The Patz McMillan Team

"The gift that keeps on giving" may be still be an understatement in describing what the federal government gave The Royal Canadian Legion and what The Legion is accomplishing with it. This gift benefits not only The Legion and its members, but also many citizens and communities across the country that gain much needed housing as a result.

The gift is not money, but professional expertise and a wealth of development knowledge in the person of David W. MacDonald. This accomplished and committed individual is a full-time real property consultant seconded to The Legion's Dominion Command from Veterans Affairs Canada (VAC). He is headquartered in Charlottetown, Prince Edward Island (PEI), at the two-person Legion Seniors Housing (LSH) Centre for Excellence, but travels the country helping Legion Branches create the housing they need.

"My job, when I work with a Branch, is two fold: to assist them to get the process underway, but also to determine that it is the right thing for the Branch," said MacDonald. "A for-fee consultant would go ahead regardless, where my best advice can be not to go ahead. I do not believe in 'field of dreams' approaches -- if we build, they may not come. Due diligence at the start ... . The project will only work if it stands on its own. Ultimately, it is up to the Branch. The Branch comes first."

The Legion has already created 150 different housing developments across Canada, representing 7700 units. Some projects are rental; some extended care. Some are life lease; some condominiums. Some are large urban developments like the new two-phase Alexander Mackie Lodge in British Columbia; others are small buildings like the 6-unit facility in rural PEI. Once construction is complete, The Legion arranges for professional managers to maintain a safe, caring environment for residents while sustaining the building.

"The Legion has a long history in housing and it has been building since 1960," said MacDonald, adding that most Legion projects are offered below market rates. "They see housing as a logical extension of their services to the veterans. Those who lived in houses are now at a stage where housing is not created for them. They want to stay in the community where they grew up. This is affordable housing for veterans, seniors on fixed incomes and those who would otherwise have trouble finding housing."

Legion housing is a local undertaking, not dictated at the national level, but supported provincially. The Legion's Provincial Command, with MacDonald's assistance, has developed guidelines and a reproducible process in its 2006 "Real Property Development Handbook," which was delivered to the 10 Provincial Commands and to every Legion Branch.

MacDonald's complimentary services run the full range of development requirements, from start to finish, from need to community-building, and include:

• assistance with conceptualization and evaluation of the possibilities to determine what is practical and feasible.
• counseling through each step in the development process to stay on target.
• guidance through the various types of analysis involved -- from site to market analysis.
• help with planning and documentation including preparation of re-zoning applications, proforma funding applications and other crucial development paperwork.
• building consensus and managing performance objectives at all levels, and with local expertise donated or contributing to the project, as well as with government agencies, trades and everyone along the development continuum.

"There is no sense in reinventing the wheel if we can take advantage of development expertise," said MacDonald. "The Legion brings its reputation to the project -- The Legion's reputation for developing housing."

In spite of its credentials and its proven commitment to housing, The Legion does not receive preferential treatment from governments. Veteran Affairs Canada contributes MacDonald's services at no charge, but there is no specific provincial or federal program to promote, finance or expedite Legion-built housing over other projects. Branches go through the same bureaucratic maze as everyone else, and face the same challenges as other nonprofit and for-profit developers.

"Everyone can apply for these programs, but who is approved is different," said MacDonald, explaining that mortgage insurance is just one of many red-tape hurdles that are a challenge for nonprofits. "The Legion continues to do this kind of work, along with other nonprofits, and we do it on a non-level playing field. There are no special programs, even though our mandate is to provide affordable housing for veterans and seniors ... . The federal assistance program was on the inverse - - those who need it less are more likely to get approval."

Although homelessness is gradually building awareness of housing concerns, the under-housed and those one paycheque away from eviction do not get the support they need to achieve permanent housing security. Some people spend considerably more than the recommended 1/3 of their income on housing, but they are too proud to admit they are struggling. In many cases, acceptable, affordable housing alternatives do not exist in their area.

"If we started seniors housing today, if everything fell into place, it would be 18 to 24 months to start, and then months of construction. You're looking at 3 years from start to finish," explained MacDonald. "The unfortunate part is that [some of] those who need the housing today are not here when it gets built, and, in three years, if they do still need it, there will be more who need [this housing]."

The Legion represents Canadians who have stepped forward to serve their country. Less well-known is the fact that The Legion has consistently been a leader in housing, too. The Royal Canadian Legion's intense focus on local housing needs may make the accumulated national impact of its efforts less visible than the high-profile activity of for-profit developers.

Those who call for a national Canadian housing policy should be pleased that at least one organization has not waited for the government to see housing as a top priority, but has stepped forward to fill the need one home at a time.

Contact the LSH Centre for Excellence, (902 626 2455) to learn more about The Legion's housing in your area.


Written by PJ Wade