Hastings County NATIONAL HOUSING DAY HOUSING FIRST 2013 POCKET SUITES A pilot project as an alternative to rooming houses in Winnipeg, Manitoba Presented by Paul McNeil MMM Group November 21, 2013
Presentation Outline Background The Need / Context The Concept Physical Details Planning Issues Our Role / Partners Lessons Learned Next Steps Photo: 154 Kate Street Site
Introduction & Background Historical Context Photos: Chicago Historic Society
Introduction & Background Historical Context Detroit rooming House owner buttons Gordie Howe s collar, c. 1951 Photo: Mclean s, May 2003
Introduction & Background Current Context Hotel McLaren on Main Street, Winnipeg
Introduction & Background Current Context Winnipeg Free Press, April 2002 CBC News Online, December 2006 Winnipeg Sun Online, July 2011
Introduction & Background Supply Pressures Tighter regulations & inspections Loses due to fire and demolition Stronger real estate market Winnipeg Free Press, July 2013
Housing Options in the Marketplace Housing Options in Winnipeg
The Need Winnipeg West Broadway West Alexander St. Matthews Spence Percentage of One-Person Households Low-income single persons in Winnipeg s inner-city Daniel MacIntyre Centennial 0% 20% 40% 60% 80%
The Context Winnipeg Winnipeg has many large older homes in central neighbourhoods Inner-city land values are generally low
Lot Inventory Derelict houses are abandoned The City acquires them through tax arrear sales The City demolishes the derelict houses Resulting inventory of vacant, narrow lots
City Homes: 1985 1999 Winnipeg
Making Entry-Level Housing Affordable OPTIONS: 1. Provide housing subsidies 2. Enhance skills to increase earning potential and increase family income 3. Reduce the cost of construction modest footprint
The Concept GOAL To create small, affordable, self-contained apartment units for single persons as an alternative to rooming houses (SROs) To build on vacant infill lots in Winnipeg s older neighbourhoods
Our Partners SAM Management Canada Mortgage and Housing Corporation Winnipeg Housing & Homelessness Initiative City of Winnipeg Cohlmeyer Architects
The Planning Issues Land Acquisition Location Services & Amenities Neighbourhood Consultation Approvals Zoning & Variances Photo: Vacant POCKET Kate HOUSES Street Site September 2011
Site Layout Two storeys, each with 8 units Designed to fit on 30 -wide lots Average size 220 sq. ft. per unit No common space, separate entrances, private washrooms Included basic furnishings
Barrier-Free Floor Plan (50% of suites) Main Level Plan Barrier-Free Plan Drawings: Cohlmeyer Architects
Site Photos Front View Rear View
Interior Photos Before Occupancy
Interior Photos After Occupancy
Development Costs (2006 Construction) Total Project cost (4 buildings 32 suites) $1.75 M Cost per building $437.5 K Cost per suite $54,700 All-up cost including parking & landscaping: $225 / sq. ft. Photo: Cohlmeyer Architects
Financing Land (City of Winnipeg) $25,000 value per lot $1 sale price per lot Grant: $1.038 M Winnipeg Housing & Homelessness Initiative (WHHI) 59% of Total Project Cost Mortgage $712,000 41% of Total Project Cost
Rent Structure In 2007 50% Rent-to-income assistance by WHHI Now 100% Rent-to-income In 2007, rent was $350/mo. Now $409/mo. Need $425 to break even Going to $440 in 2014
Tenancy Experience (spring 2013 statistics) 25% of units are Community Mental Health accounts Currently 26 male and 6 female tenants 7 original tenants (22%) An average of nearly 8 evictions per year
Lessons Learned Tenancy Issues Security an issue no supervision and no way to monitor access Universal access & mobility units not practical too small Need a tenant relations / support worker to do monthly visits and work closely with high-need tenants
Lessons Learned If we were to do it again? Cluster several Pocket Houses within a two-block radius and have one live-in caretaker To reduce costs, explore a simplified design and options for modular construction Seek 100% capital grant
In Summary Well-received by the community and general public Need is still clearly evident Capacity is available to build more Pocket Houses Photo: Christine Melnick former Minister of Housing on Opening POCKET Day, HOUSES July 2006 September 2011
Next Steps City of Regina Mayor s Housing Summit, May 2013 Exchange of Ideas Vancouver Atira Women's Resource Society (Janice Abbott) Apartment block rehabilitation Added shipping container housing to the side of the apartment block
Atira Women s Resource Society, Vancouver National Post, August 2013 National Post, August 2013
Next Steps Key transferable innovations: Weld two 8 x 40 shipping containers together, remove the adjoining walls and subdivide frontto-back to create two spaces 16 x 20 (320 sq. ft.) Knock out the ends and fully glaze Create a courtyard between the units
320 Square Feet of Interior Space National Post, August 2013
Where to From Here? Pocket Houses Next Generation
Where to From Here? Pocket Houses Next Generation
Where to From Here? Pocket Houses Next Generation Currently exploring modular construction and shipping container options.
Thank you Questions and discussion Photo: Cohlmeyer Architects