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

[thmx]

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.

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

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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.

[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.

[matt602]

oh yeah, I'm liking this.

[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.

[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.

[king10]

I’d love a $200k mortgage .

[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 ....

[TheRitsman]

https://urbanicity.com/hamilton/opin...esponsibility/

If you follow development or housing news in Hamilton, you’re likely aware that the City is embarking on a scheme to redevelop the 6-acre Jamesville social housing complex in the North End. As a group with a keen interest in urban development and housing affordability, HamiltonForward took a closer look at the City’s plans for the site.

JAMESVILLE, TODAY
As it sits today, the Jamesville complex is an unremarkable relic of outdated public housing policy which confined many below-market units in a small area. In anticipation of the redevelopment, CityHousing Hamilton has been emptying the 91 units on site, relocating residents to other CityHousing buildings across the city.

Considering the context of the site, the new West Harbour GO station just across from it, and the various new developments proposed in the West Harbour and North End areas, redevelopment and densification of the site makes sense. Earlier this year the City issued a formal Request for Proposals (RFP) for the site and out of 4 bids submitted, a team led by Marz Homes was chosen as the preferred proponent.

OPINION: Jamesville redevelopment plan an abdication of responsibility
If you follow development or housing news in Hamilton, you’re likely aware that the City is embarking on a scheme to redevelop the 6-acre Jamesville social housing complex in the North End. As a group with a keen interest in urban development and housing affordability, HamiltonForward took a closer look at the City’s plans for the site.

JAMESVILLE, TODAY
As it sits today, the Jamesville complex is an unremarkable relic of outdated public housing policy which confined many below-market units in a small area. In anticipation of the redevelopment, CityHousing Hamilton has been emptying the 91 units on site, relocating residents to other CityHousing buildings across the city.

Considering the context of the site, the new West Harbour GO station just across from it, and the various new developments proposed in the West Harbour and North End areas, redevelopment and densification of the site makes sense. Earlier this year the City issued a formal Request for Proposals (RFP) for the site and out of 4 bids submitted, a team led by Marz Homes was chosen as the preferred proponent.

THE CITY’S VISION
While the RFP did not exactly prescribe a height, density, or total unit count of the plan, the RFP stipulated that all bids would need to include a 46-unit CityHousing-owned rent-geared-to-income building, an additional 45 units of ‘affordable’ (defined as 125% of Median Market Rent) rental units, and that any bid must not exceed current zoning of the site.

With a current total of 91 rent-geared-to-income units on the site now, the RFP is requiring an unnecessary 50% reduction of social housing units while the CityHousing waitlist is just under 6,000 applicants long.

And with the requirement to stick to existing zoning, the site is confined to 3 storeys over the vast majority of it, and up to 6 directly along James Street North, which limits the site to about 400 units.

During a severe housing shortage, it is unacceptable to limit this site to only 400 units and just 3 to 6 storeys. Plus, given the location next to the brand new West Harbour GO Station, it is unthinkable that the City would push for such a low density of the site, and throw away housing affordability potential.

The City’s plan is an abdication of its responsibility to promote housing affordability, plain and simple.

to promote housing affordability, plain and simple.

THE HAMILTONFORWARD VISION
Our vision for the site is simple: more units, better design, and greater affordability will lead to a better outcome. Our group has compiled an alternative proposal that fits around 1000 units on the site, grows public park space in the area, creates new urban amenity space, and increases the count of truly affordable units from 46 to 164.

First, recognizing that next to a brand-new higher-order transit station, the West Harbour GO, density and height can and should be encouraged and planned for. Our proposal highlights buildings ranging in height from 6 to 25 storeys, which will allow for more space to be opened up to the public and increase both the count of market-rate units and deeply affordable units.

Second, accepting that the development is directly beside one of the main transit gateways to our City, we have proposed that the buildings on the site should be placed in a manner that promotes walking, cycling, and transit usage. Apart from the reconnection of Stuart Street, no new roads should be included and instead that buildings should be separated by pedestrian pathways lined with shops, restaurants, and other amenities.

Third, our plan places a focus on affordability that the City’s does not. Rather than shrinking the supply of deeply affordable units from 91 to 46, our plan accommodates an increase to 164. And instead of 330 market units, our plan allows for 825 market units, and market units which are delivered in a more affordable mid-rise and tower form rather than an expensive townhouse form.

Finally, our plan sees Jamesville as a complete community rather than a bedroom community, so our plan includes a swath of commercial and retail space, including room for a large-format grocery store.

THE NEXT STEPS
The City’s plans for Jamesville are not finalized yet, and pro-housing residents can make a difference in the outcome. HamiltonForward will be campaigning for the City to increase the density, height, and unit count to reasonable numbers like the ones in our alternative proposal, which will improve affordability for both the general populace and those who need deeply affordable units.

If you’re interested in supporting our vision for Jamesville, consider joining HamiltonForward at hamiltonforward.ca/join

[Pipedreams]

Good job getting your vision out there @HamiltonForward, unfortunately not the type of development I can see our city getting behind right now. The mere thought of a 25 story tower in that area would send the NIMBYers clutching their pearls (they've successful squashed the 11 story tower across the street from the go station).