Clarence Jensen

Every day in real estate we meet people who want to buy a cheap, solid, house that needs some repair. Is this what you are looking for? Yesterday in my travels, I found one! The house was structurally sound with a new roof and the upstairs windows had been updated. However, the inside was a mess.  The dry wall had to be repaired and painted, the floors had to be replaced, not to mention the need for new appliances, light fixtures, and some cleanup. On the bright side, the situation was the same in the basement, which did offer the potential for a suite. It answered all the questions either an investor or new home buyer might want.

Well this started off the mental calculator. The price was low because the owner had met his match and wanted to get out of it. This figure, along with repairs, indicated a very profitable investment either in the rental of two suites or a very comfortable saleable family home. Where is this gem?

This is one of the reasons, I like marketing real estate. One never knows what is next in this industry. 

Carol S. Dweck, PhD has written a most informative book titled “mindset – THE NEW PSYCHOLOGY OF SUCCESS”. As each of pass through this wonderful life we lead, it is helpful to us when we get some guidance along the way. Dr. Dweck offers direction to the reader with a choice of mindsets, which each of us have. Do you want to have either a fixed mindset or a growth mindset?

Most of us generally note the state of mind of others. Now the author exposes the mindset to the reader, as well as the variety of people the reader knows or deals with. A fixed mindset only serves people well when they are comfortable in their individual situation. This ranges from a student learning, an athlete competing, people making decisions, to developing contacts with other people. In each situation when stress occurs, the fixed mindset will evolve into blaming others. It is a “not my fault situation”. Obviously a person is hampered with this attitude and very little progress is made.

But if a person has a growth mindset then there is a myriad of possibilities to handle the situation. This attitude opens the possibility of solutions in our everyday life. The author examines and compares these two mindsets in parenting, business, schools, and relationships. The reader gets more involved in the subject because they experience reading about situations and circumstances they are familiar with and possibly, getting a view of themselves. This is a book we should all examine!

On one side, the City of Abbotsford supported the proposal by spending large amounts of money to advertise the benefits of the system. On the opposite side were the electors and groups of people opposed to the grand proposition. Their means appeared to be small by comparison, using only small signs and word of mouth. Many voters were torn between deciding on which position to support - either the position of most of their elected representatives and the written material circulated to all taxpayers or the position of those opposed to the project.  Some decided by looking in the sky! The final result was a three to one rejection of the referendum.

Vote “NO” on the Abbotsford Stave Lake water project referendum. I am certainly not impressed with City’s reasons for the electorate to approve this massive unwarranted project. We are told that our current water system is grossly inadequate for the future. What is this based on? Obviously this based on the interpretation of Abbotsford consumption figures. The problem does set in with how the figures are used. It seems that the exchange is between City staff, an outside professional firm, and the City council. Suddenly, from this closeted calculation the electorate is asked to approve a referendum of several hundred million dollars! Wow!!

What are the problems with our current system? The Norrish Creek system was put in place with extra capacity. Why hasn’t this been mentioned? Instead, we are told that the system is subject to failure due to environmental erosion factors. There was no talk of this when we approved the system. Help!

Now our aquifer seems to be inadequate and short term. No one should tell the Clearbrook Water District, which produces and distributes the finest water nature makes. We do know that Abbotsford sits on top of a very large water acquifer and there does not appear to be any valid reasons why it should not be utilized.

The federal government is offering 65 million dollars for the Stave Lake P3 project. This should not be part of the decision because it has nothing to with the Abbotsford water system.

Vote “NO” on the referendum!

Wow it looks like the Abbotsford 2011 election will be influenced by the use of social media. I think this is exciting with the new communication links. I can put my thoughts down in the form of my blog and get the feedback on what other people think.  Like most people, I have a list of requirements of the candidate(s) that I will support on the November 19^th election. Do you have similar thoughts on what you expect? Is social media useful?

I think a person with business experience is important. The reason is simple because they are responsible for a very large number of civic employees, as well as, large building projects. It always feels better when the dog is wagging the tail and not the other way around. People with a business background tend to be more frugal with our tax dollars than people with limited knowledge of this big business.

I support people who have taken the time to not only understand Abbotsford’s municipal history but are also knowledgeable about our Official Community Plan. This is important because of future planned areas of residential growth, new commercial developments, recreation, traffic, and other areas.  Some of us will be involved in new developments, so it is important that they be cognizant of the new dynamics in Abbotsford.  Do you think this is reasonable?

Do you ever want to know what your neighbors think about your new area development? One of the best ways is to have a public information meeting about the pending change in area dynamics. The meeting meets the demands of the City council and the resulting comments will be used by council in determining whether or not the proposal will go forward to building stage.

The first step was to notify all the area residents advising them of this meeting. It was our expectation that after the rezoning signs were erected, there would be sizable attendance at our meeting. The “Not In My Back Yard” (NIMBY) response is usually typical when change comes along.

The next step is the presentation of the proposal. This illustrates both the project drawings as the buildings will be and the written rational for erecting the buildings. At our hearing there was both City council planning staff and a few area people who expressed their thoughts and feelings about the pending area change.

The meeting went well. The local residents knew that the area would one day switch from single family dwellings into a type of multifamily development. In the proposal presented, the units are approximately 300 square feet designed for low income, single, and senior accommodation. Do you have any thoughts about this changing lifestyle in Abbotsford?

As we progress through the journey of rezoning, yesterday another station passed. The first part came last week when we received the results of the City of Abbotsford’s staff thoughts on our application. In order to make this application there are a series of steps the applicant must go through. The project has to comply with the City’s Official Community Plan (OCP), which was one of our major reasons for purchasing the property. The proposal must comply with the objectives of Abbotsford in fitting in with other developments along McCallum Road, a major traffic artery from the freeway to downtown Abbotsford. In other words, the project will fit in with both the existing commercial and residential developments.

From this general compliance, next is the review from a number of important local departments. The first is traffic movement and the number of vehicles on site. As stated in previous blogs, this is a senior’s project with a very limited number of automobiles. Most of the traffic will be on foot to local transit ports and businesses. Simultaneously, there must be adequate parking for vehicles entering and servicing the site.  Along with this City review are the concerns of the Police department, Fire department, health services, School District, ADBA, and the Recreation Commission. Local area residents may be concerned about these areas and they will be dealt with at the upcoming public hearing. Do you have any thoughts about the process, as the City of Abbotsford is looking after your interests and business?

Well once the building site has proven clear of all environmental factors, what comes next? One of the most important tests of a project is the area review.  We will hold a public meeting not only for all the people moving into the new type of housing but equally important is the local people who live in the area. Our program has three parts.

The first part identifies all the details pertaining to the housing project. The presentation is designed is to move from the general to the specific. This site was chosen because of its location.  We are entering the era where there will be a much greater focus on personal traffic and public transit versus the use of an automobile. Access to multiple services must be within walking distance and handy access to local buses.  The area map will show the availability of schools, shopping, recreation, medical services, and other important commercial facilities.

The second part is the drawing of the new building proposal. This is important because it represents a change for the area. People will have the opportunity to express their views on the project. We expect a wide variety of comments, which is typical of most new developments. Why is it in my area? Will it affect the value of my property? Most people do not like change because they are affected in many ways; at least, that is what their thinking is. What do you think about changes that affect you?

The final part is the detailed interior drawing of the project. This will represent a change for the people living there. The design is a micro unit with many modern facilities but in a more confined living space. This will be interesting. People will place themselves in the new setting and comment accordingly. All the comments will be recorded and given to the Abbotsford Council. Cherish our freedom.

On July 4^th 2011, our rezoning process got underway. The building proposal is before Abbotsford City council for their review and hopefully their approval. The two 32 unit buildings will be on a combined two lots on opposite sides of the avenue. This is a sign of change for the area. The lot size for each unit is approximately 18000 square feet. Every apartment unit will have its own balcony and each unit will have a similar floor plan. On the surface this seems to be much similar to other low density changes in older single family areas. However, local society dynamics warrant the necessity of accommodating society groups that need a unique development suited for their specific use.

This proposal offers an answer to their situation. The living area is smaller than average and is designed to accommodate single occupancy. The days of coming to the country because of so much room has disappeared. Abbotsford is now a City with pressing social demands for modest housing and services of Government and commercial businesses within walking distance of residences. 

People with modest income of older age will occupy the designed building. What do you think about living in a new facility with a kitchen, bathroom, laundry, combined sleeping and entertainment area under 300 square feet? Most people would not find this to be enough space, but this is overcome by the added use of common areas and storage facilities. In other words, it is affordable and gives the owner the pride and dignity they deserve. Do you think this is plausible with an insight into the future?

The next new development I am involved in is on Braun Avenue close to downtown Abbotsford. This appears to me to be an area that is bound for redevelopment. It is an older area of single family residential housing that is becoming more of a rental area. On the west side is a ravine and on the east side is McCallum Road, which is a main arterial route. The north and south are confined within three streets: Canon, Braun, and Switzer. I believe it all adds into a residential change in the core area of Abbotsford’s future. What do you think of this area?

Apart from the ideal location, I like the potential found on each of my lots. First, they are level with no detractions, such as streams or covenants that affect future development. Added to this is the size of each lot, over 9100 square feet. Put two lots together and it gives you the potential for multifamily buildings. This fits into the rest of equation that should include: transit, medical, schools, commercial services, and parks. Each of these activities is within a short walking distance of the proposal.

All of this is fine, but what is the proposed market? My thoughts are low income, seniors’ development, smaller living space, and low mobility. This may result in a change in living style, but the living environment will be done with the customer’s thoughts in mind. Can you picture the changes in the current Abbotsford lifestyle from major dependence on the automobile into walking or taking transit for your personal needs? Times they are changing!

The City of Abbotsford is an ideal place to invest in real estate. The boundaries of the Agriculture Land Commission in Abbotsford have been reached, which leaves only the mountainsides to be developed into single family subdivisions. My interest is in the areas to be redeveloped for multifamily uses. Modern day housing changes emphasize smaller living space requirements, emphasis on using community services within walking distance or transit service, as well as utilizing park, education, other recreation facilities. Our focus has changed from country living into typical city living.

The City of Abbotsford demographics have changed from historic rural living into modern day living. The reasons for this are many, but the most important ones are the aging society, immigration into our City, the growth of our University, the development of new employment, both Government and Private which creates the need to accommodate new home purchasers. With this thought in mind, there are some basic requirements for real estate investors to be knowledgeable about.

The first one is a study of Abbotsford’s Official Community Plan (OCP). This document is updated almost annually and guides the City planners and elected officials into how Abbotsford looks today along with areas of change into the future. It is important to be aware of factors that affect the City dynamics. Older housing areas, main transit routes, Hospitals, commercial businesses, parks, recreation, and education are factors for each of us to use and to be aware of. They are important influences in the economics of a possible  change in housing types.

The next step is to examine possible investment areas. What is the cost of bare land on a per square foot basis? Is this a suitable area for your planned purchasers? Will the City support your plans for development? And most importantly, what will your neighbors think of your proposed new development? After each of these and others has been considered positively, then it is time for an economic decision.