affordable_housing - Yule Heibel on Diigo

26 Mar 09

Vancouver’s housing habit

"Money hasn't saved Canada's most blighted neighbourhood, the drug-infested Downtown Eastside. Resources aren't wanting; it's estimated that $1-million is shovelled into the area every day to pay for myriad services and examples of social housing not seen in other communities. "

Interesting indictment of the poverty industry, too.

www.nationalpost.com/...story.html - Preview

vancouver housing affordable_housing homelessness social_disorder

07 Jan 09

Chris Keam: Making The Most of Micro Homes

Blog post by Chris Keam about a design project called "Homes for Less," done by students at the Emily Carr University of Art and Design and at the University of British Columbia's Centre for Advanced Wood. The students had to create homes (compact) that could be built for under $1500. The results were on view on Granville Island (till 11/14/08).

One thing that strikes me with these microhomes - and the ones built by the Madhousers group - is that they would be claustrophobic (literally) for some of the hardcore homeless. In that regard, the "Stop-Gap housing" proposal by Vancouver architect Henriquez seems better, insofar as his proposed modular homes could be customized to leave one side completely open to nature/ outside. This is preferred by some people, especially those who need a transition period to get back into the idea of living within 4 walls.

www.chriskeam.com/...aking-most-of-micro-homes.html - Preview

homelessness affordable_housing microhomes ecuad vancouver

01 Jan 09

A Christmas essay: a better way to help the homeless

Article published in Seattle-based Crosscut about an initiative out of Vancouver to build "Stop Gap Housing" (as per architect Gregory Henriquez), essentially fixed mobile/modular homes, for people who are homeless. Article continues over 2 pages.

crosscut.com/...18728 - Preview

homelessness vancouver housing affordable_housing modular british_columbia crosscut

A plan to house Vancouver's homeless is taking shape on the drawing board of a local architect. It calls for the rapid erection of temporary villages assembled from the same type of modular units that mining companies provide for remote workers.

"Stop Gap Housing" is what architect Gregory Henriquez calls it.
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- we've gotten to the point where the numbers of homeless are so staggering that I'm left wondering if we will ever catch up doing it that way. I don't think we can. I think there has to be a stop-gap measure. And that's what this is."
- Henriquez, whose Woodward's includes 200 units of social housing built to last hundreds of years, stressed that Stop Gap Housing would never replace permanent homes.
  
  "It's portable dwellings. It's not meant to be a permanent fixture on the landscape. But it could serve for several years until we complete the construction of permanent housing," he said. "I think it's better than leaving people homeless."
- And if built quickly, the modular housing plan even holds the potential to transform the 2010 Winter Games from an international embarrassment — during which the world would discover that British Columbia built multi-million-dollar condos for 5,000 Olympic athletes while doing nothing to house its legion of more than 10,000 homeless — into a showcase of Canadian compassion.
- "They use these all over the Athabaska tar sands," Henriquez said. "They call it workforce housing."
- individual units — with ensuite bathrooms and fronts that open directly to the outdoors — would be more acceptable to individuals not accustomed to coping with neighbors, as well as to those reluctant to give up pets or bicycles.
- the crux of Vancouver's exploding homelessness problem is as follows: social and economic dislocation is rendering British Columbians homeless much faster than BC Housing can build homes for them.
  
  "The big issue has to do with permitting," Henriquez said. "For a normal social housing building, you might need rezoning, then you need a development permit, then a building permit. That takes years."
  
  But Stop Gap Homes would rest on wooden blocking, not permanent foundations.
  
  "These can all be done through temporary permitting," Henriquez said. "It's a 12-month permit that can be renewed."
- If combined with the reopening of almost 500 shuttered hotel rooms recently identified by the Carnegie Community Action Project, the Stop Gap plan would provide enough homes to house nearly all of the 1,547 individuals found in Vancouver during the spring 2008 homeless count, and leave hundreds of shelter beds left over for the newcomers expected to arrive as the 2010 Games approach.
  - Only 1547 homeless in Vancouver's count? Victoria had well over 1000, yet is so much smaller than Vancouver. How come we have so many homeless here? - on 2009-01-01
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26 May 08

Prefab-ulous: New Development in England Goes Up Green — and Fast

Brief article by Andrew Blum about Oxley Woods, a development of "90 eco-friendly homes, with 55 more planned to fill its seven acres." The key aspect? They're all pre-fab, relatively cheap to build, can be built quickly, and have in-built green features.

If Canada had a federal housing plan/ strategy, this would be something the Feds (and the Province) could take a closer look at. It sounds like it could be a reasonable (if partial) solution to our affordable housing crisis.

www.wired.com/...pl_home - Preview

andrew_blum wired_magazine prefab green_buildings green_technologies oxley_woods affordable_housing

northwest of London, British developers are pulling one off on a scale that Americans are still only mocking up in Photoshop. The site, dubbed Oxley Woods, already features 90 eco-friendly homes, with 55 more planned to fill its seven acres. The factory-made dwellings make good on prefab's promise of low cost and quick construction. They take as little as $118,000 and seven days to erect: five in the plant and a day and a half onsite, where crews slide and screw together the modular pieces. (Electrical, plumbing, and other finishing work takes another four weeks.) Manufacturing the major components offsite reduces waste and makes it easier to use green materials, like insulation from recycled paper and lumber harvested from sustainably managed forests.
But the biggest advantage is improved build quality. The same precision manufacturing that makes an Ikea bookshelf easy to assemble makes the Oxley Woods homes nearly airtight. But that doesn't mean they aren't well-ventilated. Each abode has an environmentally responsible cherry on top: A self-contained unit called an EcoHat controls circulation with a tiny 10-watt fan, pushing out stale air and drawing in fresh stuff, which is then solar-heated to warm the house.

14 Apr 08

"Don't be dense" by Zev Yaroslavsky - Los Angeles Times

"The debate about the availability of housing in Los Angeles and the city's development policies has been testy but long overdue." An interesting article by Yaroslavsky that initially makes the reader think that he's advocating a sort of nimby-istic "pulling up the drawbridges" mentality, but if the reader perserveres to read the entire piece, it seems his suggestions are really LA-specific. They're not necessarily in conflict with infill development; development around transit routes & hubs; and creation of density in areas that really need it (in our case, downtown). He does bring in late 80s experiences, however, which make you wonder if things haven't irrevocably moved beyond thel contexts he's referencing.

www.latimes.com/...oslavsky13apr13,0,544304.story - Preview

urbanplanning urban_design density los_angeles neighbourhoods nimbyism smartgrowth eco_density affordable_housing

The debate about the availability of housing in Los Angeles and the city's development policies has been testy but long overdue.
Fueling public outrage over growth policies that would significantly increase density are well-grounded fears that, in the clash between overdevelopment and neighborhood preservation, the developers will prevail.
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- Urged on by some elected officials, city planners have decided that the "smart" and "elegant" way to grow the city's housing stock is to double the allowable size of new buildings,bust through established height limits and reduce parking-space requirements -- effectively rolling back more than two decades of neighborhood-protection laws.
  
  There is nothing smart or elegant about such growth. On the contrary. It's development run amok and with an utter disregard for how it affects the livability of the city's neighborhoods. Should these efforts -- the city's version of a state law encouraging greater density; ad hoc zoning changes to double the size of residential development on commercial property to facilitate more density; widespread approval of zoning variances for parking, height and property-line setbacks -- succeed, they will irreparably harm some of our most cherished neighborhoods and diminish our traditional sense of place.
  - - at first blush, this reads like possible nimbyism, but when Y. gets into the nuts & bolts of zoning policies as they relate specifically to his place, Los Angeles, his stance can be seen as well-differentiated, modulated urbanism. However, I could see how this opening volley could become a rallying cry for change-resistant neighbourhoods and neighbours everywhere, too... - on 2008-04-14
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- * Can more housing be built without destroying neighborhoods?
  
  Absolutely. Housing development should be encouraged on the thousands of properties throughout the city that have sufficient lot size and depth relative to surrounding neighborhoods. Such properties can accommodate well-designed, denser and even taller buildings without the collateral damage of traffic congestion, loss of privacy and other community effectsoften associated with such development. In some cases, these projects would even enhance commercial thoroughfares -- such as the Figueroa corridor near USC -- that are in desperate need of revitalization. At short, larger housing projects should be built where they fit.
- * Where can this housing be built?
  
  It belongs in the city's many employment and residential centers -- downtown, Hollywood, Wilshire Center, Harbor Gateway, Warner Center and the Van Nuys Civic Center. These and similar areas can absorb more housing under current zoning laws. In Century City, for instance, developers are converting traffic-generating commercial buildings to residential uses, resulting in more housing and a net reduction in peak-hour traffic.
- Housing should also be built around subway, bus and light-rail stations. Many of these transit stops -- Warner Center, where the Orange Line busway ends in Woodland Hills, is one -- are already employment magnets, and they would be appropriate sites for additional housing as well. But it makes no sense to reflexively boost residential density and building size along every Metro Rapid bus route, as the city's version of the state's density-bonus law allows, when the streets that the buses travel often cross low-density, pedestrian-friendly commercial districts serving some of the city's most charming neighborhoods. The city should be guided by one principle: The scale of development should be informed by the character of its surrounding neighborhood. The one-size-fits-all approach embodied in the density-bonus law and the indiscriminate approval of denser residential housing on commercial property is not an appropriate growth strategy for Los Angeles.
  - "The scale of development should be guided... informed by the character of its surrounding neighborhood." --> well, that's *tricky* insofar as it can result in a drawbridge or stand-off. At what point do you say, "the character has to change"? And at what point do you say, "the character *deserves* protection"? Why should it? Who determines that? - on 2008-04-14
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- * What can the city do to provide more affordable housing?
  
  It can require developers as a matter of city policy to set aside a certain percentage of units in new buildings for people with low-to-moderate incomes. L.A. doesn't need to offer development bonuses allowing taller and bigger buildings to achieve this.
  - ? really - on 2008-04-14
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- The city also owns a considerable amount of underutilized real estate on which affordable housing could be built. As a council member, I pioneered the creation of several housing developments above city-owned parking lots that were 100% affordable, a policy that should be applied more widely. The county has also made surplus property available to nonprofit developers to build affordable family and senior housing. The office building formerly housing the Department of Public Social Services, at Pico Boulevard and Veteran Avenue in West Los Angeles, is one example.
- It's noteworthy that a major contributing factor to the loss of our affordable housing stock is the demolition and conversion of apartments to make way for condominiums and other luxury housing. Accommodating renters displaced by such developments must be one of the city's top housing priorities.
- The burgeoning neighborhood rebellion we are witnessing throughout the city is the predictable consequence of an increasingly insular and exclusionary planning process.
  - It could also be the result of a vociferous resistance to change. - on 2008-04-14
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20 Feb 08

Hitting close to home on affordability - Crosscut Seattle -

Great article by Crosscut's Knute Berger on affordability/ housing costs in Seattle, with much to be gleaned for us (BC, Southern Vancouver Island, Lower Mainland), too. "You can blame many factors for the high cost of housing in Seattle, from growth management to infrastructure expansion. But we often overlook another reason: personal taste."

www.crosscut.com/...close+to+home+on+affordability - Preview

affordability affordable_housing crosscut knute_berger seattle

Part of the demand side of the equation is, of course, growth: more people. But what is it that those people want? They want bigger houses, bigger condos, and bigger apartments. It's tough to meet density goals when the number of people per home is shrinking and the size of the homes is increasing. It means more and more people are eating up more space — and space costs more. This is a national phenomenon.
Builders respond to market demand. What is it people want?
In 1970, the average new single-family home was 1,500 square feet; in 2005, the figure swelled to 2,434 square feet — an increase of over 900 square feet.
In 1970, 36 percent of new homes were under 1,200 square feet; by 2005, only 4 percent were. In 1970, only 10 percent of homes were over 2,400 sq. feet; in 2005, 42 percent were.
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- American homes are bigger, taller, and with more amenities than the houses of old. The result: a large increase in the number of new two-story-plus homes (17 percent in 1970 vs. 55 percent in 2005), the number of bedrooms (four bedroom homes grew from 24 percent in 1970 to 39 percent in 2005), the number with 2-1/2 baths on the market has doubled, and the number of homes with two-car garages has increased from 39 percent to 64 percent — with an additional 20 percent of new homes sporting three-car garages. Size has mattered, too, in new multi-family housing, where the number of units over 1,200 square feet has doubled since 1990, from 20 percent to 43 percent.
  America could be scaling expectations to bring about a lower-cost reality. We have not. But don't blame it all on the sprawling suburbs. You can see this upsizing in Seattle neighborhoods where bungalows are being remodeled and renovated by new buyers. Often, you'll see buyers take a small, 1,000-square-foot home, expand it, add granite countertops and a professional chef kitchen, add a deck, a bunch of bathrooms and walk-in closets, and flip it for high-end resale. A perfectly habitable small home that cost cost $500,000 has now been upgraded with completely optional lifestyle amenities, and the price more than doubled.
- Another issue is the economic profile of the people who live here now. Part of the run-up in home prices has to be well-paying job generators like Microsoft and other tech enterprises that have produced so much instant wealth.

04 Feb 08

Affordable housing gap tops $1 billion (Toronto Star)

"Canada is the only major country that doesn't have a national housing strategy, the report notes." The article deals specifically with Toronto and Ontario, but most of what it argues holds for every desirable (and expensive) city (including Victoria) in Canada. This article, by Laurie Monsebraaten, is followed up by a second one from the same day; see http://www.thestar.com/News/GTA/article/299928 "The long wait for affordable places to live" by Tanya Talaga.

www.thestar.com/...299926 - Preview

affordability affordable_housing funding housing municipal_funding toronto

Tomorrow's report card comes two weeks after Canada's largest municipalities reported that incomes are not keeping pace with the rising cost of housing and called on Ottawa to craft a national plan.
Under the 2001 federal-provincial housing deal, Ottawa agreed to spend $680 million over five years if the provinces matched the federal funds. Ottawa added $320 million in 2003 and brought the total federal-provincial funding promised to $2 billion.
But federal-provincial spending data collected by the Wellesley Institute shows that spending on housing in 2007 was roughly the same as in 2001. (This doesn't include a one-time $1.4 billion federal payment to the provinces in 2007, the result of a deal struck between the previous Paul Martin government and the NDP to ensure passage of the 2005 budget.)
"This means that, across the country, instead of a net new $2 billion in housing funding, as promised in 2001, any new housing funding has either replaced previous dollars or not even been made," the report says.
Wednesday's meeting is the first time in more than two years the housing ministers have met. Federal Human Resources Minister Monte Solberg has not yet confirmed his attendance and if he doesn't show up, it will be the first time in almost a decade that Ottawa hasn't been represented at such a gathering, Shapcott says.
During the last provincial housing ministers' meeting held outside Halifax in 2005, Ottawa and the provinces agreed to work quickly on a national federal-provincial housing strategy with goals, timetables and long-term funding.
Little has happened in the interim. As a result, all current federal housing programs are set to expire by March next year.
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- This week's meeting comes in the wake of last fall's fact-finding visit by the UN's Special Rapporteur on Adequate Housing, who called on the federal government to work with the provinces to implement and fund a comprehensive national housing strategy to meet the housing needs of Canadians.
  Canada is the only major country that doesn't have a national housing strategy, the report notes.

01 Feb 08

Flat-pack village ‘may be the solution to shortage of affordable housing’ - Times Online

- brief article on St. James's Village in Gateshead, UK, which is Britain's first "village of flat-packed homes" "assembled from kits made using the BoKlok concept" and Ikea.

property.timesonline.co.uk/...article3279550.ece - Preview

affordable_housing boklok housing ikea prefab

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