Progress 100%

25%

50%

75%

100%

LOCATION
550 Goldstream Ave.
Langford, BC

CLIENT
M’akola Housing Society/BC Housing/CMHC

DESIGN / CONSTRUCTION
Completed

SITE SIZE
51,000 sq. ft.

BUILDING SIZE
4-storey – 47,281 sq. ft.

36 units (30 two-bedroom, 6 three-bedroom) – 38,408 sq. ft.

Commercial – 7,782 sq. ft.

TOTAL PROJECT COST
$13 million

DESIGN TEAM
Jackson Low, Low Hammond Rowe Architects Inc.

The development at 550 Goldstream Ave is a four-storey, mixed-use building, comprised of residential units and commercial office space, which is used for the M’akola administration and development service head offices. The building replaced five of the 17 existing townhouses on the property, and now houses 136 people in the 36 apartment units on the second, third, and fourth floor. The target tenants are urban Aboriginal families in need of stable, affordable, high-quality housing in the Westshore area.

M’akola was responsible for the feasibility analysis, business case development, and site planning. The feasibility analysis and final business case focused on increasing the density and including a commercial component to the housing development. Site planning looked at existing buildings that were being retained, and challenging site geography, access, and subdivision.

The successful completion of this project, on time and on budget, demonstrates the success of this model for future development projects.

MDS SERVICES

  • Feasibility Analysis
  • Development Consultant
  • Project Manager
  • Capital and Operating Budget
  • RFP & EOI
  • Risk Management
  • Contract Management

FUNDING PARTNER

  • M’akola Housing Society: $1.25 M (land contribution)
  • M’akola Housing Society: $750,000 (sewer upgrades)
  • City of Langford: Development Cost Charge Reduction (residential – $158,400, and commercial – $70,000), Property Tax Exemptions, Affordable Housing Fund $200,000
  • BC Housing: $4,163,645 (AHI Grant)
  • 4-storey, 52,000 sq. ft.
  • Designed to LEED Silver Standard
  • 50 units (4 –2 bedroom, 46 –1 bedroom)
  • 2 elevators – monitored
  • Dining Room and Private Dining Room
  • Craft Room
  • Assisted Bathing
  • Outdoor Gathering Place
  • Laundry on each floor
  • On-Site Parking
  • Theatre Room
  • Lounge
  • 24x7x365 Emergency Response

EMERGENCY RESPONSE

  • 24 x 7 x 365 On-Site Staff
  • 24 x 7 x 365 Off-Site Redundancy

FIRE PROTECTION

  • Monitored Fire/Smoke Alarms in all units and common areas
  • Fully sprinklered building
  • Fire suppression systems in Commercial Kitchen

SAFETY SYSTEMS

  • Audible and Visual Alerts to Emergency in each unit
  • Intercom System allowing two-way communications
  • Emergency pendants provide emergency alert/response throughout building and surrounding site
  • Elevator Monitoring
  • Video Surveillance/Monitoring

PROVIDED SERVICES

  • 2 meals per day
  • Recreation coordination
  • Assisted bathing
  • Weekly linens (towels and sheets)
  • Emergency response
  • Basic utilities (heat, hot water, garbage, recycling)
  • Personal care services – as approved by VIHA
  • Assistance with activities of daily living
  • Weekly light-housekeeping

 

SERVICES AT EXTRA COST

  • Telephone, Cablevision and Internet
  • Additional personal laundry
  • Utility Surcharge of $15.00 per month/unit
  • Private dining functions
  • 2 elevators – monitored
  • Dining Room and Private Dining Room
  • Craft Room
  • Assisted Bathing
  • Outdoor Gathering Place
  • Laundry on each floor
  • On-Site Parking (limited)
  • Theatre Room
  • Lounge