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nimc.case.edu
Successful Mixed-Income Communities:
A Crucial Ingredient for Our Neighborhoods and Cities
Amy Khare, Ph.D.
National Initiative on Mixed-Income Communities
Regeneration Forum – March 2019
Context and Motivation: Three Disturbing Societal Trends
2
• HAVES AND HAVE NOTS
Increased social inequality, inequitable access to opportunity
• US VERSUS THEM
Increased diversity,
Increased polarization
• WHO BENEFITS?
Urban revitalization leads to displacement and exclusion
HOW DO YOU SEE YOUR CONTRIBUTION TO A STRONGER SOCIETY?
3
• Building and managing high quality housing?
• Building strong communities?
• Helping families out of poverty?
• Rebuilding society?
I believe that all of us in this room are helping to rebuild society
How we build, populate and manage our housing communities could make a crucial difference for our neighborhoods and cities!
Approaches for Addressing Segregation & Inequality
4
Poverty Deconcentration:
1) Public housing transformation:
Mixed-income redevelopment
2) Individual mobility strategies:
Section 8/Housing Choice Vouchers
Pruitt-Igoe Homes St. Louis, 1972
Regent Park
Toronto, 2016
We define mixed-income communities broadly as
neighborhoods with an economically and racially diverse population, including housing for those in poverty, those with moderate incomes
and those with higher incomes.
What are “Mixed-Income Communities”?
The Power of Mixed-Income Communities
6
• Shared access to investment and amenities
• Bridging social divides through proximity
• Increased social networks and social capital
• Demonstrating the economic and social vitality of diversity
• Changing mental models and influencing individual decision-making
Thriving, inclusive mixed-income buildings and communities could be part of the solution
to a diversifying, polarized America
HOW WOULD YOU DEFINE SUCCESS FOR A MIXED-INCOME COMMUNITY?
7
Mixed-Income Success
Attract and
Retain
Revitalize
Nhood Transfor
m
Housing
Site
Avoid
Displace-ment
Economic
Mobility
Social Inclusion
Mixed-Income Success
Attract and
Retain
Revitalize
Nhood Transfor
m
Housing
Site
Avoid
Displace-ment
Economic
Mobility
Social Inclusion
Mixed-Income Success
Attract and
Retain
Revitalize
Nhood Transfor
m
Housing
Site
Avoid
Displace-ment
Economic
Mobility
Social Inclusion
Mixed-Income Success
Attract and
Retain
Revitalize
Nhood Transfor
m
Housing
Site
Avoid
Displace-ment
Economic
Mobility
Social Inclusion
Mixed-Income Success
Attract and
Retain
Revitalize
Nhood Transfor
m
Housing
Site
Avoid
Displace-ment
Economic
Mobility
Social Inclusion
Mixed-Income Success
Attract and
Retain
Revitalize
Nhood Transfor
m
Housing
Site
Avoid
Displace-ment
Economic Mobility
Social Inclusion
Mixed-Income Success
Attract and
Retain
Revitalize Nhood
Transform
Housing
Site
Avoid
Displace-ment
Economic
Mobility
Social Inclusion
Increasing Mixed-Income Success: Site Transformation
15
Strategies:
• Subsidized housing indistinguishable
• Site design to facilitate interaction
• Inclusive third spaces and amenities on site
Examples to Learn From:
⮚ Cascade Village, Akron, Ohio
⮚ Greenbridge, Seattle, Washington
Increasing Mixed-Income Success: Revitalize Neighborhood and Integrate with Site
16
Strategies:
• Broader partnerships for neighborhood investment
• Determining appropriate site access and sense of welcome to surrounding neighbors
• Intentional means of engaging site residents in broader neighborhood
Examples to Learn From:
⮚ Regent Park, Toronto, Canada
Increasing Mixed-Income Success: Avoiding Displacement of Low-Income Residents
17
Strategies:
• Build first, Phased redevelopment
• High, early investment in resident engagement
• Trauma/Healing-Informed Approach
Examples to Learn From:
⮚ HOPE SF, San Francisco
Increasing Mixed-Income Success: Attracting and Retaining Higher-Income Residents
18
Strategies:
• High quality property and property management
• Strong and continued invitation to participate
• Strong norms and shared expectations
Examples to Learn From:
⮚ BRIDGE Housing, Potrero Hill, San Francisco
Increasing Mixed-Income Success: Inclusive Social Dynamics
19
Strategies:
• Intentional strategies to promote voice, belonging and neighboring across race and class
• Consider inclusion at three levels: individual, social, structural
• Operating culture shift: aspiration and connection over fear and isolation
Examples to Learn From:
⮚ TCB - Oakwood Shores, Chicago
⮚ Trek Development, Pittsburgh
Increasing Mixed-Income Success: Economic Mobility
20
Strategies:
• Comprehensive supports and services
• Strong and varied job pipelines
• Ongoing supports for retention and mobility
Examples to Learn From:
⮚ Quincy Heights, Boston Choice Nhood
IMPLICATIONS FOR ONGOING ACTION
Deepen the Shared Vision and Explicit Commitment
Advance Skill and Knowledge Building
Strengthen Role Clarity and Accountability
Refine Strategy and Intentionality
Expand Assessment and Learning
National Initiative on Mixed-Income Communities
Research and Evaluation Networking/Convening
Information Provision Consultation
nimc.case.edu | @MixedIncome | #IntegratingTheInnerCity
Research studies
Evaluation projects
Scans of the field
Resource website
Mixed-income database
Mixed-income library
Mixed-Income Network
Learning Exchanges
Project design and execution
Operating culture shift
Community engagement
Data management
WHAT IS ONE TAKEAWAY FOR YOUR EVERYDAY WORK?
23
John Brendan McEown
Development Strategies
March 26th, 2019
Mixed Model Development in the BC Context
Regeneration Forum 2019
TOPICS FOR DISCUSSION
Provincial Housing Programs
Case Studies
Challenges and Benefits of Mixed Income and Use
Development
Families and Seniors REGIONAL BREAKDOWN
REGION PROJECTS UNITS
Interior 17 673
Van Island 20 1274
North 6 78
Fraser 15 1400
Van Coastal 14 1477
Totals: 72 4902
Indigenous People
REGIONAL BREAKDOWN
REGION # of PROJECTS
Interior 11
Van Island 13
North 17
Fraser 8
Van Coastal 8
Totals: 57
New division within BC Housing
Program targeted towards middle income households
Facilitates new opportunities
Intent is to leverage BC Housing’s ability to provide low cost financing to
help create new affordable housing that does not require capital funding or
on-going operational funding.
How is Mixed Income and Use Development being incorporated into these different programs?
Families and Seniors
30% of units Moderate Income – Affordable Market Rents
Eligibility Low and Moderate income limits per unit size as determined by BC Housing
Rents Initial rents established by BC Housing (based on CMHC average market rent)
Income Testing At move-in only
Families and Seniors
50% of units Housing Income Limits – Rent Geared to Income
Eligibility Blend of incomes below Housing Income Limit, residents selected from BC’s housing registry
Rents Rents geared to income per BC Rent Scale (RGI Rate)
Income Testing Annually
Families and Seniors 20% of units Low Income– Deep Subsidy Units
Eligibility Independent households in receipt of income assistance where RGI is equal or less than shelter component of Income Assistance AND seniors in receipt of only Old Age Security & Guaranteed Income Supplement
Rents Rents geared to income per BC Rent Scale (Deep Subsidy Rate)
Income Testing Annually
Case Study: 288/292 E Hastings
Street Located in Vancouver’s Downtown Eastside
Partners involved include: Wall Financial Corporation, BC Housing, and
the City of Vancouver
104 units of Non-Market Housing, 68 units of Market Housing, and
6,000 square feet of commercial space (to be owned by the Province)
BC Housing Construction Financing used in order to make this a viable
project.
Estimated Gross Capital Budget
Market Rental
Non Market Commercial Total
Land Cost $3,148,460 $2,516,360 $355,180 $6,020,000
Soft Cost $3,193,412 $2,599,337 $363,201 $6,155,950
Hard Costs $13,194,894 $10,764,904 $1,670,752 $25,630,550
Contingency $906,098 $724,185 $102,218 $1,732,500
Total Project Costs
$20,442,863 $16,604,786 $2,491,351 $39,539,000
Mixed Model Development
Total Project Cost $39,539,000
City of Vancouver Grant $1,040,000
Equity provided by sale of market units $21,161,354
Equity required by BC Housing $13,334,591
Net Cost (financing by BC Housing) $4,003,055
100% Affordable Development
Total Project Cost $39,539,000
City of Vancouver Grant $1,040,000
Equity provided by sale of market units $0.00
Equity required by BC Housing $27,240,795
Net Cost (financing by BC Housing) $11,258,205
Benefits and Challenges of Mixed Model Development
• Are these developments
inclusionary? And does anyone
check if they are?
• Neighborhood Impacts
• Economic Impacts
Contact Info:
John Brendan McEown
Senior Development Manager
Development Strategies
D: 604.363.2334
Promises and Perils
Mixed Income Housing
40
Peterborough Housing Authority; part of Ontario Housing Corporation
Known as “Public Housing” or “Housing of Last Resort”
Properties built in the 60’s and 70’s
Lovely pipe rail fencing between the front lawns (very expensive!)
Identifiable in most Ontario municipalities
813 units; 100% RGI, under the HILS
41
Peterborough Housing Corporation is the largest provider of
rent geared to income in the City and County of
Peterborough
PHC has been the most active developer of “affordable”
housing in the region, both for our own corporation and in
partnership with other not for profit corporations
PHC has formed many
partnerships with like
minded agencies to
provide opportunities
for our residents
42
Peterborough Housing Corporation is a stand alone corporation whose Shareholder is the City of Peterborough, in their role as Service Manager for Housing.
Our Board is a made up of ten members, appointed by council, made up of community volunteers from various backgrounds with allocated positions for one County and one City elected representative.
43
PHC owns and operates 1164
units, comprised of 818 rent
geared to income, 110 non
profit, 8 supportive housing for
frail elderly and 228 affordable
rental and manages 42 units
on contract and has with 160 units in development
On behalf of the Service Manager, we administer
approximately 250 units of rent supplement and manage
the Centralized Wait List for social housing providers which
currently has approximately 1600 household applicants.
44
We have added affordable, average and market rent units to our portfolio
PHC wants its communities to be successful, sustainable communities where people want to live
Our history was housing exclusively low income residents in concentrations which created additional problems
We believe socio-economically mixed communities work better
45
We now have a mixed income portfolio with the inclusion of rent geared to
income (RGI) “affordable” market rent and “average” market rent
Our selection process includes credit and landlord inquiries for the non RGI
units
Interviews of prospective tenants influence the fit and suitability to the
residence
We mix market rent units with rent supplement intentionally
The turnover in the communities is lower than our 100% RGI properties
”
46
River Ridge
A few of our properties
47
40 townhouses, mix of 1-4 bedrooms
Four wheelchair accessible units
Mixed income; affordable market rent with a mix of rent supplements
Family and singles
48
Anson House
(136 Anson Street) 49
26 units of mixed income, rent supplements and average market rent
4 units dedicated to Community Living Peterborough with on site supports
6 wheelchair accessible units
Dedicated to non senior singles
Same site as Saunders Court (30 units mixed income)
50
Saunders Court
(130 Anson Street) 51
Trailview Terrace
(40 Rabbit Street) 52
Trailview Terrace , seniors housing, mix of apartment and quad bungalow units
Mixed income, affordable with some rent supplements
Community Care offices on site, Meals on Wheels
Hub for our two RGI communities in the vicinity
53
Bradburn House
(293 London Street) 54
Our staff and community partner agencies work together to provide housing and services to a diverse group of residents.
New developments are diverse in incomes, abilities, ages and supports
We have changed the mandate on several rural communities from seniors to singles
The seniors have welcomed the mix as it provides assistance with driving, working in gardens and increased recreational activities
55
56
Staff initially needed to develop marketing skills; use of open houses, ads on Kijiji
We needed to adopt to a mindset that did not include a centralized wait list, wait lists were developed as expressions of interest
Income levels were only applicable on rent up, not annually monitored
Rent increases / last month deposits were nuances to our systems
57
We believe mixed income communities are healthier communities that embrace diversity and inclusiveness
Children and adults alike thrive in an environment that includes a variety of educational and vocational opportunities
All residents benefit from increased resources, better services and a mix of social interactions
58
59
60
This is a mixed community of rent geared to income housing and market rent housing.
Residents benefit from many PHC community activities such as BBQ and summer recreation programs
PHC was pleased to lend assistance to Sunshine Homes Non Profit in a management capacity in 2017 and to welcome the transfer of 110 units and their residents as part of the PHC portfolio in February 2018.
New Additions
61
We will build 34 new affordable housing units, including 8 for the “Homeward Bound” project.
These will be a mix of bachelor, 1,2
and 3 bedroom units
Compass Daycare will lease space for 49 childcare spaces, including 10 infant spaces and administrative offices in a state-of-the-art facility.
A community hub for services is being incorporated into the design
62
Adjoining the Mc Rae building will be a new 81 unit seniors building, 50 of which will have 24/7 supports, with funding approved by the CE LHIN
We have partnered with PRHC to make this dream a reality and 20 of the 50 units will be dedicated to Discharge Planning to relieve ALC beds
Our goal is to provide supportive
housing to seniors in an affordable
environment through clustered care,
mirroring our Spruce Corners’ model
in Apsley
63
We have eight women and their families, part of the Homeward Bound program, ready to move to the new complex at Mc Rae, Phase 1
We will have a daycare, mixed family building, a seniors building, complete with supports and full menu meals , all with a mix of high end market, affordable market rent and rent supplements, all on a site shared with baseball diamonds, a skate park, tennis courts, parkland and trails.
Truly an amazing community that also achieves the objectives and targets for the future.
64
We have been given a three acre parcel of land in Havelock and will build 32 units of seniors affordable housing, 12 of which will be supportive.
The site will also serve as a community hub for services delivered by VON, Community Care, Social Services and other agencies.
This property now has all the necessary site services installed and our project has been designed and will begin the build in Spring 2018.
65
Our Board and staff have a vision to continue to use community development to enhance the lives of our residents in all of our properties
Through organizational change, we have restructured to better meet the needs of our clients, the community and the provincial vision for the modernization of social housing in the future
We intend to replace some of the RGI units in our former public housing stock to include market rent units
66
Not just the addition of new units
Opportunity to have a mix of incomes
Currently integrating some higher end market units
Board has embraced “profit for purpose”
Opportunities to partner with other agencies ie Habitat for Humanity
67
We have a 15 year plan to redevelop five of our current townhouse sites and intensify them, in most cases double and triple the number of units
These communities will be a mix of market rent, RGI, affordable rent and home ownership or condos
PHC intends to partner with other like minded agencies, both non profit and private to build new robust, inclusive communities for residents to thrive in.
68
The City of Peterborough has demonstrated the support that enables PHC to reach our future goals and objectives.
Our Shareholder,
Our Board,
Which is a dynamic group of individuals with a vision for the future.
Our Staff, Which is made up of a team of dedicated individuals who strive
each and every day to provide quality customer service to our clients.
Our Strengths
69