Radical redevelopment pitched for east end
Developers propose working with CityHousing on mix of social housing, townhouses, condos
CityHousing Hamilton is exploring an unprecedented east end redevelopment pitch to transform Roxborough school and nearby social housing into a mixed-income community of hundreds of townhomes, apartment units and condos.
The public-private vision is being floated by developers who bought the closed school, which sits in a neighbourhood full of nearly 60-year-old row houses and bungalows owned by the city’s social housing provider.
The original plan was a simple residential redevelopment of the school site, said Tim Welch, consultant for partners Urbancore Developments, builder Carriage Gate Homes and property manager Effort Trust. But after talks with the ward councillor, the group decided to approach CityHousing about developing “a master plan for the whole neighbourhood,” he said.
The proposal would combine the school and nearby social housing into a 13-acre parcel south of Roxborough Park that could host up to 500 housing units, depending on building density and height.
The partners envision a mix of rental and owned townhomes, stacked townhouses and apartments with a range of rents and prices designed to ensure a net increase in affordable housing, Welch said.
Ward Coun. Sam Merulla called the private-public partnership a “new model to eliminate the housing crisis” in the city. “I don’t recall a project like this ever being pitched in the lower city,” he said.
Merulla argued cash-strapped public agencies can’t afford to maintain existing buildings, let alone add units to ease an affordable housing wait list of 6,100. “This is a chance to have the private sector profit and simultaneously build the necessary new housing stock.”
The city’s social housing agency, which is also contemplating redevelopment of a townhouse complex in the North End, is under increasing pressure to avoid “ghettoizing” low income residents.
A mixed income neighbourhood is one that tries to reflect the demographics of the city as a whole, said Sara Mayo, a social planner with the Social Planning and Research Council.
So for example, if one in five residents live close to the poverty line, a mixed income neighbourhood would offer affordable housing options for 20 per cent of the population.
“The best neighbourhoods have housing opportunities for residents of all incomes, as well as services, schools and supports that allow people to age in place,” she said.
CityHousing CEO Tom Hunter called the Roxborough proposal a “potentially transformational” development.
But he warned the agency has only begun talking to the developers about the feasibility of such a partnership — and what, if any financial contribution is expected of the agency.
It would also be challenging to accommodate residents during a full rebuild, he said, and the provincial government would need to sign off on changes to subsidized housing.
The agency needs to spend $1.5 million over the next two years on needed renovations to many of its Roxborough-area townhomes.
It has also applied for provincial permission to sell dozens of single family homes, including some damaged, vacant units.
Mark Graves, who lives in a CityHousing townhouse off Reid Avenue, said he would support a rebuild that added more housing, noting his parents are on a waiting list for affordable housing in the neighbourhood.
“Some of these places need a lot of work and there are obviously more people looking than there are places to live,” he said.
Lisa, whose townhouse backs on to the old school, said she would welcome a redevelopment provided she was guaranteed a spot in the reconstructed neighbourhood. “These places are falling apart. Right now they’re fixing things in my unit with Band-Aids,” said the CityHousing resident, who didn’t want to criticize her landlord using a full name.
Welch said if the partnership goes ahead, “phased development” over three to five years should minimize disruption for residents. If early talks suggest the plan is technically feasible, a formal report would go to the housing agency’s board.
If not, Welch said the development group expects to move ahead with a project on the school site alone.