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Response to Brenda Willman on the Sunnyhill’s Housing Futures

Submitted by Philip Cox , Member of Planning and Development Committee

I’m thankful to Brenda for setting out her concerns about Sunnyhill’s housing futures project (“Hel*l is full of good intentions or desires”, February 3rd, 2020).  Its a big and important undertaking; it needs for us to talk it through.  

So here I go with my response hoping that it stimulates others to weigh in.  

Brenda:  “I am being led down a chute like a proverbial lamb to the slaughter, or more aptly put in Alberta, like cattle to the abattoir.” 

Phil: We have been talking about this for ten years.  It hasn’t been systematic; it has been halting and messy - it still is.  We have been learning as we go, buffeted by shifts in housing policy, programming and funding, all of which have shaped our options.

Brenda: “We’ve had to weather several economic depressions in the past 30 years, and in our desire to keep things affordable, particularly for hurting families, we gave up some things in favour of affordability.”

Phil: Yes, we have had our economic ups and downs and, throughout, members have fallen on hard times.  The coop has been ready to support to the extent that our subsidy-surcharge system has allowed.   This is something to be proud of and continue with.  

But, I’m not sure that this practice of caring and social protection, alone, has caused us to progressively fall behind in our financial readiness to address our structural frailties. Surely, there are multiple factors?  One is that we have not had a long range planning orientation for much of the first 40 years.  We have been on “auto pilot” - stuck with a high interest mortgage on leased land with few options.  Another is that big capital items (like windows) are now, inevitably, at (or beyond) the end of their life cycle. 

Brenda: “…we effectively have handed over a good deal of control to the City and left our future in their hands, at least so far as in how their decisions directly affect which course we are able to follow.”

Phil: We have handed over nothing.  We started a conversation with the City understanding that our lease runs out in 2039.  This is an increasingly untenable situation that, left unaddressed, would have continued to remind us of how little control we actually ever had over our destiny.  As you said, “the City holds the key as the landowner”. 

What we have done by engaging the City is placed ourselves in a conversation that for the first time casts us as an affordable housing asset rather than a commercial property. We are going down a path that could result in us gaining control over our destiny through ownership. 

And, while we have certainly spent money to deal with the City and explore our options, we have also saved money too.  

Brenda“…it is not just maudlin emotions that cause my aversion to having a four storey apartment building erected smack in the middle of our co-op complex.”  

Phil: We have not looked at housing design.  A new build is yet to be decided upon, and design is a few steps down the road.  It is certainly true that if we are not thoughtful about the architecture we could end up with an ugly building.  But there is plenty of scope for creativity here and we are in the driver’s seat re: design options.  

Brenda: “Displacing people from their homes forever is also not optimal.  I heard from our planning committee, that “we have empathy”, but I also heard the Chair of our Board say “lots of people have had to move when they didn’t want to…we have empathy”.

Phil: Agree, displacing people is not optimal.  The Planning and Development Committee is very clear, the burden on those who would have to move is extraordinary.  If we are not committed as a coop to mitigate that burden we are not committed to the project at all. It is a cost item that is as (or more) important than the infrastructure costs.   

Brenda: “It is unfathomable how anyone can expect such a small group of individuals to foot the long-term bill/debt for such an endeavour.”

Phil: To upgrade and enlarge our assets at Sunnyhill will require financing, to be sure.  But so too would a “like for like” replacement of the windows and doors, siding, railings and roof.   

Servicing the debt is a long term proposition.  The current configuration of 66 member households will only be expected to contribute to serving the debt for as long as they are in the coop.  Future members will share the burden.

And, if we do our work right, the level of debt will remain within affordability parameters.  The membership wants that, and likely the City will hold us to that too. 

To think that our housing charges might actually go down as we finish paying down our mortgage isn’t realistic given the capital costs to keep the Coop structurally sound, serviceable and attractive. 

Couple of things from Grounds

Submitted by Pam Boyd on behalf of Grounds Committee

It has come to Ground’s attention that someone in the coop has been yelling at and extremely rude to Rick, our Grounds Maintenance contractor. This is shocking, very embarrassing behaviour. Curbside, our contractors, are good, loyal, people, working very hard to meet our often complicated and contradicting needs. Please, please be nice to our contractors, behaviour like this reflects badly on all of us. If you were the person that did this, please take the opportunity to apologize to Rick the next time you see him in the coop.


Pest management

The coop is in need of a Pest Management coordinator. This is a regular committee type role the coop needs taking care of.

Tasks are:

  • keeping pest management supplies stocked and organized in the shed

  • helping to asses issues raised and deciding whether the need is for an exterminator or whether you and the member can deal with it yourselves

  • making suggestions and helping to eliminate the pest in question

This volunteer position does NOT involve being on a committee or going to meetings


Water shut off photo contest

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Dear members,

The Buildings Committee asks that members do a little bit of homework and know where the water shut off is in their unit. When a leaking pipe in your unit occurs often the best way to prevent further water problems is to shut off the water supply in your unit until the leak can be repaired. To encourage members, the Buildings Committee would like to invite households to send a photo of their water main shut off (similar to the photo shown here) to the office. For every photo submitted members will be eligible for a $5.00 Time Horton’s gift card. The deadline for submissions is March 31, 2020.

Sincerely,

Jacky Durrie

for the Buildings Committee

Cancelled- St. Patrick's Day celebration

Submitted by Tyla Cosgrove on behalf of the Social Committee

Update: March 12

Rachel Rose on behalf of the Social Committee:

In light of the concerns about and rapidly changing circumstances around  COVID-19  the Social Committee has decided to cancel the upcoming St. Patricks Day Pub and Spring Fling. We will work to find other events in the future at times when it feels safe to gather and share. Thanks for your understanding. 

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Board Bytes - February 2020

Submitted by Sarah Reimer on behalf of the Board

Board Bytes- February 2020

We are stronger together!  When we offer ourselves, with our limitations, we will find that our strength complements another’s challenge, and our lack is buoyed up by those around us.  As we venture into new and often scary territory, may we increasingly learn to see each other as allies, trusting that the very effort of hearing each other and working together will create a brighter and more sustainable future than we could have envisioned alone or with people who simply agree.   

Here is a synopsis of the work undertaken at our meeting on February 12, 2020.

  • The Board continues to consider and incorporate member feedback around policy/ handbook documents.  The number of inconsistencies, inaccuracies and misunderstandings within and between policy documents and practice that have been brought to our attention proves that the more differing voices we hear, the better the guiding documents that transfer knowledge and expertise to new leaders will be.  Thank you for all the insight offered the board, and for the cooperation of committees to help re-word policy.  

  • Anda (auditor) attended the meeting, made a presentation and was retained to complete this year’s audit, as voted by members at 2019 AGM. 

  • The Board has set a tentative date of April 18/19, 2020 for the AGM; we are working to secure the curling club for this meeting for our mutual convenience.  

  • SACHA’s AGM is scheduled for April 25 from 830- 430.  The board requests that interested members contact the office to indicate interest in attending as an SHC representative. 

  • The CHF AGM will be held in Halifax from June 11-13 and the Board invites interested members to indicate their desire to represent the co-op at this important event.  The co-op covers the costs for this trip, and a written/ oral presentation at a GM of information gathered is required.  

  • The board has agreed on an operating procedure regarding email communication/ voting for directors, and we hope this will evolve to improve the democratic and efficient functioning of the board via email. 

  •  We voted to uphold Member Selection’s recommendation regarding the new occupancy of unit 26.  

  • Reminder that the lane between 3 St and 4 St blocks is an emergency vehicle access and turning lane and therefore is not available for member parking.  We will engage the city to see if appropriate signs can be posted. 

  • We still have one Board vacancy which we are currently seeking to fill.  Please communicate your interest in serving on the board to the office. 

 

Cooperatively yours,

Sarah Reimer

On behalf of the Board of Directors

Tip: What Kind of Garbage Bag Should You Use?

Submitted by Belle Auld on behalf of the Education Committee

Garbage tip:
Should you use biodegradable and/or compostible bags (instead of regular plastic bags) for your black cart garbage?

You would think compostable and biodegradable plastic bags would be more environmentally friendly, right? Turns out – not so much…

From https://sustainabilitysaturday.com:
“Landfills do not allow biodegradable or compostable bags to break down as intended, and it takes 2.7 times more energy to produce compostable bags than traditional plastic bags.”

The article also mentions that, in landfills, these bags break down by anaerobic (without oxygen) digestion which releases methane. Methane is approximately 20 times more potent than carbon dioxide. Compostable bags in composting facilities break down by aerobic digestion – with oxygen.

And more: “Trash bags labeled as biodegradable and degradable are often plastic bags with additives that break the plastic into tiny pieces. These pieces can be harmful to the environment and difficult to clean up.”

So what is best to use for household garbage that you put in your black cart:
“you should support the plastic recycling industry by purchasing trash bags made from recycled plastic.”

"He*l is full of good intentions or desires”

"He*l is full of good intentions or desires”

attributed to Saint Bernard of Clairvaux (1091-1153)

Submitted by Brenda Willman

I deliberately chose a controversial title for a controversial submission, which I was thinking of titling “You Don’t Have to Drink the Kool Aid” or “My Dissertation on the Current Evolution of Sunnyhill Housing Cooperative”.  I think we, as members, should be permitted to voice a counter-opinion without fear of reprisal, though it may make others angry, and maybe make others nod their heads in agreement, and at the very least spark further debate.

One of the things I have greatly lamented in recent years is the disappearance of single family homes in Hillhurst-Sunnyside, which have made way for the multi-plexes, small(ish) apartment buildings and apartment/condo megoliths (see the block long building on Memorial Drive and what looks to be a very large footprint for the one next the C-train on 9A Street near Safeway), never mind what appears to be coming along 2nd Avenue near the school.

And now to my even greater sorrow and, yes, frustration, I am being pointedly led (pressure to approve motions is evident) towards a single solution I don’t find palatable.  It does feel like I am being led down a chute like a proverbial lamb to the slaughter, or more aptly put in Alberta, like cattle to the abattoir. I can’t recall being offered many other solutions, but it is very possible I missed something along the way as I’ve had a few very rough years.  

The lease is ending - the future of the coop is threatened by this.  Yes, I understand. To my fellow member who implied that I – and possibly the other old people - don’t see the side of the young families moving into the coop, I haven’t been 62 years old for 30 years while living here.  I was a “young family” when I moved in with my then-partner. I had hopes and expectations, as did my contemporaries, though I admit I have not been asked to speak for them. The previous membership (previous to today) may not have replaced the windows, but not for lack of having sense.  We’ve had to weather several economic depressions in the past 30 years, and in our desire to keep things affordable, particularly for hurting families, we gave up some things in favour of affordability. Empathy, which seems to be at centre stage in the present discussions, has always been a factor at SHC – maybe, no probably, to the detriment of our buildings.  We made it through the flood too, and I won’t forget that some then long-time members worked very hard to get us back on our feet after that, as did the rest of us.  I believe there would be no discussing the future of the coop if we hadn’t pulled ourselves back together after the flood.  

But I have digressed, and it is easy to do so when the side-road is relevant itself.  To get back to the point, there have been/are options considered: (a) let the lease run out and see where things are a few years down the road (b) renew the lease or (c) buy the land.  That is my understanding. I don’t recall any other possibilities and perhaps there is no wiggle room when dealing with a City Council filled with Councillors who are largely in the back pockets of wealthy developers.  We have focused on (b) and (c) because, I think, “wait-and-see” does not appeal to those undertaking this massive planning project, nor does it seem reasonable. Having said that, we effectively have handed over a good deal of control to the City and left our future in their hands, at least so far as in how their decisions directly affect which course we are able to follow.  I know that we pro-actively spend money to present plans to CMHC and the City, but the City holds the key – as landowner.

Additionally, it is not just maudlin emotions that cause my aversion to having a four storey apartment building erected smack in the middle of our co-op complex.   I just used the large font, approximately 4 times taller than the font around it, to make a point (and yes I know that most of our units are 3 storey units, but the ones next to the apartment will be the other one bedroom units that are 1 storey high).  I invite anyone to stand next to the apartment unit beside Sami’s store, and then picture that (only 2 stories higher) being dropped next to the circle garden. A four storey building in the middle of our complex, effectively dividing our neighbourhood, is not optimal, and I don’t want it.  One built on the outside perimeter would be more palatable, but I heard the reasons for that not being possible.  

Displacing people from their homes forever is also not optimal.  I heard from our planning committee, that “we have empathy”, but I also heard the Chair of our Board say “lots of people have had to move when they didn’t want to…we have empathy”.  Unfortunately, empathy offered with what appears to be a chilly codicil such as ‘other people have been in your same shoes’ (implying - so deal with it) is not helpful, nor particularly empathetic to tell the truth.  

I hear the real concern in the voices of those potentially displaced members respecting the pending change in their lifestyle(s) – having to move, and also, for example, having no more separate entry, no more garden.  In fact, the amenity of one’s own entrance and yard is one of the reasons that lots of people, no matter what age, are attracted to SHC’s one bedroom units, besides, for example, being attracted by the great neighbourhood and proximity to the downtown, and notwithstanding the opportunity for a subsidy.  We have had 30-somethings, albeit not ‘families’, living in one bedroom units. It is almost impossible to find a single-storey one bedroom unit in Calgary. I mourn, and want to voice my opposition to, the loss of something truly unique offered by SHC. And before you go there, I know that will be other one-bedrooms not affected, but our present complement of single storey units will be halved.

I also understand that we are, in our attempts to be (what – efficient or bold or leaders, or all of the foregoing? – I’m not sure) efficient, trying to kill several birds with one stone.  We are not just looking at what to do about the lease. We concurrently are considering what to do about our accessibility and our environmental targets (don’t know how else to put that) and the reality of our aging buildings (AND aging members), because they are all tied together into getting approval from the City and maybe also because these considerations seem perfectly reasonable though not necessarily affordable - and some of the work is becoming necessary. 

But as I noted when I addressed these feelings at the meeting, we are a tiny community of 66 members, which consists of multiple members on subsidy.  It is unfathomable how anyone can expect such a small group of individuals to foot the long-term bill/debt for such an endeavour. It is true that in the beginning, it was a small group of members who established the coop, but I understand that all the money came from CMHC loans (and, oh, none of them who are still alive stuck around to pay off the debt).  I am hearing that the present development hopefully will be funded by grants and sponsored loans, but I am also hearing there will be a big difference owing, and that difference will be loaned directly to the coop – and THAT, along with my desire to not contribute the “apartmentification” of Sunnyside AND disruption to and loss of lifestyle of my neighbours, is what steers me away from the present path.

It is not because I am short-sighted.  It is not because I am old. It is not because I cannot remember what it is like to be in my thirties and have my future ahead of me.  It is largely because of the expectation by outsiders, yes let me call them that even though they may be considering our best interests: they remain non-members, that such a small group of people should be expected to assume such a large loan simply to be able to stay in place.  That seems so unfair.  But life is not fair.

6 million divided by 66?  About $90,000 per unit – so that is a debt I will have to assume as a 30 year member who has already contributed a good deal of money to SHC, and it is not the only factor going into the $ calculation of my future (during and post development) economic housing charge.  We have day to day expenses to add in – besides repayment of the debt. So despite my already having contributed $288,000 to my present home (I have already spent 30 years X (let’s go low) 800/month= $288,000), I now have to assume more debt at a point where I was actually hoping to see my Housing Charge drop in a few years. 


I (and many others) have invested more than enough to have purchased a little house – but I decided to put all my eggs in the basket of cooperative housing, and to find out at this late stage that decision might have been a huge mistake is at the very least disappointing.  As I said at the meeting, my plan included (likely) paying subsidies for most of my life, knowing that at the end of my journey I could ultimately be subsidized, still have a home, a small garden, and people around to watch out for me

  

There should be other solutions…but I admit that I have no earthly idea what those may be.  Rent to own? Buy adjacent land (with or without partners, such as the City of Calgary or SACHA or ???) and build on that land?  We would still assume a debt, but at least no one will have to move and no building will be in the middle of the coop. 2 out of 3 ain’t bad, according to Meatloaf.

All I know is (1) people are going to lose their homes due to no fault of their own and NOT due to something as newsworthy as an earthquake, flood, volcano or some other such disaster which might drum up more empathy and assistance from strangers and governments alike (2) every member of SHC is going to be assuming a huge debt, some of whom will be or are already are on a limited Canada Pension for their source of income and (3) another apartment is going up in a spot where it will stick out like a sore thumb – ALL of which have a significant impact on someone’s/everyone’s quality of life.   

I have mentioned before in an earlier Newsletter submission that the impact of the construction to the east and south of us would surely come into play, and already it has begun.  Presently there is the substation under construction to the near east. Next will be a massive c-train bridge construction. Jaipur Bridge is closed and the little detour bridge to the east is going to be affected by the green-line c-train bridge construction.  Getting across the river and the lagoon to downtown will become difficult if not nearly impossible– yet we at SHC are willing to soldier through these things. We choose to live here.  

We have faced, and will continue to face, many changes to our Shangri-La in this corner of Sunnyside, and I for one would like to see every single option exhaustedly explored.  Even at the eleventh hour. If we can maintain our present height, and our land, and take on a few repairs/improvements each year – that is my hope and dream – and we ALL hope and dream no matter what our shelf-life might be.  Young or old. Thank you for your time.

Valentines crafternoon & beeswax food wrap workshop

Submitted by Gabriela Laszlo

The Social Committee invites members to the Valentines Crafternoon on February 9th from 3 to 5 pm at the Curling Club.

We will have supplies and samples to make crafts. Last year we made a Valentine for every household in the Coop! We would like to keep this tradition going so come help us.

We are also offering a workshop during the craft event, where you will make a reusable beeswax food wrap. You have to register for this portion and there is a cost of $15 for the supplies to the workshop facilitator.

There will be snacks and drinks supplied by the Curling Club.

Any questions or to register for the workshop, contact Gabriela at unit 783, 403-800-6387.

See you there!

Defining the Affordability of Housing in Canada

Submitted by Jacky Durrie

Here is a link for a general piece on some facts and figures of affordable housing of information from CMHC.

“CMHC commissioned a research project to assess affordability of housing in Canada’s ten largest census metropolitan areas (CMAs): St. John’s, Halifax, Québec, Montréal, Ottawa, Toronto, Winnipeg, Regina, Calgary and Vancouver. The project was undertaken to provide insight on national and international indicators of shelter affordability as well as paint an illustrative picture of housing affordability across those CMAs using two different methods. “

Read the full paper here: Defining the Affordability of Housing in Canada

Furnace maintenance reminder

Submitted by Jacky Durrie on behalf of Buildings Committee

Dear members,

After this cold (freezing your fanny) weather please consider changing your furnace filter. A clean filter improves the wear and tear of the furnace, improves furnace efficiency (and your energy bill!) as well as reducing some dust from your home (but not enough to prevent having to dust).

If you use the pleated filters replace your filter at least every three months-with more or less time depending on how much your furnace runs. Your Unit Fund can re-imburse your expense. The Unit Fund cheque request form for this is available on the Documents page of the website, from the external office mail box or from Andrea in the office.

Please call a member of the buildings committee for help when you encounter difficulties.

Board Bytes - January 2020

Submitted by Sarah Reimer

Board Bytes- January 2020

Welcome to a New Year and a new decade!! I can’t wait to see what 2020 has in store for our co-op!

Here is a synopsis of the work undertaken at our meeting on January 8, 2020.

  • The Board regrets that the policy / handbook documents were not available for discussion for January 12 GM, but directors will workshop the wording for presentation at a GM in the near future.  

  • The Board has cancelled the Jan 12 GM, but has also approved a P&D request for a GM to discuss their motion and recommendations moving forward on Jan 27.  Look for the notice/ agenda for this meeting.  

  • Sunnyhill is hosting a SACHA Board of Director’s workshop at the Curling Club on Saturday February 22, 9-430.  Please indicate your interest/ commitment to attend to the Office ASAP, and before Feb 1. The co-op will cover the registration fee for members who wish to attend.  This is helpful for all who are interested in serving on the Board; and required (if not previously completed) within the first year of Board service.   

  • This year’s CHF AGM will be held in Halifax from June 11-13 and the Board invites interested members to indicate their desire to represent the co-op at this important event.  The co-op covers the costs for this trip, and a written/ oral presentation at a GM of information gathered is required. 

  • Reminder that the lane between 3 St and 4 St blocks is an emergency vehicle access and turning lane and therefore is not available for member parking.  We will engage the city to see if appropriate signs can be posted.  

  • We still have one Board vacancy which we are currently seeking to fill.  Please communicate your interest in serving on the board to the office.  


Cooperatively yours, 

Sarah Reimer

On behalf of the Board of Directors

Board Bytes- December 2019

Submitted by Sarah Reimer on behalf of the Board

Happy Holidays!  From all the board to all of you!

Here is a synopsis of the work undertaken at our meeting on December 11, 2019.

  • We continue to update the policy handbook and by-law revisions for clarity and tone based on member feedback as presented at the GM and via email.  

    • We appreciate and consider the member feedback provided.  

    • Expect re-issue of the relevant portions of the handbook before the January 2020 GM.  We aim for a late December distribution to allow for a close reading of this working document. 

  • We reviewed the budget documents as prepared by Andrea in conjunction with committees.

  • We continue to work on the development of a procedural template for committees to follow when undertaking projects that affect the community as a whole. 

  • Reminder that the lane between 3 St and 4 St blocks is an emergency vehicle access and turning lane and therefore is not available for member parking.  We will engage the city to see if appropriate signs can be posted.  

  • We still have one Board vacancy which we are currently seeking to fill.  Please communicate your interest in serving on the board to the office.  

Cooperatively yours, 

Sarah Reimer

On behalf of the Board of Directors

Co-op Food Forest Pilot Project Video

Submitted by Cindy Schnee on behalf of Grounds Committee

“On September 15, 2019, project partners and volunteers joined Sunnyhill Co-op members to dig in and bring this project together.” (From The Food Forest Pilot Project - Sunnyhill Housing Cooperative video, Jenny Tzanakos)

Watch the full video here: https://www.youtube.com/watch?v=xn_uDtaRJfc

Lead Water Pipes – What Sunnyhill Residents Should Know

Submitted by Belle Auld

First of all the good news – according to the City of Calgary, Sunnyhill Housing Coop does not have lead water pipes in our units. Also, lead pipes were not used in the city water lines when Sunnyhill was built. However, the city cannot guarantee that the water pipes that were used to connect our units to the city water lines do not contain lead.

It turns out that the water lines that connect our units to the city water lines were built in 1919.

There is still very little chance that those were lead – in 1919, according to the city, copper was being used at that time. But, just to be cautious and ultra-safe, the City of Calgary Water Resources will be testing our water for lead. They will not be able to do this until late spring 2020 – when all water testing is done.

In the meantime, if anyone is concerned about water quality, the city suggests you can purchase a NSF-53 water filtration pitcher that will filter lead from the water. I’ve done some research and found that all ZeroWater pitchers are NSF-53 certified. You can buy them from Bed, Bath and Beyond; Home Depot; Walmart and Amazon.ca.

Here is the link to one at Home Depot for $24.99 

https://www.homedepot.ca/product/zerowater-ready-pour-7-cup-pitcher/1001412036

For your information, here is what the City of Calgary Water Resources has said:

Our records show that while your property was constructed in 1978, the water service still appears to be from the 1919 vintage.  This is unusual given the property likely would have had a new service required as part of construction.  In either case, lead was not typically used in 1919 and was also not allowed to be used in 1978, so your risk is relatively low.  That said, given there is a degree of uncertainty we will certainly contact you in the spring to arrange for sampling as part of our 2020 Tap Water Sampling Program.

 

Notes from the SACHA Education Event – Nov 23, 2019

Submitted by Belle Auld

From  “Everything You Need to Know About Your Coop Finances”:

First Calgary – advantages to banking with First Calgary for Coop members: 

  • All money (except common shares and mutual funds) are insured, not just $600,000 (the banks’ maximum)

  • They offer a No Fee for Me chequing account

  • You can get better interest rates on term deposits as a Coop member

  • You can get discounted home insurance – via Cumis

  • If you purchase common shares (which are not insured) they are currently paying 4% (rate not guaranteed)

  • You qualify for a free Qtrade online investment/trading account

  • All ATM transactions are free via all credit unions in Canada. There are more credit union ATMs in Canada than any other bank

  • Printed cheques are free!!  (I paid $1 per cheque last time I ordered cheques)

  • Make sure you identify yourself as a SACHA member – for some benefits you may need to show proof of SACHA membership and residency at Sunnyhill

  • They have community grants

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