Bringing Quality Affordable Housing to the Inverness Community. Shean Housing Coali on 2012

Transcription

1 Bringing Quality Affordable Housing to the Inverness Community Shean Housing Coali on 2012

2 Bringing Quality Affordable Housing to the Inverness Community Project Objec ve: To form an Inverness Coali on for Sustainable Housing to develop high quality, energy efficient quality housing for the Inverness District 3 area

3 WHAT WE VE LEARNED 1. The community is at a cri cal juncture - it is our me, to make an investment in our community 2. We re actually being proac ve, planning for our future instead of simply reac ng 3. The growth poten al is obvious - the success of Cabot Links, jobs at the hospital, and further development in the county 4. How a li le seed money can enable great poten al 5. The importance of resolving investment model/structure, structure of organiza on to move the project forward

4 ISSUES/LIMITATIONS 1. Ge ng the investment model/structure worked out - CEDIF? CMHA? DCS? 2. Educa ng public/industry takes me and persuasion 3. Naviga ng tradi onal models - Not For Profit vs For Profit

5 SUCCESSES 1. Community Outreach - Town Hall a endance/presenta ons, new par cipants 2. Establishing the Organiza on - Forming the Shean Housing Coopera ve 3. Documenta on - Living Document in place to track our progress and inform new project par cipants 4. Develop a Prototype - Ini al prototype for 3 bedroom detached house, designed to accommodate downsizing senior and young families, developed as a star ng point, and costed out just above to target point of $175,000 ($ ,000). 5. Land Availability - Iden fied municipal lands for development 6. Collabora on - Numerous es established between the SHC and other organiza ons (i.e. Inverness Area Planning Commi ee, Inverness Energy Commi ee, Cape Breton University, N.S. Housing and Homelessness Network, N.S.Community Services, NSRCF,, etc.)

6 LIVING DOCUMENT EXCERPTS - TABLE OF CONTENTS 1. Ge ng the Story Straight 1.1 Property Ownership Map of Inverness 1.2 Local Profiles 1.3 Preliminary Ques ons 2. Defining the Project (Program) 2.1 Client philosophy, values and goals 2.2 Demographics 2.3 Community goals and concerns 2.4 Site Considera ons 2.5 Space Requirements 2.6 Preliminary Cos ng & Financing Models 2.7 Regulatory Requirements 2.8 Energy & Sustainability 3. Organiza on Planning 5. Design 5.1 Schema c Design Phase Site planning House Prototype Cos ng Stage II 5.2 Community Design Workshop 5.3 Energy Strategy 6. Business Plan 6.1 Financing Ownership model Project Delivery Method 6.3 Management and Opera ons 4. Site Analysis & Development 4.1 Site Map 4.2 Geotechnical Survey 4.3 Site Development & Land Use Bylaws

7 LIVING DOCUMENT EXCERPTS - 1. GETTING THE STORY STRAIGHT 1.1 Property Ownership Map of Inverness Blue indicates municipally-owned land that could be made available for housing developments. The hatched pink zone is the area being developed for the golf course. TOWN OF INVERNESS Land Ownership Company Municipal Government Society or Club Federal Government Provincial Government Religious Organizations Private EVALUATION CRITERIA: The social impacts of its program on the community Local governance will con nuously address Value Proposi on resul ng in increased local investments, stronger local economy, stable popula on across demographic and healthy children living in a proude, vibrant and well connected community. Increasing sustained quality living standards in the community, will result in shared prosperity. INVERNESS The planning impacts of its func on on the local infrastructure Strategic Planning will occur at the local level through a unique for-profit housing coali on formed through Town Hall events, to ensure accountable, transparent and responsive governance for community s needs. The Shean Housing Coali on (SHC) will become formed and registered.

8 4.3 Site Development & Land Use Bylaws According to the Eastern District Planning Commission, in planned areas such as the town of Inverness, it is necessary to obtain a development permit. This permit is required for all new construc on and any change in use of an existing structure. It is confirma on the project is in compliance with the regula ons of the Land Use By-law. Should your proposal not conform to the exis ng Strategy and By-law, it is some- mes possible to amend the documents. The proposed development does not conform to the exis ng zoning designa on according to the Municipal Planning Strategy, so an applica- on will need to be sent to apply for rezoning, to accommodate a proposal which is not permi ed in the current zone but was an cipated in the Strategy. A By-law amendment is a text amendment to the Land Use By-law in which another use may be added to a zone or regula ons for development may be added, altered or deleted. All amendments must be in conformity with the Strategy. The municipality is currently revisi ng this Strategy and an advisory board established - it remains to be see whether or not a rezoning will be granted while this process is underway. an applica on for rezoning must be in wri ng from the property owner and should describe the loca on of the property, the current use and the proposed use. If applicable, a preliminary site plan may also be requested. For a rezoning and Development Agreement, Council also considers whether the proposal conforms to the requirements contained in the Land Use By-law pertaining to: the type of use; the height, setback and yard requirements of the proposed use; access and egress from the site and parking; open storage; signs; and any other ma ers of planning concern. The process may take an average of 3 to 6 months, but in cases where outside advice must be sought, for transporta on, environmental or financial implica ons of the proposal, the process may be longer. There is a $200 fee for a rezoning applica on.

9 LIVING DOCUMENT EXCERPTS - DESIGN 5.1 Schema c Design Phase Site planning House Prototypes

10 LIVING DOCUMENT EXCERPTS - DESIGN Site planning The site at the top of Hillcrest is easily accessible for sewer and water. Road access is limited to the northern corner that touches Hillcrest Ave. Whether or not there would be service access from the arena site will influence planning the circula on on site, servicing the pellet boiler, maintenance vehicles, waste pickup and fire protec on. Figure a shows the view down Hillcrest toward town and the water from the northern corner of the site. Figure b show the southwest edge of the site from the arena. Figures c and d show the density of the wooded lot and the swampy condi ons that are found in various loca ons. When the lot is surveyed these condi ons will be detailed on the site plan in order to be er inform the future layout of the houses. C-3 CAMPBELL ST 6" THE SITE Services QUINCY ST TITLE PBELL STREET EXTEN Road access Servicing (fire, waste, pellets) Sewer Water Power HILLCREST ST FOREST STREET EXTEN DUSTY LANE CELTIC DR CHURCH ST MACISAAC ST JOES LANE TITLE TITLE DEAGLES LANE R-3 HOSPITAL ST FOREST ST MACISAAC ST VARNIERS LANE 8" Water Cast Iron R-1 8" Water O-1

11 LIVING DOCUMENT EXCERPTS - DESIGN Site planning a c b d f e A series of different site plan configura ons: a) Conven on lot divisions with central cul-de-sac. b) central cluster, perimeter laneway and parking c) staggered row houses, perimeter laneway and private parking d) Perimeter detached, perimeter laneway and private parking e) Central cluster semi-detached, common parking f) demonstra on of network heat distribu on All examples shown include a common building, central playground (except a) and vegetable garden (except a)

12 LIVING DOCUMENT EXCERPTS - DESIGN Site planning Common Areas It does indeed take a village to raise a child. A central common area that foster family ac vies, a place where children can play under the watchful eyes of parents and the neighbourhood is an essen al core to vibrant community. Older genera ons are energized in the presence of youth, and young benefit from the wisdom and a en on from elder residents, and in turn young parents benefit from these rela onships in the raising of their children. A common area such as this works best by being as visible as possible from the surrounding residences. A parent is more willing to entrust their child playing in the company of other children while tending to their garden, if the play area is in plain view. Community garden areas also generate interac vity between residents and coincide nicely alongside other common facili es and engagement. The scale of this project makes this an ideal opportunity for such in mate common areas.

13 LIVING DOCUMENT EXCERPTS - DESIGN House Prototypes 1200 sq, one and a half Three bedrooms, 2 bath Southern orienta on 30 o angled roof for ac ve solar gain Controllable Clerestory windows for direct gain and natural ven la on strategy PV Panels Second floor: Gallery and access to clerestory windows 2 bedrooms Shared bathroom Main floor: Family room with generous ceiling height Kitchen and ea ng area Main floor bath Southern exposure Natural dayligh ng

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15 WHERE WE GO FROM HERE 1st Phase - Establishing the need, promo ng the cause, iden fying the site, designing a prototype and se ng up the organiza on NEXT PHASE - hiring an internal staff person to address the following: - develop a business plan, survey, acquire list of poten al tenants - further develop the Shean Housing COOP into 2 segments - Not For Profit and For Profit - further research into the Saskatoon Model (where municipal taxa on can be the vehicle used to allow a ci zen to become a homeowner) DID WE MEET OUR GOALS YES & NO There is more learning to do. It is ongoing. As one piece of informa on is unveiled it brings forward new necessity for informa on and research MOST INNOVATIVE ASPECT 1. Collabora on - As a necessary piece to enable assets - Land, Community 2. Belief in the project - that the populace & the municipality believe this is a valuable investment