Projects managed by Kate Mancer

 

 

SELECTED STUDIES AND PRESENTATIONS, 2004-2009

 

 

 

Market Studies Calgary and Victoria – two comprehensive studies of the seniors’ market in both cities were completed for a large real estate development company with no previous experience in the seniors’ housing industry.

 

New Vista Society – Lumina was retained by the New Vista Society, a large not-for-profit operator in Burnaby BC, to assist the Society in the master planning of its large campus.

 

Pender Harbor – this small community on the Sunshine Coast is looking for ways to enable its seniors to age in place and Lumina was retained to assist in this process.

 

Emaar – Emaar is a very large Dubai based real estate development company. Lumina has been working with Emaar for two years on a planned condominium in the Dunbar area of Vancouver that would combine two elements – a new condominium coupled with a virtual retirement community, which is not a place but an organization focused on facilitating aging in place in people’s own homes.

 

Baptist Housing Society – Lumina has prepared a number of market studies for the Society throughout the province. The Society has extensive operations in the seniors’ housing and health care sector, including two high end retirement communities in Vancouver and Victoria (both called Shannon Oaks.)

 

Langley – in 2008 and 2009 Lumina conducted three market studies in Langley, two for for-profit companies and one for a not-for-profit. The Langley market is fragile and great caution is requited by those contemplating developments in the community.  

 

New Westminster – this market study was prepared for a large local development company not previously active in the seniors’ housing industry.

 

Parksville Market Study – the same company owns land in Parksville on Vancouver Island and wanted to know whether a seniors’ housing development might work on their site.

 

Financing Seniors’ Housing Developments Using Resident Equity – this major report funded by the Real Estate Foundation and BC Housing focuses primarily on life lease housing, although there is also a brief section on equity coops.

 

Market Studies, Various Small Communities in BC – in 2006-2009 studies were completed in several small BC communities. The studies were focused on ways of developing seniors’ housing in the absence of government subsidies. Studies were conducted in Nelson, Kaslo, Baynes Lake, Sparwood, Salmo, McBride, Valemount, Hope, Logan Lake, Lumby, Pemberton, Cache Creek, New Denver, Hope, Nakusp, Lillooet, and Enderby.

 

Market Study, Comox – this study for a private developer explored the market for supportive seniors’ housing in Comox, a town on Vancouver Island. The study included an assessment of the pros and cons of the site, an analysis of the likely primary and secondary market areas the project would appeal to, current demographics and population forecasts for the next five to 10 years, a complete review of the competition, current and in the pipeline, a go or no go recommendation (go in this case), and recommendations about unit size, services and amenities, and projected absorption period.

 

Market Studies South Surrey, Surrey, Chilliwack, Nanaimo, Kamloops – these studies for a leading provider of funded and for-profit supportive housing, assisted living and long term care were focused on opportunities for development on surplus land adjacent to existing facilities. Opportunities assessed included conventional condo developments as well as the complete range of seniors’ housing and health care.

 

Consumer Satisfaction Study – this large scale study is being conducted in association with the BC Senior Living Association.  It involves 16 projects located throughout the province and is aimed at understanding what motivates consumers to choose supportive housing, why they chose the project they are living in, what they like and don’t like about it, and what they would advise new developers to do in the construction of new buildings. Highlights of the project were presented at the 2008 BCSLA Annual Conference.

 

Sidney Market Study – this study focused on the market potential of a 75 bed private pay residential care facility in Sidney, BC.

 

Nanaimo Market Study – this study was commissioned by an investor interested in the potential of purchasing surplus land owned by a church in north Nanaimo and developing supportive seniors’ housing on the site.

 

Prince George Market Study – this study was commissioned by a service provider contemplating responding to an RFP and needing to know the depth of the private pay assisted living market in Prince George.  

 

“Is the Seniors’ Housing Market in Western Canada Changing?” – Lumina Services and Duncan Elliott Appraisal Group teamed up to present a half day seminar at the Vancouver Convention Centre in June 2008. A sold out audience of 80 people attended the event.

 

Presentation to Board of Retirement Residences REIT – RRR has recently been purchased by a very large public pension fund and is exploring ways to reposition itself in the Canadian and American senior’s housing industry. Lumina was invited to make a presentation to the Board on trends in the Canadian seniors’ housing industry.

 

Presentation at Insight Conferences on Seniors’ Housing, Toronto and Vancouver – Lumina was invited to make presentations at both conferences, one in 2007 and one in 2008.

 

Life Lease Consultation, Calgary – in 2008, Lumina’s client was developing its first life lease in Alberta and retained the company to provide advice and expertise on life lease housing.

 

Underperforming Project Analysis, Victoria and Kelowna – Lumina was retained to help project owners deal with unacceptably high vacancy rates.

 

Seniors’ Housing and Health Care Needs, Northern BC – on contract with the Real

Estate Foundation of BC, Lumina conducted a comprehensive and wide-ranging analysis of seniors’ housing needs in northern BC.

 

Jericho Campus of Care – this study is focused on a very innovative seniors’ housing campus in the Langley area of the Lower Mainland. Located on 37 acres, the campus will place much emphasis on green space and access to nature, as well as to innovative ways of delivering services. Lumina is providing market analysis and consumer research to the developers for the complete range of 55+ housing and health care options. Phase I of the project will target the active adult market.

 

Mount Douglas Housing Society Market Study, Victoria, BC – this study was focused on the feasibility of redeveloping an existing seniors’ housing project.

 

Maple Ridge Market Study – this study for the owner of a large site in Maple Ridge was focused on determining the feasibility of a large supportive housing project on the site. The project would be completed at almost exactly the same time as another large and similar project in Maple Ridge, which resulted in some concern about market depth.  

 

Market Studies, Various Small Communities in BC – in 2006-2008 studies were completed in several small BC communities. The studies were focused on ways of developing seniors’ housing in the absence of government subsidies. Studies were conducted in Nelson, Kaslo, Baynes Lake, Sparwood, Salmo, McBride, Valemount, Hope, Logan Lake, Lumby, Williams Lake, Terrace, Pemberton and Lillooet.  

 

Mission Market Study – this study, for a community based umbrella committee of organizations interested in seniors’ housing needs, was focused on identifying seniors’ housing needs in the community and suggesting ways of meeting the needs.  

 

Osoyoos Market Study – this study for a private developer in Osoyoos was aimed at exploring the potential for a supportive housing project in Osoyoos, which is a completely untested market in terms of private pay supportive housing.

 

St Michael and All Angels Church (Kelowna) Market Study – this market and financial feasibility study was conducted to determine if the church could finance a new church hall by developing a combined residential/church hall building.

 

Market Study New Vista Society, Burnaby – the New Vista Society owns and operates independent seniors’ housing and licensed care beds on a large site in Burnaby. The Society is interested in the possibility of developing another seniors’ project on the site and commissioned the market study to help with its decision making process.

 

Market Studies, Surrey/Cloverdale and South Surrey/White Rock – this study for a private developer was aimed at determining the demand for private pay assisted living and supportive seniors’ housing in Surrey and White Rock.

 

Legion Market Studies – a number of Legions in British Columbia are interested in the prospects of developing seniors housing on their sites. Market studies have been completed for Legions in Langford and Saanich on Vancouver Island, in Port Coquitlam, Coquitlam and Burnaby in the Lower Mainland, and for the Hope Legion. Tenure options include supportive rental housing, independent seniors housing, and life lease.

 

Resident Equity Funded Seniors Housing Projects – this study was focused on determining the most workable way to utilize resident equity in the development of seniors’ housing projects, particularly in smaller communities where private sector options tend to be less available. 

 

Mount Zion Lutheran Church, Cranbrook – the Church has been interested in developing seniors’ housing in Cranbrook for several years. This study was conducted to determine the depth of the market for supportive seniors’ housing in Cranbrook.

 

Market Study, Salmo BC – the community of Salmo wants to develop supportive seniors’ housing for its residents so that they do not have to move away when they require some assistance.  The market study explored the need and demand for supportive housing, both ownership and rental, in Salmo and surrounding areas.

 

Market Study, Enderby BC – this study was aimed at determining the demand for supportive seniors’ housing in Enderby, a small centre near Vernon.

 

Demand for Private Pay Assisted Living, Penticton – this study was undertaken for the owner of a residential care facility interested in the potential of developing an assisted living component on the same site.

 

70 Ways to Reduce the Cost of Affordable Supportive Housing for Seniors – this study, funded by the Real Estate Foundation of BC, BC Housing, and CMHC explores a variety of ways that supportive housing for seniors can be developed and operated in the most economical way possible while still providing quality of life for seniors. The report covers design, operations, adaptive re-use (conversions and renovations), need and demand, governance, and small projects in small communities.

 

A major presentation on the study’s findings was included in the program for the BC Non-Profit Housing Association’s Annual Conference, held in November, 2004.

 

Market Study, Village of Lumby – this study was aimed at determining the demand for supportive seniors’ housing in Lumby, a small centre near Vernon.

 

Market Study, Penticton – conducted for the Penticton Kiwanis Club, the objective of this study was to identify the potential demand for a large (80 unit) rental project for independent seniors on a site owned by the Kiwanis Club near downtown Penticton.

 

Inventory of Supportive Housing Projects, BC – this study was conducted for BC Housing in the summer and fall of 2004. Its objective was to compile a detailed inventory of supportive housing projects located throughout BC so that maximum rents, which are required from time to time for the ILBC program, can be accurately determined.

 

Interior Health Authority Mentorship Project – this project, which will extend over a multi-year period, is aimed at developing community capacity to operate assisted living projects in nine Interior communities.

 

Trends in the Need and Demand for Seniors’ Housing and Residential Care in Abbotsford, BC, 2004-2029 – this project, for the non-profit owner of a large licensed care facility, reviews developments in the seniors’ housing and health care field in this Fraser Valley community and makes several recommendations for future actions.

 

Burnside/Gorge Focus Groups – a local developer not currently active in the seniors market was interested in the nature of the seniors’ market in this area of Victoria. A series of focus groups were held to gauge the interest of neighborhood seniors in the potential project, their perception of affordability, and other issues of relevance to the development process.  

 

Richmond Market Studies – two market studies were conducted for two different private sector clients in late 2003 and early 2004, both focused on the potential market for supportive seniors’ housing projects in the Richmond area.

 

Logan Lake Aging in Place Study – this study for BC Housing was aimed at exploring how a small community can provide a wide enough spectrum of services so that its seniors can age in place in the community and not be forced to move away.

 

Amica Mature Lifestyles – Amica is a large Canadian developer of upscale retirement communities. This study was aimed at providing the company with enough information to decide whether or not to develop a new community in Coquitlam, BC.

 

Halcyon Community Home – Halcyon Community Home is an intermediate care facility in Nakusp, BC, a small town in the interior of the province. Faced with the closure of the facility, the community organized to ensure the ability of their seniors to age in place. The project involved helping the community to explore and implement ways of achieving their goal. Phase Two involved the preparation of an ILBC Expression of Interest; Phase Three involves the preparation of an operating and a marketing plan for the renovated facility.

 

Ross Place Market Study – this study, conducted for a very active developer of seniors’ housing projects on Vancouver Island, explored the market for a new housing project in the City of Victoria.

 

Gibsons Market Study – this study, for the owner of a motel in Gibsons, provided demographic and market information focused on the current and potential demand for supportive seniors housing in the community and surrounding areas.   

 

Provincial Congregate Housing Data Base Compilation and Analysis – this project for BC Housing was aimed at compiling a data base of every supportive housing project in the province and then surveying them all vis-à-vis a wide variety of characteristics such as unit type, unit size, services offered, rents, and occupancy levels.

 

Cloverdale Seniors’ Housing Society Feasibility Study – undertaken for a non-profit organization in Surrey, BC, this study investigated the market for and determined the financial feasibility of a number of alternatives aimed at the seniors’ market in Surrey and surrounding areas. Alternatives included market rental, subsidized rental, and life lease.  

 

McIntosh Village Assisted Living Feasibility Study –  this study for a private residential care operator was focused on the potential demand for an assisted living facility adjacent to an existing care home in Chilliwack, BC. The study involved an analysis of demographics and local housing market conditions, a competitive market analysis, and direct consumer research.

 

Fraser Valley Real Estate Board Feasibility Study – undertaken for the FVREB, this study was aimed at determining the feasibility of a supportive seniors’ housing project on a site owned by the Board adjacent to its office building in Surrey, BC. In addition to an extensive investigation of the market for supportive seniors’ housing in Surrey, the study includes an analysis of all the non-subsidized congregate housing projects operating in the Greater Vancouver area. 

 

Nanaimo Seniors’ Village Feasibility Study – this study for a private residential care operator was focused on the potential demand for an assisted living facility in Nanaimo, BC. The study involved an analysis of demographics and local housing market conditions, a competitive market analysis, and direct consumer research.

 

Life Lease Housing: Consumer Dream or Consumer Nightmare – undertaken for CMHC, this study explored the consumer protection implications of life lease housing.

 

 

Note that from 2004 to 2006, Kate Mancer was also a founding partner of a third party service provider in the assisted living and residential care industry. The company, inSite Housing, Hospitality and Health Services Inc., has become a leading provider of hospitality, personal care, and management services to for-profit and not-for-profit clients throughout BC.