Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis,...

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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

Transcript of Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis,...

Page 1: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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Context and Motivation: Three Disturbing Societal Trends

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• 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

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HOW DO YOU SEE YOUR CONTRIBUTION TO A STRONGER SOCIETY?

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• 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!

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Approaches for Addressing Segregation & Inequality

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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

Page 5: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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”?

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The Power of Mixed-Income Communities

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• 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

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HOW WOULD YOU DEFINE SUCCESS FOR A MIXED-INCOME COMMUNITY?

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Mixed-Income Success

Attract and

Retain

Revitalize

Nhood Transfor

m

Housing

Site

Avoid

Displace-ment

Economic

Mobility

Social Inclusion

Page 9: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

Mixed-Income Success

Attract and

Retain

Revitalize

Nhood Transfor

m

Housing

Site

Avoid

Displace-ment

Economic

Mobility

Social Inclusion

Page 10: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

Mixed-Income Success

Attract and

Retain

Revitalize

Nhood Transfor

m

Housing

Site

Avoid

Displace-ment

Economic

Mobility

Social Inclusion

Page 11: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

Mixed-Income Success

Attract and

Retain

Revitalize

Nhood Transfor

m

Housing

Site

Avoid

Displace-ment

Economic

Mobility

Social Inclusion

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Mixed-Income Success

Attract and

Retain

Revitalize

Nhood Transfor

m

Housing

Site

Avoid

Displace-ment

Economic

Mobility

Social Inclusion

Page 13: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

Mixed-Income Success

Attract and

Retain

Revitalize

Nhood Transfor

m

Housing

Site

Avoid

Displace-ment

Economic Mobility

Social Inclusion

Page 14: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

Mixed-Income Success

Attract and

Retain

Revitalize Nhood

Transform

Housing

Site

Avoid

Displace-ment

Economic

Mobility

Social Inclusion

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Increasing Mixed-Income Success: Site Transformation

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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

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Increasing Mixed-Income Success: Revitalize Neighborhood and Integrate with Site

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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

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Increasing Mixed-Income Success: Avoiding Displacement of Low-Income Residents

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Strategies:

• Build first, Phased redevelopment

• High, early investment in resident engagement

• Trauma/Healing-Informed Approach

Examples to Learn From:

⮚ HOPE SF, San Francisco

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Increasing Mixed-Income Success: Attracting and Retaining Higher-Income Residents

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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

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Increasing Mixed-Income Success: Inclusive Social Dynamics

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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

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Increasing Mixed-Income Success: Economic Mobility

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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

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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

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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

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WHAT IS ONE TAKEAWAY FOR YOUR EVERYDAY WORK?

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Page 24: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

John Brendan McEown

Development Strategies

March 26th, 2019

Mixed Model Development in the BC Context

Regeneration Forum 2019

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TOPICS FOR DISCUSSION

Provincial Housing Programs

Case Studies

Challenges and Benefits of Mixed Income and Use

Development

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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

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Indigenous People

REGIONAL BREAKDOWN

REGION # of PROJECTS

Interior 11

Van Island 13

North 17

Fraser 8

Van Coastal 8

Totals: 57

Page 28: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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.

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How is Mixed Income and Use Development being incorporated into these different programs?

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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

Page 31: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

Page 32: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

Page 33: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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.

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Page 35: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

Page 36: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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Page 38: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

Benefits and Challenges of Mixed Model Development

• Are these developments

inclusionary? And does anyone

check if they are?

• Neighborhood Impacts

• Economic Impacts

Page 39: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

Contact Info:

John Brendan McEown

Senior Development Manager

Development Strategies

E: [email protected]

D: 604.363.2334

Page 40: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

Promises and Perils

Mixed Income Housing

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Page 41: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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Page 42: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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Page 43: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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.

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Page 44: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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.

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Page 45: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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Page 46: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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Page 47: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

River Ridge

A few of our properties

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Page 48: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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Page 49: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

Anson House

(136 Anson Street) 49

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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)

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Saunders Court

(130 Anson Street) 51

Page 52: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

Trailview Terrace

(40 Rabbit Street) 52

Page 53: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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Page 54: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

Bradburn House

(293 London Street) 54

Page 55: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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Page 57: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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Page 58: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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Page 61: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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

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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

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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

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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.

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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.

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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

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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

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Page 68: Successful Mixed-Income Communities: A Crucial Ingredient ...€¦ · Pruitt-Igoe Homes St. Louis, 1972 Regent Park Toronto, 2016. We define mixed-income communities broadly as neighborhoods

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.

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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

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