Long-Term Care. • RPS Consulting has established that the proposed redevelopment of the Ballycliffe Lodge site would meet the needs of the increasing seniors population, and fit harmoniously with the public realm. • It is strongly recommended that Chartwell proceed with redevelopment the of Ballycliffe Retirement Residence and Lodge site.
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2.0
INTRODUCTION
This report has been prepared for Chartwell Seniors Housing REIT (Chartwell) as a precursor to the redevelopment of Ballycliffe Retirement Residence and Lodge (Ballycliffe), located in the Downtown Central Area of the Town of Ajax, Ontario, Canada. This property has been identified as an underperforming asset within Chartwell’s portfolio. The Ryerson Planning Students Consultants Limited (RPS Consultants Ltd.) has been assigned to research the current conditions of the site with the goal of optimizing value and transforming it into an asset to the community of Ajax. The client has specifically requested for the upgrade of Ballycliffe Lodge’s C-Class beds to A-Class as defined in the Long-Term Care Design Manual (see definition section for structural classes). As a result of the previously completed Interim Report, RPS Consulting has developed a detailed and comprehensive proposal for the redevelopment of Ballycliffe. This proposal will reflect the overarching elements, goals and vision for the Chartwell development mandate, in order to provide successful innovative, thoughtful and vibrant site revitalization. Within the senior housing industry, there are many types of service offered to various markets such as at-home care, care specific for dementia patients, or residents who require Alternate Levels of Care (ALC). Long-Term Care and Retirement Residences will continue to be the two senior housing types Ballycliffe Lodge operates as to cater to seniors needs. Furthermore, a division of the development will be dedicated to dementia care to accommodate seniors with this disease. In order to contribute to a complete community that will accommodate the growing population of the Central Downtown Area, and nearby neighborhood as well as to conform with the respective planning policy guiding this growth, RPS Consulting has integrated a ground floor of commercial uses, transforming Ballycliffe into a sustainable mixed use facility. To accomplish the redevelopment of this site, RPS Consulting has provided a planning process strategy and redevelopment concept that reflects the planning and LTC policy framework and creatively works around physical constraints and market conditions in attempt to maximize net asset value. Therefore, the report includes a renewed redevelopment site plan of Ballycliffe, with the inclusion of updated urban design elements, followed by a detailed phasing plan that addresses all the steps required to smoothly and safely take the site from its current circumstances to a fully redeveloped, occupied site while continuing the revenue stream for Chartwell in an efficient manner. The Interim Report document has been provided in Section 9: Appendix for further clarification and detailed scope of this report. 7
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2.1 Geographic Location Ballycliffe Lodge is currently a 141-suite senior housing development situated on a lot approximately 16820.3 square metres or 1.68 hectares. It is located within the jurisdiction of Ward 3 in the City of Ajax, within the Region of Durham in southern Ontario, and on the eastern portion of the Greater Toronto Area. Ballycliffe Lodge is situated at 70 Station Street near the intersection of Harwood Avenue South and Highway 401. Figure 1 shows an aerial, and a close up view of the lodge. Table 1 provides a description of the surrounding built form.
Figure 1: Location of Ballycliffe Lodge on 70 Station Street in Ajax, Ontario (Google Maps, 2011).
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Figure 2: Town Context Map displaying proximity to nearby competing retirement facility, Winbourne Park
Figure 3: Regional Context Map displaying approximate location of Ballycliffe in relation to the Region of Durham and the Town of Ajax
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2.2 Market Trends In Durham Region, the population growth of seniors at age 65 and over is expected to increase by 150% between 2011 and 2036. This will have many implications on the seniors housing market, as demand is expected to increase for those requiring housing in a Retirement or Long-term care setting. Long Term Care The Central East Local Health Integration network (LHIN) is the organization responsible for coordinating interdisciplinary health care services in the regions of Durham, Peterborough, and Haliburton-Northumberland-Victoria, and includes Long-Term Care. The current Long-Term care demand for the Central East LHIN (see figure 4), has remained stable since 2006 at 123 persons per 1000 seniors age 75+. In contrast, Ontario’s current demand is 107.5 persons per 1000 seniors age 75+. According to the 2011 Walker Report, the estimated annual demand for longterm care will be approximately 112,000 in Ontario by 2016 (OLTCA, 2011). As of 2012 there were 77,863 beds across Ontario, with 97% of them being long stay beds. Currently there are 210 Long-Term care beds, (Central East CCAC, 2013) and 3,975 people over age 75 years of age in Ajax (Stats Canada, 2011) (See Appendix 9.5 for full inventory of Central East LTC beds). An estimate for long-term care demand, based on population, can be determined by approximating 90-100 beds per 1000 people over age 75 in a given area (Central East CCAC, 2013). From this data, it can be calculated that in 2011 there was a need for 147 to 185 more beds in Ajax, a number which will increase each year as the population over 75 continues to grow.
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Figure 4: Supply, Demand, the Central East LHIN (CECCAC, 2013)
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Retirement Residences The Canadian Mortgage and Housing Corporation conducts the Senior’s Housing Survey for private and non-profit residences. From 2008 to 2012, close to 9,900 new spaces were added to the market in Ontario (Figure 4), representing an increase of almost 24 per cent (CMHC, 2008 - 2012). This increase in construction was driven by market expectations that demand for retirement homes will pick up with the aging of the population, despite the fact that vacancy rates have slightly increased between 2008 and 2012. Moreover, the total supply for retirement residences is expected to increase by 2.7% to a total of 52,700 spaces by 2013 (CMHC, 2013). In Durham region, the region experienced a supply increase of 40.0% with close to 574 new spaces. The increase in supply was mostly driven by a stronger market and population growth, resulting in the increased demand for units and a drop in vacancy rates in the region.
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2.3 Long Term Care Home Renewal Strategy, 2009 To improve the quality and supply of long term care, the Region of Durham has created a development program called the Long-Term Care Home Renewal Strategy (2009) issued by The Ministy of Health and Long Term Care (MOHLTC) produced by the Province of Ontario. This program has created a program to redevelop 35,000 structural class B, C, and upgraded D long-term care beds, over 10 years to ensure the quality of long-term care home accommodations (see the appendix for definitions of the structural classes) (MOHLTC, 2009). In compliance to this, Chartwell has expressed a desire to update its current C-Class long-terms beds to meet the standards outlined in the Long-Term Care Home Design Manual, 2009. Therefore, it is the intent of RPS Consulting to address this request for the redevelopment of Ballycliffe by following Chartwell’s madate as well as achieving the policy objectives of the Town of Ajax, the Region of Durham, and the province of Ontario.
2.4 Concept and Vision Our concept seeks to address the issues and trends by replacing the entire existing facility. This will be accomplished in a total of five steps, with minimal disturbances to residents and leaving intact the existing revenue stream. The concept will embody and promote the visions of the province, region of Durham and town of Ajax including intensification of an underutilized site, contribution to a mix of housing types and catalytic enhancement of the under-performing Downtown Central Area of Ajax. These themes are realized through key elements that include an increase in the number of both retirement residence and long term care beds as well as an addition of compatible commercial uses to the site, the incorporation of investments necessary to achieve LEED certification, connection to the pedestrian realm and the aesthetic rehabilitation of the Ballycliffe facility. The following report will provide an analysis of the proposed concept through the key elements to deliver an innovative and sustainable redevelopment proposal for the Ballycliffe site.
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3.0
BALLYCLIFFE REDEVELOPMENT PROPOSAL
3.1 Introduction RPS Consultants were faced with the responsibility of producing a redevelopment plan for the current Ballycliffe facility. The site plan is configured to meet the client’s needs and address the future senior market trends listed in the report. The current and proposed site plans are described within this section.
Figure 5: Ballycliffe Lodge (2013)
3.2 Current Site Currently, Ballycliffe is a 141-suite senior housing development sitting on a lot that is approximately 16820.3 square metres or 1.68 hectares in size (Figure 5). Ballycliffe is both a Longterm Care and Retirement Residence facility. Currently there are 100 C-Class beds in the LongTerm Care portion of the site, and 41 beds belong to the retirement residence portion (Table 2), (see definition section for Structural Class categories). The poor condition of the existing facility in addition to the current market and population demands, prompted RPS Consultants to propose a redevelopment site plan of the current senior housing facility that would meet the needs of the senior population not only in the present time, but also for generations to come.
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Current Facility Descriptions
Table 2: Number and Size of Retirement Residence Units in Ballycliffe
3.2.1 Electrical Easement There is currently and electrical easement located on the west side of the site in the parking lot which contains two significant electrical lines and a Bell phone line. In order to properly phase the new redevelopment, the parking lot on the west side of the site is the only area suitable for a new building therefore the electrical easement will need to be moved as per the hydro companies specifications.
3.2.2 Site Conditions There are some key elements of the site that need to be addressed, as there are underutilized or dilapidated areas of the site. The majority of the west side of the site is currently a parking lot, this parking lots is highly underutilized and dilapidated as cracking is apparent. Also the adjacent site is not developed and the brush has become overgrown and has begun to spread over the property line. On the north side of the site the sound barrier and rear fences are in poor conditions and in sections have completely fallen down. The vegetation here has also become overgrown and has begun to destroy the infrastructure specifically the fence. The barrier and fence are very important as the provide segregation and sound reduction. On the east side of the site there are waste and recycling facilities that are exposed which are not visually appealing. Also this side is heavily used by staff, visitors and residents and is overcrowded, cracking of the asphalt is also apparent here. Below, figure 6,7,8 and 9 show existing site conditions while figure 10 shows a rendering of the existing facility. 15
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Below: Photographs of Ballycliffe looking in all four directions
Figure 6
East Side (Looking North)
Figure 7
North Side (Looking
Figure 8
South Side (Looking West)
Figure 9
West Side (Looking North)
Figure 10: Above: Existing Site Rendering
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3.3 Proposed Development 3.3.1 Proposal Description The proposal consists of a complex that includes a long-term care facility, and a retirement residence with a mixed use component. The redevelopment proposal for the Ballycliffe site complies with all guidelines set out in the Long-Term Care Home Design Manual, 2009.The building massing consists of three intersecting volumes: a 4-storey Long-Term Care component (including dementia care) on the North side, a 3-storey Retirement Residence building with a green roof on West side, and a 4 storey Retirement Residence with mixed use ground floor space on the South side. However in order to make the redevelopment proposal possible the existing electrical easement will need to be moved. RSP Consulting recommends that the electrical easement is moved westward to the adjacent lot line. The electrical easement requires a three meter set back on each side as per Veridian's minimum clearance specifications. Veridian's estimated cost for the movement of the easement is approximately three hundred thousand dollars which is an large addition to redevelopment costs. The illustrations on the following page exhibits the proposed development (Figure 11 & 12).
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Figure 11 - Rendering - Northwest view of the redevelopment of Ballycliffe
Figure 12: Evening Rendering, west view
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3.3.2 Long-Term Care The Long-Term Care section will be constructed on the northern portion of the site. Within the Long-Term Care portion of the facility, a total of 192 beds spread among 6 Resident Home Areas (RHA) with 32 units in each area are proposed. As described in the Long-Term Care Home Design Manual (2009), each RHA must be a self-contained unit for residents of that area to use. The intent is to create smaller home-like units instead of large group/institutional living environments that include bath and shower rooms, dining area, lounge area and program/activity space (MOHLTC, 2009). The illustration below presents the proposed Long-Term care development site plan (Figure 13).
Figure 13: Long Term Care Building
In terms of unit types within each RHA, proposed are 115 Basic units and 77 Private units inside the LTC facility; the team decided that for the purpose of the project, only Private and Basic types of rooms would be included as per the new standards of the Long-Term Care. A private bedroom is a one-bed bedroom accommodating one resident with a separate ensuite washroom whereas a basic (standard) bedroom is a two-bed bedroom accommodating two residents with a separate ensuite washroom (MOHLTC, 2009). As our population ages, the number of people with dementia or Alzheimer is expected to increase (see Interim report section 8.1). As a result, an addition of a Dementia Care unit will also be proposed within the Long-Term Care portion. Specifically, out of the total 6 proposed Resident Home Areas (RHA), one RHA would serve as a Dementia Care unit with 32 private units. A Dementia Care unit is a component specialized in providing special care for seniors with complex mental health challenges that limit their abilities to support themselves in everyday activities (Hopkins, 2010). 19
RPS Consultants recommends using the minimum requirements set by the Ministry of Health and Long-Term Care Long-Term Care Home Design Manual, 2009 (Referred to as the Design Manual). The Design Manual contains the Ministry of Health and Long-Term Care’s design standards and retrofit minimum standards that must be achieved by all applicable long-term care home projects in Ontario (MOHLTC, 2009). Minimum standards were specified in square metres for both Private and Basic rooms, the standards describe the minimum sizes for rooms, closets, lounge areas, and dining areas. According to the Design Manual, at least 70 per cent of the required resident lounge for each RHA must be located in the RHA. The remaining required space for the resident lounge may be located outside the RHA(s) for access by all residents of the long-term care home. Furthermore, 100 per cent of the required space for dining area(s) must be located within the RHA (MOHLTC, 2009). The total established space allocated towards Long-Term Care portion is 8405.70 square metres of which will be allocated for Private units (1381.38 m2), Basic units (1902.10 m2) and common space (5122.22 m2). The table below (table 3) describes the minimum standards per unit type, the breakdown between the different types of uses, and the gross building area estimates for the Long-Term Facility in Square Metres.
Table 3 Note: Square metres (m2)
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3.3.3 Retirement Residence The Retirement Residence section would be constructed on the West portion of the site (3 Storeys), as well as on the South portion of the site (3 Storeys excluding mixed use on ground floor). Within the Retirement Residence portion of the facility, 100 units with an average size of 20.62 square metres per unit would be constructed. Since there are no current standards for the size of typical Retirement Residence units, it was decided to keep the room sizes of the current Retirement Residence facility on site. The illustration below presents the proposed Retirement Residence development site plan (Figure 14).
Figure 14: Retirement Residence
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It was also proposed to include a 750 square metres dining area inside the retirement facility that would serve food to the residents of the entire facility, as well as a kitchen that could be used by the residents. In addition, a list of possible amenities catering the residents of both the Retirement Residence and Long-Term Care facility was also proposed. The list includes amenities that would pertain and attract senior residents to the facility such as the following:
• Doctors and Nurses Stations that includes a conference and medication room, staff lounge, and a care office
• Hair Salon and Chapel room
• Laundry Rooms on each floor
• Rehabilitation Services that includes a therapy room and work station, and a consultation examination room
• Lounges and Activity Centres that includes living rooms, and an activity room
In addition, the list of amenities listed above established using the New Brunswick Nursing Home Design Guidelines which contained the types of amenities and their numerical standard sizes (Department of Supply and Services, 2010). These guidelines were used in the absence of Ontario guidelines for retirement homes as they are currently unregulated. It is important to note that the determined location for the amenities, as well as, the dining room will be located on the ground floor of the Retirement Residence as it would serves as a common ground connecting the Long-Term portion with the Retirement Residence portion which will both benefit from these services. Consequently, the total established space allocated towards the Retirement Residence portion is 7424 square metres, this will include living space (3266 m2) and common space (4157 m2). The table on the next page (table 4) describes the average size configuration of units, amenities, and services offered in the Retirement Residence portion of the facility.
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Note: Square metres (m2) Table 4 : Average size of units, amenities, and services offered in the Retirement Residence.
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3.3.4 Mixed-Use The facility will also include a mixed-use portion on the ground floor of the Retirement Residence South wing fronting Station Street. A mixed-use component will promote physical activity and pedestrian-oriented travel by seniors, as well as attract potential senior buyers and visitors to the facility thus providing a significant economic benefit to the developer. The total ground floor area was determined to be 1250.50 square metres which would be allocated for retail/commercial/office space. The illustration below presents the proposed Mixed use development site plan (Figure 15).
Figure 15: Mixed Use Location
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RPS consultants have selected 4 potential mixed uses which it recommends to be developed on the site: a cafĂŠ, a chiropractor/physiotherapy clinic, a gift shop, and a tailor/ drycleaner. These were selected based on criteria to better suit the future residents of the facility; the justification for these types is outline in more depth in section 6 of this report. It must be noted that the mixed-use portion of the facility will have separate entrances fronting Station Street to avoid. The table below (table 5 ) describes the average size configuration of the potential mixed use developments on the site:
Table 5 : Average size configuration for potential mixed use developments on site.
3.3.5 Parking Requirements The facility will include a total of 158 surface parking spaces which will be located on the West portion of the site and along the North portion. It is important to note that the majority of the parking spaces, 100 spaces or 63 per cent would be located on the North portion behind the complex. This will ensure the development will fall in line with the vision of Town of Ajax in providing a pedestrian friendly realm as outlined in the Downtown Central Area Community Improvement Plan. Below are the calculation used to estimate the number of required parking spaces for this project: According to Section 5.1 of the Ajax Zoning By-law:
When any new development is constructed, when any existing development is enlarged, or when any use is changed, off-street vehicular parking spaces shall be provided in accordance with the standards of the Town of Ajax Zoning By-law (Town of Ajax, 2013a).
In this specific case the redevelopment of the site will be the best suitable approach. To calculate such minimum parking requirements for maximum financial return to the projects investors the minimum size standards have been chosen in (table 6) from the Ajax Site Plan Review Manual (Town of Ajax, 2013b). 25
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Table 6 : Minimum Parking Size Standards
The parking rate or ratio required to meet the current zoning by-law in (table 7) is provided in section 5.10. (1), (2) of the Ajax zoning by-law (Town of Ajax, 2013a). The proposed minimum parking rates for nursing homes (long term care) and residential uses (retirement residences) were recommended by Professor Christian Fisker (personal communication, January 23, 2013). This would require a parking utilization study for any site plan application that requires relief from the minimum off-street parking requirements as specified in the Town of Ajax Zoning By- law, as amended (Town of Ajax, 2013b)
Table 7 : Parking rate or ratio required to meet the current zoning by-law
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The minimum requirements and calculations for the potential mixed uses on site are provided below in table 8.
Table 8 : Minimum requirements and calculations for the potential mixed uses.
Under section 5.12. (1), (2) of the Ajax zoning by-law (Town of Ajax, 2013a), parking requirements for persons with disabilities are provided and shown below in (table 9)
Table 9 : Town of Ajax parking requirements for persons with disabilities.
3.3.6 Replacement of Rear Sound Barrier A significant factor in the redevelopment of the proposal includes the replacement of the rear sound barrier on the north property line, which blocks the noise of the adjacent CN Rail line and Highway 401. Due to the current poor conditions of the existing sound barrier, this is an important feature to redevelop because the barrier segregates the aesthetically displeasing view and noise nuisance of the nearby rail line as well as the highway, which will aid in providing a higher quality of life for the residents at Ballycliffe. 27
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3.3.7 Key Design Components Several key features within the site have been selected and integrated in the design of the redevelopment proposal, which will promote a number of positive effects upon the quality of life of the senior residents of Ballycliffe. The following key features are listed below. Courtyard: A courtyard was strategically placed between the retirement residence and the long-term care building, which is accessible to both sides. This courtyard features green space, compatible landscaping and gardening, benches, lighting, and a walking path. The courtyard further includes a cedar hedge as well as a wrought-iron gate, creating a aesthetically pleasing, highly secure barrier to the adjacent parking lot, for the safety and privacy of Ballycliffe residents. The courtyard provides residents to be successfully integrated with open space and green space - a key element in urban design guidelines as well as a planning context, which is currently lacking on the site and in the surrounding neighborhood. The courtyard further provides a getaway from vehicles, major roadways and trains nearby. Drop-off lane: A drop off lane is provided in the site to give direct access to the main entrance of the retirement residence, which provides increased accessibility specifically for seniors. This will be beneficial as parking is located on the west side of the site, and residents will be faced with walking prolonged distances to enter the building. The drop off lane is enhanced through a roundabout style, in which the median for the roundabout features landscaping, and gardening, as well as a sign introducing the residence. This will aid in providing a strong sense of place. Green Roof: In addition to the courtyard, which emphasizes private green space and common space on site, the western portion of the building contains a green roof where residents may choose to maintain their own gardens on the green roof, or where they may choose to spend their leisure time outside, similar to the courtyard. The green roof will provide tall, secure railings for the safety of the residents, as well as benches and sitting areas and will give residents an opportunity to have a pleasant view of the surrounding community and may aid in providing a strong sense of place. The green roof also complies with LEED, a policy mandate of Chartwell. The objective in the creation of these strategically placed design features is to ultimately exceed the expectation of simply creating a new retirement residence and long term care facility for Ballycliffe. The court yard and green roof are extremely beneficial because they may also provide common space for organized recreational activities, adding to the enjoyment of integrating seniors with the outdoors. RPS Consulting believes that these features should be addresed because they will ultimately produce a top quality development that a) creates a strong sense of place where seniors are proud to call home, and b) is one that can be easily integrated into the growing Downtown Central Area of Ajax in compliance with Places to Grow (2005). 28
3.4 Developing a Comprehensive Design Rationale The urban design guidelines for the new development of Ballycliffe Residence and Lodge will be built upon the existing community structure and added upon through a unique character by way of incorporating design features and elements that work to reinforce and emphasize the small community as it grows into the presumed and upcoming thriving central Central downtown Downtown area Area (it’s an official plan designation for the area, use caps) of Ajax. Urban design of the site will also reflect new and innovative design standards, including LEED, green roofs, and geothermal heating and cooling, meaning that there will be an emphasis on sustainable and ecological features. The redevelopment of Ballycliffe is envisioned to be a well-designed, pedestrian-scaled, attractive and vibrant development of mixed use that offers a variety of residential, employment, commercial and retail uses that are compatible with seniors living but also with the surrounding community. The redevelopment of Ballycliffe will strive be a sustainable, safe, diverse, compact and a transit-supportive development that is complimentary to the future complete community of downtown Ajax. The following list describes various urban design objectives with which RPS Consultants advise to achieve in the redevelopment of the site, in order to greatly enhance the life of the residents as well as the surrounding community. The urban design objectives have been categorized into two major themes in order to understand how each objective is planned to contribute to each theme.
Physical Urban Design Objectives ________________________________________________ • Integration of intensified, mixed uses on the site to enhance efficiency of built form • Built form that addresses the street and side walk and enhance pedestrian streetscapes, including setbacks and step backs • Built form, including building material, that addresses sustainability and that are eco logically friendly and advanced
• Contribute to an inviting, safe, and accessible streetscape by emphasizing the ground floor and street façade of in fill buildings. Locate principal entries, win dows and key internal uses at street level • Innovative and advanced architectural built form • Create aesthetically pleasing urban design features throughout the site, 29
• Create a site that is well lit, including pedestrian scale lighting which enhances the safety of the residents at all hours of the day
• To draw attention to the building structure and mixed uses on site, opposed to the adjacent parking lot through effective median landscaping
• A high degree of storefront transparency to provide both natural surveillance and visual interest
• Easily integrate and interlink the site with local transit
• Create an aesthetically pleasing gate that separates the courtyard from the lawn and parking lot to the east of the site
• To effectively and creatively separate entrances to the residence and the mixed uses in the building
• To use high quality and highly compatible landscaping
• Create a building structure that can adapt and evolve easily over time and that is characterized by variety and choice through its mixed uses
• Minimize parking on streetscapes and create an aesthetically pleasing parking lot on site, includ ing strategically placed medians as well as a drop off area featuring landscape design
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Enhancement of Life Urban Design Objecties_______________________________________ • Design that allows residents to feel integrated with open space, green space and natural her itage through landscaping, a garden courtyard and the placement of green roofs on the west • Enhancement of pedestrian comfort and convenience on the streetscape by the implementation of benches, street lamps and lights, garbage and recycling bins and that draws pedestrians to the commercial-retail uses of the building
• Create a courtyard featuring various design elements (landscaping, green space, a fountain, benches, gardens, gazebo) be tween the north and south buildings strictly for the use of the residents at Ballycliffe, in order to give them the green space needed for everyday enjoyment that cannot other wise be obtained from within the neighborhood
• To create a site that creates a sense of place as well as a sense of comfort for the residence through the design of the build • To create an accessible and inviting building ing but also the convenience of the com that attracts all members of the community, and patible mixed uses more importantly the residents of Ballycliffe • To create a residence in which seniors feel successfully integrated in their community through providing inviting facades for commercial uses that attract community members
• To create a residence in which the residents of Ballycliffe will be proud to call their home
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Design Criteria To ensure a harmonious design with the current streetscape and surrounding built form, RPS Consulting created a set of design criteria for the redevelopment of the existing facility on site. 1.
The development will be located and organized to fit with its surrounding neighbourhood or planned context. It will frame and support any adjacent streets, and open space to improve safety, and walkability. This will be achieved by:
• Locating the building parallel to the street, as well as, locating main building entrances so that they are clearly visible and directly accessible from the public sidewalk.
• Providing ground floor uses that have views into and, where possible, access to, adjacent streets, and open spaces.
• Preserving existing trees and planting new ones where possible; incorporating them into landscaping designs.
2.
The development will locate and organize vehicle parking, vehicular access, and service areas that will strive to minimize impact on the property and on surrounding properties. This will be achieved by:
• Provide surface parking where appropriate; specifically the majority of the surface park ing will be located on the north side hidden by the building to avoid and to minimize impact on the surrounding streetscape.
• Avoiding the spill-over of parking into adjacent properties by providing sufficient amount of spaces
• Using shared service areas where possible within development block(s) including public and private lanes.
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3.
The development will be massed to fit harmoniously into its surroundings and will respect and improve the current local character and scale. This will be achieved by:
• Mass new buildings to frame nearby streets and open space in a way that compliments the existing and/or planned street proportion.
• Provide adequate privacy, sunlight and sky view, as well as, ensuring adequate separa tion between building walls.
4.
The development will provide amenities on site, which include our suggested commercial mixed uses, and for adjacent streets to make the site more attractive, comfortable and functional for pedestrians and other users. This will be achieved by:
• Creating a courtyard to be used strictly by the residents of the development.
• Creating attractive transitions from the private to public realms by providing creative land scape improvements in setbacks.
RPS Consulting believes that the proposed redevelopment provides a comprehensive approach to the development of under-utilized lands and integrates the development into the urban fabric in an appropriate manner. Significant improvements will result to the built form and streetscape along Station Street with an urban edge and a prominent building that is in keeping with the current Downtown Central Area provision in the Official Plan. In addition, RPS Consulting believes the proposed ground floor retail uses will benefit the community with new jobs and convenient shopping on Station Street that physically form a street wall and will also serve to invigorate the street. Figure 16 exhibits what the mixed use component may look like.
Figure 16: Mixed Use Rendering
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3.4.1 Transportation Considerations Due to the initiative to intensify the existing site it is expected that there will be a higher volume of traffic activity using public and private transportation. There will be residents, full time and part time staff, and family and friends who will visit and use services that Durham regional transit offers. In addition the mixed uses on site will draw their own flow of customer traffic on a daily basis. As a result of the higher volume of traffic the safety of the residents needs to be taken into consideration. The proposal of a drop off lane in front of the proposed Ballycliffe residence utilizing the existing boulevard on Station Street will promote initiatives to protect the residents, staff, visitors, and customers and encourage safety on the roads around the Ballycliffe facility. Drop-offs can be inset where no curbside parking exists and where sidewalk widths can be maintained which is the case of this proposal Another consideration for safety and convenience to the site should include a crosswalk implemented in front of the site. This will ensure that the fifteen meter wide local road does not form a barrier to pedestrians forcing them to walk 175 meters east to the nearest intersection with a crosswalk. This convenience is an extra feature that will give the residents a sense of accessibility to the Ajax’s major shopping district south of Ballycliffe rather than a 700 meters excursion in total due to the placing of existing crossing areas. Ballycliffe is advised to consider the provision of a personal transportation means in the form of a bus for its residents, in addition to local transit. This will allow access to and from destinations or points of interest, that would be difficult to achieve as a group using Durham’s regional transit services. Transportation considerations are a vital part of the process of good planning. The flow of traffic throughout the site and its surrounds is essential for the safety and efficiency of the site's ability function. 3.4.2 Parking Designations RPS Consulting advises the redevelopment of Ballycliffe to consider the designation of visitor parking, staff parking, resident parking, and mixed use parking. The mixed use commercial space requires separate parking spaces for customers and employees. This requirement is set out within the calculations by using by-law minimum standards in the local zoning by law. Greater detail is provided in the site plan parking requirements section 3.4.2 of this report (Town of Ajax, 2013b). The minimum parking space requirements on the lot to allow for a greater density of and for the ability to intensify the building. Parking designations organizes the flow of vehicle traffic on the site. This enables the mixed use parking and visitor parking to have nearby parking spots, as they have a much higher turnover rate. Generally, parking times for these uses are approximated to be 1 - 3 hours. In contrast, the staff and resident parking will be allocated specifically to the rear of the building, as cars will be there for a full work day, or permanently. 34
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3.4.3 Inclusion of a Scooter Garage Electric scooters and wheelchairs are seldom permitted inside the retirement home facility for safety precautions. For those residents who are mobile and use electric scooters and wheelchairs, a scooter garage will be included in the building to help with the storage of these vehicles. Additionally, each parking spot for the scooters will have the advantage of being able to charge in the garage when they are parked. The scooter garage will connect with pedestrian sidewalks to direct the use of scooters to the front of the building and sidewalk and away from the parking lot. Scooters will not be able to access the interior of the building for safety precautions and space reasons.
3.5 Precedent Studies: An Inspirational Framework For the purpose of informing the creation and formation of the proposal for the redevelopment of Ballyclifffe, a critical analysis of similar development sites have been examined. The following precedent cases provide examples of key features that have been incorporated into to the design of the Ballycliffe redevelopment proposal. These features include: green roofs, the use of solar panels, mixed uses on site, and open space for the residents to enjoy. Moreover, these sites are outstanding examples of aesthetically pleasing building envelopes. Therefore, these cases have provided inspiration and creativity in the design of the Ballycliffe redevelopment proposal.
12th and Burnside Portland, Oregan, United States
Figure 17 : Future rendering of the senior residence in 12th and Burnside, Portland Oregon (KGTY, 2012)
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Architects: KTGY Architects Completion: Not completed, in progress Location: Located close to transit, access to dining and entertainment districts, this $2.9 million dollar development project located near urban Downtown Portland, Oregon Key Features • Mixed use • Large open court yard • LEED certified infrastructures Size
• Five storey residential building with 136 affordable housing units and mixed-uses for those who are over the age of 60. • Over 6,300 square feet of retail and mixed use space (KTGY, 2012)
Environmental Features • The senior living residence will also feature the promotion of energy efficient lighting, win dows, toilet, and other LEED certified infrastructure that help reduce overall costs for senior residents. Amenities • 4,869 sq ft recreational centre with hobby and craft areas and a fitness area • Large open space situated in the middle of the home garden terrace on the roof to allow for a clean and pollutant free environment keeping residents active and healthy (Multi-Housing News, 2011). Summary The senior housing facility located at 12th and Burnside in Portland, Oregon provided inspiration for the incorporation of green infrastructure on the Ballycliffe site. In addition, this precedent incorporated the facility’s courtyard in the interior of the site. By seeing how this provided privacy, RPS consulting included their courtyard in the interior of the site away from the public realm and thus creating a safer environment. Finally, although it is noted Portland is an urban centre and Ajax is a suburban environment, the integration of mixed uses on the site provided inspiration for the mixed uses on the Ballycliffe site and how they would be incorporated into the surrounding environment. 36
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Cottonwood Place Senior Housing Fremont, California, United States
Figure 18 : Aerial view of the Cottonwood Place Senior Housing (Van Meter Williams Pollack LLP, 2012)
Developer: Eden Housing Completion: 2012 Location: The Cottonwood Place Senior Housing is located in Fremont, California and has been in operation since its opening in May of 2012 (Indiawest, 2010). Vision: Design a site plan to provide easy and convenient access to desired amenities within the surrounding residential environment, while providing a safe and enjoyable living experience for those wishing to age in place (Van Meter Williams Pollack LLP, 2012).
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Key Features: • The Cottonwood Place Senior housing offers mixed use development and 98 senior living rental units. • One and two bedroom apartments targeted towards extremely low income senior res idences. 25% of these units are intended for frail seniors and are located closer to the ground floor to help improve access to the mixed use services in the building. • The building size per acre is 98 units/2.98 acres and 33 units/acre (Van Meter Wil liams Pollack LLP, 2012). • Designed specifically for seniors who have an annual income that is at or below 40-50% of the county’s median income ($25,320 to $31,650). Residents must pay 30% of their income to live at Cottonwood (Indiawest, 2010). Services and Amenities
• Commercial space of 9,300 sq ft for a senior health care centre and a 550 sq ft space for the City of Fremont Senior Services Office. • On-site community room including a section for gardening. • The building has a large open space area with a central courtyard in the middle of the building for senior residences to use for exercise and social engagements while staying in the comfort of their surrounding living environments. • Community lounge with kitchen
Key Features • Solar hot water panels and photovoltaic which help reduce energy costs for residences (Eden Housing, 2012). • Extensive storm water management systems • Mixed-use development with commercial space • Energy Star Certification Summary Similar to the Portland example, Cottonwood Place has a large open court yard and a series of solar panels placed on the rooftop of the building. The placement of the solar panels provided an inspiration for the placement of solar panels on the roof of the Ballycliffe Redevelopment. It also provided an additional reference for the incopration of mixed uses within a seniors home. 38
3.6 Achieving Environmental Sustainability When developing, planning for the environment is essential as the construction and operation of a long term care and retirement residence can have unprecedented environmental externalities like all structures. Consideration for the environmental impacts of a project must be given to ensure sustainable practice, corporate responsibility, and positive impacts for the surrounding natural and social community. As more developers and regulatory bodies realize the importance of ‘going green’, incentives have been created by the government as pull factors. One key internationally recognized policy that has emerged in this green paradigm shift is the Leadership in Energy and Environmental Design (LEED) rating system, which certifies the development for using environmentally-friendly materials, incorporating sustainability into the building design and systems, and adopting energy-efficient practices. In realization of this, Chartwell has, within its 2011 annual report, set a goal to improve their association with LEED. Currently, Chartwell’s inventory includes three LEED-certified senior homes. Although the capital costs of materials and soft services may be higher than conventional buildings, Chartwell will continue to own and manage Ballycliffe Lodge after construction is completed and must thus bear the operating costs. In abiding with LEED standards, a substantial amount of money can be saved in energy, water, and other operational costs. As energy prices continue to rise, this will be a comprehensive investment that will pay off in the long run. In a study of 40 LEED-certified buildings, they were found to use 41% less energy than comparable buildings (Greene, 2009). These buildings also saved 25 to 85% in water-related operational expenditures. 3.6.1 What is LEED? As an internationally recognized third-party certification program and internationally accepted benchmark for environmentally-sound design, LEED measures how ‘green’ a building is. This is measured under seven categories: 1. 2. 3. 4. 5. 6. 7.
Site development Energy efficiency Water efficiency Material selection Indoor environmental quality. Innovation in Design Regional Priority 39
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Table 10 : LEED Certification Levels and Points Range
As seen in table 10, credits and points are awarded under these sections and the level of certification (Certified, Silver, Gold, or Platinum) is based on the total point score achieved. A total of 100 base points can be achieved with the first five topics within this criterion, but Innovation in Design (or Operations) and Regional Priority credits allow for a total bonus of 10 points. Regional priority credits, worth up to three points, can be attained if the development is proven to have significant environmental benefits to the region. For example, a project that has attained the credit for recycling or for construction waste management (MRc2) in a region with an at-capacity landfill may qualify for an additional regional priority point. There are various different LEED rating systems that will apply to different types of development. The redevelopment of Ballycliffe Lodge will follow the 2009 LEED Canada standards for New Construction and Major Renovations, wherein a minimum of 40 out of the 100 available points must be achieved for basic LEED certification. Furthermore, the project will abide by the 2011 amendment to the Ontario Building Code that requires the building to be 25% more efficient than if it were to conform to the 1997 Model National Energy Code for Buildings.
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3.6.2 Tools for Achieving LEED Certification As seniors are expected to spend an ample amount of their time indoors, the fifth LEED category for indoor environmental quality will directly impact their lives. A variety of strategies such as the use of low VOC (volatile organic compound) paint, GREENGUARD (a recognized third party that identifies green alternative products) certified furniture, and urea-formaldehyde-free composite wood products can be used collectively to improve residents’ health and comfort. By choosing non-polluting material, cleaning solutions, and finishing products and a proper ventilation system, the health of residents can greatly be improved. Other general areas of improvement that can be taken towards LEED points include taking measures to improve HVAC systems, rainwater management, green roofs, solar panels, lighting retrofit, and porous asphalt pavements. Below are brief descriptions of each tool to communicate a better idea of development concepts.
3.6.3 Heating, Ventilation, and Air Cooling (HVAC) RPS Consulting proposes using Heating, ventilation, and air cooling (HVAC) systems in the redevelopment of Ballycliffe because they will provide comfort for the residents as well as opportunities to reduce operating costs for Chartwell. are pivotal determinants for the comfort seniors have in their homes. As people age, they become less active and more sensitive to the temperature of their environment; long term care residents prefer warmer temperatures (Long Term Care Innovation Expert Panel, 2012). Indoor air and infection quality control can be improved with a comprehensive exhaust air-heat recovery system. Additionally, in-floor piping or ceiling panels can be installed to recover 75 to 85% of thermal energy if designed properly (Greene, 2009).
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3.6.4 Geo-Exchange System In the past, electricity and fossil fuels have been inexpensive and an obvious option. However, as prices for such energy sources increase, developers have been turning to alternative sources of energy. An increasing number of developers are seeing the benefits to investing in geo-exchange systems for the HVAC portion of their projects (an example is show in figure 19). More illustratively known as ground-source heating, this trend is based dually on the desire for environmentally-sustainable practices and the substantial economic benefits. As geothermal systems do not rely on outside air for combustion, buildings with this maintain
Figure 19 : Basic diagram of a geothermal heating system (Central Heating New Zealand, 2008).
level of humidity inside the building and minimize the amount of outdoor pollutants and pollens circulating inside the home - this greatly benefits residents (and staff) with allergies. Geothermal energy can be harvested through a ground-source heat pump that uses ground loops containing high-density polyethylene pipes filled with water/antifreeze solution connected to a heat pump air handler (Perrett, n.d.). Essentially, they transfer thermal energy between places of opposing temperatures to maintain a constant. 42
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In buildings without geo-exchange systems, heating (from natural gas) is much cheaper than cooling (electricity). With geo-exchange systems, a substantial portion of the savings would incur with the geothermal cooling system. Although electrical energy will be used to run this system, minimizing electricity usage can reduce operating costs. The capital costs of installing such technology will be higher than traditional HVAC systems, but substantial rebates are provided by the Ontario Power Authority ( following the Prescriptive approach that will have the building owner receive up to $400 for every kilowatt saved for lighting measures or up to $800 for every kilowatt saved for non-lighting measures). Contingent on the model used, geothermal systems can save 30 to 70% of costs associated with utilities and domestic water heating costs compared to conventional oil, gas, or electricity energy systems (Perrett, n.d.).
Under the considerations in this section, the recommended design for the redevelopment of Ballycliffe should specifically incorporate a geothermal heating system to save costs associated with maintaining a consistent and comfortable indoor temperature for residents and 3.6.5 Managing Rainwater With proper tools or installations, rainwater can be easily collected and stored in cistern tanks and pumped into through a filter where it can be distributed for re-use. Such uses include toilet flushing, landscape irrigation, fire protection, and make-up water for mechanical cooling equipment. This highly effective yet simple method will contribute to sustainable practices and should be considered in the design portion of Ballycliffe Lodge’s redevelopment process. Harvesting rainwater as a green addition and partial replacement to conventional water sources. 43
3.6.6 Solar Panels Solar panels are another alternative to traditional natural gas or electricity sources of energy. As well as showcasing alternative models of energy harvesting, solar panels that feed power into the provinces smart grid system will receive financial incentives from the Ontario Power Authority and become a minor source of long term revenue. Investing $20,000 to $100,000 in solar equipment can yield 8% to 12% for a period of 20 years and can be installed in a variety of configurations such as south-facing shingle roofs (Egles, 2010). They require very little maintenance and have minimal ecological impact. Solar panels on the roofs of the North and South buildings of Ballycliffe to harvest solar energy for either utilization or government rebates, and to take advantage of surface space. 3.6.7 Green Roofs Having access to green space has proven to positively impact health in numerous studies. For example, providing for strong indoor-outdoor connections can increase relaxation, reduce stress and mental fatigue, restore mental clarity, increase a sense of well-being and promote physical health and healing (Davis, 2008). One of the ways to incorporate greenery into Ballycliffe Lodge is to integrate a green roof. There are three types of systems for green roofs: 1. 2. 3.
Complete - Green roof membrane is incorporated into the roof. Modular - Green roof membrane is placed above the roof. Pre-cultivated vegetation blankets - Blankets of growing vegetation rolled onto roof.
Components of a green roof typically include a root repellent system, a drainage system, a filtering layer, a growing medium and plants, and shall be installed on a waterproof membrane of an applicable roof (see figure 20). Green roofs have multiple benefits including:
• Holding storm water runoff • Preventing an urban heat island effect • Saving energy (from solar reflectivity, evapotranspiration and insulation (City of Toronto, n.d.)) • Improving air quality and emissions • Beautifying open spaces • Creating opportunities for local food production 44
Figure 20 : Diagram breaking down layers of a Green Roof membrane. (City of Toronto, 2013)
Green roofs can last up to twice as long as regular roofs (City of Toronto, n.d.). Studies such as Ryerson University’s (2005) Report on the Environmental Benefits and Costs of Green Roof Technology for the City of Toronto have proven that these benefits can translate into financial savings in operating costs for Ballycliffe Lodge. Furthermore, green roofs provide the opportunity for residents of Ballycliffe to interact with green space without leaving the comfort of their own homes. Having access to green space has proven to positively impact heath in numerous studies. For example, providing for strong indoor-outdoor connections can increase relaxation, reduce stress and mental fatigue, restore mental clarity, increase a sense of well-being and promote physical health and healing (Davis, 2008).
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3.6.8 Lighting Retrofit As per the 2012 objectives set out in Chartwell’s annual report, lighting retrofit should be explored. Installing new energy efficient LED lights and comprehensive light controls such as hard-wired indoor and outdoor timers and motion sensors are strategies that push the project in the direction of a model for being environmentally-sustainable. Additionally, it is recommended that Energy Star lighting fixtures and appliances are installed. Therefore, efficient LED lights should be used strategically for certain rooms and common spaces in Ballycliffe to minimize unnecessary energy-related expenditures. 3.6.9 Porous Asphalt Pavements Given the rigid amount of parking required by the Town of Ajax, a large portion of the lot will consist of asphalt. Taking the extra step to use porous asphalt pavements would reduce stormwater runoff and mitigate the concern for the quality of runoff, especially off new developments that have loosely-settled remnants from construction. This measure would benefit the environment greatly. Below the asphalt layer, a stormwater detention basin would need to be constructed to hold water until it can percolate into the soil (Asphalt Pavement Alliance, 2011). Various organizations in auto-oriented California such as the Asphalt Pavement Alliance can be looked to for further innovative and detailed ways to go green with auto-supportive infrastructure and engineering. Ballycliffe should use porous asphalt pavements to handle post-construction runoff and prevent predictable environmental impacts as a measure of corporate social responsibility.
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3.6.10 Costs Associated with LEED There will be further fees associated with higher levels of LEED-certification, involving the costs of materials, soft costs for designs, and contracting costs for qualified LEED practicing professionals. Despite higher capital costs for constructing a LEED-certified building, investing in this direction will be beneficial in the long run. It is recommended that to achieve the highest level of LEED certification, an accredited LEED professional consultant be contracted to review the process. Project fees associated with LEED for the building itself are twofold: registration and certification. Both costs are higher for non-members of the Canada Green Building Council. Fees associated with registration and certification vary on a membership basis with the Canada Green Building Council. Certification will be a three-stage process that involves submitting the project documentation, Certification Fee Submittal form, and payment for certification. 3.6.11 Additional Incentives Various entities provide incentives that help buffer costs. For example, installing lighting retrofits and solar panels are incentivized by the Ontario Power Authority. The former is on a per unit or kilowatt basis (depending on the type of installation) while the latter is legislated by Ontario’s Green Energy Act, which allows for the Micro Feed-In-Tariff (MicroFIT) Program that pays solar electricity producers. Costs buffered by the provincial government for achieving LEED certification will depend on the level achieved. In order to be eligible for the funding, $120,000 in construction costs must be demonstrated to have been spent. Construction costs include the cost of actual construction, furniture, equipment, building permit, municipal development charges, architect fees and other eligible professional fees, and related net taxes, as well as any items declared eligible by the Ministry. According to the MOHLTCs Funding for Construction Costs Policy, funding per diem is only provided for LEED basic and LEED silver long term care homes. Gold and Platinum levels do not receive funding, although investing in green technology would lower operating costs (Table 11).
Table 11: Compares the funding recieved per LEED standard
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3.6.12 LEED-Certification Recommendation Currently the Town of Ajax website lists only four LEED-certified buildings to be within its jurisdiction:
• Fire Headquarters (LEED Silver) • Operations Centre (LEED Certified) • Carruthers Marsh Pavillion (LEED Silver) • Audley Recreation Centre (under construction)
RPS Consultants recommends striving for LEED Silver standard as this strikes a balance between environmental responsibility and economic sense as a goal for the redevelopment of Ballycliffe Lodge. As mentioned above, MOHLTC does not provide additional per diem funding for Gold or Platinum LEED projects, which would reflect considerably on the operating budget. Ideally, the project will have a reduced carbon footprint, have minimal reliance on electrical energy, and adopt sustainable practices. LEED certification and environmentally-sustainable branding will work towards our guiding principle for having Ballycliffe Lodge as a pivotal and inspirational catalyst for green development practices in the community. To ensure success in the LEED pursuit, it is recommended that a LEED-accredited development professional be consulted to ensure all aspects of the LEED system are taken advantage of. The incorporation of all these measures will increase the asset value of this property and lead to a gradual decrease in the long term operating costs for Chartwell, improve the quality of life for residents, and benefit the surrounding community in pioneering environmentally responsible development. The growing popularity of internationally-recognized LEED-certification speaks to the success developers can attain in designing in an environmentally-conscious manner. Developing under these values will provide the home with a marketing edge and entice the interest of potential customers.
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4.0
ENHANCING THE VISION
OF THE PROVINCE, REGION AND TOWN
The policies set out in the Provincial Policy Statement (PPS), Places to Grow Act, the Growth Plan for the Greater Golden Horseshoe, Durham Regional Official Plan and Ajax Official Plan were used to guide the redevelopment proposal of Ballycliffe. The purpose of this section is to highlight how the Ballycliffe redevelopment proposal complies with these documents. It is also the goal of this section to establish policy change recommendations in order to achieve optimal design and performance for the Ballycliffe site.
4.1 The Provincial Policy Statement The PPS provides policy direction on matters of provincial interest related to land use planning and development (Provincial Policy Statement, 2005). The key objectives of the PPS include: Building Strong Communities, Wise Use and Management of Resources and Protecting Public Health and Safety. Planning decisions made by the City Council of Ajax must be consistent with the PPS (Provincial Policy Statement, 2005). Specifically, Section 1.1.1 involves the fundamental principle of building and fostering strong communities that will require public authorities to take important note of the need to improve accessibility for the elderly in Ajax and Durham Region in order for them to fully participate within society (Provincial Policy Statement, 2005). This is achieved in the redevelopment proposal of Ballycliffe by providing recommendations for additional support infrastructure such as the pedestrian cross walk along Station Rd. The PPS also directs local municipal authorities to provide for an appropriate range of housing types and densities to meet the social, health and well-being requirements of current and future residents, including special needs requirements (Provincial Policy Statement, 2005). As defined by section 1.4.3 of this document, special needs include seniors (Provincial Policy Statement, 2005). By increasing the number of beds in both the retirement home and longterm care facility, the redevelopment proposal of Ballycliffe is increasing the density and range of housing types in Ajax and Durham Region to meet the needs of seniors, therefore achieving consistency with the PPS and elevating the interests of the Province.
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4.2 Places to Grow Act and the Growth Plan for the Greater Golden Horseshoe Under the Places to Grow Act Ballycliffe is situated within the boundaries of the Growth Plan for the Greater Golden Horseshoe (GGH) (Places to Grow, 2005). The Growth Plan for the GGH provides a framework for managing growth in the Greater Golden Horseshoe including directions for Where and How to Grow; the Provision of Infrastructure to Support Growth; and Protecting Natural Systems (Places to Grow, 2005). Specifically, the Growth Plan for the GGH calls for the development of complete communities that meet people’s needs for daily living throughout an entire lifetime (Places to Grow, 2005). This is accomplished in the Ballycliffe redevelopment proposal by offering a mix of uses on the site. The mixed use redevelopment proposal of Ballycliffe will allow for convenient access to an appropriate mix of jobs and local services including healthcare. Therefore, the Ballycliffe redevelopment proposal is consistent with the policies set out in the Places to Grow Act as well as the Growth Plan for the GGH 4.3 Durham Regional Official Plan Under section 4.3.2 of the Durham Regional Official Plan, Regional council shall support opportunities to increase the supply of housing in Urban Areas through intensification (Region of Durham, 2008). Housing intensification shall include the creation of new residential units on vacant or underutilized lands through infilling in Urban Areas as well as the creation of residential units above commercial uses (Region of Durham, 2008). This is highlighted in the redevelopment proposal of the Ballycliffe site by providing an increase in the number of retirement residents as well as locating these units above commercial/retail uses. In addition, the Durham Regional Official Plan promotes the utilization of Federal and Provincial programs for the provision of assisted housing for families, seniors, and special needs groups (Region of Durham, 2008). Specifically, the redevelopment proposal follows the policies set out in the MOHLTC’s Long-Term Care Home Renewal Strategy, 2009.
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4.3 Ajax Official Plan The Ballycliffe redevelopment proposal complies with and enhances many policies described under the Ajax Official Plan. These policies are summarized in Table 12 and 13.
Table 12 : This table outlines how the Ballycliffe redevelopment proposal complies with the policies set out in the Ajax Official Plan (Town of Ajax, 2012a)
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In addition to these policies, the Ajax Official Plan has identified the Ballycliffe site to be located in the Downtown Central Area (DCA) seen in figure 21.
Figure 21 : Downtown Central Area Designation (Town of Ajax,
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The policies that pertain to the DCA are described in table 13:
Table 13: This table outlines how the Ballycliffe redevelopment proposal complies with the DCA policies set out in the Ajax Official Plan. (Town of Ajax, 2012a)
In conclusion, the proposal represents appropriate intensification on an underutilized site, which will provide commercial services to the community through mixed uses and will meet the requirements of an aging population.
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4.4 Land Use The Ajax Official Plan also establishes land use patterns within the Town’s boundaries. This land use plan provides general guidance for future land uses as well as goals and policy statements to help direct development (Town of Ajax, 2012a). Ballycliffe is located in the Commercial/ Mixed Used land use designation zone. The Ajax Official Plan directly states that permitted uses in Commercial/Mixed Use areas will include:
• A broad variety of retail and service commercial activities
• Public institutional uses, public health facilities, places of worship and all types of social social housing
• Cultural, entertainment and social facilities (Town of Ajax, 2012a)
Land use policies under the Ajax Official Plan also include policies regarding height and density. Under the Commercial/Mixed Use designation the minimum density for a building is FSI 1.25. There is no maximum density indicated. The minimum height is 2 storeys and the maximum height is 25 storeys. The Ballycliffe redevelopment proposal complies with the land use policies set out in the Ajax Official Plan (Town of Ajax, 2012a).
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4.5 The Downtown Central Area Community Improvement Plan The DCA objectives are further enforced by the DCA Community Improvement Plan (CIP). Besides general polices directing growth and development in the Town of Ajax, the Ajax Official plan also outlines unique areas of planning interest (Town of Ajax, 2013a). These areas are known as Community Improvement Plan Areas under the Planning Act (Town of Ajax, 2013a). Community Improvement Plans (CIP) are used as tools to encourage neighbourhood renewal and commercial area improvement (Town of Ajax, 2013a). Ballycliffe is located in the CIP area known as the Downtown Central Area (DCA). The DCA is currently characterized by low-rise commercial and industrial uses that lack the vibrancy, completeness and identity promoted in the Places to Grow Act. “It does not reflect the forward thinking, progressive values and priorities of Ajax as a community” (The New Downtown Ajax, n.d.). Table 14 outlines the objectives of the DCA Community Improvement Plan:
Table 14 : Downtown Central Area Community Improvement Plan Objectives
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4.6 Zoning Finally, the Ajax Official Plan establishes zoning categories. Zoning refers to land use requirements that regulate appropriate use, bulk, height, density and other characteristics appropriate to the specific site. Under the Ajax Official Plan the Ballycliffe site is zoned as Downtown Central Area/Institutional (DCA/I). (see Map below)
Figure 22 : Current zoning designation of the Ballycliffe Site (Town of Ajax, 2013c)
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Currently, nursing homes are permitted in this zoning designation. In addition, the DCA/I outlines the setback, density and height requirements for the Ballycliffe site (see table below) 15
(Town of Ajax, 2013c)
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The Ballycliffe redevelopment proposal does not conform to all zoning provisions set out in the Ajax Official Plan. Currently, the zoning for the Ballycliffe does not permit mixed uses. In order for the proposal to move forward a zoning by-law amendment must be obtained to allow for mixed use. In addition, a minor variance will need to be approved in order to relax the CN rail set back to achieve the built form vision of the Ballycliffe redevelopment proposal. A minor variance will also be needed to allow for a density lower than the minimum required in the bylaw. These are discussed in the implementation section of this report.
In conclusion, it is the intent of RPS Consulting to have the redevelopment proposal of Ballycliffe act as a catalyst for additional development within the DCA. By embodying the Town’s objectives of mixed uses, sustainability, pedestrian oriented design, connectivity, and intensification while contributing to the Province’s mix of housing types, Ballycliffe will act as a vision and reference for future developments within the DCA of Ajax.
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5.0
TRANSFORMING A VISION INTO REALITY
This section outlines a variety of tools that the Town of Ajax uses to implement its planning goals and objectives. To achieve what is proposed for the redevelopment of Ballycliffe, Chartwell will need to follow the steps outlined in the phasing section below. This section is important because it outlines time delays that may be expected as well as costs associated with implementation tools such as site plan approval applications, minor variance applications, and building permits. This section also describes funding options available under the Community Improvement Plan for DCA that may provide relief from fees associated with these implementation tools. It is the ultimate goal of this section to highlight the steps Chartwell will have to take in order for the redevelopment of Ballycliffe to become a reality.
Figure 23 : Vision Rendering
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5.1 Phasing and Redevelopment Timeline The transformation of Ballycliffe from the existing site into the proposed redevelopment will be need to be done in several steps. The main objective is to keep all the existing beds active from step to step, insuring that the funding stream continues as the funding is provided for active beds. Throughout the construction process noise and disruptive nuisances are to be kept to a minimum. This will be accomplished through the following steps, outlined in the timeline below.
Figure 24 : Construction Phasing
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Step 1 - Site Preparation Begin by applying and obtaining a minor variance as discussed in the policies section to move the existing electrical easement to new location, in order to make way for the new building. A construction fence will need to be set up around all following construction phases for safety purposes, including allocation of construction storage space and closure of specified parking spaces. - Time allotment: 2 months
Step 2 - Begin Construction Phase 1 Begin and complete construction of newly proposed retirement residence building section 1 located on the west side of the site in the existing parking lot as illustrated by Phase 1 one the phasing construction map. This includes the main entrance in the front of the building. Included in this building is three floors of retirement homes, as well as all amenities needed for the retirement residence. There will be a green roof as well to provide on top of the three stories. The size of all three stories is 3690 square metres with each storey being 1230 square metre. Installation of a sidewalk along the front of site, including a road widening for drop off location will allow access along the front of the site between the existing long term care section and the new retirement residence as the next phase takes place.
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Figure 25 : Step 2 Construction Phase 1
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Step 3 - Construction Phase 2 In order to complete the next phase, movement of the existing retirement beds into a newly finished building will be required; this will transform it into an active building. Next will be the demolition of existing retirement residence in order to clear the way for the phase 2 as illustrated on the construction phasing map. The construction of first section of the LTC home will be located directly on the east side attached to the retirement residence on the north end of the building. The new LTC wing of four storeys will have a size of 4674 square metres each floor being 1168.5 square metres . Included in this building are all the existing long term care beds. Additionally the construction of the proposed mixed uses and new retirement residence, on the ground floor will be mixed use at a size of 1250.5 square metres. On top of these mixed use units, there will be three stories of retirement residences with a size of 3735 square metres each floor being 933.75 metres squared. This portion of the building will be attached as well but to the south side of the newly built retirement residence. - Time allotment: Time allotment: 16-18 months, as per clients estimate
Figure 26: Step 3 Construction Phase 2
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Step 4 - Construction Phase 3 As the new LTC bed is completed there will be a transfer of all beds in the newly built LTC wing. The next step is the demolition of existing LTC, and building of the new proposed LTC beds as illistrated by phase 3 on the construction phasing map. This section will be four floors and will have a size of 3731.7 square metres each floor being 933 square metres. This section will be attached to the east side of the newly built LTC section. Time allotment: 14 - 16 months, as per clients estimate
Figure 27 : Step 4 Construction Phase 3
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Step 5 - Construction of Site Landscaping and Infrastructure Final construction of the infrastructure includes the replacement of the existing rear fence and sound barrier, replacement of the existing entranceways, new asphalt, and curb for all parking areas which are located on the east side. Landscaping and sidewalks through the court yard are to be installed as well as maintained. This includes flower gardens, planted trees, and fresh hydro seeding of all areas indicated in the site plan. This should be done as the last step due to the high activity of construction vehicles working around each new phase, disruption and possible destruction of newly installed infrastructure would be costly to the client. - Time allotment: 6 months
Figure 28: Construction of Site Landscaping and Infrastructure
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5.2 Planning Applications This section highlights the required planning applications that will need to be filed with the Town of Ajax before moving forward with the redevelopment of Ballycliffe.
5.2.1 Minor Variance Application As outlined in the Planning Act, the Ajax Committee of Adjustment may consider a variation from the provisions of the zoning by-law, including setbacks, height and density, if it is their opinion that the variance is minor in nature and is desirable for the appropriate use of the land while maintaining, the general intent and purpose of the by-law must be maintained (Town of Ajax, 2012c). As mentioned section 4.7 minor variances will need to be sought in order to provide relief from the CN rail setback located at the back of the property as well as from the minimum density requirement for the site.
Minor Variance from CN Rail Setback A minor variance from the current 30.0 metre rail setback to 28.1 metres will need to be filed in order to provide enough room on the site to accommodate the new Ballycliffe facility. A set back of 28.1 metres was used on the site based on the observation that the property owner to the east of the Ballycliffe site was granted a minor variance from the CN rail setback of 30.0 metres to 28.1
Minor Variance from Minimum Density Requirements (FSI 1.25) Senior’s housing should be recognized as a unique use within the DCA that has a unique market and cliental base. For example, meeting the minimum density requirements do not fit into the current demand for seniors housing as the vacancy rate in Durham for retirement homes is 14.4%, making development potentially unviable for the developer. This would stifle the interest in developing appropriate forms of seniors housing and go against policies found in the PPS, Durham Regional Official Plan and Ajax Official plan that promote it. In addition, seniors prefer to remain on one level, as they have most of their lives, instead of living vertically. 66
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This may will limit the height at which retirement homes and long-term care homes are constructed. In order to achieve minimum density, this proposal will need to add additional floors. Furthermore, the density on the site is increasing from FSI 0.33 to FSI 1.02. This represents a 69% increase in density. Finally, density can be measured as total units over area with units being the number of people on the site. Currently there are 120 full and part time employees working at the Ballycliffe Facility. Mixed uses will also draw more people to the site while mixed use employment will contribute to the number of jobs on the site. Therefore, built form density should not be the only measurement of density on the site. Table 16 outlines municipal fees associated with minor variances, as well as other planning applications. It also outlines processing times.
Table 16: Applicable municipal application fees for the redevelopment of Ballycliffe (Town of Ajax, 2010a,b) An asumption is made based on the rationale in section 5.2.2 the zoning by-law amendment would be simple.
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5.2.2 Zoning By-Law Amendment Application A zoning by-law amendment would need to be obtained in order to rezone the Ballycliffe from an Institutional designation to Downtown Central Area/ Mixed Use designation. Currently, the zoning does not allow for mixed uses. The new zoning designation does not vary greatly from the current DCA/I designation (see table 17). The numbers highlighted in red represent the minor variances sought from the zoning requirements.
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The major change would be the uses permitted on the site. DCA/MU zoning supports a broad variety of retail and service commercial activities that include: Public institutional uses, public health facilities, places of worship and all types of special needs housing
• Residential, apartments, street black and stacked townhouses
• All types of office uses
• Retail, financial institutions, days cares and dry cleaners
The DCA/MU designation would provide the opportunity for the Ballycliffe redevelopment vision to become a reality. The zoning by-law amendment will be evaluated against the following criteria: • Conformity with the Official Plan – The proposed zoning by-law amendment conforms to official plan policies. Particularly those policies found in the DCA CIP. By allowing mixed uses on the site, a more intensified use for the site can be achieved. The mixed uses will also bring people to the site thereby connecting the site to the surrounding DCA. The proposed zoning by-law amendment will allow for better conformity with the Official Plan as the Official Plan designates Ballycliffe as commercial/mixed use under the land use policy designations.
• Approved Urban Design Guidelines and Town approved policies – The Ballycliffe Redevelopment proposal conforms to the Town of Ajax Urban Design Guidelines through: o Locating the building close to the street and having entrances to the mixed uses face the street o Pedestrian movements are enhanced through the addition of the sidewalk in front of the building as well as creating paths within the parking area to connect the building to the parking o LEED certification and the inclusion of green roofs and solar panels add to the architectural detail of the building. o Majority of the parking is located behind the facility and out of view 69
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• Compatibility with adjacent land uses o As shown in figure 7, the lands to the east and south east of the Ballycliffe site are zoning as DCA Mixed Use. The rezoning of the Ballycliffe site will support and be compatible with these lands (Town of Ajax, 2013c). o The CN Railway tracks abut the northern border of the Ballycliffe site. The site will be compatible with these lands once the minor variance is approved for the setback from those tracks. o The lands to south west are designated as DCA/ Mixed employment (DCA/ME) (Town of Ajax, 2013c). The proposed redevelopment for the Ballycliffe site will be compatible with these lands by providing retail uses on the ground for of the development. These retail uses can provide services such as dry cleaning for the employees of this designated mixed employment area. The retail uses will also blend with uses in the DCA/ME zone as many permitted uses are the same under the DCA/MU designation. These include, medical clinics, day care facilities, and drying cleaners. o Finally, the lands to the west of the site are designated as a prestige employment area (Town of Ajax, 2013c). The proposed rezoning for the redevelopment proposal for Ballycliffe is compatible with these lands because it shares many of the same permitted uses such as medical clinics, financial institutions, and offices. Overall the rezoning of the Ballycliffe site would be compatible with the adjacent lands. It would not only provide services for the employees and residents of the area but will also represent a quiet use with a built form that blends with the community and enhances it aesthetically. In addition, adjacent land uses are designated as commercial/mixed use reinforcing compatibility. This analysis was provided with the assumption that since it is the intent of the Town to revitalize the DCA, the uses to which the proposal were compared are current as well as future possible uses.
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• Suitability of the land with the proposal and adequate services – The current Ballycliffe facility has been operating as a Retirement and Long Term Care home since 1968 (Manta, 2013) . An assumption is made that since it has been operational since then a successful environmental assessment was completed for the site. The lot size is adequate to accommodate the built form of the facility as well as parking standards. Furthermore, the site is serviced by water and sewage. The addition of a bus drop off will allow for fire services and ambulances to pull up to the front of the building allowing for easy access and a fire hydrant is located across the street. Therefore, the site is suitable for the proposal and adequate services are provided. • Environmental Sustainability– The redevelopment proposal of the Ballycliffe site includes the use of LEED standards, solar planels, green roofs and geothermal heating. This reduces the development’s energy consumption and therefore reliance on municipal services. These reductions will result from the zoning by-law amendment in order for the Ballycliffe proposal to become a reality. The redevelopment proposed will also use permeable pavement material to manage surface rain water. • Traffic considerations –The Ballycliffe redevelopment proposal incorporates an adequate supply of off street parking, provides a pedestrian friendly environment with the continuation of the sidewalk in front of the site and enhances traffic safety by providing a bus drop off at the front of the facility. Increased traffic volume should not be a problem as most of the residents in the retirement home and long-term care facility will not have their own cars. To be certain a Traffic Study must be completed. As stated previously, the Ajax Official Plan has designated the area in which Ballycliffe is located as Commercial Mixed Use. By rezoning for DCA/MU the zoning designation of the Ballycliffe site will fall in line with the Official Plan. Furthermore, the new zoning designation will allow Ballycliffe to be a part of enhancing the DCA under the CIP by creating a more vibrant use with intensified activity on the site. For applicable planning and development fees and processing time for zoning by-law amendments see table 16 above.
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5.2.3 Site Plan Control Site Plan Control is an important means of implementing the policies of the Ajax Official Plan. Under the Planning Act Site Plan Control can be used to review individual buildings, structures, and exterior open spaces within a site as well as the fit between new development and the existing and/or planned context (Town of Ajax, 2011). Under the Ajax Official Plan, the entire town is designated as a site plan control area (Town of Ajax, 2012a). This means that Chartwell cannot assume any steps towards the redevelopment of Ballycliffe Lodge unless a site plan approval is obtained. Applicants are required to consult with Planning and Development Services prior to submitting a proposal (Town of Ajax, 2011). Site Plan approvals are evaluated against the same criteria as zoning by-law amendments (Town of Ajax, 2011). Therefore the same justifications for compatibility with the Town of Ajax Official Plan, Approved urban design guidelines, Compatibility with adjacent land uses, Suitability of the land use the proposal, Adequate Services and Environmental sustainability can be used for the site plan approval. In addition to the evaluation criteria listed above, Chartwell will have to comply with the Town’s Site Plan Manual (Town of Ajax, 2011). For applicable planning and development fees and processing time for site plan approvals see table 16 above. 5.2.4 Building Permit A building permit is required to remove the existing Ballycliffe facility and to construct the new facility. A building permit for all three phases will need to be obtained. They do not have to be applied for all at once and can be obtained on an as required basis (Town of Ajax, 2011). To obtain a building permit a phase I & II environmental study report as well as a geotechnical report must be submitted along with the material listed on the Town of Ajax’s Build permit by-law (number 92-2010) (Town of Ajax, 2010b). The application will also have to comply with the Ontario Building Code. For applicable planning and development fees and processing time for building permits see table 16 above.
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5.3 Financing This section provides an overview of programing funds available to Chartwell in order to help alleviate costs resulting from the construction of the new Ballycliffe facility. These programs provide incentive for Chartwell to undertake the redevelopment of Ballycliffe. It is recommended that Chartwell take advantage of the programs discussed below. 5.3.1 Community Improvement Plan The CIP provisions of the Planning Act gives municipalities a range of tools to stimulate reinvestment and revitalization (Town of Ajax, 2005). This includes incentives to stimulate or influence private and public investment where they advance the community interests and the objectives of the Ajax Official Plan through financial assistance (Town of Ajax, 2005). The financial assistance programs to which the redevelopment of Ballycliffe apply are outlined below. The Rehabilitation Grant Program - this program offers relief from construction costs in the form of tax grants to owners who decide to redevelop within the DCA CIP boundaries. Ballycliffe qualifies for this program as its gross site development area is more than 0.5 hectares. Chartwell may be granted a rebate of up to 80% of the Town’s property taxes per year over a 10 year period. In order to be considered for a grant under this program Chartwell must submit an application to the Planning and Development Services Department before any work is done. Under this program, the redevelopment of Ballycliffe may also qualify for additional grants as a result of using LEED certified design (Town of Ajax, 2005).
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• The Planning and Development Fees Grant Program – this program provides relief from construction cost in the form of grants to offset planning and development fees. For Chartwell this means that the redevelopment of Ballycliffe may be exempt from application fees that include: o demolition permit fees o minor variance applications o zoning by-law amendment applications o site plan approval applications. o Up to 80% of building permit fees Chartwell will have to apply for this program at the time an application for one of these approvals is made. If qualified, fees will be granted back in three phases to reflect the three phases of development for Ballycliffe (Town of Ajax, 2005) The Development Charge Exemption / Grant Program: intended to encourage higher density, more intensive development in Ajax’s Downtown area (Town of Ajax, 2005). See the Development Charges Section below for highlights. 5.3.2 Development Charges In a two-tiered municipality, both the Region and the municipality incur development charges, subject to distinct criteria. The development charge by-laws imposed by the Development Charges Act (1997), for both Ajax and Durham are used to determine the cost for development that would be imposed on Chartwell. These are based on the dimensions outlined in the site plan, for the Ballycliffe redevelopment proposal. Since development charges are imposed to cover capital costs based on new development, reductions for current development on the site will also be outlined (Region of Durham, 2013). A further look at potential exemptions will be analysed to determine their appropriateness for this redevelopment project.
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5.3.2.1 Regional Charges – Durham Development charges for the Region of Durham are calculated for the redevelopment on this site and are based on the criteria outlined in the by-law. The portions relevant to the study are outlined below and include an explanation of their relation to the Ballycliffe Redevelopment project for the “Retirement Use”, “Long-term Care Use” and “Mixed Use” portions of the site where redevelopment is being proposed. Potential reductions will also be investigated for the currently existing structure. Durham incorporates retirement residences into their definition of “Residential use” (See Appendix 9.1) (Region of Durham, By-Law 47-2012, 2013). Appropriate charges for the retirement portion of the Ballycliffe redevelopment plan will be calculated under this basis. The Durham by-law does not include Long-Term Care facilities or Nursing Homes as explicit definitions under the development charges by-law. Durham defines “Commercial use” as any land, building or structures used, or designed or intended for use either or both of office and retail uses as designed in this by-law.” (See Appendix 9.1.1) (Region of Durham, By-Law 47-2012, 2013). For the purpose of calculating the development charges for the Ballycliffe redevelopment proposal, the assumption will be made that Long-Term care would fall under this classification. Due to the ambiguity present in determining the appropriate classification, a calculation scenario will be included to describe how the charges would differ if Long-Term care were classified under “Residential Use”. The Region of Durham includes “Retail Use” in its “Mixed Use” definition. Since “Retail use” is classified under the “Commercial Use” designation, the Ballycliffe redevelopment proposal will use the “Commercial Use” charges to determine the development charges for the “Mixed Use” portion of the site plan. (See Appendix 9.1.1 & 9.1.2) (Region of Durham, By-Law 47-2012, 2013). Durham Calculation Clauses The development charges bylaw for Durham states that retirement residences are classified as Residential and based on the rate for an apartment one bedroom or smaller, calculated at a per unit rate (see Appendix 9.1.3) (Region of Durham, By-Law 47-2012, 2013). For Non-Residential Uses, the long term care and mixed-use portions will be calculated according to gross floor area (see Appendix 9.1.4) (Region of Durham, By-Law 47-2012, 2013). 75
Durham Reduction of Development Charges for Redevelopment Clauses The Region of Durham may reimburse development charge fees for structures that exist before redevelopment begins. For the purpose of the Ballycliffe redevelopment, reimbursements may take place for both the Long-term care and retirement structures that are currently present. This would include 41 units of the retirement residence that are classified as “Residential” and 3590m2 of gross floor area of the long term care portion, classified as “Commercial”. It must be noted that these reductions will only exist, provided the reduction amount, does not exceed, the payable development charges amount , for redevelopment on the site (See Appendix 9.1.5) (Region of Durham, By-Law 47-2012, 2013). The calculations for the Durham portion of the development charges will be outlined below, but may be subject to increases depending on the date that redevelopment actually takes place on the site.
Table 18 :Durham Region Residential Development Charges (Region of Durham, 2013)
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Table 19 : Region of Durham Non-Residential Development Charges (Region of Durham, 2013)
Calculation of Durham Development Charges • The Long-term care portion will be calculated at the Commercial rate of $19.17/sqftGFA • The Retirement portion will be calculated by at the Residential rate for and Apartment smaller than 1bdrm at a rate of # of units x $7693.00 • The Mixed Use/Retail portion will be calculated at the Commercial rate of $19.17/sqftGFA Initial Development Charges for Durham prior to reduction are calculated on the next page (Table 20).
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Table 20 : Durham Development Charge Calculations
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Reductions in development charges are calculated below a described in Durham By-law 47-2010.
Table 21 : Durham Development Charge Reductions for Redevelopment
The total development charges that would be applicable for the Ballycliffe redevelopment project would be: (Total – Reduction). It must be noted however that the reduction would not be applicable until building completion and therefore the initial development charges would be required by the region at the date of receipt of building permit for the redevelopment project. (Region of Durham, 2013). =Total Ajax Development Reductions – Total Reduction for existing development =$2,761,800.47 - $1,056,188.57 =$1,705,611.90
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Classification of this portion of the project may have significant effects on the development charges have been classified as Residential Use, similar to the retirement portion of the facility. This classification would be subject to further discussion with the region before proceeding with this redevelopment project. Since the Durham by-law does not clearly specify the appropriate classification for a Long-term care home that is ‘for profit’, A scenario was completed below to determine the impact that a change in classification from “Commercial” to “Residential” would have on the total development charges for the redevelopment of Ballycliffe. • The proposed number of Long-term care beds is 192 (77 Private, 115 Basic Accommo dations) • 110 Long-term care beds currently exist. (14 Basic, 68 Semi-Private, 18 Private) Due to the shared accommodations that exist in Long-Term Care, calculations could be completed based on number of beds, or number of rooms. Basic rooms in the current development house up to 4 beds in one basic room, where as the proposed facility will eliminate semi-private accommodations and provide basic accommodations with only 2 beds per room. Due to the ambiguity of this calculation and determining the actual number of rooms, that currently exist, the calculation will be based on the assumption that 1 unit contains only one Long-Term Care bed. By doing this, it will indicate the minimum difference in development charges that could potentially exist should the classification of long term care be changed from commercial to residential.
Table 22 Scenario 1 – Classification differences in development charges
= $1,734,467.09 - $1,477,056 = $257,411.09 (Minimum savings that would be noticed by a change in Classification from Commercial to Residential)
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Table 23 : Scenario 2 – Classification differences in development charges after reductions
=$1,477,056 - $846,230 = $630,826
=$740,775.57 (previous reduction rate) =$630,826 (current reduction rate) =$109,949.57 (Minimum savings that would be noticed by a change in Classification from Commercial to Residential after reductions)
This total of $109,949.57 shows the minimum savings in development charges that would occur, should Durham Region classify a ‘for profit’ Long-term Care facility as “Residential Use” as opposed to “Commercial Use”. Since the calculations were based on the assumption that 1 unit only included 1 bed, the minimum savings are described. If the ‘units’ for the basic accommodation beds included 2 beds per unit, additional savings would be realized, due to a reduction in the number of units incurring a development charge. This scenario was noted as a means of comparison to outline the importance for clarification with the Region on the classification of Long-Term care, before redevelopment begins.
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5.3.2.2 Municipal Charges –Ajax Development charges for Ajax are calculated for the redevelopment on this site and are based on the criteria outlined in the by-law. The portions relevant to the study are outlined below and include an explanation of their relation to the Ballycliffe Redevelopment proposal.
Ajax Classification Clauses The town of Ajax recognizes any residence for one or more individual as “Residential use”. For the purpose of calculating the development charges for the Ballycliffe redevelopment proposal, the Retirement portion will use the Residential rates as outlined in the Town of Ajax By-Law (See Appendix 9.2.0) (Town of Ajax, By-Law 83-2008, 2013) The Town of Ajax By-law uses the term “Nursing home” to refer to a non-profit seniors facility (See Appendix 9.2.1). Since the Long-Term Care (Nursing Home) portion of the Ballycliffe site is ‘for-profit’ it cannot be classified under this section of the by-law, which would deem it residential. Instead, the “Commercial Use” classification will be used, as its use is carried out for profit (Leslie Steane, Personal Communication, March 28, 2013) For the purpose of calculating development charges, the town of Ajax does not specify a separate classification for “Retail” uses. According to by-law, this use is designated under “Commercial Use”. Therefore, for the purpose of calculating the development charges for the “Mixed Use” portion of the Ballycliffe site, the “Commercial Use” classification will be used (See Appendix 9.2.2 & 9.2.3) (Town of Ajax, By-Law 83-2008).
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Ajax Development Charge Redevelopment Credits The Town of Ajax provides a reimbursement for the development charges with respect to development that is being replaced (See Appendix 9.2.7). For the purpose of the Ballycliffe redevelopment proposal, this indicates that a reduction will be provided for the current 41 retirement residence facilities on the existing site that are classified as residential along with a reduction for the current 3590m2 of Long-Term Care development that currently exists on the site. It must be noted “no redevelopment credit shall be made in excess of the development charge payable for redevelopment” (Town of Ajax, By-Law 83-2008, 2013). The calculations for the Ajax portion of the development charges will be outlined below (Table 23, 24).
Table 23 : Ajax Development Charges (City of Ajax, 2013)
Table 24 : Ajax Non-residential Development Charges (Town of Ajax, 2013)
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Calculation of Ajax Development Charges • The Long-term care portion will be calculated at the Commercial rate of $3.48/sqftGFA • The Retirement portion will be calculated at Residential rate of Apartment less than 2 bedrooms at a rate of $4635.00 x # of units (The Apartment less than 2 bedroom rate was used as an assumption as the residential rate required is not specified in the bylaw) • The Mixed Use/Retail portion will be calculated at the Commercial of $3.48/sqftGFA Initial Development Charges for Ajax prior to reduction are calculated below in Table 26:
Table 26: Ajax development charges before reductions
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Reductions in development charges are calculated below as described in the Ajax By-law 832008.
Table 25 :-Ajax Development Charge Reductions for Redevelopment
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The total development charges that would be applicable for the Ballycliffe redevelopment project would be: (Total – Reduction) It must be noted however that the reduction would not be applicable until building completion and therefore the initial development charges would be required by the region at the date of receipt of building permit for the redevelopment project. Development Charges after reduction: =Total Ajax Development Charges – Total Reduction for existing development =$825,205.88 - $324,510.69 =$500,695.19 Table 26 below outlines the total estimated development charges for the Ballycliffe redevelopment site proposal, before and after reductions
Table 26 : Total Development Charges
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5.3.2.3 Downtown Central Area Community Improvement Plan Development Charge Exemptions Since the Ballycliffe site falls within the Community Improvement Plan (CIP), the town’s portion of the development charges for eligible commercial, office and residential development will be subject to exemption. This exemption will either be provided at the time of building permit issuance, or at the time of final inspection in the form of a grant equivalent to the eligible development charge and will be provided according to the City of Ajax By-Law 44-205 under the Development Charge Exemption/Grant Program. (Town of Ajax, By-law 44-2005, 2013). The development charge exemption program is intended to encourage higher density and more intensive development in the downtown core area of Ajax. It must be noted that funding is provided on a first, come first served basis to the limit of available funding in any given year, so funding for redevelopment reimbursement in this program is not guaranteed. Priority sites are also outlined in the By-law should numerous applications be received in a given year. (City of Ajax, By-law 44-2005, 2013). For the purpose of this study, the Ballycliffe site did not fall within any of the priority sites and therefore this exemption may not be guaranteed. The following areas of the Ballycliffe redevelopment proposal are subject to are subject to program funding: Commercial The Town of Ajax provides full exemption of development charges for Commercial development within the Community Improvement Area of Ajax’s downtown core (See Map x.x). Exemptions for the “Commercial” portion of Ballycliffe, however do not meet the exemption requirements, since the town will only provide the exemption for structures that are greater than 6 storeys (See Appendix 9.3.0) (Town of Ajax – By-Law 44-2005). Currently the Ballycliffe site plan is proposing 4 storeys. Residential The Town of Ajax provides full exemption for residential development that is considered high density (greater than 90 units per net hectare) (See Appendix 9.3.1) (Town of Ajax By-Law 44-2005). Since the Ballycliffe site redevelopment is proposing to include 100 retirement units, which are classified under the City of Ajax Development Charge Bylaw as “residential use”, It would be classified a high density residential and qualify for full exemption under the by-law. 87
Program Requirements An application to the Planning and Development Services Department needs to be made before any building permit issuance. It will include a copy of the Building Permit application that shows the work that is to be undertaken. Floor area calculations and the number and type of any proposed residential dwelling units will need to be included as well as an itemized breakdown of the development charges that would normally be required to be paid by the applicant. (Town of Ajax, By-law 44-2005, 2013). Calculation Since the Retirement Use portion that is classified as Residential development according to the City of Ajax development charge bylaw, could potentially be exempt from development charges according to the Development Charge Exemption/Grant Program, a calculation of the total development charges after this grant is outlined below.
Table 27 : Total estimated development charges before CIP exemption
Before reduction • Ajax Charges before reduction = $825,205.88 • Total Residential portion = $463,500.00 • Ajax Charges after CIP exemption = $825,205.88 – 463,500.00 =$361,705.88 (Total CIP Savings) 88
After reduction • Ajax Charges after reduction = 500,695.19 • Total Residential after reduction = $190,035.00 • Ajax Charges after CIP exemption (with reduction) = $500,595.19-$190,035.00 =$310,560.19
Table 28 : Total estimated development charges after CIP exemption
It has been found that although the CIP exemptions exist for the Ballycliffe site, its savings are found to be more substantial to the development charge costs before the reductions that are provided for existing development, rather than after. Since a greater proportion of the facility is classified as commercial over residential, this also affects the reduction that is seen from this exemption and indicates another reason why the by-law ambiguity for classifying uses should be further discussed with the town. Recommendation For the purpose for the Ballycliffe redevelopment proposal, it is suggested that a meeting be set up with the city and regional planners to determine the total charges and exemptions that would be considered. It is recommended that Ballycliffe advocate to both the Town of Ajax and the Region of Durham that Long-Term Care be classified under the “Residential Use” development charge cost, in order to maximize savings. If the “Residential Use” is accepted, then further discussion should be conducted to reduce the number of units subject to charges, by allowing basic rooms that consist of two beds, to be considered as only one chargeable unit. This would reduce the number of chargeable units and additional savings would be realized. 89
5.3.3 Policy on Construction Costs In 2009, the Ministry of Health and Long Term Care adopted The Policy for Funding Construction Costs of Long-Term Care Homes for the funding of developing and redeveloping of nursing, long term care, and other forms of housing for those aging (including retrofitting and renovations). Eligibility for the constructing funding will be determined by the Ministry to ensure all conditions and policies are met. Upon approval, a development agreement between the Ministry and the Long Term-Care Home operator to ensure all requirements and conditions set out in the development agreement are satisfied. Such conditions include: 1. New Construction • Of new building, or addition constructed to previously existing building 2. Renovation • Within existing LTC and attached retirement home; • Additional floors to existing LTC and attached retirement home. The Ballycliffe site will fit into the renovation/redevelopment stage where an existing Longterm care home is attached to a retirement home and where a proposed increase of additional floors will take place. This policy does not apply if the developer has already entered into development agreements under other Ministry funding policies. It is noted that the developer is for-profit and as such only the policies relevant to this category of development will be included.
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Construction Funding An operator of a Long Term-Care Home may be eligible for the following construction funding: Construction Funding Per Diem • Per bed constructed (new or renovated); additional operating funding to each eligible where paid by or on behalf of the Ministry on monthly basis for 25 consecutive years. Base Construction Funding per Diem • Base Construction Funding Per Diem is based on size of home and degree to which LEED construction standards are met. The base construction funding per diem standard based on LEED standards is outlined in Section 3.6.11, Table 11 of this report. As previously mentioned, it is recommended that LEED Silver be sought for the redevelopment of Ballycliffe Lodge. The base construction funding cost for this would be $15.05 as the proposed increase in long-term care beds is from 100 to 192; 92 bed increase. • If costs incurred are less than $120,000 per Long-Term Care bed, base construction funding per diem shall be pro-rated against the actual eligible costs demonstrated by the Operator, and an adjustment will be made to the Per Diem to reflect this.
New construction carried out by eligible operators must demonstrate to the Ministry that the construction cost of $120,000 per Long Term Care Bed has been expended in order to receive the maximum amount of funding available through the Construction Funding per Diem. A list of eligible and ineligible costs can be seen in Table 29. If costs for new construction are less than $120,000 per Long Term-Care bed, the Construction Funding per Diem shall be pro-rated against the actual eligible costs as demonstrated by the operator, with an adjustment made to the Pier Diem.
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Table 29 : Eligibility for Base Construction Funding Per Diem (Ministry of Health and Long-Term Care, 2009)
Adjustment to Construction Funding Per Diem: Proportion of Beds Provided as Basic Accmodation An additional $2.50 per bed per day may be provided to eligible operators that charge a basic rate of accommodation to at least 60% of the beds in the home or a prorated portion of this additional amount for any increase in basic accommodation from 40% to 60%. If the basic accommodation rate is ceased, the Ministry’s subsidies, and past payments may be taken back.
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Allocation of the Construction Funding Per Diem Conditions The following terms and conditions must be met before the Ministry is obligated to provide Construction Funding Per Diem. These include: • Long Term-Care home for long term-care beds to be built in accordance with mandatory design standards (Design Manual) • All terms and conditions set out in the Development Agreement. • All requirements set out in the Construction Funding Policy • First resident has to be admitted to a bed Once the conditions have been met, payment will be based on the full number of beds constructed under the Development Agreement and approved for the admission of residents. This does not depend on whether or not beds are occupied, but as long as they are not closed. The Ministry may also pay the Construction Per Diem within 5-7 days of when the first resident is admitted to a bed constructed by operator under the development agreement. This is done to support the training and orientation of new staff members with respect to the new beds. Any additional information required about the financing of the project under this policy will be required to be submitted to the Ministry. As well, construction Funding must be used to pay back any loans that paid for construction of new beds. Total Construction Funding per Diem The determination of the total per diem will be calculated by incorporating the base per diem as set out in Section 2, 3, and 4 of this guide. Chartwell will be required to follow the guidelines as set out in the “The Policy for Funding Construction Costs of Long-Term Care Homes” to ensure that construction funding can be secured.
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Notice should be focused on towards the Base Construction Funding per Diem based on: • LEED certification • Retrofit standards as set out in the Design Manual • Conditions set out by the Ministry • Potential reduction for non-compliance with LEED requirements and Retrofit Standards Upon approval of the final plans by the Ministry as required, the operator will be informed by writing of the total expected per diem costs. The total per diem costs may be adjusted by the Ministry if conditions are not met (failure to achieve to reach the level of LEED required) or other policies affect the total costs. Construction funding can be secured for the initial phase of development upon approval from the Ministry. A development agreement may be entered into with Chartwell for the site of Ballycliffe as it will undergo major renovations and redevelopment of the entire facility. Construction funding will be calculated per diem on the number of beds added in the facility, the room sizes, and to the degree to which LEED construction standards are met.
5.3.4 MicroFIT Launched in 2009, the MicroFit program is the Ontario government’s efforts in promoting and increasing the use of renewable energy within the province. The program allows homeowners and other eligible participants the chance to develop an electrical generation project that is renewable and environmentally friendly on the applicant’s property. The program allows for the opportunity of a 20-year payment term for all electricity produced and delivered to the overall provincial power grid from the Ontario Power Authority to the applicant (Ontario Power Authority, 2012). Specifically, hospital and long-term-care homes are eligible for the program as applicants can lease the land on which their chosen project is located on. Prices are different depending on the infrastructure applied. The price guide and changes can be seen in table 30.
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Table 30 : Microfit Price Guide: The chart supplies the information of different prices for each potential infrastructure placed. Each form of energy production will result in revenue generated back to the operator of the infrastructure (Ontario Power Authority, 2012).
Overall, the program offers a reasonable rate of return for their long-term investment which can be generated with the infrastructure of solar panels, wind generators, or water powered windmill projects. Participants are paid for the power that they produce. Prices are designed to cover the costs of the project. Energy produced will meet the overall provincial goal of producing clean, efficient, and environmentally sustainable energy for use. This will help lower costs for those living in retirement/long term care as energy generated will be used to keep costs low and affordable. The inclusion of solar rooftops in the redevelopment of Ballycliffe will add to the overall development of renewable energy production in Ontario and the local community. Incentives in the form of revenue can be generated to Chartwell as indicated previously in the LEED section. It will also help in lowering operating and maintenance costs of the long term care home in the future. 95
5.3.5 Canadian Mortgage and Housing Corporation’s Multi-unit Residential Properties (5+ units) The mortgage loan insurance for multi-unit residential properties that are 5 units or more allows for a commercial investor to borrow up to 85% financing toward the commercial purchase, purchase and refinance of their projects at a flexible repayment term. They can be applied to rental buildings, student housing, retirement and long-term care facilities, or condominium construction. The definition of insurance coverage can include: • The flexible advantage that 85% financing is available for the purchase of existing, building new or refining commercial properties. • Throughout the different stages of commercial development, there are lower interest rates from the time of construction of the building to the renewal time. • Reduced risks involved as the entire amortization period of the commercial loan is covered; thus there is no need to re-qualify when mortgage term matures. (Canadian Mortgage and Housing Corporation, 2009c) Evidently, the CMHC mortgage insurance loan insurance allows for more flexibility, lower interest rates, reduced renewal risks, and is available for new and existing multi-unit residential properties. Chartwell can benefit from this CMHC mortgage loan insurance as it will provide a safety net for investors and developers. There is more time to repay the loans borrowed and there is also the opportunity to allow for the mortgage insurance to be transferable between lenders. Please see section the Appendix for more details.
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6.0
RESPONDING TO MARKET CONDITIONS
A review of the demographic data & market trends that would impact the Ballycliffe site redevelopment plan was completed. This information was used to drive decision-making to determine how the available space should be allocated between the Long-Term Care and Retirement uses. Since the Long-term care portion of the site can be further broken down by accommodation type, this data was also used to guide decision-making to determine an appropriate distribution between Basic and Private accommodations. 6.1 Justification For Split Between Long-Term Care and Retirement Space The increase in seniors population of those 65 and over that is expected in Ajax and Durham region, identifies the extraordinary demand for an increase in seniors housing within this geographic region. With the seniors population in the Durham cluster of the GTA region expected to increase over 150% in the next 20 years, this increase indicates that there will be a need for expansion that will accommodate this demand (Ministry of Finance, 2013). Currently, Ballycliffe houses 100 residents in long term care accommodations and 41 residents in Retirement accommodations. An increase in the seniors population of 150%, can expect an increase in demand of at least this amount. Since Long-Term Care residences captured 5.2% of the population of Ajax, the amount of beds required should be able to accommodate this capture rate once the population increases. Since Durham retirement residents capture 5.4% of the population of Durham, the amount of beds required should also be able to accommodate this capture rate, once the population increases.
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Table 31 : Estimated Future Market, based on population projections and capture rates
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By using the Capture rate and population, it was found that the market would allow for the current 210 Long-term care beds to increase to 310 long term care beds. This would normally allow for an increase of 50 beds at each facility. Since the only other facility in Ajax, Winbourne Park has recently been re-developed, it is suggested that Ballycliffe may be able to accommodate more ofthe required increase in beds for Ajax and is proposing to add on 92 Long-term care beds on this site. By using the Capture rate and population, it is found that the market would allow for the current 41 retirement beds to be increased to 100. This would normally allow for an increase of 117 beds at each of Durham’s 23 facilities, however due to high vacancy rates (14.4%) and risk of not maintaining full revenue at capacity, it has been determined that Ballycliffe will only provide enough beds to support a portion of the market increase that will be required in the future. For this redevelopment proposal, an additional 59 beds will be added to support 100 total residents.
Figure 32 : Waiting Times for Ballycliffe Lodge and nearby long-term care competitor Winbourne Park (Central East CCAC personal communication, February 14, 2013)
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6.2 Justification for Long Term Care, Basic/Private Accommodations Long-Term Care beds can be accommodated in either a Private room with one bed, or basic room (shared accommodation) with two beds. The allocation of beds to either private or basic rooms was determined by looking at income data for Ajax as well as market trends to determine the demand for each accommodation type. Ajax median income is similar to the region and the province, with no significant deviation for the median (Stats Canada, 2013). According to this data, affordability of long term care could potentially be an issue for some residents which would impose a greater demand on basic accommodation over private accommodation due to its lower cost, and potential for rate reduction geared to income (MOHLTC, 2103). Market demand for long term care was then looked at to determine the breakdown between Basic and Private beds. Currently Ballycliffe does not admit residents to Private accommodation, however with the proposed redevelopment plan, semi-private accommodation will be eliminated and therefore Ballycliffe Private accommodations will increase and can be filled similar to its competitors. Ballycliffe’s primary competitor, Winbourne Park currently admits residents to Basic, Accommodation, Private Accommodation and to its Dementia-Care Ward These wait times are all between 1.5 and 2 years which gives evidence that there is a high demand for long term care beds of all accommodation types including a dementia care ward (See table 32 Waiting Lists for Long-Term Care Homes in Ajax) The current Long-Term care facility at Ballycliffe also has waitlists that exist, between 3-6 months and 2 years. This also indicates a need for all types of accommodation. Based on this income and Market demand data, it has been determined that the Ballycliffe redevelopment site will breakdown the total 192 proposed long term care units into 77 Private and 115 basic to accommodate the needs of the local seniors population.
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6.3 Market Rationale for Mixed Uses on Site The increasing population of Ajax, particularly in the Downtown Central Area, provides the need to supply commercial and retail uses to support this growing trend. By 2036, the population of seniors is expected to exceed 150% between 2011 and 2036 (Ontario Ministry of Finance Population Projections, 2013). Furthermore, Ajax saw the greatest densification with a 2.1% increase since 2006 compared to the rest of the Durham region (Statistics Canada, 2013); Ajax’s density is projected to increase in the immediate community in which Ballycliffe Residence is located, indicating its potential to support a higher density built form, which supports the site in terms of this redevelopment project. Although providing mixed uses in a retirement home facility is not a typical form of development, RPS Consulting believes that there are extraordinary benefits to both the residents and the community for providing mixed use in this building in addition to conforming to several other planning policy standards and initiatives guiding the growth of the province, but, more importantly, the central downtown area of Ajax in which Ballycliffe is located. 6.4 Promoting Resident Connectivity with the Ajax Community The external services and amenities available to residents of Ballycliffe will play a key role in order to provide successful seniors housing. This is because highly accessible services and amenities contribute to everyday enjoyment and creates a sense of place that is welcoming and provides convenience. Further, added services and amenities have the ability to support the surrounding neighborhood economically through the addition of mixed use in the redevelopment site. Through a careful planning and redevelopment process, services and amenities added and complementing the site will truly contribute to a vibrant and complete community. One issue for the site belonging to Ballycliffe is that it is limited in space, especially green space. It currently sits in an extremely inaccessible and dysfunctional neighborhood, ensuing that most residents are unlikely to leave the home to pursue activities in the neighborhood. One way to solve this issue is to bring new services and amenities to the site itself. A retirement home incorporating new, mixed uses allows for diversity and vibrancy and excitement without the discomfort of being far from home. To allow those to experience this in the comfort of their own home will likely increase the value and enjoyment of life at Ballycliffe, making up for a lack green space and civic space surrounding the site, as well as noisy vehicles and trains nearby.
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For this reasoning, RPS Consultants decided that incorporating a mixed use through commercial spaces was an innovative approach to the redevelopment of the residence. RPS Consultants advise commercial uses proposed on the site to be strategically placed at the front of the building that faces Station Street. This is a way of creating a peaceful boundary between the streetscape, which invites the community to the amenities, and the residence, which enhances the private nature of the entrances to the retirement residence and long-term care. RPS Consultants want to ensure that the residents of Ballycliffe feel safe, sound and secure in their homes, but also to make sure residents know that they are interconnected in the neighborhood in which they are situated. It is important to plan to meet the needs of every resident, and to successfully integrate all members of the community to allow for each resident of the community to feel a sense of place as well as a sense of belonging. Ballycliffe is a reminder that we need to plan and support for all age groups. For those residents of Ballycliffe that are willing and able to be mobile in the neighborhood, we need to make sure that there are services and amenities available to them allowing them to feel integrated in the community so as to feel empowered that their life is not limited to the home. This can be achieved by proposing commercial uses that are compatible with seniors needs, the Ballycliffe Residence, but also for those of the surrounding community. The redevelopment of Ballycliffe aims to satisfy the needs of not only those in long-term care but also those who are in independent living situations who, not only want to feel that they are in a community with others similar to them, but with similar interests and daily activities. By including uses that give meaning and activity to everyday life, seniors of Ballycliffe will not have to go far to enjoy these added features, and will also feel at home and less vulnerable, especially in a community that does not support them. Furthermore, the added services and amenities contribute to maintaining a sustainable development and a complete community. For, not only can the seniors regularly access these features, but other members of the community as well. Added services and amenities incorporated into the redevelopment of Ballycliffe will ensure that the residents will receive the level of independence they prefer, without sacrificing health and security.
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The redevelopment of Ballycliffe Retirement Home and Lodge has the potential to act as a catalyst for the surrounding community initiating new, vibrant developments creating a complete community, as outlined in the objectives of Places to Grow (2005). By creating a seniors home with accessible services and amenities featured internally and externally, the developer is given an opportunity not only to excel fiscally through commercial leasing opportunities, but to guarantee a continuous flow of prospective residents through the home’s revitalization, and to be able to provide members of the surrounding community more choice in local services and amenities, adding to the developer’s already positive reputation for excellence in seniors housing.
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6.4.1 Providing Mixed Use in a Residential Home As we progress into an age focused on policy based intensification and development sensitive to respecting the environment, the appearance of mixed-use facilities including commercial and residential uses are becoming widespread development strategy to the urban landscape. Specifically, many new developments include ground floor of commercial space with floors of residential units. This not only provides convenience to residents and the surrounding community but to a more livable community. The included uses will attract more businesses to the area and will allow the residence to become a more desirable place to potential residents; in a way, this will become a “selling factor”. Furthermore, providing additional uses on the site will complement and contribute to local and provincial planning policy initiatives, such as the Places to Grow Act (2005). The Places to Grow Act (2005) sets out guidelines that direct growth through building complete and strong communities that use land, resources and existing infrastructure efficiently, and that sustain a robust economy (Ontario Ministry of Infrastructure, 2013). Not only will the redevelopment be using the site efficiently by way of intensification of the building in terms of adding mixed uses and additional floors, but also the commercial uses proposed on the ground floor will contribute to the economy of Ajax and the Durham Region. Potential Issues to Consider Due to the variety of uses, a mixed-use development “…is a complex endeavor with a range of governing laws and many unique operational issues for a developer, a residential purchaser and eventually the condominium board. These areas of consideration generally fall into five categories: management of common areas, noise, health and safety, parking and utilities. If not managed properly, such operational issues can lead to legal challenges – both prior to construction and after residents move into their new homes” (Grossman, 2008). In addition, because senior citizen residents at Ballycliffe are particularly more sensitive to their surroundings, there must be a proper separation in place make sure the residents are not bothered by the use, as mixed uses incorporated to a retirement home are generally not a common amenity.
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6.4.2 Suggestions for Commercial Uses at Ballycliffe Residence and Lodge The following section outlines the proposed commercial uses that RPS Consulting has recommended for the site that is compatible with both the senior residents and the surrounding community. Each section provides critical details on the basis for the reasoning behind each selection and further describes how seniors lives will be enhanced with the addition of these commercial uses at Ballycliffe. Café as a Commercial Use • RPS Consulting Ltd. believes that providing a café as a form of mixed use to compliment the seniors housing residence is a gentle way of introducing this form of development as the beginning stages of intensification in the central downtown area of Ajax. • A café provides a relatively quiet, relaxed place for seniors to spend their time that will provide an alternative environment than the home itself, without being too far from the home. • A café provides an environment that is suitable and enjoyable for seniors to spend time with visitors such as family members and friends. • A café provides an environment where seniors can enjoy other activities such as reading, writing, board games, word games, quiet time, people watch etc. • A café will provide a new variety of specialty food and drink that the residential and long term care home will not. • A café has the ability to host special events where it would be possible to host local neighborhood events (book clubs, entertainment, readings, display art work etc.) • A café has the ability to offer special deals and loyalty programs for seniors living at the residence • A café represents the buying and selling of coffee and related items, which will always be a strong market in Canada • A café has the ability to create an interesting and unique environment through interior design that would be exciting and different for those who enjoy a change of environment outside of the home 105
• Chiropractor, Physiotherapy, Orthopedic & Podiatrist Care as a Commercial Use
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Accredited professionals in these fields of employment are currently generally hired to come to the retirement home on certain days to treat patients; these patients pay an extra fee for this service normally and it is not included in their rent at the home
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An office attached to the building would allow employees to generally enjoy a steady stream of clients due to the vicinity of the seniors residence building, but would also attract clients in the community
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Senior citizens are among the highest percentage of clientele in need of these services on a daily basis
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Nearby related offices do not combine all of these services into one office, creating convenience to seniors and healthy competition in Ajax’s local economy
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Having a special office attached the residence would allow a permanent set up for the employees to practice where all clients would come to them
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An office attached to the residence would also attract clients to the neighboring amenities attached to the building such as the café
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An office attached to the residence will also be a “selling factor” in terms of convenience to the potential resident of Ballycliffe and contribute to exceeding service standards An office attached to the residence gives the seniors a chance to connect and form a relationship with the employees due to their permanent location which gives them comfort in the service 106
Gift Shop as a Commercial-Retail Use • Generally, there are limited nearby commercial uses known to sell gifts or flowers in this downtown area of Ajax, which provides the building the opportunity to be one of the only amenity providers as the area grows in development • A gift shop is a highly compatible use to the seniors residence and long term care home as it is a wonderful way of providing convenience to friends and family of the residence who would like to purchase “pick me up” items for their loved ones at the home • The gift shop has the ability to diversify in its sales to include multiple items such as a flower shop • A gift shop may encourage costumers to visit the neighboring commercial uses • A gift shop creates the ability for seniors at the home to “window shop” and to buy for their own family and friends on special occasions • A gift shop is generally a commercial-retail use that is quiet and sound and compatible as an attached mixed-use of the building Hobby & Games Store as a Commercial Use • Generally, there are limited nearby commercial uses known to sell hobby items and games in this downtown area of Ajax, which provides the building the opportunity to be one of the only amenity providers as the area grows in development • Promoting the acquisition of a hobby or encouraging the continuance of a hobby among senior citizens and other members of the community is a thoughtful way to consider as a form of unique recreation • A hobby and game store is a place that attracts an multitude of generations • Many senior citizens have hobbies as a way to spend their time and providing a store to support this would provide a great deal of convenience to seniors
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• A hobby and games store is generally a commercial-retail use that is quiet and sound and compatible as an attached mixed-use of the building • A hobby and games store attached to the residence would also attract clients to the neighboring amenities attached to the building such as the café A hobby and games store provides seniors with items that can be shared with friends and family when they choose to visit, or even with other members of the residence • A hobby store may encourage the acquisition of a new hobby for residents or for multiple hobbies Tailor or Drycleaner as a Commercial Use • Generally, there are considerably limited nearby tailors and drycleaner in this downtown area of Ajax, which provides the building the opportunity to be one of the only amenity providers as the area grows in development • A tailor and drycleaner attached to the residence would also attract clients to the neighboring amenities attached to the building such as the café • A tailor and drycleaner provides notable convenience to senior citizens of Ballycliffe Residence and potentially those visiting the seniors • Citizens living in the northern area of the downtown central area of Ajax will not have to travel across town to access this amenity • Generally, this is a quiet, sound use with little activity and is compatible with seniors living. However, it is important to note that dry cleaning does pose environmental issues due to the occurrence of Perchloroethylene, or perc, which is the dominant chemical solvent used in dry cleaning. If the equipment is not updated and careful operating and safety practices are in place, Perc can contaminate nearby air, water and the ground “…during the cleaning, purification, and waste disposal phases of dry cleaning” (Design for the Environment, n.d.)
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6.4.3 Considerations for Mixed Use Upon brainstorming appropriate and compatible mixed-uses for the ground floor of the building, a pharmacy and drugstore was considered. A pharmacy and drugstore would provide the ultimate convenience to long-term residents of Ballycliffe, to employees as well as to the surrounding community. However, the residence as well as the long-term care home within Ballycliffe generally always supplies pharmacy and drugstore items as needed among residents and would diminish the demand for this use. Furthermore, two big-box drug stores with pharmacies such as Rexall and Shoppers Drug Mart are situated on Harwood Avenue, which are minutes from the home, and these stores would act as intense competition that a small pharmacy and drugstore could not keep up with in terms of price, variety and popularity. Secondly, a daycare attached to the site was considered. A daycare promotes intergenerational inclusion with seniors and allows the enjoyment of seniors to be near and/or interact with young children. Furthermore, it allows for a use that creates variety from the rest of the proposed commercial uses. However, upon research of daycares within the Ajax area, the supply was too great and in close proximity to Ballycliffe that it may not receive the demand needed to remain as a successful facility at this point. However, this use may be considered as a prospect in the neighborhood as the population and development continues to grow each year.
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6.3.5 Nearby Competitors The purpose of the following map is to demonstrate nearby competitors in Ajax’s Central Downtown Area based on Ballycliffe’s mixed used ground floor segment of the building. It is obvious that there are nearby competitors in the illustrated proposed uses, however, there is a lack of commercial and retail uses in the north of the area and especially to the northwest of the area. Given that this area is expected to grow considerably, the mixed uses proposed are not only compatible with seniors living but also legitimate uses that will be in demand in the present and in the future.
Market Rationale Study: Competing Proposed Mixed Uses Map
Legend Existing cafe’s Existing Chiropractors Existing Physiotherapy
Existing Gift Shops
Existing Hobby/ Games Store
Existing Podiatrist & Orthopedic Existing Tailor and Drycleaner
Ballycliffe Retirement Residence
Figure 29 : Nearby Competitors in Relation to Ballycliffe
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7.0
MOVING FORWARD
After careful analysis, RPS Consulting has discovered numerous opportunities from an urban design, market, and land use perspective of the Ballycliffe site that could be taken advantage of through redevelopment. From the urban design perspective, the new development will replace an outdated and substandard facility that does not contribute to the desired vibrancy of Ajax’s Downtown Central Area, with a mid-rise mixed use Long-Term Care and Retirement Residence facility. The new development will relate positively to the public realm at the street level and feature a massing that will improve the conditions of the residents’ living spaces within the facility. The proposed design will allow residents to feel integrated into the surrounding community through an intensified and efficient built form.
Figure 30: Rendering of building frontage facing west
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From the market perspective, the development will support the high demand for long term care accommodations, by contributing new beds, with the intent of reducing the high number of individuals that are waitlisted. It will also contribute to the local demand for a dementia care unit that can support the increasing number of residents, who require a secure style of accommodation. This development will also provide additional retirement residence supply that will be necessary to support the demand that will increase as the population ages. From the land use policy perspective, the proposal is well suited for a mixed use Retirement Residence and Long-Term Care facility with street-level retail and commercial uses, due to its proximity to the Downtown Central Area of Ajax. The proposal will encourage future intensification within the neighbourhood, and create a balance of high quality residential, commercial and mixed uses that will bring desirable and significant benefit to the area. This proposal ensures consistency with the policy directions established in the Provincial Policy Statement (PPS), the Places to Grow Act, the Growth Plan for the Greater Golden Horseshoe, Durham Regional Official Plan and Ajax Official Plan. By following the concepts and designs established in the proposal, proceeding with the proposed redevelopment plans for Ballycliffe, will provide a high quality sustainable center with improved living standards, enhanced community structure and character that will cater to the needs of the residents. It will serve as a catalyst for the surrounding community of Ajax by revitalizing the neighbourhood and promoting intensification that will attract new visitors as well as new businesses to the area. It will also provide the opportunity for a higher revenue stream for Chartwell while maintaining current revenue during the entire redevelopment process. Based on this comprehensive analysis, RPS Consulting recommends that Chartwell redevelop the Ballycliffe site by proceeding with the strategies outlined in this redevelopment proposal.
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8.0
DEFINITIONS
Long-Term Care Home beds are grouped into 1 of 6 different Structural Classifications: New beds – built since 1998 to current design standards including wheelchair accessibility and Resident Home Areas (RHA) with a maximum of 32 beds. A beds – built prior to 1998, but almost meet current standards (may have up to 40 beds per RHA) B beds – substantially exceed 1972 standards but do not meet A criteria (may have 4 beds rooms and less access to common space. Current design standards call for 1 bed per room) C beds – Meet 1972 Nursing Home Act standards (may have 4 bed rooms, inaccessible washrooms and limited dining/program space for today’s residents) D upgrades – upgraded through the 2002 D bed Redevelopment Program but do not meet the 1972 Nursing Home Act standards. D beds – Do not meet 1972 Nursing Home Act standards (may have hallway washrooms, poor accessibility and smaller rooms) (MOLTC, 2009) * Note: the Nursing Care Home Act was replaced by the Long-Term Care Act as mentioned in the planning context section of this report.
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9.0
APPENDIX
Excerpts from the Durham Development Charge By-Law 47-2012 pertaining to the Ballycliffe Re-development proposal. (Region of Durham, By-Law 47-2012, 2013). 9.1.0 “Residential use” means lands, buildings or structures used, or designed or intended for use as a home or residence of one or more individuals, and shall include, but is not limited to, a single detached dwelling, a semi-detached dwelling, a townhouse, a plex, a stacked townhouse, an apartment building, a mobile home, a retirement residence, and a residential dwelling unit accessory to a non-residential use;” 9.1.1 “Commercial use” means land, building or structures used, or designed or intended for use either or both of office and retail uses as designed in this by-law.” 9.1.2 “Retail use’ means lands, buildings or structures used or designed or intended for use for the sale or rental or offer for sale or rental of goods or services for consumption or use and, for greater certainty, but without in any way limiting the generality of the foregoing, shall include, but not be limited to, food stores, pharmacies, clothing stores, furniture stores, department stores, sporting goods stores, appliance stores, garden centers, automotive dealers, automotive repair shops, gasoline service stations, government owned retail facilities, private daycare, private schools, private lodging, private recreational facilities, sports clubs, golf courses, skiing facilities, race tracks, gambling operations, medical clinics, funeral homes, motels, hotels, rooming houses, restaurants, theatres, facilities for motion picture, audio and video production and distribution, sound recording services, self-storage mini warehouses and parking garages;” 9.1.3 “The development charges imposed on a retirement residence unit under section 8 shall be payable at the rate applicable to an apartment of one bedroom and smaller” 9.1.4 “the development charges described in Schedule “C” to this by-law shall be imposed upon non-residential uses of lands, buildings or structures, and in the case of a mixed use building or structure, upon the non-residential uses in the mixed use building or structure, according to the gross floor area of the non residential use 9.1.5 “Despite any other provision of this by-law where, as a result of the redevelopment of land, a building or structure existing on the land within ten years prior to the date of a payment of development charges in regard to such redevelopment was, or is to be demolished, in whole or in part, or converted from one principal use to another, in order to facilitate the redevelopment, the development charges otherwise payable with respect to such redevelopment shall be reduced by the following amounts: 114
a. “in the case of a residential building or structure, or in the case of a mixed-use building or structure, the residential uses in the mixed-use building or structure, an amount calculated by multiplying the applicable development charge under section 8 of this by-law by the number according to type, of dwelling units that have been or will be demolished or converted to another principal use b. “in the case of a non-residential building or structure or, in the case of a mixeduse building or structure, the non-residential uses in the mixed-use building or structure, an amount calculated by multiplying the applicable development charges under section 12 of this by-law by the gross floor area that has been or will be demolished or converted to another principal use. 9.2 Excerpts from the Ajax Development Charge By-Law 83-2008,2013 pertaining to the Ballycliffe Re-development proposal. (Town of Ajax, By-Law 83-2008, 2013).
9.2.1 “Residential Use’ means land or buildings or structures or part thereof of any kind whatsoever used, designed or intended to be used as a residence for one or more individuals but does not include a hotel or motel” 9.2.2 “’Nursing home” means a nursing home owned by an organized body for a non-profit purpose where the use is carried on without profit or gain, the body is registered as a charitable organization and is licensed or approved under a special or general Act but does not include any ort of a nursing home containing a dwelling unit.” 9.2.3 Retail shall mean a building or part thereof, not otherwise defined in this by-law in which goods, wares, merchandise, substances, articles or things are offered or kept for sale at retail directly to the public” 9.2.4 “Commercial” means any non-residential development not defined as “industrial” in this bylaw “ 9.2.5 “In the case of residential development, or the residential portion of a mixed-use development, based upon the number and type of dwelling units in accordance with Schedule B.”
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9.2.6 “In the case of non-residential development, or the non-residential portion of a mixeduse development, based upon the number of square meters of gross floor area of such development, in accordance with Schedule B” 9.2.7 “This by-law shall not apply to 50% of the development area of a nursing home” 9.2.8 “An owner who has obtained a demolition permit and demolished existing dwelling units or non-residential building structure in accordance with the provisions of the Building Code Act shall not be subject to the development charge with respect to the development being replaced, provided that the building permit for the replacement residential units or non-residential building or structure is issued not more than 5 years after the date of issuance of the demolition permit and provided that any dwelling units or non-residential floor area created in excess of what was demolished shall be subject to the development charge imposed under section 2”
9.3 Excerpts from the Community Improvement Plan, Town of Ajax By-Law 44-2005, pertaining to the Ballycliffe Re-development proposal. (Town of Ajax, By-Law 442005,2013). 9.3.1 “Full exemption of development charges for commercial development provided:” o i. “the retail/personal service component is located in a non-residential mixed use building having two or more storeys of offices, and the Gross Floor Area of the retail/personal service component does not exceed that of the office component; or” o ii. “the commercial development is located in a residential mixed use building 6 storeys in height or greater, and the Gross Floor Area of the commercial uses does not exceed an amount equal to 30% of the total residential Gross Floor Area” 9.3.2 “Full exemption of residential development charges for all eligible high-density residential development (ie. Residential development equal to or greater than 90 units per net hectare, calculated on a block-by-block basis)”
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9.4 Canadian Mortgage and Housing Corporation’s Multi-unit Residential Properties (5+ units) 9.4.1 The mortgage loan insurance for multi-unit residential properties that are 5 units or more allows for a commercial investor to borrow up to 85% financing toward the commercial purchase, purchase and refinance of their projects at a flexible repayment term (Canadian Mortgage and Housing Corporation, 2009c). Specifically for long-term care homes and retirement facilities, the following guidelines have been set: • Facility must have 50 units/beds or more • Located anywhere in Canada • Limited non-residential space permitted (not more than 20% of the gross floor area) • Loan to Value Ratio up to 85% • Debt Credit Ratios dependent on construction timelines: 1.50 for less than 10 years and 1.40 for 10 years or more. • Fixed Interest Rates and floating rates (ceiling rate) • Amortization of up to 40 years with premium surcharges for amortization periods greater than 25 years. • Once insurance is obtained on related mortgage, insurance is transferable and follows the mortgage for the complete amortization period and is transferable between lenders; lowering overall risk of not being able to renew the mortgage upon maturity. (Canadian Mortgage and Housing Corporation, 2009a)
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9.4.2 Borrower Eligibility Borrowers include both personal and corporate borrowers and must have at a net worth equal to at least 25% of the loan amount asked, with a minimum amount of $100,000. For corporate borrowers, an additional guarantee of 2% of the loan amount for each parentage above 60% in the loan to value ratio is required. Additional guarantees during construction will be 100% of the loan amount until stabilized rents are achieved. Finally, the owner should have at least 5 years of experience in owning and operating similar facilities (Canadian Mortgage and Housing Corporation, 2009b).
9.4.3 Construction Advancing Loans can be advanced up to that of 70% of costs or lending value during construction, prior to rent stabilization. As well, construction may be completed under a fixed price contract with a contractor or construction management. The first and last construction advancements will need to be approved by the CMHC (Canadian Mortgage and Housing Corporation, 2009c). If there are construction advances, the cost per bed and maximum fee is more expensive and increased as opposed to no construction advances being lent. Refer to the table 11 for more information.
Table 33 : Construction Advances (Canadian Mortgage and Housing Corporation, 2009c)
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Table 34 : Premiums (Canadian Mortgage and Housing Corporation, 2009c)
Canadian Housing and Mortgage Corporation Premiums are applied based on the loan-to-value ratios. The higher the ratio, the higher risk the lender will have and thus, the higher the premium will be applied as shown in table 12 (Canadian Mortgage and Housing Corporation, 2009c).
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9.5 Central East Long Term Care Bed Inventory
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9.5 Continued
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10.0
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