THE CITY OF CALGARY'S AFFORDABLE HOUSING ...

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THE CITY OF CALGARY’S

AFFORDABLE HOUSING STRATEGY

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The City’s Vision

2

Increased Housing Supply

Non-market housing supply sufficient

to provide homes to a minimum of

6% of households in Calgary,

consistent with the national average.

In 2016, meeting this standard would

require 15,000 new units.

A transformed housing system in

Calgary, where collaboration between

stakeholders drives better

outcomes for individuals and

communities through safe,

affordable housing solutions.

Improved Housing System

19% earning below $60,000

and overspending

453,626HOUSEHOLDS

3% in non-market

housing

78% served

by the private market

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The City’s Strategy

3

1. Get the Calgary community building

2. Leverage City land

3. Strengthen intergovernmental partnerships

4. Improve the housing system

5. Regenerate City-owned properties

6. Design and build new City units

A new strategic direction through six key objectives:

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1. Get the Calgary Community Building

4

Support housing developers to get new homes in the ground for those in need.

• ALL QUALIFYING AFFORDABLE HOUSING PROJECTS THROUGH

APPROVAL PROCESS WITHIN 6 MONTHS, 80% OF THE TIME

• 1,500 UNITS SUPPORTED BY CITY PROGRAMSCIP Conference 2017

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2. Leverage City Land

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Provide City land to contribute to affordable housing development.

• 10 PARCELS OF CITY LAND SOLD AT BELOW-MARKET

VALUE

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3. Strengthen Intergovernmental Partnerships

6

Recommend solutions to the federal and provincial governments.

• PARTICIPATION IN 3 SIGNIFICANT INTERGOVERNMENTAL

PROJECTS

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4. Improve the Housing System

7

Leverage research, programs, and partnerships to transform outcomes for people.

.

• 5 PROGRAMS TO IMPROVE OUTCOMES FOR TENANTS

DELIVERED

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5. Regenerate City-owned Properties

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Lead strategic reinvestment to preserve homes for the highest-need residents.

• REDEVELOPMENT INITIATED FOR 3 EXISTING SITES

• 2 BUILDINGS WITH LIFECYCLE IMPROVEMENTS

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6. Design and Build New City Units

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Model tenant-centered design and placemaking for inclusive communities.

.

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• 160 NEW UNITS DELIVERED

• 110 UNITS IN DEVELOPMENT

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STACKED TOWNHOMES

Capital Development Program


COMMUNITY-CENTRED DESIGN

Capital Development Engagement


SHIPPING CONTAINERS

Alternative Housing Forms / Functions


Mixed Housing Forms

MIXED USE/

MIXED MARKET

HERITAGE

ADAPTATION/

REUSE


TRANSIT-ORIENTED

DEVELOPMENT

Future City Shaping Initiatives


Future City Shaping –

Greenline

INTEGRATED CIVIC

FACILITIES

Beddington

Quarry Park

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THANKS

Teresa Goldstein – [email protected]

Jen Arntfield – [email protected]

CIP Conference 2017

mailto:[email protected]

mailto:[email protected]

Research Collaboration and Resilient Affordable Housing

Gary Barron

Formerly : Research Associate, Westman Centre for Real Estate Studies

Currently: Research Social Planner, City of Calgary

June 19, 2017

Overview

2

• What is research?• Research method/process• University research values• Collaborative housing research• Evaluating research collaboration• Communicating research• Questions

Systematically investigating phenomena to

understand them and contribute to knowledge

Methods are about how we acquire information

Validity and reliability

Can do research with intent:

To develop theory

To intervene in the phenomena (applications)

What is Research?

What is Research?

Not evaluation

Assessment of a program, policy, or practice in relation to desired outcome

Evaluation can use research methods and contribute to research

What is Research?

Not development

“R&D”

Development is applying research derived knowledge to create new technologies, interventions, and so on.

What is Research?

6

Not a panacea

Answers to research questions often lead to more questions

More data and information does not necessarily lead to solutions

Knowing is not equivalent to knowing what to do or how to do it

Research Methods

Methods are political in their design and in their consequences

We can “cheat” by strategically choosing methods to show desired results

For example, by choosing methods that truncate, or cut out information that is inconvenient for us.

Research Process: Have a plan

Research begins with a question

Methods should be chosen based on the question

Some methods are better than others for a particular question

Want to be sure your question does not presuppose an answer or incorporate bias into it

Universities & Research

• Academic Values

Primarily concerned with contributions to knowledge

Applied research often considered “inferior/secondary”

Peer reviewed publication is primary product

All research must submit to ethics review

•Can take months, often only weeks

Collaborative/engaged Research

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• Gather people with common interests

• Agree upon common values

• Agree upon a common objective

• Organize

• Communicate

• Be patient (Particularly time intensive)

• Share resources

Partners

Non-profit sector Private sectorScholars(Primary Team)

Government

U of CAlain VerbekeRon Kneebone

Katrina MilaneySasha Tsenkova

Jeannette Waegemakers SchiffBarry WylantJessica ShawRebecca Saah

External to U of CFrank Warnock

Veronica WarnockStephen Gaetz

Cameron GrahamEric Weissman

Government of Alberta, Alberta Seniors and

Housing

The City of Calgary, Calgary Housing

Canada Mortgage and Housing Corporation

Calgary Housing Affordability Collective

(Alpha House,Attainable Homes,Calgary Homeless

Foundation,Calgary Housing

Company,Federation of Calgary

Communities,Horizon Housing Society,

Immigrant Services Calgary,

InHouse Housing Society,The Mustard Seed,Silvera for Seniors,

United Way,Vibrant Communities

Calgary,YWCA)

Momentum

The Doorway

Boardwalk

Calgary Real Estate Board

Calgary Residential Rental Association

Canadian Home Builders’ Association

Urban Development Institute

Urban Land Institute

Urban Systems

Institutes

Westman Centre for Real Estate Studies

The School of Public Policy

The O’Brien Institute for Public Health

Canadian Observatory on Homelessness

Group for Research with Indigenous Peoples

Alberta Health Services Aboriginal Health Strategic Clinical Network

Financial products, credit, literacy supports

Policies, regulations, governance

Organizations, people, cultures, values, practices

Benefits to society

Housing System Improved

affordability

Overall Benefits of Housing Affordability Research ProgramLevel 1

Benefits


Benefits

Level 2

Stakeholders

UsersNon-profit & Private-sector

services/developers/builders Government Scholars


Benefits

Level 2

Stakeholders

Level 3

Objectives

criteria



Comfort/

security

Timely

accessBalanced

budget

Dignity/

respect

Land

supplyKnowledgePublic

expenditure

Global

recognitionCapital

financing

Timely

approvals/

Regulatory

ease

Standard

waitlist

Credit/

loans

Reduced

housing

problems/

homelessness

Shared

information/

expertise

PartnershipsExternal

grants

Optics

Prov/City

Competitive

advantageClarify

roles/

relsSustainable/

resilient cityRecognize

diversity


Benefits

Level 2

Stakeholders

Level 3

Objectives

criteria

Level 4

Research

Domains



Comfort/

security

Timely

accessBalanced

budget

Dignity/

respect

Land


expenditure

Global

recognitionCapital

financing

Timely

approvals/

Regulatory

ease

Standard

waitlist

Credit/

loans

Reduced

housing

problems/

homelessness

Organizations, people,

standards,

practices

Policy and

regulatory

environment

Finance, credit,

and risk

Shared

information/

expertise


grants

Optics

Prov/City

Competitive

advantageClarify

roles/

relsSustainable/


diversity


Benefits

Level 2

Stakeholders

Level 3

Objectives

criteria

Level 4

Research

Domains



Comfort/

security

Timely

accessBalanced

budget

Dignity/

respect

Land


expenditure

Global

recognitionCapital

financing

Timely

approvals/

Regulatory

ease

Standard

waitlist

Credit/

loans

Reduced

housing

problems/

homelessness

Organizations, people,

standards,

practices

Policy and

regulatory

environment

Finance, credit,

and risk

Level 5

Research

Projects

Shared

information/

expertise

Any number of research projects


grants

Optics

Prov/City

Competitive

advantageClarify

roles/

relsSustainable/


diversity

Housing Affordability Collaborative Research Program

Domains




What organizations make up the housing system?

How do they relate to one another, influence housing choices of residents, and affect housing affordability in cities?

What are the policies and regulations that structure the housing system?

How do they affect housing market performance and affordability problems?

How do these affect housing affordability?

What are their limitations?

Domains




Alain VerbekeRon Kneebone

Sasha TsenkovaJessica Shaw

Frank WarnockVeronica WarnockCameron Graham

Katrina MilaneyJeannette Waegemakers Schiff

Barry WylantRebecca Saah

Stephen GaetzCameron Graham

Eric Weissman

Non-profit sector Private sectorScholars GovernmentInstitutes

Partners

Ho

usi

ng

Aff

ord

abili

ty R

ese

arch

Pro

gram

Ou

tco

mes

Spatialreach

Projectcomplexity

Regional

governance

structure

Vision*

(area within

region)

*For long-term infrastructural/spatial development

Master plan

(number of

projects,

multiple

sites)

Project

(Site

specific)

Local Project

-

Local partner/Tri-council

funding

National Project

-

National/local

partner/Tri-council

funding

Int’l Project

-

Int’l/national/local

partner/Tri-council

funding

Int’l

Project

n

Note: Items made of dotted lines imply a planning hierarchy and additional necessary planning processes on a) project level and/or master plan level in the case of long-term development plans; b) b) on a project level if a master plan already exists

Research Program Evaluation

Collaboration

Knowledge Translation Plan Output Examples

Non-profit sector Private sectorScholars Government

Peer reviewed papers

National/int’lScholarly conference

presentations

University specific newsletters

Face-to-face meetings

Tailoredexecutive summaries

White papers

Applied projects



White papers

Applied projects



White papers

Applied projects

Public

Press releases

Local radio

Newspapers/web articles

News broadcasts

Research Program Conferences/workshops

Website

Gary Barron

[email protected]

Research Social Planner, City of Calgary

Jessica Abt

[email protected]

Director, Westman Centre for Real Estate Studies

Multi-Sectoral Partnerships for Social and Affordable

Housing

Penny Gurstein School of Community and

Regional Planning, UBC

Presented at: CIP Conference, Calgary ALTA

June 19, 2017

The Issues o  While the market is building housing it is not building a

full spectrum of housing o  Increasing gap between the cost of housing and the

incomes earned by lower and middle class people o  Need to re-conceptualize the housing delivery system to

make it equitable and secure for all forms of tenure – tenure neutrality

o  Requires a multi-sectoral approach, including all levels of

government, the private for-profit and nonprofit sectors, as well as community involvement n  Effective way of producing affordable housing within

limited resources, capacity, and to meet local needs

Crisis in Affordablility o  Spending more than 30% of household income

on housing is the conventional threshold for indicating stress related to housing costs n  This is one of the factors that place people at

risk of homelessness o  Over two fifths of renters and one quarter of

homeowners in the Lower Mainland exceed that threshold

o  One-quarter of renters are paying more than 50% of household income on rent

Crisis is beyond people in extreme poverty o  In 2016 in Vancouver:

n  It took 11.8 times the median household income of $70,500 to afford the median home of $830,100

n  A one-bedroom apartment rented for an average of $1,900 per month and a two-bedroom at $3,130

Occupational Concentration in Metro Vancouver

Housing Location by Occupation

o  Over half of Metro Vancouver police live south of the Fraser River; 450 live in Langley Township; only 1/10 live in Vancouver

o  More than 60% of Metro Vancouver doctors

live in Vancouver and West Vancouver

Crisis of Inclusivity o  Lack of affordability impacts the health of

individuals and communities: n  A precipitating factor in sprawl and income

segregation n  Results in people forced to live in inadequate

housing and paying disproportionate amount of income for housing

o  Where are people housed who don’t qualify for social housing but can’t afford market housing? (i.e., service workers, teachers, nurses, policemen, firemen)

What Needs to be Done? Affordable Housing is not just Social Housing o  Affordable housing

n  Usually rental, that does not cost over 30% of gross income to those whose income is between 60% and 120% of Average Mean Income in a locality

n  The % of income spent on housing, that will be deemed affordable, can be higher if it is served by public transit, &/or in a walkable neighbourhood, close to shopping and work, so the household doesn’t need a car

o  Workforce housing

n  Affordable to those whose income is between 80% and 200% of A.M.I. in a locality

n  In the lower ranges that will necessarily be rental housing, but in the mid to higher ranges, it can be owner occupied housing

Definitional Issues o  The definitions and criteria for allocation and

eligibility of recipients, governance and management policies, and typologies of housing forms and use, vary widely

o  This housing may or may not be managed by

the government, may include rental or ownership (with restrictions on resale), and may be universal or targeted to particular groups.

General Trends Internationally

n  Housing for “Intermediate sector” and “key workers” well recognized – the “missing middle”

n  History of aspiring for increased Low-Cost Home

Ownership n  Increased government spending through a National

Affordable Housing Program (i.e., UK) n  Increasing sophistication in shared-equity financing

Cases of Multi-Sectoral Partnerships in BC

o Employer Assisted Housing o Community Land Trusts o Shared Equity Financing

Employee Assisted Housing o  Program – rental or homeownership – that

is financed or in some way assisted by an employer

o Most help employees purchase homes, but

they can also provide rental assistance or increase the amount of housing

Whistler Housing Authority , Whistler, BC

n  Combination of price restricted ownership units and managed rental units

WHA Housing o  Rental - Studio

and 1-bdrm. units o  Ownership - 1, 2,

& 3 bdrm. Townhouses

Vancouver Affordable Housing Agency (VAHA) o  Modular

Temporary Housing on sites to be redeveloped

Opting Out of the Market: The Use of Community Land Trusts (CLT)

Community Land Trusts o  A non-profit corporation created to

acquire and hold land for the benefit of a community and provide secure affordable access to land and housing for community residents

o  Dual ownership structure – land + buildings

The Use of Community Land Trusts (CLT): o  Deed Restrictions to Keep Units Affordable in

perpetuity

o  Allow Seller the Appreciation in Building Value and Improvements, but Remove Appreciation in Land Value

o  Fixed Option to Purchase by CLT on Resale o  Specify Class of Qualified Future Buyers

Land Trust Portfolio Project q  Will house broad range of Vancouver residents, from the

most vulnerable to those who need affordable housing o  Land Trust Foundation given 99-year leases on four City-

owned sites o  Foundation is working with co-op and non-profit housing

providers to develop the affordable housing to be operated by the partner

o  Non-profit partners have invested $4M of their own equity to the projects + the City’s land contribution + customized mortgage by Vancity + proceeds of the commercial space sale n  This equity will ensure that these homes remain

affordable over the long-term

Vancouver Community Land Trust

Shared Equity Financing

o  Purchaser benefits from lower mortgage

payments in exchange for sharing any appreciation in the value of their home with another party

o When the unit is sold, residents recoup value appreciation of only their share of the unit to ensure long-term affordability

Verdant, UniverCity, Simon Fraser University, Burnaby,

n  Price restricted ownership and other tools

Multiple Non-Profit Housing Providers Working Together – Storeys, Richmond, BC * Gross capital construction costs: $43 million * 129 units in total * A diverse range of low-income tenants - seniors, people with mental health challenges, women fleeing abuse, people recovering from additions, youth, and families * The site also includes community amenities - a gym, social enterprise space and non-profit offices

Turning point

society

Atira Women's Resource Society

Pathways Clubhouse

Canadian Mental Health

Coast Foundation

Society

Tikva Housing Society

S.U.C.C.E.S.S.

City of Richmond

Government of Canada

BC Housing

Non-profit consortium: Each of the non-profit partners will contribute equity to the project, to

a combined total of $1,950,000.

$26,361,021 capital funding and land lease ($6.5 million estimated land value) for 60 years, + technical staff support

construction financing and mortgage

Organizational Framework $1 million funding through the Homelessness Partnership Strategy CPA

Development

Consultants

Strengths and Weaknesses Successes •  Combined equity of the non-profits and various

government partners •  Collaborative approach that spreads out risk and

increases leadership and commitment from the various actors

Challenges •  Complexity of working with multiple agencies with

differing agendas •  Uncertainty in the process of trying new

approaches

How to Move Forward o  Change in political awareness and cultural thinking -

Only then will there be a reallocation of public and private funds

o  Recognize housing as a right – Right for people to be

decently located and housed o  Continually reassess the underlying values, attitudes and

myths in our planning policies and housing delivery systems

o  Need to ask the right questions including:

Where will our Children live?

THE CITY OF CALGARY'S AFFORDABLE HOUSING ...

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