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ABOUT THE PROPOSED APARTMENT DEVELOPMENT

Q: What is the proposed development project?
A: An apartment building with up to 60 units is planned for the location west of 156 Street and north of 14th Avenue in the Terwillegar community. This project embraces the principles of “Housing First” — that every person has the right to a safe and secure home. This principle is at the core of both the Government of Alberta and City of Edmonton 10 year plans to end homelessness.

In partnership with the University of Alberta’s Industrial Research Chair (IRC), the building is going to be constructed using the most current off-site construction technology. The benefit to the community will be a significantly decreased construction timetable, eliminating normal daily construction traffic and waste associated with conventional construction, while at the same time providing a quantified savings to the
environment.

The building will be handicap accessible and will have a portion of the units available for those individuals with physical mobility challenges.

Q: Is this a transitional housing project?
A: No. It is important to understand that this is NOT a transitional housing facility, NOR is it a homeless shelter, rehab facility or mental institution. It is a permanent housing apartment building development and will be offered to prospective tenants via an application process.

Q: Who is funding the capital investment?
A: The capital construction of this project is jointly funded by the Government of Alberta (70%) and Government of Canada (30% through Homeward Trust). Total cost of the build is estimated at $12.1M.

Q: What organizations are involved in this development project?
A: There are several organizations involved. As mentioned, the capital investment is jointly funded by the Governments of Alberta and Canada.

The developer and operator (also referred to as the service provider) is the Jasper Place Health and Wellness Centre (JPHWC).

Q: Is this parcel of land zoned for this size of development?
A: Yes. The location requires no revision to the zoning bylaw or variances of the bylaw to facilitate the development and building permit application process.

Q: Who does the land belong to?
A: The proposed development project would be on land that is owned by the Anglican Diocese on which the Holy Trinity Riverbend Anglican Church resides. Though very supportive of the Housing First principles, other than the leasing of their land the Diocese is not involved in the construction or operations of the development.

Q: How will the apartment building be funded once construction is completed?
A: Ongoing operational costs, inclusive of tenant support services and building maintenance, will be fully funded through tenant rents. No additional funding will be required by any level of government.

Q: Who is responsible for the upkeep of the complex to ensure that it maintains the cosmetic integrity of the community?
A: JPHWC will be responsible for not only the operations of the building, but also the upkeep of the site and its respective features and landscaping to ensure that it maintains its cosmetic integrity as an integral part of the community.

Q: Why was this location chosen?
A: There are many reasons why this location was chosen:

     ● There is an excellent partnership between JPHWC and the Anglican Diocese and Holy Trinity Church.
     ● The land is already zoned for apartment buildings of this size.
     ● These initiatives are dispersed throughout suburban areas in Edmonton. As part of the Housing First principles, placement of these housing options are meant to be throughout the city because prospective tenants of these properties have the same desires as any other population - to have housing options that provide a quality of life that fits with their life goals.

There is access to excellent recreational facilities and community services.

Q: Is the design of the building up to Terwillegar standards?
A: Yes. We strive to integrate with the communities in which we operate in, on all facets.

Q: What is the Housing First concept?
A: Housing First’s primary philosophy is to provide permanent housing along with support services, based on individual needs, to help people maintain their housing over the long term. This methodology is utilized in North America and Europe and results in a significant 80% + success rate. The cost of the program is substantially less to the taxpayer than continuing to manage the crisis in transitional or short-term programs.

In 2007, the Province of Alberta took a leadership role initiating a 10-year strategic plan to end homelessness utilizing the Housing First strategy. Since 2009 more than 6600 homeless Albertans have been provided with housing and supports, and more than 1,600 people have graduated from Housing First Programs and are living independently.

The City of Edmonton adopted a similar plan in 2009 utilizing the Housing First strategy. Edmonton has seen a 1/3 reduction in the numbers of homeless people as of 2012.

With support from all levels of Government (Federal, Provincial and Municipal) as well as participating community support, homelessness has been reduced dramatically; 42% reduction since 2008.


TENANT APPLICATION PROCESS

Q: What is the tenant application process?
A: Like any normal application process for rental properties, potential tenants will have to go through an application process. They will be given a list of conditions/rules they will be required to agree to before becoming a tenant in the building. For example, no visitors are allowed in the building past 11pm daily. Priority will be given to those who want to live in the Terwillegar area.

Q: Who can apply to live at this apartment building?
A: Prospective tenants that apply for supportive housing of this type choose where they want to live. For this particular location, we expect a mixture of men, women, women with children or families to apply for housing at this location.

Q: Will these tenants pay rent?
A: Yes, they absolutely do. As part of a Housing First approach, the difference between this apartment development verses a market development apartment is that the rents for these apartments are about 20% below market value for successful applicants.

Q: What criteria goes into selecting tenants?
A: Each tenant will be selected by a complex assessment tool (SPDATV3) designed to fully inform which type of housing and supports the client needs. Upon completion of the application process, prospective tenants are given housing options that are suitable and the tenant then chooses where they want to live. It is very much about client choice.

Q: What is considered “low-risk”?
A: Low risk means that the tenant is not a threat to themselves or others, are able to live independently and have fewer barriers in adapting to new housing circumstances.

Q: Who will be reviewing the application forms?
A: There are 11 community-based organizations that are trained & resourced to provide Housing First services in the community. Through the assessment tool they determine the level of a person’s housing support. Once that level of support is determined,people with lower needs are referred to us. Our staff then review the application,
interview the potential tenant and a decision is made.

Q: Do you ever say ‘no’ to an application?
A: Absolutely. Our staff are trained to identify that if for some reason, he or she does not feel the applicant is a good fit with the community, or if they do not meet our criteria, they will be turned down. We then continue to work with them to find them a suitable housing option.

Q: How will these tenants access the support services they may need?
A: The majority of formerly homeless people who have been housed live successfully in the suburbs throughout the Edmonton area. The tenant that requires access to specific services that he/she is not able to access otherwise, will be managed in the tenant application process. We will have a shuttle van for added tenant convenience as part of our support services.

Q: Will the building attract other “undesirable” homeless people who will be
loitering or living there without being “approved?”
A: No, we will have support staff onsite 24 hours a day, seven days a week including enhanced property management, onsite concierge, individual case management and community development staff.

Q: If issues arise with tenants, how will complaints be addressed?
A: Unlike most other apartment buildings, there will be a complete resolution process in place with the Terwillegar Community League, via its Good Neighbour Agreement.


COMMUNITY ENGAGEMENT

Q: Whose responsibility is it to notify the community of this project?
A: It is the responsibility of developer and operator, which is the Jasper Place Health and Wellness Centre via the Good Neighbour Agreement and community information sessions.

Q: How will JPHWC work with the community?
A: JPHWC is working with the Terwillegar Community League to strike a Good Neighbour Agreement to ensure clear ability to maintain open dialogue and accountability. In fact, a draft Good Neighbour Agreement was submitted to the Terwillegar Community League on June 19, 2013. We welcome feedback from both the Community League and residents on this document.
Beyond working towards a Good Neighbour Agreement, we do envision an ongoing relationship with the community league.

Q: Why is the community just hearing about this development when it’s been in
talks since 2010?
A: Before any development project is brought to a community for information, a number of milestones need to be completed first to ensure that there is a viable development to talk about. Federal funds for this project were just secured as of April 26, 2013 from Homeward Trust. The Government of Alberta’s remaining 70% funding for the capital investment is under conditional approval.


To obtain provincial and federal funding, a development project needs to demonstrate the following:
     ● securing of a site that is acceptable to the provincial government
     ● a signed Memorandum of Understanding (MOU), which forms the business terms of the land lease (signed off between JPHWC and the Diocese on March 1, 2013)
     ● architectural design concepts
     ● preliminary budgets that address capital costs, operations and tenant supports that have already been vetted with Homeward Trust (approved on April 26,2013)

It is not until all of these above elements are secured is there a real development project to engage in discussions with the community. To do so prior to all of these milestones being met would be largely based on speculation and uncertainty on many fronts.

Q: How long has the City of Edmonton known about this proposed development?
A: The City has been aware of this site as a possible location for this type of building since the fall of 2011, via discussions with the Mayor and Executive Director of the Edmonton Homeless Commission.

Q: Why should the Terwillegar community embrace this project?
A: It’s important to make the distinction that low-risk tenants are not homeless people. We are providing Housing First support services for those struggling to find secure, safe and affordable housing. The statistical estimation is that 20% of Canadians live one pay cheque away from being homeless, so despite perception of race, gender, religion and income bracket, we are all likely living amongst neighbours, friends and family that are always living on the brink of poverty.

Communities throughout all areas of Edmonton have an opportunity to participate in something more than just "a project in their neighbourhood". Alberta, and Edmonton in particular, are being spotlighted nationally and in North America and Europe as achieving something that other communities have not been able to accomplish - taking care of their most vulnerable citizens, and saving money in the process. It’s a great reason to be proud to be an Edmontonian.

Q: When will there be a public information session?
A: We will be holding a public information session on August 22, 2013 at 7:00pm (location tbd). We will be notifying the community of this information session via local newspaper ads and targeted mail-outs. We have also launched a discussion forum on our Facebook page to provide further opportunity for the community to ask questions and/or express their concerns. We will be moderating this forum and responding to inquiries.
As part of our ongoing engagement with the community league, we will be happy to accommodate additional small community group meetings that are requested and hope to be able to work with the Terwillegar Community League on the coordination of such requests.


ABOUT THE JASPER PLACE HEALTH AND WELLNESS CENTRE

Q: What is the Jasper Place Health and Wellness Centre (JPHWC)?
A: The JPHWC is a non-profit Christian social care agency and registered charity in Canada that helps meet the basic needs of shelter, food, clothing and acceptance for men and women experiencing poverty. JPHWC works with its clients to find sustainable housing and employment.

Q: Who are JPHWC’s clients?
A: The people who benefit from our services are Edmonton’s marginalized and vulnerable populations. We work with clients to overcome the isolation of homelessness and poverty, mental and physical conditions, substance abuse and addictions. We do not discriminate and support men, women, and children from all walks of life and cultural and religious communities.

Q: What kinds of services does JPHWC provide?
A: The JPHAWC offers a range of services to the urban poor in Edmonton. These include:
     ● Basic Services such as meals, Food Depot, clothing and household items.
     ● Support Services such as re-integration support and issue centered advocacy.
     ● Housing Supports such as case management and community programming.
     ● Employment training and mentoring to prepare people to re-enter the workforce.

Q: Does JPHWC operate any other locations?
A: The Jasper Health Wellness Centre has been an integral part of ending homelessness in Edmonton. Over the past seven years they have housed over 650 formerly homeless men, women and families with a retention rate that exceeds 80%.

For the last two and a half years they have also operated Canora Place, an apartment building where 30 formerly homeless individuals reside. In that time they have seen the tenants, who share common experiences, build a strong support system within the building.

This support system has given tenants a sense of belonging and the courage to tackle issues that may have held them back. In addition, the support system has empowered many of the tenants to reintegrate by making new healthy friendships, connecting with family members, volunteering and finding employment.

The building has become a support community to each tenant helping them overcome any feelings of isolation they may have experienced by living alone in a market apartment.

Q: How many other organizations are there in the Capital Region that operate
similar buildings?
A: JPHWC is one of eleven organizations in the Capital Region that provide permanent housing options to clients. Most similar to JPHWC is the Salvation Army and Mustard Seed.


Facts and Statistics about Homelessness

     ● We live in a wealthy province, but unfortunately the number of people living in poverty in Alberta is growing. More than 123,000 people live in poverty in the Capital Region and more than 41,000 are children.
     ● Managing homelessness takes considerable taxpayers dollars. Each chronically homeless person costs the system around $100,000 per year. Housing that person and providing the supports they need to remain housed generally costs $35,000 per year.


Key 2012 numbers for the Capital Region
     ● 2,174 Edmontonians are homeless. This is a decrease from the 2,421 counted in 2010 and substantially fewer than the 3,079 people counted in 2008.
     ●  279 are children and youth under 18, or 13% of the total number of homeless people counted.
     ● The numbers of those living in shelters increased by 24%, so the total reduction in homeless people counted actually means a significant reduction in those who are unsheltered.
     ● Edmonton has shown the strongest success results for a large city in Canada, with a 30-per-cent reduction in overall homelessness since 2008.

Canada Statistics
     ●  At least 200,000 Canadians experience homelessness in a given year.
     ●  At least 30,000 are homeless each night, including 2,888 who live in parks or on streets, 14,400 in homeless shelters, 7,350 in women’s shelters against violence, and 4,464 “provisionally accommodated” in hospitals, prison or interim housing.
     ●  As many as 50,000 are the “hidden homeless” who couch surf or stay with friends and relatives.
     ●  20 per cent of homeless are young people age 16 to 24.


There are many resources available to learn more:
     ● Edmonton Homeless Commission:
     ● Homeward Trust:
     ● Jasper Place Health and Wellness Centre:
     ● Canadian Alliance to End Homelessness:
     
Reports:
     ● A Plan for Alberta: Ending Homeslessness in 10 Years:
     
     ● A Place to Call Home: Edmonton’s 10-year Plan to End Homelessness: