Royal Canadian Legion

Port Moody Branch 119

"Visions of Tomorrow"

1) The resolution passed as a Special General Meeting on August 27th, 2008 to approve a proposal to redevelop the existing Port Moody Legion site with a new Legion and 90 unit supportive housing project be amended to increase the housing units to 108. It is further resolved that the number of units may be adjusted by no more than 10% to satisfy zoning or other requirements, provided changes are approved by the Executive Committee, on the recommendation of the Building Committee.

2) The Executive Committee on the recommendation of the Building Committee, and subject to the approval of B.C. Yukon Command, be authorized to borrow a sum not exceeding $650,000 (known as "mezzanine financing") to fund completion of the early stages of the redevelopment. It is further resolved that payments from this short-term loan are to be disbursed in stages of the development process to minimize the financial risk to the Legion before construction financing be obtained. It is understood that the Legion will have to grant security on our property in order to obtain mezzanine financing.

AARCHITECTS CONCEPT DRAWING

Dear Jim,

Hello! My name is Lisa Vorich, the Leasing Manager for The Poppy Residences. You may have met me at one of the past two information sessions for The Poppy Residences. If not, hopefully we'll meet at the next session.

I'm here to help. I know that moving is a big decision and can be a bit stressful, and I want to help make it as easy as possible for you. I am happy to answer any questions you may have. I promise I won't bite. My dog and my son think I'm nice. I hope you will too.

You can find me in the trailer just across the street from The Poppy Residences on Grimmer Street. We'll be open this weekend. I have brochures and all sorts of useful information about The Poppy. In fact, I'll be here every Saturday and Sunday from noon to 5pm for the next while. If you miss me, you can call me at 604.568.5563.

COMMUNITY INFORMATION SESSIONS

The next Community Information Session is on Wednesday, May 26, 2010 from 2-4pm.

Topic: Community Support Programs

There will be representatives from: organizations such as SAFER (Shelter Aid for Elderly Renters), your local community centre, and support groups in your neighbourhood, at information booths to answer your questions.

Where: Burnaby Firefighter's banquet hall (6515 Bonsor Avenue, Burnaby)

Everyone is welcome. Sandwiches, sweets, tea and coffee served.

RSVP by email rsvp@thepoppyresidences.com or telephone 604.568.5563

Thanks to everyone who joined us for the Services and Features Information Session on April 28. If you have more questions about the services and features at The Poppy Residences, please call me at 604.568.5563.

TO LEARN MORE:
Call me at 604.568.5563
Email me at lisa@thepoppyresidences.com
Go to www.thepoppyresidences.com
Visit me at the trailer across the street from The Poppy Residences (5289 Grimmer Street, Burnaby)

Thrilled to be on board,

Lisa Vorich

Leasing Manager
The Poppy Residences
lisa@thepoppyresidences.com
604 568 5563

BUILDING COMMITTEE NEWS

February 20,2009


GREETINGS COMRADES:



In my October 24,2008 newsletter, I mentioned that the Building Committee was interviewing architects and attempting to secure financing. We had at that time recognized that we would have to borrow the funds from B.C. Housing Corporation as private sector money was not available. B.C. Housing was working on the financing details with Branch 83 in Burnaby who have a similar redevelopment planned for their site.

The B.C. Housing proposal, when it was finally explained to us, was both complicated and restrictive. Their mandate is affordable housing and clearly cannot lend us money without ensuring their interests are properly secured. We would have to form a housing society and assign the Branch site to this society for a period of 60 years. The Branch would receive no income from this lease. The housing society would then strata-title the new Legion and the housing complex separately. Each would enter into a 35 year mortgage with B.C. Housing. The annual mortgage payments for the newly built Legion would be approximately $100,000. Our property taxes, insurance premiums and utilities would drop substantially but we would have no rent income from the auditorium or the parking lot. In addition we would have to hire a fulltime manager. B.C. Housing would also control the rents and we would not have unrestricted access to the cash flow from the housing side of our development.

On the other hand, the B.C.Housing financing would be provided at a very low rate of interest and we would be required to manage the Branch on a business-like basis----this latter requirement is something we sadly lack at our Branch!

After meeting a B.C. Housing representative on Junuary 7, we took some time to mull over the financing proposal. The Building Committee next met on January 28, and after a lengthy discussion, voted unanimously to recommend that we defer the redevelopment for a period not to exceed 2 years. This will give us some time to watch the progress of Branch 83 which I believe has now committed to the B.C. Housing financing.

The Building Committee will continue to meet and consider alternatives for our site but I think, as long as we can stay financially afloat, we made the right decision in deferring the project for 2 years. Our recommendation was accepted by the Executive Committee and by the Branch members at a subsequent general membership meeing.



Jim Gray
Chairman, Building Committee

October 24, 2008

GREETINGS COMRADES;


In my last newsletter to you in June, 2008, I gave you some of the history of the project and where we stood at the time with our plans for redeveloping the site. I mentioned then that nothing would happen until we had Special General Membership Meeting at which a proposal to redevelop the whole site was to be presented for your consideration

On August 27, we had that meeting and, I am pleased to say, our proposal to construct a 4 story building with some commercial space, a new Legion on the ground floor, one level of underground parking and 90 units of supportive housing was approved overwhelmingly.

Not much happened in September because I and other committee members were on holidays but things are moving right along in October.

On October 8 we signed a Memorandum of Understanding with Townline Housing Solutions, a company associated with Townline Construction, a major, locally based construction company. Under this agreement, we have given Townline an exclusive right for 120 days to finalize contracts with the Branch, covering both financing and construction, that will allow us to proceed with our redevelopment.

As part of these arrangements, Townline will provide a construction guarantee against overruns that will allow us to secure 1st. mortgage financing. Without a large, well capitalized construction company and this guarantee, we would not get financing. You just have to read the papers these days to understand how difficult it is to borrow money,

At our next meeting on October 29, we will be discussing the first phase of our financing (known as mezzanine financing) needed to firm up our development proposal and get City of Port Moody approval. At the same meeting, we will be interviewing an architect, one of three on our short list of potential architects for our project.

Everyone asks me: “when do we start building?” That is a difficult question to answer because we have so many “hoops to jump through” but I will keep members up-to-date through the monthly newsletters. I will also be available at monthly executive and general membership meetings to answer questions.

The Building Committee is enthusiastic and working hard to make the new Legion a reality. I am happy to answer any questions when I am in the Club and welcome any comments.

Jim Gray
Chairman, Building Committee

THE ROYAL CANADIAN LEGION

Branch 119

2513 Clarke Street, Port Moody, B.C.

V3H 1Z3

Office 604-936-1312 Club 604-936-7131

Fax 604-936-8647

August 8, 2008

DEAR COMRADES:

Our Building Committee, under the chairmanship of Comrade Jim Gray, has been meeting regularly since March of this year to consider alternatives for the redevelopment of our Branch site on Clarke Street in Port Moody.This committee has now recommended unanimously that we proceed with a new proposal to construct a four story building that includes a new Legion and 90 units of supportive housing.  While plans are preliminary, they have been reviewed and accepted by the City. The Branch Executive Committee unanimously endorses the new proposal and now seeks approval from the Branch membership.

As required by Section 121 of the general by-laws, we have called a Special General Meeting for 7:30 p.m. on Wednesday, August 27, 2008, in the Branch’s Chip Kerr Auditorium to consider the new proposal. Attached to this letter are two motions that you will be asked to vote on.  The Building Committee and our project manager, Larry Vetter, will be in attendance to provide more information and answer questions.

The Executive Committee urges you to attend this meeting and learn what is planned to replace our existing building.  Eligibility to vote requires proof of your 2008 membership.  Presentation of valid cards will be requested.

Please support your Branch by coming to our Special General Meeting on August 27^th.

Faye Johnson

President

Port Moody Legion 119

SAMPLE:

MOTION #1

MOVED BY _______________________AND SECONDED BY___________________ THAT BRANCH 119 rescind the motion passed at the February 25, 2007, to sell approximately one half of our property as part of a redevelopment proposal for the Legion site.

EXPLANATION

The motion to sell part of the Legion property and the related draft option agreement was subsequently referred to B.C. & Yukon Command, and in a letter dated July 30, 2007, B.C. & Yukon Command noted parts of the draft option agreement that should be re-worked, in order to protect the Branch.  Command also suggested the Branch review whether or not it would be in the Branch’s best interest to proceed with the Option.  As a result of this review, the Branch Executive Committee decided that this proposal was not in the best interest of the Branch Membership.

MOTION #2

MOVED BY_______________________AND SECONDED BY_______________________ THAT BRANCH 119 approves a new proposal to redevelop the Port Moody Legion site with one four storey building with some commercial space and a new Legion on the ground floor, one level of underground parking and 90 units of supportive housing.  This approval authorizes the Executive Committee to enter into any agreements necessary to complete the redevelopment (including the related financing) provided: (1) the Executive Committee has satisfied itself that the project can be built at a cost and financed on terms that would, upon completion, provide the Branch with a positive cash flow after all related operating expenses and debt servicing costs, and (2) the project is developed in accordance with B.C. Yukon Command’s requirements.

EXPLANATION

The preferred option, recommended by the Branch’s Building Committee and endorsed by the Branch’s Executive Committee is to redevelop 100 % of the Legion site with one building (instead of two) to achieve economies of scale and to provide a higher level of amenities, while increasing the number of units and retaining Legion control of the development.

THE ROYAL CANADIAN LEGION
BRANCH 119 (PORT MOODY)

OUR VISION FOR THE FUTURE

Branch 119 of the Royal Canadian Legion has operated in Port Moody since 1935 and has been in it’s present premises on Clarke Street in the old city center area since 1955. The branch building needs to be replaced with a modern Legion that will better meet the needs of a changing membership. The branch is located on .8 of an acre close to Rocky Point Park and the West Coast Express. The site has excellent views of the North Shore mountains and is well positioned to take advantage of the increased density planned for the area. The desirability of the site has been enhanced by the recent announcement regarding the sky train expansion. The approved route passes the Legion site, with a station planned within easy walking distance.

Branch 119 plans to build a supportive housing complex on it’s property that will consist of a new Legion, commercial space on a concrete first floor and three additional floors of wood frame residences. One level of underground parking will be provided for Legion members, residents and commercial tenants. A modern kitchen on the ground floor will be used to cater to Legion patrons as well as to serve lunch and dinner to residents.

The residences will consist of 95 to 105 units of rental housing. Each unit will be about 500 square feet in area with a bedroom, living room/dining room, a small kitchen and a bathroom. The monthly rent will include two meals a day, laundry (linens), light housekeeping, security and health and welfare programs. Washers and dryers will be available free of charge on all 3 floors for personal laundry needs. The residences will be finished to a mid-range quality and all units will be handicapped accessible. Indoor and outdoor common areas will be incorporated for residents’ use. Security and safety will be emphasized with 24 hour a day state-of-the-art monitoring systems in place.

The new Legion will have a contemporary feel with new furnishings but will retain a traditional Legion environment with regular meat draws, weekend live music and other social events. Pool, shuffleboard and darts will continue to be played. Residents will be encouraged to join the Legion and participate in the various branch events.

On the ground floor, there will be some multi-purpose rooms for use by the residents, particularly during the day, and for Legion members and community groups at other times. A barbecue area will be available for Legion activities. Above average amenities will be provided for residents including a cards room, library, exercise room and crafts room. The building (other than the Legion and the commercial space) will be professionally managed and staffed with trained personnel who will insure the residents are well cared for. An activities co-ordinator will organize suitable in-house events and transportation will be available for taking residents to other events.

The Branch 119 housing development will be attractive to seniors who wish to live in a residential community where the amenities encourage healthy living and a lively social environment. Legion members will enjoy a modern, more intimate branch facility that will encourage younger people to join the organization and continue the good work and traditions for which the Royal Canadian Legion is known. In addition the old city centre area will benefit as the new non-profit Legion development will be a focal point for the renewal of the area serving both senior citizens and the local community.


May 2, 2008