Trinity Place Foundation of Alberta

Update - October 22, 2010

2010-10-22T12:46:00.000-07:00

Residents nearby will have noticed that the demolition of the church structure was completed early in October. Since that time, excavation has started and the footings are being poured.

Jean Dreger, the "Patron Saint" of Glenway Gate, passed away on October 8 and will be greatly missed. Jean was present at the Sod Turning on July 21, 2010 and spoke bravely despite her failing health. The family has asked that she be remembered in a special way and we are working with them on the details of her memorial.

We expect that Construction will be substantially completed by mid-October 2011 and that we will be able to meet our deadline to commence move-ins, late in 2011 or by January 2012.

The accessibility features of the 12 "accessible suites", which include lowering cabinets and wheel in showers, are unique in this type of development. Having toured several new seniors developments in the Province, we think the quality of construction and the features of Glenway Gate are among the very best available. The location is superb as well.

Many local residents have expressed an interest in moving into the facility when it is completed. A list of "Prospective" tenants is being maintained. If you wish to be placed on the "Prospective Tenant List" just get in contact with us and your name will be added.

Work is starting on the preparation of the application forms so that these are ready for use within the next six months. We will incorporate these into an enhanced website specifically for Glenway Gate but linked to the TPFA main site. From the site you will be able to view different floor plans, suite plans, list of features and amenities, and choose your preferred suite.

Stay tuned for more updates and photos of the progress at the site.

2010-10-01T09:24:00.000-07:00

Glenway Gate Update

Graham Construction is working to prepare the site for the demolition of the church structure, while they await the demolition permit from the city of Calgary

2010-07-13T14:09:00.000-07:00

Trinity Place Foundation of Alberta is pleased to announce that Graham Construction has been selected as the General Contractor for the Glenway Gate project. This is a reputable firm that is very well established in Western Canada.

GLENWAY GATE RECIEVED GOVERNMENT GRANT

2010-04-30T10:00:00.000-07:00

We are pleased to annouce that we are proceeding with the development of Glenway Gate, a 42 unit development located in S.W. Calgary. Trinity Place Foundation is preparing bid documents for tender to Construction Companies. We will make a further announcement when a contractor has been selected.

New Hope for East Village

2009-12-07T09:44:00.000-08:00

The Calgary Municipal Land Corporation has been working hard to install new services and prepare the East Village for redevelopment. Construction along 8th Ave is now almost done and it offers a glimpse into what the new street scape will look like. New roads have been completed to offer a scenic drive through the area. The bike paths have been expanded and now include a wide river walk and promenade. Wow, what a difference!!

Check out the link below for an animation of the area as it is envisioned.

http://www.evexperience.com/

Click on "Master plan fly through".

H1N1 Update

2009-11-30T13:13:00.001-08:00

On friday I said that I would go and get my shot today and it would probably take me 20 minutes. It took me ten minutes to get through the entire process including filling out the form and answering the screening questions.

H1N1 Flu shots available for the general public

2009-11-27T09:02:00.000-08:00

It is amazing that this has become a non-event. The media has turned to other topics, Health Care professionals are not being fired, and the story is over.

I plan to get my shot on Monday at the Stampede Grounds. I hear there is free parking and it takes 20 minutes to get through the process.

The only nagging question I have is what will cause the next outbreak of panic and hysteria??

H1N1 - More media attention!

2009-11-12T10:36:00.000-08:00

I hesitate to bring this topic up because H1N1 has been hyped by the media, who now are asking the question whether they have over-hyped the issue. The media will do what it will do and our response can not be lead by the media. We need to take prudent steps based on the best information available.

Here are the Top Ten Things to do to Counter-Act H1N1

1. Get the Vaccination when you are eligible to do so. The local health authorities are announcing changes to the eligibility criterion almost daily. Those with an underlying health condtion, between the age of 55-64 are currently getting their flu shots.

2. Wash your hands often. Hand sanatizers are handy and effective. Use them after shaking someone's hands or touching a door knob or other item that you know has been touched by others.

3. Take multi-vitamins and eat wisely. The mpact of a flu will be lessoned if you eat healthy foods and food supplements to improve your bodies natural immune response.

4. Take good care of your body. Try to get out for some exercise or attend a class of recreation therapy to improve your fitness. Now is a good time to try and get more exercise.

5. Be cautious around those who appear to be ill. Someone who is sneezing, coughing, and complaining of aches and pains probably has a flu or common cold. Exposure to these people will be risky because they may have H1N1.

6. Watch the news reports and stay informed about where to go if you feel ill and when you might be eligible for a flu shot and where to go to get one. The Influenza Assessment Centre is located at the old Children's Hospital just off 17th Ave and Crowchild Trail S.W.

7. Don't stress too much about whether you will come down with this flu. Stress will only interfere with your sleep and wear you out. Try to be cautious without worrying too much. Older adults may well have developed some immunity if they are over the age of 65 years.

8. Avoid public gatherings. This may mean too that some Christmas gatherings are cancelled to avoid congregating people unnecessarily.

9. Laugh at the coverage if it appears that it is over the top - it probably is.

10. Help others to put this H1N1 flu in perspective. Some will find that it causes them to feel anxious and anxiety can sometime lead to other problems.

Glenway Gate Signals New TPFA Development for Seniors

2009-11-10T09:59:00.000-08:00

In September 2009, Trinity Place Foundation finalized an agreement with the Glamorgan Christian Housing Society to purchase the assets of the organization and the drawings to the Glenway Gate Development. We assumed ownership of the property located on Richmond Road in S.W. Calgary on October 15, 2009. We have committed ourselves to work closely with Glamorgan Christain Housing Society in this development and treasure this opportunity to work with Judy Hanson and her crew!

Glenway Gate is proposed as a 42 unit independent seniors residence with underground parking, and large common areas on the main floor. We intend to develop 25 affordable units consisting of one and two bedrooms and 17 market rental units.

We hope to commence construction on March 31, 2010 but this depends entirely on whether we receive funding from the government through the Affordable Housing Program. We expect to hear from the government by the end of December about our application for funding. We have committed ourselves to have everything in place to commence construction pending receipt of the grant.

Currently we are working with the architect to finalize the working drawings to make a total of 12 units barrier free and to improve the efficiency of the design with changes to the building envelop and mechanical equipment. The development permit is approved and the land use by-law has been amended for this particular development.

We hope that our "readiness" helps us qualify for funding as the federal and provincial government have placed a high priority on "shovel ready" projects and we believe this project is indeed shovel ready.

Wish us luck with the grant application!!!

Fire Department charges the land lord every time there is a false alarm

2009-11-03T14:33:00.000-08:00

Here is a bit of information that you may not know. When there is a false alarm, the fire department prepares an invoice for the property owner. After a couple of false alarms, the bills start at $250.00 and rise to $500.00 per occurance.

I will give you a few examples from the invoices that we have received recently.

"Food in the oven to smoke"
"Vapours from toast to hallway"
"Activated due to burnt cooking"
"Due to burnt toast"
"Cooking set off alarm"

You get the picture. When a tenant burns a roast or the toast, I get a bill for $500.00. These bills arrive a month after the fact. We don't get a suite number or even a floor number to follow up with a tenant. We just get the information above with the street address to the building and the bill for $500.00.

This makes perfect sense to the fire department and the penalties are applied regardless of the source of the smoke, the age of the occupant, or the number of suites in the building. A duplex gets as many no-charge warning visits from the fire department as a 360 unit apartment building.

So what does TPFA do. . . . We don't pay the bill. We view this as an indescriminant "heavy handed" attempt by city hall administration that applies penalties at the whim of those who attend the scene and provides little or no information to the person being charged.

Our fire detection devices have been modernized and upgraded in all of our buildings so that we have "addressable fire panels". The fire department knows which suite they are going to when they arrive at our building because they first look at the addressable panel. Regardless, they don't provide this information, probably because it violates a privacy law.

It is our view that the landlord can't be held responsible for a fine as a result of the actions of an unnamed tenant living somewhere in a large building who burns toast, a roast. or a pot of stew.

We have had two major suite fires in our history and both were caused by food that was left on the stove while the tenant slept or just forgot about the oven. These are scary events to be sure. However, we believe the fire department is obliged to charge the individual tenant with the false alarm and not the landlord, unless it can be shown that a faulty device caused the false alarm.

I don't want to make a big thing about this . . . . it may set off another alarm. :)

2009-10-14T08:18:00.000-07:00

Update

We are pleased to announce that we have settled an outstanding property assessment dispute with the city of Calgary. Due to massive annual increases in the assessments (77 percent one year), TPFA began appealing these decisions in 2003 and has successfully appealed the assessments every year since. We have finally negotiated an agreement with the city of Calgary, Assessment Division, that recognizes the unique nature of our properties and caps the increases for the next three years.

TPFA's efforts over the past six years has benefited the operators of all Seniors Subsidized Housing in Calgary and the assessments on each of these properties will reflect the precedent that TPFA has established during successive successful appeals.

Operating housing in downtown Calgary is expensive and challenging, especially as these properties have typically been valued using a simple "market value assessment method". We are pleased to have finally come to an agreement that will end the annual hearings and repetitious arguments and more importantly will help to preserve this housing as "affordable".

News and updates

2009-09-24T14:02:00.000-07:00

It has been some time since I have made an entry on the TPFA blog and we have some news to share.

1. We have experimented with a Concierge Service at King Tower to replace the security patrols that were in place and we are pleased with the results. We have better control over guests and visitors with the new sign-in procedure, a staff person monitors the cameras at each exit, and we have installed manual controls on the doors so that people can be prevented from slipping by at the same time with another guest or tenant. Tenants seem to like the change and all reports suggest that our security concerns are under contol at King Tower.

We plan to install a similar service at Murdoch Manor in 2010.

2. TPFA has concluded a land purchase for a 42 unit development in Southwest Calgary. We are applying for funds to commence construction and hope to develop this property in 2010-11. The development will have one and two bedroom suites, something that many tenants have asked for and this will enhance our offerings considerably.

3. TPFA continues to work at energy conservation strategies and we are seeing some results. Every project that we do has an energy conservatioin element and we install replacement equipment that is substantially more efficient. We received a grant of $13,100 for Phase I of our program and expect another $13,600 when the second phase is complete.

4. The Alex is expanding the medical clinic so that it can serve tenants more effectively. On the main floor of King Tower tenants have access to the following services: physician, recreation therapy, social work, and nurse practitioner. The Alex is funded using an alternative Physician payment method which allows the physicians to spend more time with each patient and provide wholistic health care. It is a wonderful partnership and an excellent fit with our tenant population.

5. East Village is starting to really rock and roll. Literally! Cantos has annouced the winner of the design competition to replace the King Eddy and provide a Museum and state of the art performance theatre for Jazz bands. This National Jazz Centre will bring lots of life and activity to the East Village and is the first big development to be announced since the city of Calgary began to improve services and streets in the area. Pretty soon, East Village will be "the place" to be.

Operational Review completed Financial Audit is next

2009-01-30T09:04:00.000-08:00

My last blog entry described the most recent operational review and it is a relief to get this behind us. We did well. There are always a few things that need changing and "outside eyes" see these things more clearly than we do sometimes.

On the important things such as tenant supports, partnerships, maintenance of an aging portfolio, and on personnel we did well. We have a group of caring and committed staff and it shows in every area of our operations.

The Seniors and Special Needs Population Sector of the Calgary Homeless Foundation is meeting intensively to discuss a Strategic Plan for the sector. We have hired a very experienced consultant and we are looking forward to the results of this work. Ralph Hubele and I co-chair the sector and there are many good initiatives underway in Calgary and it is an exciting time.

The recent push on "housing first" has really proven to be successful. Last winter approximately 300 individuals were housed in a quickly renovated vacant "Brick" retail location because there were more homeless than mats and we did not want to see people on the streets in minus 30C temperatures.

This year, several different housing first programs have been operating and the results are impressive. The "Housing First For Older Adults Program" has housed 86 formerly homeless seniors in various locations in Calgary. We expected to house 50 or so. The supports in place for these folks are helping them successfully transition to their new setting and there has been a very low rate of eviction among this group. We see this as a great success and evidence to support the need for supports for those who are fleeing homelessness and wanting to avoid a cycle of poverty and a return to homelessness.

This winter has seen on average 150 mats available but not used during the coldest weeks of the year. This tells me that we are making a dent in this population and finding ways to avoid the prolonged and dehumanizing use of shelters to house individuals, especially older individuals who are so frequently victimized by others in the shelters.

Audits and Reviews

2009-01-23T07:41:00.000-08:00

For the past three days we have had a comprehensive review by Alberta Municipal Affairs and Housing, who are examining our management practises, financial controls, tenant relations, maintenance practices, and touring the buildings to get a feel for how it must be to live in one of the buildings operated by Trinity Place Foundation. So far, the reviews are positive and we are happy to hear that the buildings and the supports are operating well, even though we are located in downtown Calgary and have to confront some of the negative aspects of downtown living.

The homeless population in Calgary is growing. Embedded in this population is a criminal element that prey upon the weakest in our society. Unfortunately, elderly individuals are considered "weak" and they also have some resources in the form of monthly pensions. What often happens is that seniors are manipulated and conned to accept 'help' from people who soon attempt to take advantage of their trust. They ask for bank cards and PINs so they can 'help' buy the groceries. Soon there are no funds in the account and the drug addict has found money to continue to purchase illegal street drugs.

So, what can be done about his? Wow, a huge problem and one that is difficult to respond to. Police will say that a person has the right to share bank information and when a person does so willingly no crime has been committed. But we are left with the exploitation and the continued manipulation which is actually very difficult to break off.

Trinity has hired several Social Workers and Nurses who are familiar with these dynamics. They work with individual tenants to resolve these relationships and get their lives back in order. It may take weeks or months, depending on the skill of the con job and the emotional needs that are being met by the manipulator/exploiter.

This is very difficult and emotional work. We are glad to have skilled and gifted staff who are able to provide support, understanding, and help tenants deal with what has occurred. Not every manipulation comes from the street. Some t.v. 'ministries' have an expert way of appealing for support from the elderly and this can result in financial distress as well.

Smoking in Winter - a Chilly Proposition

2008-12-15T11:29:00.000-08:00

The Tobacco Reduction Act has been law in Alberta for about a year. This Act is more restrictive than the City By-law in relation to smoking and it bans smoking in all work places and in public spaces, including common area spaces in multi-residencial buildings.

Before I go too much further, I have to declare that I am a non-smoker and I go to great lengths to ensure my lungs are healthy. I play squash competitively and usually against those who are much younger than I so cardio-vascular fitness is important as is daily exercise.

I am surprised that smoking is still an issue for some. Ireland banned smoking in all bars and pubs some time ago and has banned smoking in all public spaces and work spaces. Smoking is a health hazard and older adults often display the symptoms of tobacco usage. These include premature death, COPD, emphazema, cirulatory problems and so on. What I find remarkable is a relatively small group of seniors who insist on their right to smoke in public, regardless of the effect on others.

It has little to do with smoking. It has much more to do with the notion that governments, laws, and institutions will not and cannot determine what the individual must do. Ayn Rand would be proud. Unfortunately, we don't live in a utopian society of individuals. All seniors recieve substantial financial support from various levels of government. Who is independent? Very few of us and almost no senior can claim to live independently from government, especially in Canada with free health care and benefits for those who are over the age of 60.

So, what drives this need to react provocatively to the restrictions on smoking? I guess it has much more to do with a feeling of being a victim of this addiction than anything else. I am sure that people would gladly use tobacco money for something else but it is simply too difficult to quit. Many have tried and failed. To be reminded of this failure causes anger and provokes a reaction to an otherwise sensible law.

Sensible for those of us who don't want to inhale second hand smoke that is.

Whew!! More uncertainty.

2008-10-22T10:12:00.000-07:00

Three weeks after my last blog entry, things are no more certain for most of us. In fact, when you add in the complexities of health concerns and concerns such as public safety it is no wonder that people are feeling rather anxious these days. What is next?

We must take care of the relationships we have with family and friends and those who we look to for support and understanding. It may be a rather small group that needs to be cultivated and expanded. Certainly, not everyone has the luxury of a large group of friends and family near by.

Having had a medical crisis in my family recently, I realize again the importance of communications with family and the need to put energy into these relationships. It helps to get through the tough decisions and issues that sometimes come up when a serious medical problem is apparent. I feel fortunate to have a supportive family where there is clear and kind communications. I wish it was this way for everyone.

In the midst of crisis we find resources. Like a desert bloom

Global uncertainty

2008-09-29T14:27:00.000-07:00

Global uncertainty is gripping the markets as US law makers struggle to provide protection for the financial sector of the economy. The Dow Jones Industrial Average experienced the largest fall in history today - down by 777 points and the TSX down by 840 points. The only thing that is strong today is the price of Gold which closed above 910.00 per oz.

We know that many count on their RRSP's and other savings to provide income during retirement and you can't help but wonder how these folks are going to cope with the stock market crash and the impact on their personal wealth.

Last week I met with a retired employee who was back and volunteering with Lauren Rendle to run an evening event at Carter Place. The impact of the collapse of the US financial system will have a devastating impact on all of us. The need for affordable housing for seniors will be even greater and organizations like Trinity Place Foundation of Alberta need to work hard to raise the funds needed to construct more facilities as soon as possible.

The other option is to explore joint ventures and partnerships. We at Trinity have stressed that partnership development is an effective way to accommplish desireable results. We are working at forming such a partnership with another not-for-profit society in the city of Calgary with the goal of participating in the development of Subsidized Seniors Housing for couples.

Economic Hardship

2008-09-25T12:49:00.000-07:00

The news is full of dire predictions about the American economy and the stability of US financial institutions. We are also told that the ripple effect will spill into Canada and affect our economic stability and prosperity. Worrying times.

Homeowners are also facing remarkably higher bills for electricity and gas for their cars. There is lots of pressures on housing operators like Trinity Place Foundation to control costs and find ways to be more efficient.

We have recently recieved several grants to pursue our energy conservation plans. Since 2003, we have been steadily modifying and upgrading our major mechanical systems in our buildings so they consume less energy. We completed the conversion of the elevators in each of our highrises from DC to AC and from old systems that ran continously to new electronic controls that consume energy only when the car is moving from floor to floor. With new grant money we are retro-fitting most of the electrical fixtures in the buildings to run on more efficient florescent technology.

We have been able to avoid an increase to the electricity charge to our tenants until this year. Our last increase occurred in 2003 when Alberta started an electricity deregulation program and electricity costs spiked. Despite various efforts (including the installation of a solar wall at King Tower) we are going to have to increase our charges to tenants effective January 1, 2009 by $4.00 per month. It doesn't sound like much of an increase and it is not. But many will be caught off guard because they have not been following what electricity costs have been doing and how these costs have doubled in the last several years.

2008-09-15T15:33:00.000-07:00

Trinity Place Foundation of Alberta operates seniors housing located in Downtown Calgary. Our challenge has been to operate housing that is both safe and affordable. The pressures from "the street" has caused us to increase security patrols and take other measures to ensure that older adults residing at one of our properties can be assured of their safety.

Our most recent initiative has been to hire a full time social worker to work at Murdoch Manor. The social worker works with tenants who are at risk of exploitation and who are vulnerable to elder abuse. We believe that older adults are targeted by those who care less about the older person while having needs and dependencies that cause them to be exploited.

Greetings

2008-09-15T15:01:00.001-07:00

We have decided to engage the public using this medium but I must admit that it is new to me and I am not sure how effective this will be.

If you are concerned about affordable housing for seniors and have an opinion to share this is a place to discuss your thoughts and your suggestions and solutions.