Jamesville Social Housing Redevelopment | ? | 3 to 20 fl | Halted

[thomax]

Info: Jamesville Redevelopment (PDF)

Scenario 1 – 46 CityHousing Hamilton units and 329 market residential units, with three-storey stacked townhouses and four to five storey apartments.

source

Scenario 2 – 46 CityHousing Hamilton units and 427 market residential units, with four-storey stacked townhouses and five, six and eight storey apartments.

source

Jamesville social housing units to be split between two sites

North End complex poised to become mixed-income neighbourhood with 300 to 400 market residents in addition to 46 social housing units.

By Teviah Moro | October 11, 2018

The transformation of a North End social housing complex into a mixed-income community will see half of its units transferred to another site.

It will also replace Jamesville's townhouse units with denser buildings of up to eight storeys.

"We're seeing that the mid-sized apartment is very economical," CityHousing CEO Tom Hunter said Wednesday.

The plan is to sell the 5.4-acre site and award a contract to a developer by November 2019. A request for proposals is planned for January, but a construction timeline hasn't been set yet.

CityHousing operates 91 rent-geared-to-income units at Jamesville, a nearly 50-year-old townhouse complex between James and MacNab Street North.

The plan is for 46 social housing units in a redevelopment that will include 300 to 400 private market rental or ownership residences. The mix will include stacked townhouses and apartment buildings.

The 45 other rent-geared-to-income units will be transferred to a future social housing building at Bay and Cannon streets.

The two projects are part of a larger effort to reboot the city's social housing provider, which has struggled with a big repair backlog and growing tenant wait list.

CityHousing is selling single-family and semi-detached homes to generate cash to repair its aging stock and rebuild new denser buildings.

With funding constraints and operational costs, new townhouse units would be "really challenging," Hunter said.

Instead, the strategy rests on this question: "How do we best meet the needs of our residents and balance our operations?"

Residents are slowly moving out of Jamesville. About 30 units are still occupied, Hunter said, noting many residents have preferred to move to other social housing units now rather than later. "They have a bit more control."

The 45 rent-geared-to-income units at Cannon and Bay will be part of a new six-storey building to be constructed on the site of a parking lot.

That $16.6-million project also includes 10 "moderately affordable units," a recent CityHousing report notes.

Hunter said CityHousing will able to set the rent of the 10 market units because it owns the land. "That is our property. We know what we want."

As it stands, there is no net gain in the number of social housing units between the two projects.

"That will bring us to where we need to be in terms of rebuilding the units that we currently have," said Coun. Chad Collins, who has served as president of CityHousing Hamilton.

But a second phase of the Cannon-Bay project could allow for more units on unused space on the property, he said.

"It's all but a certainty that we will end up with more, but it will happen in a phased approach."

What happens at Jamesville, which will be in private hands, depends on what agreement is reached with the yet-to-be-determined developer.

"But ideally, we'd like to push that affordability out as much as we could," Hunter said.

In recent years, Hamilton has experienced a dramatic spike in rents, sparking protests by local tenant advocacy groups.

"I have never seen a market this tight and tenants being displaced as quickly as they are right now," said Tom Cooper, director of the Hamilton Roundtable for Poverty Reduction.

Cooper said with every new development, 20 to 25 per cent of units should be set aside for affordable housing. "Just to try to catch up a little bit."

There have been "high hopes" for some "bold housing initiatives" to address the affordability gap, he said. "Unfortunately, it hasn't quite got there yet."

Jamesville, in the heart of the North End, is coveted territory. Property values have spiked considerably in recent years with the addition of the North End GO Station and a resurging James Street North.

The city aims to capitalize on the North End's momentum in a private consortium's plans to build 1,300 new homes at Pier 8.

The staff team behind the West Harbour project will handle the Jamesville mixed-income redevelopment, a Sept. 25 CityHousing report notes.

Jamesville also reflects the social housing provider's shift to smaller buildings that are integrated with surrounding neighbourhoods.

The idea is to "reflect a broader spectra of incomes, housing affordability, and diversity of residents," the report says.

This is the model for Roxborough Park in the east end, where CityHousing is partnering with developers to replace social housing townhomes with a mixed-income neighbourhood that includes highrises and condos.

CityHousing isn't demolishing 500 MacNab St. N., however. It has vacated the Ken Soble Tower as part of a $15-million renovation plan for seniors' housing.

On the Mountain, a social housing building with some market rent units, also budgeted at $15 million, is planned for unused space at Macassa Lodge.

In the east end, the city is spending $10 million on seniors' housing at the former City Motor Hotel site.

[LRTfan]

Love this... the 8-storey options are absolutely the way to go. We can't be wasting prime land like this on squat little 3-4 storey buildings.
Also, it will help set the precedent for a nice 8-storey street wall down James, which lines up perfectly with the other new developments proposed between here and the harbour.

[lachlanholmes]

Some people on Facebook and Twitter are opposing this based on the splitting of CityHousing units between here and Bay/Cannon.

[TheRitsman]

Originally Posted by HamiltonForward

Some people on Facebook and Twitter are opposing this based on the splitting of CityHousing units between here and Bay/Cannon.

On which pages? I am curious because I would like to comment with a rebuttal.

[matt602]

oh yeah, I'm liking this.

[LRTfan]

Originally Posted by HamiltonForward

Some people on Facebook and Twitter are opposing this based on the splitting of CityHousing units between here and Bay/Cannon.

Guarantee you it's people who live in cushy well-off neighbourhoods, and not here with the constant threat of gun violence for years. Mixing social housing in amongst market housing is ABSOLUTELY the way to build a healthy city.
And selling a hunk of this land to a private builder is a no-brainer. This is very valuable land now. The city can make a fortune off of it to re-invest in more housing elsewhere. Most people on social media couldn't run a business to save their lives. They think money grows on trees and should be handed out to whoever wants some.

My only feedback is that was absolutely must go with the 8-storey version here, and I'd like to know why Bay/Cannon which is zoned for about 30 floors, would only be built at 6?? Seems a waste. A great opportunity to go taller and add more social housing units AND more market units similar to Regent Park, in a 20+ storey build.

[SteelTown]

Preferred bidder chosen to redevelop Hamilton’s Jamesville social housing complex
Stoney Creek-based Marz Homes is the preferred bidder to buy and redevelop the prominent block of 91 city-owned townhouses near the James Street GO station, but demolition could stretch beyond 2020.

https://www.thespec.com/news-story/9...using-complex/

A preferred bidder is now lined up to redevelop the Jamesville social housing complex, but the empty North End ghost town won't be knocked down for at least a year.

Stoney Creek-based Marz Homes is the preferred bidder to buy and redevelop the prominent block of 91 city-owned townhouses near the James Street GO station.

But a contract is not yet signed, and demolition alone could stretch beyond 2020.


That means Jamesville won't offer relief to Hamilton's growing 6,800-household waiting list for subsidized housing any time soon.

Here are five questions about the much-anticipated project:

What is this project?

The Jamesville complex is 91 family-sized townhouses bounded by MacNab, Ferrie, James and Strachan streets and owned by the city's social housing provider, CityHousing Hamilton (CHH).

The agency wants to sell the land near the GO train station for a mixed-income redevelopment featuring up to 650 condo and rental units, with 45 rentals still owned and subsidized by CHH. The existing townhomes will be demolished.

The agency started slowly emptying the townhomes as far back as 2015 in anticipation of a redevelopment.

This spurred plenty of criticism — particularly with units sitting vacant amid a housing crisis.

The last tenants were relocated early this year. So far, only five households have asked to return to CHH-owned units on the eventually rebuilt Jamesville site.

Other families are expected to go to a new six-storey rental building planned for the corner of Bay and Cannon streets. In total, 45 of the existing subsidized Jamesville units will be relocated here.

When will building start?

Don't hold your breath for construction cranes — even demolition could be a year or two away.

The CityHousing Hamilton board must vote on whether to "qualify" the preferred bid in November, and a contract won't be signed and sealed before May 2020.

The housing agency is responsible for razing the existing townhomes.

But demolition could be a long and complicated process, depending on how much asbestos must be removed from the 50-year-old townhouses. Historical ground contamination also requires study.

"I would like it to start tomorrow, but realistically we can't ignore safety and due diligence," said Ward 2 Coun. Jason Farr, who acknowledged North End residents are eager to see progress on the site.

"For me, this has been a seven-year journey already ... I'm pleased we now have a decision in sight."

In the best-case scenario, the start of the knock-down process is at least a year away.

Why are they doing it?

The cash-strapped social housing agency can't keep up with a growing backlog of repairs to its aging stable of 6,000-plus subsidized units, many located in failing towers or complexes built in the 1970s.

The agency is already selling off single-family homes to raise cash and is looking to partner with private builders to redevelop several properties, including Jamesville and land near Roxborough Park.

"We are land-rich but resource-poor," board chair Chad Collins has said. "This is about making the best use of our assets."

Collins argues redevelopment also allows the agency to invest in "mixed-income" communities, with a combination of subsidized housing and market-rate apartments.

What will it look like?

The public won't get a glimpse of the builder's vision for the 2.3-hectare property until late November.

But this is what we know so far:

Half of the existing 91 rent-geared-to-income social housing units will be replaced on the site, with the remainder relocating nearby.

The winning bidder must provide at least another 45 "affordable" private rental units on top of the subsidized CHH building.

Building heights are uncertain, but existing zoning limits buildings in the area and along James Street North to mid-rise or below. Other developers in the area have applied for exceptions to allow more density, given the proximity to the GO train station.

[ScreamingViking]

Hopefully this doesn't end up "value engineered" toward higher profit housing. The city has to stand firm on not just preserving the affordable housing supply, but increasing it.

This may be the biggest experiment in creative mixed-income housing that Hamilton has seen. The Roxborough Park development would be the second one.

[SteelTown]

Cheap rent? Indwell aims to boost affordability of city’s massive Jamesville housing redevelopment
The city-owned property is slated to be transformed into 600-plus apartments and condos with at least 15% reserved for affordable housing units

NEWS 04:52 PM by Matthew Van Dongen The Hamilton Spectator
https://www.thespec.com/news-story/9...redevelopment/

Indwell will partner on a heavily-scrutinized redevelopment of city-owned subsidized townhomes in Jamesville.

But the supportive housing agency is vowing to do "much better" than the project's stated affordable housing goal of 15 per cent.

CityHousing Hamilton has been planning for years to sell its 91 aging townhomes near the James Street GO train station for a mixed-income redevelopment featuring hundreds of new condo and rental apartments — with at least 15 per cent reserved for "affordable" housing.

Some housing advocates — including Indwell — urged the city's social housing agency as far back as 2017 to aim for more affordable units given how market rents are skyrocketing in the North End.

Now, Indwell has been revealed as a partner in the consortium approved by the CityHousing Hamilton board Tuesday as the preferred bidder on the project.

Indwell projects director Graham Cubitt said Tuesday he is confident "we can do much better" than the 15 per cent affordable rent target set for the redevelopment.

Cubitt said the exact number and anticipated rent range for the promised "affordable" units must still be set via ongoing confidential negotiations with CityHousing Hamilton and the city planning department.

But he noted in other parts of the city Indwell tries to keep its affordable one-bedroom apartments in the $500-a-month range to meet the needs of Ontario Disability Support Program recipients, for example.

"We are looking at increasing the range of affordable options in this neighbourhood. We want to provide real affordability to people trying to work and live in this community," he said.

Indwell is responsible under the redevelopment partnership for any affordable units on the site other than a 46-unit building that will continue to be owned and operated by CityHousing Hamilton.

Private redevelopment will be handled by Marz Developments and Homes by DeSantis alongside equity partners Fram Building Group Ltd. and Slokker Canada Corp.

More to come.

[Dr Awesomesauce]

Shouldn't 100% of these units be affordable? We have a problem...not that I have a solution.

[SteelTown]

Mixed income is the best way to go forward, it won't lead to the "ghettoization" of the area.

[Dr Awesomesauce]

Agreed.

But my point is that even middle class folks can't truly afford to buy a home anymore. Taking out a $200,000 mortgage is not what I'd call affordable. It's a sh** system.

And while I would prefer the government not get involved with regulating the market, they're complicit in all this nonsense so...

[SteelTown]

Yeah, I understand. It's almost like they need a second level of affordable housing for middle-class folks, say between $200 to $350,000. Lately it seems any house for sale in Hamilton is $400,000 or up.

Even rent has gone ridiculously high. I know one post-doc from Mac is renting a place near Queen St for $1.5K and it's a shoebox and probably a hundred year old building too.

[Dr Awesomesauce]

^Yes, we've created a world where PhDs can't afford to live - not a massive exaggeration. There are neither FT jobs nor housing for people with 10+ years of post-secondary education. It's time to rethink what we're doing both from a housing and an education standpoint...

[Innsertnamehere]

Lol a $200k mortgage is $900 a month on a standard 25 year amortization.. that could easily be covered by an income of about $40k. Don’t need a post-doc to make that kind of cash.

[king10]

I’d love a $200k mortgage .

[TheRitsman]

Originally Posted by Innsertnamehere

Lol a $200k mortgage is $900 a month on a standard 25 year amortization.. that could easily be covered by an income of about $40k. Don’t need a post-doc to make that kind of cash.

You don't own a condo or house do you?

I have a $200k mortgage and firstly, principle is $666/month interest is $500/month which is $1166/month, plus property taxes $250/month beings you to $1416/month.

This doesn't include insurance and potential condo fees. You may also remember there is a stress test, so the interest needs to be calculated at 2% higher. And the bank will not touch you unless all of these costs equal more than 35% of your monthly income. So to afford a $200k mortgage your income needs to be at least $53,000+. The bank also won't like if you're on probation at your new job, if you're on contract, or you haven't worked 2 consecutive years prior.

[Innsertnamehere]

Those bank requirements are all reasonable if they are to trust you with a 25 year mortgage, regardless of amount.

The $900 figure is going off of the best interest rates available today, about 2.6%. It's going to be more with higher interest rates.

And yes, 35% of gross is the general max. Which is $31k annually for a $200k mortgage at 2.6%, with monthly payments of $920.

You have maintenance fees and taxes and whatnot above that, of course, not denying that. $900+300 maintenance and $100 insurance for a condo would result you in a carrying cost of about $1,300 a month. That is still affordable for someone on a $44k salary using the traditional 35% affordability assumption.

[TheRitsman]

Originally Posted by Innsertnamehere

Those bank requirements are all reasonable if they are to trust you with a 25 year mortgage, regardless of amount.

The $900 figure is going off of the best interest rates available today, about 2.6%. It's going to be more with higher interest rates.

And yes, 35% of gross is the general max. Which is $31k annually for a $200k mortgage at 2.6%, with monthly payments of $920.

You have maintenance fees and taxes and whatnot above that, of course, not denying that. $900+300 maintenance and $100 insurance for a condo would result you in a carrying cost of about $1,300 a month. That is still affordable for someone on a $44k salary using the traditional 35% affordability assumption.

Look I'm not trying to start shit, but you're wrong. I literally just signed a 25 year $200k mortgage. The bank is never going to give someone making $44k a $200k mortgage. My costs after the mortgage, condo fees, property taxes and insurance are $1600-$1700. You will never get the theoretical lowest interest rate making that little money. And even if you did get your magical scenario, the bank doesn't like 35% that is their potential maximum, they generally aim for 30%-33%

I don't believe you have an ample understanding of how mortgages work.

[HamiltonBoyInToronto]

You can both be right ! It depends on the lending interest being charged ....the higher the interest the higher the payment ....