business plan 2019-2021 - wetaskiwinlodges.cawetaskiwinlodges.ca/images/pdfs/wala-2019-plan.pdf ·...

Business Plan

2019-2021 Wetaskiwin & Area Lodge Authority

Wetaskiwin & Area Lodge Authority Business Plan 2019 - 2021 Page 1 of 6

EXECUTIVE SUMMARY

The top priority of the Wetaskiwin and Area Lodge Authority is:

1. That the Wetaskiwin and Area Lodge Authority receives capital investment from the Province of Alberta to improve the West Pine Lodge.

ACCOUNTABILITY STATEMENT

This Business Plan was prepared under the direction of the Board of Directors of the Wetaskiwin and Area Lodge Authority in accordance with legislation and associated ministerial guidelines, and in consideration of all policy decisions and material, economic or fiscal implications of which the Board is aware. This business plan was approved by the Board of Directors on June 27, 2018.

WETASKIWIN AND AREA LODGE AUTHORITY

The Wetaskiwin and Area Lodge Authority operates pursuant to the Alberta Housing Act under the purpose to enable the efficient provision of a basic level of housing accommodations for persons, who because of financial, social or other circumstances require assistance to obtain or maintain housing accommodation.

• Member Municipalities are the City of Wetaskiwin, the County of Wetaskiwin, and the Town of Millet.

• Housing Accommodations under operations are:

a) 79 Unit Peace Hills Senior Citizens Lodge in Wetaskiwin, owned by the Wetaskiwin and Area Lodge Authority.

b) 38 unit West Pine Lodge in the Hamlet of Winfield, owned by the Province of Alberta through the Alberta Social Housing Corporation.

• WALA has a contract with Alberta Health Services for the delivery of Home Care Services to residents of the West Pine Lodge with all related expenses covered by the contract.

• The Bethany Group has a contract with Alberta Health Services for the delivery of Home Care Services to the community of Wetaskiwin including the residents of the Peace Hill Lodge with all related expenses covered by the contract.

• The Meals on Wheels Program for the City of Wetaskiwin is operated out of the Peace Hills Lodge.


• Resident Profile and Waiting Lists - Current Average Age of 87 at the Peace Hills Lodge and 79 at West Pine Lodge. Average stay is 3 years at Peace Hills Lodge and 4 Years at the West Pine Lodge. The Peace Hills Lodge operates at full capacity with a current waiting list of 40 applicants, whereas the West Pine Lodge operates at 60% capacity with 10 to 15 units vacant.

• Staffing Profile and Organizational Structure - Staffing for operations are through The Bethany Group, including 42 staff working directly at the Lodges in Management, Activities, Food Service, Housekeeping, Evening and Night Staff, and Home Care. The Bethany Group also provides maintenance services, financial services, Human Resources and Payroll, Education, Policy, Senior Leadership and Board Support through central operations.

• Financial Profile and Budgets (Audit 2017) - The annual consolidated expenses for the Wetaskiwin and Area Lodge Authority are $3.8 million, including debt service payment on the Peace Hills Lodge. Revenues include accommodation and rental recoveries of $1.9 million, Home Care Contract Funding from Alberta Health Services for West Pine Lodge of $236,000, Lodge Operations Assistance from the Provincial Government of $459,000 and Municipal contributions to the Lodge operations from member municipalities through requisition totaling $875,000. Local annual payroll is $1.835 million.

INSTITUTIONAL CONTEXT

The Wetaskiwin and Area Lodge Authority enjoys a positive relationship with the Bethany Group and the other Housing Management Bodies that use the Bethany Group as CEO. WALA is participating in the local FCSS sponsored interagency meetings in Wetaskiwin in order to build relationships and identify opportunities with community-based organizations in the catchment area.

PLAN DEVELOPMENT

Municipal elections held in the fall of 2018 resulted in large turnover on the WALA board with 4 of 6 members being new to the board and of that, three were first time elected to their municipal councils.

Activities undertaken by the Board in the development of this plan

> Board Orientation > Board participation in a Day of Learning event hosted by The Bethany Group May 1, 2018 > Board Business Planning session May 29, 2018

Member communities provide the following documents and plans in support of local affordable housing initiatives

> City of Wetaskiwin Social Needs Assessment January 2015


ENVIRONMENTAL SCAN AND STRATEGIC CONTEXT

The primary impacts on our strategic environment are:

> Recovering Provincial Economy > Provincial Fiscal challenges > Provincial Housing Strategy 2017 > Federal Housing Strategy 2017 > Aging population and home care shift > Local Demographic Information > Household Income and Housing Affordability > Market Housing Conditions

STRATEGIC RISKS AND STRATEGIC OPPORTUNITIES

The primary impacts on the strategic environment for Wetaskiwin and Area Lodge Authority are:

> High vacancies at West Pines Lodge due to room size and overall facility condition > Potential Further reduction in occupancy at the West Pines Lodge as a result of the opening of

the new lodge in Rimbey in the June 2018. > Potential impact to the Peace Hills Lodge operations at as a result of the opening of the new

Designated Supportive Living units in Wetaskiwin in the summer of 2018. > Growing demand to provide accommodations that support Age in Place philosophies. > Land for expansion available at the Peace Hills Lodge site > Current requisition levels high at $33.94 per capita in the catchment area > West Pines Lodge has a solid staffing model with home care services embedded in the lodge > Investment by Alberta Seniors and Housing in 2018 for sprinkler and alarm systems have made

the West Pines Lodge safer and more feasible to invest in additional improvements > Strong desire from residents of the County of Wetaskiwin to remain in a farming community

close to family

STRATEGIC PRIORITIES

The Wetaskiwin and Area Lodge Authority has identified the Strategic Priorities outlined in the Provincial Housing Strategy to guide operations through the next 3 to 5 years:

1. Investing Now and For the Future 2. Integrated Housing and Supports 3. Successful Transitions and Aging in Community 4. Fair and Flexible 5. A Sustainable System


This business plan is developed in keeping within the Purpose of the Alberta Housing Act and the obligations of the Board of Directors of the Wetaskiwin and Area Lodge Authority pursuant to the Management Body Operations and Administration Regulation.

OUTCOMES, KEY STRATEGIES AND PERFORMANCE MEASURES

Outcome One: INVESTING NOW AND IN THE FUTURE

Housing Accommodations operated by the Wetaskiwin and Area Lodge Authority will meet or exceed minimum housing standards and options to meet demands for new housing supply will be explored.

Key Strategies:

1.1 Increase the Supply of Affordable Housing

1.2 Improve and Maintain the condition of existing affordable housing

Performance Measures.

• The Wetaskiwin and Area Lodge Authority receives funding approval from the Province of Alberta in the amount of $750,000 for the West Pine Lodge for maintenance and renewal to result in larger rooms, safer bathrooms with tubs converted to showers and replacement of worn out building components.

• Approve The Bethany Group to complete a feasibility analysis by the spring of 2019 on project and financing options for an addition to the Peace Hills Lodge to meet growing demand for Lodge Services in the Community.

• Funding is approved for the items requested under the 5 Year Capital Maintenance and Renewal List for the Peace Hills and West Pine Lodge supplied by the Wetaskiwin and Area Lodge Authority to the Ministry of Seniors and Housing, including items to increase energy efficiency.

• All capital projects are completed in accordance with; approved standards, scope and specifications; on time; and on budget.

Outcome Two: INTEGRATED HOUSING AND SUPPORTS

Residents of Housing Accommodations and services offered by the Wetaskiwin and Area Lodge Authority have the tools they need to enable successful occupancies and to live independently with or without community-based services.


Key Strategies:

2.1 Enhance Integration with Community Support Services

Performance Measures.

• The Wetaskiwin and Area Lodge Authority participates in social services/FCSS based interagency meetings and activities in the service area.

Outcome Three: SUCCESSFUL TRANSITIONS AND AGING IN COMMUNITY

The operations of the housing accommodations and support programs offered by the Wetaskiwin and Area Lodge Authority enable residents to easily access services that enable them to be affordably and safely housed, as well as successfully transition out of the system when necessary or able.

Key Strategies:

3.1 Enable transitions through the continuum of housing and supports

3.2 Support the desire of Albertans to age in their community

Performance Measures

• Connecting with Community Administration and FCSS, a gap analysis will be completed to develop a service package plan for individuals in the community.

Outcome Four: FAIR AND FLEXIBLE

The operations of the housing accommodations and support service programs are flexible and responsive to meet resident needs.

Key Strategies:

4.1 Modernize the regulatory framework to support equitable treatment and housing stability

4.2 Improve System access and navigation

4.3 Promote enhanced understanding of and coordinated response to rural and urban needs


• Implement the regulatory changes to the Alberta Housing Act pursuant to the Provincial Housing Strategy and the Lodge Program Renewal Committee for the operations of West Pine Lodge and Peace Hills Lodge, upon direction received by the Province of Alberta on implementation.


Outcome Five: A Sustainable System

The financial operations of the Wetaskiwin and Area Lodge Authority are sustainable based on new funding models, including allowing market rental options within the portfolio.

Key Strategies:

5.1 Support operational and environmental sustainability of affordable housing projects

5.2 Partner with other governments to support a sustainable system and meet the housing and support needs of Albertans

5.3 Improve the knowledge of the housing and support needs of Albertans


• Receive approval from the Province of Alberta for additional operating funding under the small site lodge funding formula for the West Pine Lodge in Winfield based on average occupancy levels of 25 to 30 units.

• Support Member Municipalities and The Bethany Group on the completion of updated Housing Needs Assessments and Housing Plans for the communities served within the geographic area of the Wetaskiwin and Area Lodge Authority.

• That Seniors and Affordable Housing will be identified in the Wetaskiwin and Area Lodge Authority members Inter-municipal Collaboration Frameworks.

APPENDICES

• Appendix A - Housing Management Body Corporate Profile

• Appendix B - Portfolio Profile

• Appendix C - Financial Budget and Forecasts

• Appendix D - Capital Maintenance and Renewal Program

• Appendix E - Surplus Properties

Waitlist Informationas of May 31, 2018

BuildingName Type Town No. Of

UnitsVacant Units Waitlist Current

Avg. Age

Avg. Length of Stay (Years)

FEMALE 64

MALE 16

FEMALE 12

MALE 6

3

WEST PINE LODGE Lodge WINFIELD 38 13 1 80 4

Current Gender

PEACE HILLS LODGE Lodge WETASKIWIN 79 0 40 88

Alberta Wetaskiwin

21% 22%

AVERAGE PROPORTION OF INCOMESPENT ON RENT & UTILITIES

Alberta Wetaskiwin

$1,279 $1,038

AVERAGE MONTHLYRENT & UTILITIES

Alberta Wetaskiwin

9% 8%

HOUSEHOLDS LIVING INOVERCROWDED CONDITIONS

Median Income Average Income

Alberta Wetaskiwin Alberta Wetaskiwin

$0

$20,000

$40,000

$60,000

$80,000

$60,357

$46,045

$74,184

$57,218

AVERAGE & MEDIAN INCOMES

Renters Owners All

1,845

3,260

5,105

HOUSEHOLDS

Wetaskiwin

Alberta

40%

36%

HOUSEHOLDS SPENDING OVER 30% OF INCOME ON RENT AND UTILITIES

A Snapshot of Renters in Alberta & Wetaskiwin

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Proportion of Households

Wetaskiwin

Alberta

15%

16%

HOUSEHOLDS SPENDING OVER 50% OF INCOME ON RENT AND UTILITIES

rentalhousingindex.ca

Median Income Average Income

Alberta Camrose Innisfail Lacombe Wetaskiwin Alberta Camrose Innisfail Lacombe Wetaskiwin

$0

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

$70,000

$80,000

Gross Income

$60,357

$44,826

$48,277

$57,379

$46,045

$74,184

$56,328

$61,750

$66,457

$57,218

AVERAGE & MEDIAN INCOMESThe average and median gross income of renter households.

Alberta Camrose Innisfail Lacombe Wetaskiwin

$0

$100

$200

$300

$400

$500

$600

$700

$800

$900

$1,000

$1,100

$1,200

$1,300

Rent and Utilities

$1,279

$1,138

$1,092

$1,146

$1,038

AVERAGE MONTHLY RENT AND UTILITIESAlso known as gross rent, utilities include heat, hot water, and electricity.

Spending Over 50% of Income Spending Over 30% of Income

Alberta Camrose Innisfail Lacombe Wetaskiwin Alberta Camrose Innisfail Lacombe Wetaskiwin

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%


16%19%

13% 12%15%

36%

43%

36%35%

40%

OVERSPENDINGHouseholds spending more than 30% of their before-tax income on rent and utilities are generally considered to be living inunaffordable situations. Households spending more than 50% of their before-tax income on rent and utilities face critical affordabilityissues and may be forgoing other necessities.

Alberta Camrose Innisfail Lacombe Wetaskiwin

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%


9%

5%8% 8% 8%

HOUSEHOLDS LIVING IN OVERCROWDED CONDITIONSThe proportion of renter households living in overcrowded conditions, according to CMHC's National Occupancy Standard.

Housing Management Body Name

Name Position Phone Number Email Address

Ken Adair County of Wetaskiwin 780-352-6318 [email protected]

Carol Sadoroszney Town of Millet 780-216-1378 [email protected]

Bill Krahn County of Wetaskiwin 780-352-6930 [email protected]

Alan Hilgartner City of Wetaskiwin 780-361-4409 [email protected]

Wayne Neilson City of Wetaskiwin 780-361-4409 [email protected]

Kathy Rooyakkers County of Wetaskiwin 780-682-2353 [email protected]

Name Position Phone Number Email Address

Mike Leathwood CEO, The Bethany Group 780.679.2010 [email protected]

Melodie StolStakeholder Relations, The Bethany Group

403.786.2426 [email protected]

Dave BuistDirector of Finance, The Bethany Group


John DavisDirector of Client Services, The Bethany Group


Lorraine KielDirector of Human Resources, The Bethany Group


Glen BlatzDirector of Facility Services, The Bethany Group


Governance structure (including any other organizations associated with the HMB)

List of contracts to provide services on behalf of other organizations / contracts to have services provided by another organization (e.g. with AHS or other HMBs).

Appendix A – Housing Management Body Corporate Profile

The Board operates as a Board of Governance and is responsible for the overall direction and oversight of the Organization. The Bethany Group operates and manages the lodges on behalf of the Board and is responsible to the Board for all administration and CAO functions.

Alberta Health Services – Home Care Services for West Pine Lodge, Winfield

Incorporation type

Board of Directors

Senior management team

Organization details

Wetaskiwin & Area Lodge Authority

Alberta Housing Act

Societies Act

Part 9, Alberta Companies Act

Other (please specify)

Appendix A – Housing Management Body Corporate Profile

Organization details

Number of full time employees

Number of part time employees

Number of employees earning minimum wage.N.B. PLEASE DO NOT DISCLOSE IF THIS NUMBER IS 5 OR LOWER

Categories of staff (e.g. management, maintenance, administration, housekeeping, catering, resident services etc.).

2017 Annual Employee Turnover(average monthly employment / number of separations * 100)

Are staff unionized? AUPE Lodge

Organizational chart

See Tab - Organizational Chart

6%

12

30

Management, Administration, Lodge Attendant, Activities Coordinator, Housekeeping, Food Services, Maintenance

Insert a high level organizational chart for the HMB

Project Name AddressNumber of

UnitsOwnership Building Type

100, 4501-60 St

Wetaskiwin, AB

T9A 1X7

5 Ave & 4 St

PO Box 150

Winfield, AB

T0C 2X0

West Pine Lodge 38 ASHC Lodge

SCHEDULE A PROPERTIES

This document should include all properties that the HMB manages, owns, operates or has any connection to through other companies. Tables are provided and these should be completed for each category.

Appendix B – Property Profile

Peace Hills Lodge 79 WALA Lodge

Financial Operating Summary - Lodges (If Applicable)

0

Forecasted

REVENUE 2017 Actuals 2018 Budget 2018 2019 2020 2021

400000 Rent 1,778,826.00 1,732,550.00 1,829,853.00 1,825,000.00 1,843,250.00 1,861,682.50

410000 Resident Services 165,873.00 162,700.00 185,337.00 165,000.00 166,650.00 168,316.50

420000 Non-Resident Services - - - - -

Other Revenue 244,824.00 236,850.00 243,264.00 245,696.64 248,153.61 250,635.14

430050 ASHC - LAP grant (Lodge Only) 458,479.00 525,250.00 463,000.00 495,000.00 499,950.00 504,949.50

460010 Municipal Requisition (Lodge Only) 875,000.00 875,000.00 875,000.00 875,000.00 875,000.00 875,000.00

Total Revenue 3,523,002.00 3,532,350.00 3,596,454.00 3,605,696.64 3,633,003.61 3,660,583.64

EXPENSES

500000 Taxes and Land Leases

510000 Utilities 219,379.00 227,149.00 230,000.00 231,650.00 236,300.00 241,050.00

520000 Operating 57,727.00 75,050.00 76,587.00 76,550.00 78,050.00 79,600.00

520000 Food (Lodge Only) 404,724.00 358,500.00 390,795.00 365,700.00 373,000.00 380,450.00

530000 Operating Maintenance 172,283.00 123,000.00 122,824.00 125,450.00 128,000.00 130,550.00

540000 Charitable Costs

550000 Human Resources 1,855,134.00 1,903,000.00 1,910,788.02 1,944,895.90 1,964,344.86 1,983,988.31

560000 Administration 253,220.00 276,351.00 275,000.00 270,000.00 270,000.00 270,000.00

Total Expenses 2,962,467.00 2,963,050.00 3,005,994.02 3,014,245.90 3,049,694.86 3,085,638.31

560,535.00 569,300.00 590,459.98 591,450.74 583,308.75 574,945.33

OTHER EXPENSES

590000 Interest costs

591000 Other 545,503.00 545,503.00 545,403.00 545,503.00 545,503.00 545,503.00

592000 Amortization

Net Excess (Deficiency) 15,032.00 23,797.00 45,056.98 45,947.74 37,805.75 29,442.33

Lodge Annualized Cost Pressures Account (list)

Organization:

Projected

Net Excess (Deficiency) from Operations

Year Program (list) Description/Explanation

$ 105,000 Total Requests

Building Name Building Address Municipality Postal Code Building Ownership Program # of UnitsInitial Year Constructed

12 DigitProject Number

Category Major Expense Type Description Of Work Estimated Cost To Complete The

Work

Environment sustainability

(Climate Change)Priority Ranking (Level 1, 2 or 3)

Condition of Facility (FCI) or Good, Fair, Poor

Peace Hills Lodge 100, 4501 61 STREETWETASKIWIN, AB Wetaskiwin T9A 1X7 WALA Lodge 79 2010 1197-2751-0206 Preservation Building Envelope Sand and Finish Trim Work at Front of Building $ 10,000 Priority 3 ‐ General Needs Good

Peace Hills Lodge 100, 4501 61 STREETWETASKIWIN, AB Wetaskiwin T9A 1X7 WALA Lodge 79 2010 1197-2751-0206 Health And Safety Building Envelope Replace Courtyard access doors and thresholds $ 10,000 Priority 1 ‐ Life, Health and Safety Needs Good

Peace Hills Lodge 100, 4501 61 STREETWETASKIWIN, AB Wetaskiwin T9A 1X7 WALA Lodge 79 2010 1197-2751-0206 Preservation Building‐Exterior and Interior Replace Flooring in Kitchen and Dining area $ 25,000 Priority 2 ‐ Immediate Needs Good

West Pine Lodge 5th Avenue & 4th Street Winfield T0C2X0 Alberta Social Housing Corporation Lodge 38 1976 1199‐2751‐0208 Capital Maintenance Building‐Exterior and Interior Replace Flooring in Common Areas $ 60,000 Priority 2 ‐ Immediate Needs Fair

Appendix D: Capital Maintenance and Renewal 2018 WALA

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