LEVERAGINGRESOURCESFORAFFORDABLEHOUSING

Aconferenceonfinancingaffordablehousing

November22&23,2010St.John’sCityHall

Organizedby

TheSt.John’sMayor’sAdvisoryCommitteeonAffordableHousing

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EXECUTIVE SUMMARY Leveraging Resources for Affordable Housing was a two-day conference organized by the Mayor’s Advisory Committee on Affordable Housing. Hosted at St. John’s City Hall on November 22 and 23, this conference was focused on the theme of financing affordable housing. Over 140 people attended the event, representing a broad cross section from the private sector (builders, lenders, realtors, etc.), the non-profit sector, faith communities and all three levels of government. Participant evaluations of the conference indicated a very high degree of satisfaction with the organization and outcomes and widespread interest in continued engagement on the issue of affordable housing. Following is an outline of the agenda and outcomes of the event, and some key quotes from participants and speakers that capture the main messages of the conference. Day One “Engage each sector doing what they do best – partnerships are important” Day one began with a video featuring first hand local accounts of people searching for affordable housing. Greg Feaver of RBC Atlantic delivered the keynote address; Minister Tom Hedderson also addressed the participants in a plenary session. Chris Janes of CMHC, provided background on the local housing market. A panel of local and national experts addressed theme one of the conference: Innovative Financing Solutions. Peter Norman of Altus Group in Toronto spoke to theme two: Preserving and Increasing Affordable Housing Stock. Finally, Alan Wallace from the City of Saskatoon and Dennis Carr from City of Vancouver presented learning and success stories from their own municipalities on theme three: Affordable Home Ownership. Day Two “We need to speak the right language to engage people. When I hear ‘This is a great opportunity’, that resonates with me as an entrepreneur.” Day two built on the learning from day one, and over 80 people returned to take part in small group discussions about affordable housing solutions for St. John’s. The small groups generated many ideas and each table reported their top solutions to the assembly. These solutions were recorded and the full assembly then selected the solutions that they believed held the most promise using a dotmocracy process. A description of the process and the results of this dotmocracy exercise are recorded on pages 15 and 16. The conference concluded with a closing panel of six specially selected participants who outlined their key ‘take-aways’ from the event. Next Steps “…this event has established the basis for ongoing collaboration on the fundamental issue of affordable housing.” This conference brought together a wide range of people to find affordable housing solutions for St. John’s. There was rich dialogue and many potential solutions were generated. A basis for on-going collaboration has been laid and several follow up actions were subsequently identified:

1. Organize consultations on the City Affordable Housing Action Plan. 2. Host a series of workshops to develop policy solutions with partners. 3. Develop a communications strategy to raise awareness of this issue. 4. Build municipal partnerships to share solutions that have been tested. 5. Pursue a focused advocacy strategy with other levels of government. 6. Develop a practical Housing Business Plan for St. John’s. 7. Make the Affordable Housing Forum an annual event.

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CONTENTS Acknowledgements Background DAY ONE: LOCAL AND NATIONAL CONTEXT

Opening Presentations Theme One: Innovative Financing Solutions Theme Two: Preserving and Increasing Affordable Housing Stock Theme Three: Affordable Home Ownership DAY TWO: DIALOGUE AND DOTMOCRACY

Local and National Dialogue Dotmocracy Results Closing Panel BUILDING ON A BASIS OF COLLABORATION Dotmocracy Analysis Proposed Next Steps APPENDICES

Appendix A: Conference Agenda Appendix B: Evaluation Summary Appendix C: Conference Presenters

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ACKNOWLEDGEMENTS The St. John’s Mayor’s Advisory Committee on Affordable Housing wishes to thank the following for their contributions to the success of this conference: The conference sponsors; for their financial contributions:

• St. John’s City Council • Canadian Home Builders Association, Eastern Newfoundland • Canada Mortgage and Housing Corporation • The St. John’s Community Advisory Committee on Homelessness

All speakers, presenters and panellists: for their time, expertise and participation. The conference facilitator, Rob Greenwood - Director of the Leslie Harris Centre for Public Policy and Regional Development: for his capable and efficient direction Matthew Cave: for his creative work on the video “Faces of Affordable Housing” All who shared their housing experience in the video: for their courage, passion and eloquence Hungry Heart Café: for the delicious and nutritious food that fuelled our discussion. The Inclusion Choir: for providing a passionate, inspiring musical conclusion to the conference. All the conference participants: for their energy and precious time; and their two days of work and learning on financing affordable housing in St. John’s.

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BACKGROUND This conference was initiated by the Mayor’s Advisory Committee on Affordable Housing (MACAH)1. This committee has produced the conference’s findings for distribution to participants and will take the lead in advocating the solutions developed at the conference. The impetus for this conference came from an identified need to overcome persistent financing barriers to the development of affordable housing solutions that can keep pace with the growing need. Through the collaborative work of diverse partners over the past decade, many innovative projects have been undertaken by both the private and non-profit sectors. However, all of these projects have taken place in the context of an environment which presents many barriers to success. A wide range of financing issues is impeding the development and construction of affordable housing projects by both the private sector and non-profit groups. The consequent lack of affordable housing impacts many people. Whether facing homelessness; seeking a decent, affordable apartment; or attempting to buy a first home, the impact is felt across the income and housing continuums. The MACAH resolved to keep the human face on the issue of financing at the conference and keep the entire housing continuum in view while forging potential solutions. As a multifaceted group itself, MACAH placed an early focus on leveraging the increased participation and involvement of a wide range of stakeholders in the dialogue at this event. Canadian Home Builders Association Eastern Newfoundland was approached to provide funding for the conference and ensure a strong showing from its membership (comprised of builders, developers, lenders, realtors and others). They rose to the invitation on both counts. CMHC also agreed to provide funding and a strong presence at the conference. The St. John’s Community Advisory Committee on Homelessness came on board as another funder and helped to draw in a very large and diverse repsresentation from the community sector. In additon to these groups, there was representation from all levels of government at the conference: The Hon. Tom Hedderson, Minister Responsible for the NL Housing Corporartaion attended on day one, and several representatives of various provincial departments stayed throughout the two days. Councillors and staff from several municiplaities as far away as Labrador City participated. There was also strong representation from local faith communities. The wide variety of delegates was identified as a highlight in the conference evalutations (Appendix A) and provided very rich discussion and interaction. (see Delegate List: Appendix D) In order to give structure to the dialogue on this expansive issue, the planning subcommitee identified three focal themes for the conference: 1. Innovative Financing Solutions 2. Increasing Affordable Housing Stock 3. Developing Affordable Home Ownership Speakers were chosen for each theme to bring leading edge expertise on best practices. In particular, speakers from Saskatoon, Vancouver and Toronto were invited and many local experts were engaged in two panel presentations. Expert facilitation was engaged in the form of Rob Greenwood, Director of the Harris Centre at Memorial University. The speakers’ remarks are outlined in the proceedings below and their bios (including facilitator) are included in Appendix C.

1 MACAH is an Advisory Committee, reporting directly to St. John’s City Council and comprised of representatives from all three levels of government, as well as the community and private sector.

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DAY ONE: LOCAL AND NATIONAL CONTEXT OPENING PRESENTATIONS Greetings Ed Power and Jocelyn Greene, Co-Chairs, Mayor’s Advisory Committee on Affordable Housing Dennis O’Keefe Mayor, City of St. John’s Glenn Furlong Corporate Representative, CMHC in Newfoundland and Labrador Dennis Galway President, Canadian Home Builders Association, Eastern Newfoundland Marie White Co-Chair, St. John’s Community Advisory Committee on Homelessness

Keynote Address Mike Feaver, VP Commercial Banking, RBC Newfoundland and Labrador Key Points

It is important for financial institutions to give back to the community, because

successful communities build a successful business environment Many benefits emerge from the promotion of affordable housing; clearly illustrated in a

recent study by the Conference Board of Canada – From the Ground Up2 St. John’s has been identified by RBC as one of four priority markets in Canada RBC is the largest provider of home equity financing in Canada RBC offers various flexibilities to homeowners with the help of government Home Grown Homes of Peterborough3 has been cited as a leading edge best practice

in affordable housing – and RBC is a partner When taking on the issue of affordable housing, define success clearly and carefully We must pursue SMART goals – Specific, Measurable, Attainable, Realistic and Timely

2 Building from the Ground Up is available at: http://www.conferenceboard.ca/networks/rsedh/Housing/default.aspx 3 For more information on Home Grown Homes go to: http://www.homegrownhomes.ca

Video Presentation : Faces Of Affordable Housing The focus of the conference was the dollars and cents of financing affordable housing. The dollars are in fact a means to an end: providing people with an affordable place to live. To honour that reality, the conference planning committee commissioned the creation of a video to keep the human faces of affordable housing at the forefront of the event. The result was a video called Faces of Affordable Housing, by Matthew Cave and Scott Morton Ninomiya. The video features four people: a university student, a senior, a single mom and a young professional – a diverse array of people with a common goal of securing affordable housing. Their stories were distilled to their essence, set to music and presented to the conference delegates in a ten-minute video presentation.

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Local Realities Chris Janes, CMHC: The Housing Numbers for St. John’s Key Points

Since 2006, the local housing market has been driven by resilient consumer confidence, large capital project activity and improved employment prospects, which have dramatically cut out-migration.

St. John’s CMA has experienced a 53% increase in new house price index since 2005 Rental vacancy rate is around 1% and holding – due to in-migration; strong economy High housing prices limit movement to home ownership; and drive down vacancy rate Among the lowest rental vacancy rates in Canada Average 2-bedroom rent has risen sharply since 2007 ($625 - $775) Rent increases are well above 2.3 inflation (up almost 9% from 2009 to 2010 for 2-bed) High housing prices and low vacancy rates will continue to put pressure on renters Recent renewed local interest in large scale apartment development

Provincial Perspectives Hon. Tom Hedderson, Minister Responsible for NL Housing Corporation: Affordable Housing from NL Housing Corporation’s Perspective

Key Points

Province has helped to produce over 900 units of affordable housing under the Affordable Housing Initiative since 2007

Affordable Housing RFPs include requirement that 1 in 10 units be accessible The Province is ready and willing to partner with the City of St. John’s and others to

address affordable housing issues – NLHC is building a 12-unit seniors building in Pleasantville with the City

Secure Foundations is the Province’s Social Housing Plan, introduced in 2009 to support the Poverty Reduction Strategy and improve housing circumstances for lower-income households

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Conference Focus and Framework Ed Power, the Co-Chair of the Mayor’s Advisory Committee on Affordable Housing, presented an overview of the conference framework, including: A) The Conference Themes

3. Innovative Financing Solutions 4. Increasing Affordable Housing Stock 4. Developing Affordable Home Ownership

C) An explanation and graphic representation of the housing continuum: The Continuum of Affordability

Emergency Shelters

Transitional Housing

Social Housing

Affordable Rental Housing

Affordable Home Ownership

Rental Housing

Home Ownership

Government Subsidized Housing Non-Market Housing Market Housing

And questions to consider throughout the conference discussion: 1. Do we have a financing problem or is the problem really that we are not able to access

financing sources that are available? 2. How can we encourage more private investment and participation in affordable housing? 3. How can we increase the availability of mortgage financing, both construction loans and

permanent mortgage financing? 4. Why do non-profit groups have greater difficulty in obtaining mortgage financing, and how

can we change that? 5. How can the rent supplement program be augmented to handle urgent, growing needs? 6. Are there ways that the government subsidized housing programs can be enhanced? 7. How can we use the income and sales tax systems to encourage more affordable housing? 8. What creative solutions are available to encourage more affordable home ownership? 9. Are we facing a systemic problem with housing affordability and, if so, what options are

available to tackle this chronic problem? 10. What do you believe the City of St. John’s can do to enhance the availability of affordable

housing in the city?

B) An outline of all the major partners in the development of affordable housing solutions:

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THEME ONE: INNOVATIVE FINANCING SOLUTIONS

Key Points

Jocelyn Greene Stella Burry has done a great deal of creative affordable housing renovation, construction We have been creative, mortgaging the 7 properties we acquired under SRFFI4 Program; using

the funds to purchase other houses and using RRAP (Residential Rehabilitation Assistance Program) to renovate that house

Corporate sector has also supported their work (e.g. Chevron funding for Social Enterprise; 118 lives campaign)

Organization has a solid financing track record, our banking partner has pre-approved us for $ 1 million mortgage

Barrier: After last year’s banking crisis, banks no longer provide residential mortgages for non-profits – we challenged this and got this overturned, but they are requiring higher down payments and are only approving mortgages for non-profits by exception

Non-profits cannot fill the affordable housing gap alone – government, private sector must help

CMHC needs to ‘get back in the game’ and provide more direct support to increase supply

Some private landlords are taking on ‘hard to house’ tenants; if this is to continue and expand, further investment in rent supplements and supportive services is essential

Len Simms Affordable Housing Program – multi-year partnership of Canada and NL government Funding available to supportive housing; private sector proponents to build affordable housing Target population include: seniors, low income singles, families, people with disabilities and

people with complex needs Total Affordable Housing and Stimulus funding available for last RFP was $26M. 42 private and

10 non-profit sector projects were approved The non-profit sector often requires technical support in housing development NLHC created a Technical Resource Facilitator position to assist non-profits in that regard NLHC created Homelessness Fund ($1 million) to support wrap around services for supportive

housing Home Repair Program assists 2300 low income homeowners annually to upgrade their homes Residential Energy Efficiency Program helps people to reduce energy costs – especially helpful

to low income seniors, who are the majority of the programs users – savings of $800/year

4 Surplus Federal Real Property for Homelessness Initiative. Find information at: http://www.hrsdc.gc.ca/eng/homelessness/surplus_federal/index.shtml

“Non-profits can’t fill the affordable housing gap alone – we need private sector partners.”

Plenary Panel

Jocelyn Greene, Stella Burry Community Services Len Simms, NL Housing Corporation Greg Browning, RBC Atlantic Michelle McGrath, Newfoundland Labrador Credit Union Lorraine Porter, CMHC Ed Power, Developer

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Greg Browning RBC is financing 10 affordable housing projects in Newfoundland and Labrador under

Affordable Housing Initiatives There are many challenges for non-profits doing affordable housing projects – small projects

with in experienced non-profit developers can be very time consuming – we need to find some creative solutions there.

Michelle McGrath NL Credit Union is locally owned by its members, and part of a national network – allows them

to understand the local context and tap into national resources to do big projects Affordable Home Ownership project has been very successful – not one cent lost Non-profit housing projects often lack of experience – Credit Union has to invest more time and

support for these projects as a result Private contractors face barriers – often must seek private investors to finance up front

construction costs – NLCU offers progress draws to finance construction based on percentage of completion

Potential solutions: Charge a small levy on commercial construction and

create a trust account to develop affordable housing projects

Provincial government might consider reducing mortgage registration costs for people with low incomes

Provincial or municipal governments can provide grants to help with house down payments

Manitoba has the Housing Opportunities Partnership (HOP) affordable home ownership program5 - grant for down payment, closing costs becomes a second mortgage, forgivable after 10 years

Lorraine Porter CMHC’s affordable housing financing flexibilities enable lenders, and as a result, developers,

numerous options beyond those available for the financing of market housing The level of flexibility is related to the level of housing affordability and is available on

mortgages that meet eligibility criteria, including but not limited to: credit history, property and construction management experience.

CMHC ha a team of affordable housing experts, offering a broad range of expertise – from within CMHC and the collective experience of affordable housing groups and organizations across Canada – that can be leveraged to produce successful new affordable housing

Ed Power Many non-profit affordable housing projects need support to develop the capacity required to

run and finance a project Engaging buy in of the private sector in affordable housing will be difficult using a regulatory

approach – it’s about incentives, encouragement and relationship building There is new and growing interest among the private sector in this issues – now is the time to

seize that opportunity There are many opportunities to be innovative in the areas of financing – there are many

flexible products that financial institutions could develop and offer to developers to help them, build affordable housing

Work also needs to be done on advocacy with the federal and provincial governments to look at tax incentives for landlords and developers – such as deferring recaptured depreciation and allowing use of input tax credits on residential rental properties

5 For more information on Manitoba’s HOP program go to: http://hopwinnipeg.com/

“Our affordable home ownership program has been very successful and we have not lost a single cent on it.”

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From the Floor (Responses to the Panel) Following is a summary of the response to the panel. A number of initial question sparked dialogue among several participants and panellists, which is captured below: Question: The housing ‘tech support’ position funded by NL Housing has been very well utilized – would it be beneficial to have three positions instead of only one? The issue is deeper than simply hiring more people power to help with tech expertise and support – there needs to be a broader and deeper effort to develop community capacity. However – there is very limited funding available for community capacity building, which is an issue in many communities and in many other fields as well. In the experience of some non-profits, even with some degree of expertise and a sound financial track record, there are still many barriers to securing financing. Sometimes organizations need to go to many different financial institutions both on and off the island. A strong suggestion arose that there needs to be some sort of formalized process for non-profit housing projects that mitigates risks for financial institutions and reduces headaches and a long hunt for financing for non-profits. Question: What does the private sector think about the idea of a levy on development to support the creation of affordable housing? Many in the private sector have concerns about measures such as levies, housing trusts and regulations requiring a certain percentage of affordable housing in every development project – several private sector participants raised concerns that such measures add costs to building which decreases affordability for the end consumer. They were also concerned that a housing fund would create a ‘false economy’ that could breed dependence and be a disincentive to finding creative affordability solutions. Another concern was that a levy could open the door to many other levies for different purposes, such as energy efficiency – leading to more builder costs. Question: Isn’t affordable housing more than a question of money? A strong concern was raised that poverty in a society of plenty is a failure of community. An anti-poverty advocate maintained that affordable housing goes much deeper than finances – it is about supporting a spirit of community. Solutions may cost government and the private sector money, but poverty also has real costs – for those directly impacted and all of society. Another housing advocate encouraged expanding our thinking to look at ideas like social investment bonds. These are one means through which society invests in creative initiatives that solve problems like affordable housing and save money in the process. HomeSave6 is another example of such a program that has achieved successful outcomes in other jurisdictions.

6 For more on HomeSave got to: http://www.sedi.org/html/programs/HomeSave.asp

“…affordable housing is about supporting a spirit of community… poverty has real costs for all of us.”

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THEME TWO: INCREASING AFFORDABLE HOUSING STOCK

Key Points

• Housing is a basic human right and a poverty reduction issue • It’s OUR issue – as a society – becoming separated into two camps (eg ‘developers’ v.

‘non-profits’ etc.) is counterproductive • Access to affordable housing is not simply a matter of compassion, nor a matter of

‘cleaning up the streets’ – it’s about creating effective communities – access to affordable housing is a precursor to higher performance in health, employment, education, etc.

• The full housing continuum needs to be addressed when developing affordable housing responses – for example - facilitating affordable home ownership frees up (and alleviates excess demand for) rental units

• Private companies are the best providers of affordable housing – they can keep costs low • Policy responses must be inclusive and include a range and mix of housing forms • Policy responses also require long-range planning that look out 25-30 years and plan

land availability to avoid bottlenecks that drive up prices • The culture of NIMBY must be addressed because it restricts supply, pushes up rents • Municipalities can encourage secondary suites – a very effective option which provides

more rental units and assists with affordable home ownership • Municipalities must be more willing to increase housing densities in infill and new

neighbourhoods • The federal tax environment requires significant changes to promote affordable housing:

investors should have the ability to redeploy pre-tax capital gains from rental properties to purchase other qualifying rental properties; the GST on rental property also requires review – a fairness issue

• Demand side interventions are the most appropriate: Portable housing allowances is an effective and proven poverty reduction solution that addresses affordable housing problems from the demand side

• Supply side interventions are inappropriate and counterproductive: Inclusionary zoning is a dangerous policy that has been a large failure in US communities

THEME THREE: AFFORDABLE HOME OWNERSHIP

Key Points

Alan Wallace It is a challenge for municipalities to take on housing issues – limited funds, powers BUT – it’s an issue that must be tackled at the local level – development and NIMBY happen at

the local level, so there is great potential for solutions there as well Municipalities can develop effective solutions using existing tools and competencies

Plenary Speaker: Peter Norman, Altus Group

Plenary Speakers

Alan Wallace, City of Saskatoon Dennis Carr, City of Vancouver

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Saskatoon created a Housing Business Plan7 – favouring practicality over platitudes - focus: creation of affordable housing, retention of housing and prevention of

homelessness Included a range of responses: awareness; policy changes; capital and program incentives;

land and buildings and the Equity Investment Program Set a concrete target of 500 affordable housing units per year and engaged five sectors in

meeting this target: government, financial institutions, private developers, faith communities and home owners (latter through the creation of secondary suites)

City focuses its effort in the middle of the housing continuum – encouraging more rental housing and supporting affordable and entry level home ownership

Many policy instruments have been created: new zoning specifically for affordable housing, garden and garage suites are under review, waived off site levies for affordable housing – all at no cost to taxpayers

New for 2011 – Equity Building Program - partnered with Credit Unions to create an innovative home ownership program – helps with down payment – Affinity Credit Union does all the administration and promotion

Established Saskatoon Housing Initiatives Partnership8 as a one stop shop for affordable housing project proponents in– support on every aspect of projects

Developed a Housing Handbook for renter and people looking for affordable housing

Did a perception survey to understand why private developers were not building affordable housing and how they could provide incentives to make it happen

Dennis Carr Before starting with Vancouver, worked with Centretown Citizens Ottawa Corporation – a non-

profit dedicated to housing advocacy, development and management – owns over 1 150 units Centretown Affordable Housing Developent Corp. (CAHDCO) was created in 1996 in response

to the national housing crisis when the federal government terminated housing programs CAHDCO developed the Clarence Gate affordable home ownership project Why focus on affordable home ownership? It can work without capital grants, there is a clear

market need and it builds assets for individuals and their communities The project had two goals – to ensure short-term affordability for those who could not afford to

enter the market, and long term affordability to ensure that people could keep their homes Project developed mixed income communities, urban infill and put family housing downtown To be eligible, purchasers were subject to an income test (below a certain maximum) and meet

bank financing criteria – income must be at least 32% of total housing costs The project was a condo development in which 19 out of 30 condos were designated affordable

and the rest were sold at market rates CAHDCO controls the value of the homes and conditions of resale. Over a six year study from 2002 - 2008, the Clarence

Gate homes have remained very affordable compared to market houses

Affordability was achieved through: modest design; relief from municipal development fees, building permit fees and parkland levies; owners care for common areas; CMHC insures some mortgages; some parking spaces are rented to offset common expenses

Challenges: bank mortgage approvals for low income clients; staff capacity for sales and marketing limited;

Lessons Learned: large underserved market; clients should pre-approve with bank; must work closely with the developer/builder

7 The Saskatoon Housing Business Plan on the City of Saskatoon website – housing page 8 Saskatoon Housing Initiaitves Partnership go to: http://saskatoonhousingpartners.com/

“Municipalities can develop effective solutions using existing tools and competencies.”

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DAY TWO: DIALOGUE AND ‘DOTMOCRACY’ LOCAL AND NATIONAL DIALOGUE Small Group Discussion On day two, participants were divided into groups at each table. Each group was specially selected to represent the diversity of the people at the conference, including the private sector, government, community and faith representatives. Each table had a volunteer facilitator to guide the discussion and a designated ‘reporter’ to present in the plenary session. Each group brainstormed possible solutions emerging from the discussion on day one and identified their top 3 ideas to present to the plenary ‘report back’ session. These ideas were recorded on flipchart paper to be reviewed by the all participants in the dotmocracy session (see note below).

Dotmocracy Process Dotmocracy is an established group facilitation process for quickly prioritizing ideas among a number of people. It is a user friendly, participatory and equal opportunity large group facilitation process. Participants put dots (stickers) next to the ideas generated from the small group discussions and posted on the flip charts to show which ideas they think are the most promising or should be the highest priority. The result is a visual, quantifiable representation of the group’s collective preferences. The results of this dotmocracy process are outlined in the following section.

CMHC WEBCAST Conference participants took part in the national webcast of CMHC to mark the National Day of Action on Housing. The keynote speaker was Frank O’Dea, former owner of Second Cup who was once homeless.

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The dotmocracy process gave conference participants the power to choose the solutions that they believed held the most promise for St. John’s. The full list of solutions generagted from the table discussions was posted on flipcharts and categorized according to whether it applied for affordable rental solutions, affordable home ownership or a cross cutting solution that impacted both rental and ownership. The results below show how many dots were placed beside each solution. Bold typeface indicates a ‘top 10’ solution based on the number of dots beside it.

DOTMOCRACY RESULTS

Affordable Rental Solutions

Affordable Home Ownership Solutions Cover down payment and closing costs 27 Revolving affordable home ownership fund

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Affordable Home ownership business plan with targets

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Find creative ways to use Crown land for affordable housing 30 Advocate for increase in rental supplements

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Advocate for creation of portable rental housing allowance

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Capital gains equity program (market rental)

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Community partnerships specific to (SR’s) affordable rental housing

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Affordable Housing incentives for energy efficiency

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Gifting/donating old buildings to non-profits for affordable housing

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Stop conversion of rental housing stock

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Support mechanism for landlords of affordable housing – association

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Incentives for single developers

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Rental inspections and holding to task for rental violations

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Exempt secondary suites from property assessment increases

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Cross Cutting Solutions (Home Ownership and Rental) Advocate for the creation of a Minister of Housing

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Education & awareness on affordable housing, homelessness

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Promote creative housing options to reduce construction costs

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Promote smaller units, more affordable land use ideas

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Accessibility regulation

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Affordable housing fund with multiple investors and flexibilities

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Compile accurate statistical data specific to affordable housing

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Removal of tax barriers, fair tax treatment

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Removal of cost/levy to assist/encourage affordable housing

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More technical expertise to support

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One stop shop for info and direction on affordable housing

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Garden suite zoning/secondary suite 3

Corporate fund to assist affordable housing (tax receipted)

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CLOSING PANEL This panel of key people presented their ideas for the primary “take aways”, and action items from the conference. The floor was then open for final questions or comments from participants.

Key Points Peter Norman

Main problem: too many people are unable to move up through the housing continuum Solutions must not add additional costs to housing construction Greater regulation will decrease investment and innovation A portable housing allowance is a very good solution There is plenty of hope and passion in St. John’s – now you need to clarify the vision Providing subsidies for home ownership is not a good idea – the risk is that people buy

houses that they cannot afford We need to find solutions that decrease development and building costs and barriers and

raise people’s incomes, and then let the market adequately match supply and demand Alan Wallace

Saskatoon has developed effective low cost solutions We need to keep an open mind in our search for

innovative solutions Engage each sector in what they do best –

partnerships are very important We need to look at standards and ensure they allow

for modest low cost housing options Greg Hussey

We need to work together better to find solutions There are a few great leaders – now the rest of us have to get in on it as well We need to speak the right language to engage people and find out what resonates with

them. For me as an entrepreneur, “It’s the right thing to do” doesn’t resonate as well as – “This is a great opportunity”.

There are opportunities for everyone if we work together and to our strengths. This way affordable housing solutions are sustainable and they are part of everyone’s business model – not just something that gets considered once in a while.

It’s disturbing that it’s come to the point where non-profits have to resort to social enterprise to get the required resources – as a society we need to support their work.

The private sector has the expertise to build affordable housing, but we shouldn’t try to run it – we need to stick to our areas of expertise and work together.

“Engage each sector in what they do best – partnerships are very important.”

“We need to speak the right language to engage people. When I hear ‘This is a great opportunity,’ that resonates with me as an entrepreneur.”

Panel Members: • Peter Norman, Altus Group • Alan Wallace, City of Saskatoon • Greg Hussey, Home Builder • Jocelyn Greene, Stella Burry Community Services • Ed Power, Developer • Shannie Duff, City of St. John’s

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Jocelyn Greene I’m delighted to see such a diverse group of people gathered for the two days –

especially the builders and financial institutions – many of whom are new on the scene I agree with Peter that we need to reduce costs, and find sources of revenue to develop

more affordable housing- I don’t agree with his recommendations re how to do this. I believe we can learn from cities such as Saskatoon. Stella Burry is looking at moving away from building housing and staying more focused

on supporting people in affordable housing built by others Social enterprise can be an effective way to build people’s personal capacities and

produce low cost housing at the same time I’m excited about the opportunities to engage financial institutions in this work – in

particular credits unions with their local focus Ed Power

I’m pleased with the variety of participants and level of commitment to the financing issue We need to be dealing with a continuum of housing affordability issues Delighted with the strong debate on affordable ownership and housing affordability Easier access to financing for affordable ownership is required - we must pursue

solutions suggested at the conference We now have a renewed zeal from a broad cross section of stakeholders that will make it

easier for us to pursue, develop and implement solutions Shannie Duff

We recognize the need to speak each other’s language The municipal role is limited – others have more resources; but it’s a problem in our

communities – we need to be a voice to speak to it and find creative ways to address it. Housing is so fundamental – it’s so true that it bears repeating We need to look at the best solutions elsewhere and translate them to our community We must not become overwhelmed by grand visions

or massive needs – we need solid, practical responses and smart goals – like Saskatoon’s business plan

We need to sit down with the builders and others and learn each others language

I believe this event has established the basis for ongoing collaboration on the fundamental issue of affordable housing, and that alone makes it worthwhile

Final Words From the Floor

We need solid stats on housing and homelessness A community plan is being developed for St. John’s region in January by the St. John’s

Community Advisory Committee on Homelessness There are many great opportunities for collaboration developing locally- with the faith

communities such as the Presentation and Mercy Sisters, for example Also a great opportunity to build links with Saskatoon as a city with many similarities that

has developed effective responses – they are hosting the Canadian Housing Renewal Association Congress in June 2011 – St. John’s should form a delegation to attend – then St. John’s hosts the Congress in 2012 – excellent partnership building opportunity

“…this event has established the basis for ongoing collaboration on the fundamental issue of affordable housing.”

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BUILDING ON A BASIS OF COLLABORATION DOTMOCRACY ANALYSIS The chart presented below is an analysis of the top ten ideas presented in the ‘dotmocracy’ session at the conference. The number of dots placed beside each idea is indicated in brackets. In total 28 separate ideas were generated in the session and posted on the flip chart. All 28 are recorded in the section called Dotmocracy Results. Each of the top 10 ideas below is analysed with regard to potential impact and ease of implementation. The City of St. John’s is currently developing its Action Plan on Affordable Housing and the input from the dotmocracy sessions will inform the creation of that plan.

Idea Potential Impact Implementation 1. Find creative ways to

use Crown land for affordable housing (30)

Must determine how much Crown land is available – more research required to determine potential impact

City has no jurisdiction over Crown land, except for zoning? – this would involve advocacy with federal government Could be built on success of Pleasantville

2. Create a fund to help cover down payment/ closing costs for home buyers below a certain income cut off (27)

A number of successful programs already exist – with strong uptake Several experts identified this as an area that can reduce pressure on the rental market

If this is not self financing in some way, it may be difficult to secure sustainable funding in light of the City’s current deficit position – could partners help to fund it?

3. Advocate for the creation of a Housing Minister (27)

NL Housing and Homelessness Network has called for this as well, as have other advocates Would help to ensure a strong home for housing issues in provincial government

Depends entirely on provincial interest to take this on [late addition] the latest provincial cabinet shuffle has aligned HRLE and NL Housing in Minister Darin King’s portfolio – a step in a good direction

4. City initiates an education and awareness campaign on housing and homelessness (26)

Recent success of social marketing campaigns Can use many different media to get the message out Engaging more partners multiplies the energy, expertise

City recently hired communications person, learning curve for City Quality education campaigns require significant funding – where would this come from?

5. Advocate for increase in rental supplements (22)

Identified by several of the conference speakers and community advocates as a key response – raise income

Another item that depends on effective advocacy with provincial government

6. City creates a revolving home ownership fund (22)

A number of successful programs already exist: in Saskatoon and locally - with strong uptake. Several experts identified this as a way to reduce pressure on rental market. A caveat raised by some in private sector: could create a ‘false economy’ whereby people would acquire homes which they cannot afford over the long term,

Revolving nature means the program self finances over time – reducing costs to taxpayers Habitat for Humanity uses revolving home ownership fund with success locally and internationally – possible mentor in the process

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7. Advocate for creation

of a portable housing allowance (21)

Raises income and empowers people to seek their own housing solutions Research is required about the impact of such programs in other jurisdictions

Depends on uptake of the idea by the provincial government – requires research to ensure there is an interest in this at that level

8. Promote more creative housing options to reduce construction costs (17)

Research required re: the impact of such programs in other jurisdictions Secondary suites have been successful in Saskatoon

City can use existing powers and competencies Some private sector interest already (e.g. modular construction, energy efficiency) Several non-profits already interested as well – social enterprise – great opportunities for synergy/ partnerships

9. Promote smaller units, more affordable land uses (17)

The success of secondary suites applies here as well

Consequent increased density may meet with political resistance based on experience with past projects – may need an awareness campaign to pave the way

10. Accessibility Regulation (16)

Population of St. John’s is aging - accessible housing is an important issue this rapidly increasing demographic as well

Accessibility advocates, seniors groups would be onside, A universal design network exists locally already, the City is a member Cost could be a factor – creativity an innovation is required to develop cost effective solutions A regulatory approach would be unlikely to engage the private sector

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PROPOSED FOLLOW UP ACTIONS 1. Organize consultations on the City affordable

housing action plan. Organize two half day sessions early in 2011 with a small

sample of the most engaged people from each sector who attended this conference to review the City’s draft action plan on affordable housing to seek their input and buy in.

2. Host a series of workshops to develop policy solutions with partners.

Collaborate with Harris Centre to identify the top ideas from the dotmocracy sessions in terms of greatest impact and ease of implementation. Prepare a concise, well-researched two-page package on each idea/solutions. Distribute the two pagers to potential partners to discuss it and determine which ones garner the most interest. Set up a series of policy/program workshops to develop those potential solutions. In particular, a self-financed affordable home ownership program shows early promise based on the successful models presented from Saskatoon and Ottawa, the market need in St. John’s and the interest shown by various participants in the discussion and the dotmocracy.

3. Develop a communications strategy to raise awareness of this issue.

Develop a communication strategy on affordable housing for the City, built on some of the key messages and findings at this conference. This will help the City to raise awareness about the problem and engage current and new partners in the development of potential solutions. This was one of the top solutions according to the dotmocracy process.

4. Build municipal partnerships to share solutions that have been tested.

Create a working partnership with the City of Saskatoon which facilitates information sharing and collaborative development of policy and program solutions. Also maintain connections with all the municipal officials who attended the conference to explore the growth of stronger partnerships among the municipalities of NL on housing issues through existing networks such as Municipalities NL and the NL Housing and Homelessness Network. This will build on the resolution brought forward by the City at the Municipalities NL conference in fall 2010.

5. Pursue a focused advocacy strategy with other levels of government.

There was strong representation from provincial and federal government at this conference, including a provincial cabinet minister. Clearly there is engagement in this issue. The conference participants identified and prioritized a number of solutions that directly implicate the provincial and federal levels of government. The City can bring these solutions forward to the other governments in a spirit of partnership for serious consideration, and collaborate on the development of those solutions where possible and appropriate.

6. Develop a practical Housing Business Plan for St. John’s.

Saskatoon presented its Housing Business Plan at this conference - a practical approach that has achieved measurable success. There are many lessons to learn from this document and its implementation. These will need to be translated to the local context in a home-grown Housing Business Plan, informed by Saskatoon’s experience and inspired by their success.

7. Make the Affordable Housing Forum an annual event.

The large and diverse pool of participants at this conference is an excellent resource for the development of collaborative solutions. It is crucial to maintain their engagement for the long term. Many participants indicated an interest in ongoing dialogue and involvement in their evaluation and feedback forms. The focus of future forums may be different. For example, the next forum may be specific to affordable home ownership options, or the preservation and promotion of affordable rentals.

“We all need to keep an open mind as we search for solutions together.”

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APPENDICES

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APPENDIX A: CONFERENCE AGENDA AGENDA DAY ONE 8:30 Mayor’s Advisory Committee Co-chair Welcome

Greetings from: Mayor O’Keefe, Conference Co-sponsors

8:45 Co-Chairs Introduce Conference Agenda

9:00 9:15

Video Presentation: Faces Of Affordable Housing Keynote Address Mike Feaver, VP Commercial Banking, RBC Newfoundland and Labrador Local Realities Chris Janes, CMHC: The Housing Numbers for St. John’s Provincial Perspectives Hon. Tom Hedderson, Minister Responsible for NL Housing Corporation: Affordable Housing from NL Housing Corporation’s Perspective

10:30 BREAK

10:45 Conference Focus and Framework: Ed Power

11:00 Theme One: Financing (Plenary Panel) • Jocelyn Greene, Stella Burry Community Services • Len Simms, NL Housing Corporation • Greg Browning, RBC Atlantic • Michelle McGrath, Newfoundland Labrador Credit Union • Lorraine Porter, CMHC • Ed Power, Developer

12:30 LUNCH

1:30 Theme Two: Preserving and Increasing Stock (Plenary Speaker)

Peter Norman, Altus Group

2:40 BREAK

3:00 Theme Three: Affordable Home Ownership (Plenary Speakers) Allan Wallace, City of Saskatoon Dennis Carr, City of Vancouver

4:25 Wrap up

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AGENDA DAY TWO 8:30 Co-Facilitator Re-cap of Day One

8:45 Small Group Discussion on Solutions for St. John’s

Participants break out to individual tables in pre-determined groups with facilitators to discuss themes and develop ideas to implement solutions. Each group identifies their top 3 ideas to address affordable housing in St. John’s.

10:30 BREAK

10:45 Plenary Report Back Each small group reports back; all delegates will identify the most promising solutions presented. The top solutions will be reviewed on a matrix to determine which will have the most impact and be easiest to implement in the short term. This will form the basis for action flowing from this conference.

12:15 LUNCH

1:00 CMHC Webcast Conference participants will take part in the national webcast of CMHC to mark the National Day of Action on Housing. The keynote speaker is Frank O’Dea, former owner of Second Cup who was once homeless.

1:30 Closing Panel Key people will present their ideas for the primary “take aways”, and action items from the conference. The floor will then be opened for final questions or comments from participants. This is our springboard for on-going action. Panel speakers:

• Peter Norman, Altus Group • Alan Wallace, City of Saskatoon • Greg Hussey, Home Builder • Jocelyn Greene, Stella Burry Community Services • Ed Power, Developer • Shannie Duff, City of St. John’s

3:00 Inclusion Choir

This inspiring group of talented local singers will perform a musical set with a housing theme to close the conference. You will be moved – don’t miss it!

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APPENDIX B: EVALUATION SUMMARY CONFERENCE OVERALL Facilitation: EXCELLENT “Fabulous; competent and relaxed; extremely well organized; well managed; kept to time frames” Organization: GOOD “Very organized; organizer to be commended; very participant friendly, well coordinated” Content: GOOD “All stakeholder views welcome; very informative; amazed at how much was packed into 2 days” Opportunities for discussion: GOOD/AVERAGE “We learned to speak one another’s language; but we needed more discussion on day 1” What did participants like best?

• Great opportunities to connect with wide cross section of energetic, creative people (16) • Alan Wallace! Very informative, excellent presentation (7) • Great selection of speakers – especially local (5) • The move toward collaboration, mutual understanding on affordable housing solutions (3) • Plenary report back (2) • The round table discussion (2) • Overall positive outlook • Choir was a great addition • Very well organized • Great food as always from Hungry Heart • Great information • The video presentation – good idea to set the tone this way • Webcast

What did participants like least?

• Audio – very hard to hear people speaking, people did not speak into mics (4) • Not enough time for discussion and table talk (3) • Peter Norman’s presentation – unfocused, too critical without offering solutions (3) • Parking was problematic (3) • Room was very cold (2) • The room – quite dark and difficult to see (2) • A bit too much food (note: extra food was taken to local shelters) • Discussion was very focussed on developers – wanted to hear more about current

housing in place • Not enough specific solutions • Keynote speaker • No enough documentation (stats on homelessness, etc)

What important elements were missing?

• Representation from people who have first hand experience with housing instability (8) • Stronger representation from: faith leaders (1); other munic leaders (1); federal gov’t (1) • More discussion on complex needs • More specific issues related to seniors, accessible and youth models of housing • Q& A could have started with table talk response (2 minutes to say – what did you hear?) • More response time after each speaker could help set the prorities for dotmocracy • More opportunitites to network and hear what current housing providers do • Financing/ finance support options

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• No process to figure out who was going to do what • Need an IT person on site

• Clearly identify vegetarian options What would the participants like to see included in the future?

• More group conversation instead of so many speakers – especially day one (4) • Follow up and an action plan on how to address specific issues (3) • More in-depth discussion, we were only able to scratch the surface • A progress report that shows the changes that occur from annual conferences • Review of recommendations that come from the conference and actions taken as a result • Electronic data collection • More conferences aimed at solutions and planning • Sharing municipal best practices with other municipalities and MNL • Continued guest speakers and best practices from other parts of Canada (2) • More input from builders and developers and their plans for partnerships with gov’t • More CMHC award winners

SESSION EVALUATION DAY ONE Video: GOOD

• Great way to set the context; share the movie with others!; background music too loud Keynote: AVERAGE

• Loved the SMART goals; Will RBC be any different from other banks? Local Context: GOOD

• Valuable input on local situation Conference Framework: GOOD

• Would like to see powerpoint online for review; Clearly very passionate and committed Innovative Financing Solutions Panel: GOOD

• Good mix of expertise and good interaction Preserving and Increasing Affordable Housing Stock: AVERAGE

• Unfocused; Poor intro – value he had to share was not apparent in first half of session Affordable Home Ownership: EXCELLENT

• Presented key ideas to be implemented and considered DAY TWO Small Group Discussion: GOOD

• Excellent questions for application; Great involvement by everyone at the tables • The discussion was great, but very hard to focus on the priorities

Group Reporting and Dotmocracy: GOOD

• Discussion during this process was excellent; great way to involve people in solutions • Too many issues – needed to be consolidated • Would like to see the new technical voting applied

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Webcast: GOOD

• Excellent to interact across the country; the speaker was wonderful; volume was low Closing Panel: GOOD

• Excellent summaries, observations; Each speaker brought unique expertise and energy • Peter Norman was too negative • A great way to wrap it all up; Great to see a growing common language

Overall Comments

• Thank you for organizing such a fantastic conference • Appreciated the diversity, level of interaction and the good facilitation • A very good example of collaboration at work! • Hats off to planning committee • What a great ending with the choir – very uplifting!

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APPENDIX C: CONFERENCE PRESENTERS Keynote Speaker Mike Feaver Vice President Commercial Banking, RBC Newfoundland and Labrador Mike Feaver leads a team of 14 professional relationship account managers and associates dedicated to serving commercial clients with excellence. He is originally from Corner Brook, NL and is a graduate of Memorial University with a Bachelors of Arts (Economics/Business) degree and a Masters of Business Administration degree. michael.feaver@rbc.com Opening Presentations Chris Janes Senior Market Analyst, CMHC Chris Janes is Canada Mortgage and Housing Corporation’s Senior Market Analyst for Newfoundland and Labrador. Chris is responsible for analyzing and forecasting the housing market. He produces economic, demographic, and housing related information for the St. John’s region, as well as other urban centres throughout the province. He is also the local spokesperson for CMHC for all media relations regarding the housing market and related economic information. cjanes@cmhc.ca Hon Tom Hedderson Minister Responsible for NL Housing Corporation, Transportation and Works First elected to the House of Assembly on February 9, 1999 to represent the District of Harbour Main Whitbourne, Minister Hedderson was re-elected for a second term on October 21, 2003, He has served as Minister and Minister of Tourism, Culture and Recreation. He was appointed Minister of Transportation and Works and Minister Responsible for NL Housing Corporation on November 27, 2009. thedderson@gov.nl.ca Facilitators Rob Greenwood Director, Harris Centre of Regional Policy and Development Rob is Director of the Harris Centre, Memorial University's hub for public policy and regional development Issues. In 2010, Rob coordinated the process to create a comprehensive Research Plan for Memorial University. In Saskatchewan, he was founding director of the Sustainable Communities Initiative and led the development of the provincial economic strategy as Director of Policy in Economic Development. In Newfoundland and Labrador, he led the process to establish Regional Economic Development Boards in 20 Economic Zones. robg@mun.ca Scott Morton Ninomiya Affordable Housing Coordinator, City of St. John’s Scott has extensive experience in community organizing and has held many leadership positions. He was hired for the newly created position of Affordable Housing Coordinator with the City in May 2010. He was a lead researcher on one of the first major municipal level reports on homelessness in Canada, in Waterloo Region and has served as Executive Director for Community Mediation Services in St. John’s and Mennonite Coalition for Refugee Support in Kitchener, Ontario. smortonninomiya@stjohns.ca

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Innovative Financing Solutions Panel Lorriane Porter Senior Multiple Underwriter, CMHC Lorraine Porter joined CMHC’s multiple underwriting department in 2008 having previously worked in commercial mortgage lending for over 25 years. She is a Senior Multiple Underwriter in Halifax, and works on the majority of Affordable Housing mortgage insurance applications received by CMHC in the Atlantic provinces. lporter@cmhc-schl.gc.ca Ed Power Co-Chair, St John’s Mayor’s Advisory Committee on Affordable Housing (MACAH) Ed grew up in subsidized housing owned by NL Housing. He is currently involved in developing private and non-profit housing projects across the province, including affordable housing. Ed is Past President of the Canadian Homebuilders’ Association for Eastern Newfoundland. He has also worked in senior positions in several departments of the Provincial government including: Finance, Energy, NL Housing Corporation and as a Special Advisor to the Premier. ed.power@nf.sympatico.ca Michelle McGrath Regional Manager, Eastern Region for Newfoundland and Labrador Credit Union In her role as Regional Manager, Michelle provides innovative leadership and direction to Managers and branch employees in achieving operational, service and strategic goals as a part of her overall responsibility. Michelle has 19 years of experience in the financial services industry. She holds a Bachelor of Commerce degree as well as an MBA from Memorial University of Newfoundland. mmcgrath@nlcu.com Jocelyn Greene Executive Director, Stella Burry Community Services and Co-Chair of MACAH Co-Chair, St John’s Mayor’s Advisory Committee on Affordable Housing (MACAH) Jocelyn is widely acknowledged as a leader in the development of programs and services for people who have been marginalized by life circumstances or illness. Under her direction, Stella Burry Community Services has become the leading developer of supportive housing in Newfoundland and Labrador. The creative and far-sighted strategies developed by Jocelyn and her colleagues at Stella Burry have been widely cited across Canada. j.greene@stellaburry.ca Len Simms CEO, Newfoundland and Labrador Housing Corporation Len has been Chairman and Chief Executive Officer of the Newfoundland and Labrador Housing Corporation since 2005. He has served in many capacities as an elected official and public servant. These include serving as an MHA for Grand Falls Windsor Buchans. He has also held various posts in the provincial cabinet, and was Leader of the Opposition. lensimms@nlhc.nl.ca Greg Browning Senior Manager, Commercial Mortgages, Atlantic RBC Greg joined RBC in 1977 and since then has held various positions of increasing responsibility. He began his career as an administration officer, then moved to business account management credit approval and also Senior Advisor on Human Resources for Atlantic Canada. He assumed his current position in February 2003. Greg chairs the Black Business Initiative, a profit business development agency that supports African Nova Scotia businesses. greg.browning@rbc.com

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Preserving/Increasing Affordable Stock

Peter Norman Senior Director & General Manager, Economic Consulting, Altus Group Peter is widely quoted in the Canadian media as an economic forecaster and consults for private and public sector organizations across Canada. He serves on the Economic Research Committee of the Canadian Home Builders Association and the Executive Committee of the Toronto Association of Business and Economics. peter.norman@altusgroup.com Affordable Home Ownership Alan Wallace Manager of Neighbourhood Planning, City of Saskatoon. Alan has worked for 25 years with the City of Saskatoon, in nearly all areas of planning and development. Alan is a full member of the Canadian Institute of Planners (CIP); A member of the Community Advisory Board for the Homelessness Partnering Strategy (HPS); A Director on the Saskatoon Housing Initiatives Partnership (SHIP) Board; and the Saskatchewan Representative of the Canadian Housing and Renewal Association (CHRA). Alan.Wallace@Saskatoon.ca Dennis Carr Assistant Director Social Infrastructure, City of Vancouver Dennis helps the City of Vancouver to fulfill its mandate to create social facilities including affordable housing. Dennis was Development Coordinator for Centretown Citizens Ottawa Corporation (CCOC) and the Centretown Affordable Housing Development Corporation (CAHDCO) for nineteen years. There he managed the development and construction of large and small scale rental, home ownership housing and mix-use projects with supportive housing agencies as well as with the private sector. dennis.carr@vancouver.ca Closing Panel Note: bios for other closing panel members are included in other categories. Greg Hussey Past President, Canadian Home Builders Association Eastern Newfoundland Greg has 15 years experience in the construction industry. He opened Karwood Contracting in 1999 specializing in all types of residential construction with a particular focus on energy efficiency and air quality. He has volunteered for many years with the Canadian Homebuilders Association both locally and nationally. He has extensive experience building R-2000 homes which economically produce high standards for energy efficiency and air quality while incorporating environmentally friendly building materials. greg@karwood.com Shannie Duff Deputy Mayor, City of St. John’s Shannie entered Municipal Politics in 1977 and has served as Mayor, Deputy Mayor and a Councillor at Large. She has also served as MHA for St. John's East. She has been extensively involved in the community including serving as a founding member of Cabot Habitat for Humanity. Shannie has a long time interest in housing issues and is currently the Council representative for City Council on the Mayor’s Advisory Committee on Affordable Housing. sduff@stjohns.ca