CITY OF REGINA
MAYOR’S HOUSING SUMMIT
POCKET
SUITES
A pilot project as an
alternative for SROs in
Winnipeg, Manitoba
Presented by
Paul McNeil
MMM Group
May 2013
POCKET HOUSES | September 2011
Presentation Outline

Background

The Need / Context

The Concept

Physical Details

Planning Issues

Our Role / Partners

Lessons Learned
◄ Photo: 154 Kate Street Site
POCKET HOUSES | September 2011
Introduction & Background
Historical Context
Photos: Chicago Historic Society

POCKET HOUSES | September 2011
Introduction & Background
Historical Context
– Detroit rooming
House owner
buttons Gordie
Howe’s collar,
c. 1951
Photo: Mclean’s, May 2003

POCKET HOUSES | September 2011
Introduction & Background

Current Context
– Hotel McLaren
on Main Street,
Winnipeg
POCKET HOUSES | September 2011
Introduction & Background

Current Context
▲ Winnipeg Free Press,
April 2002
CBC News Online,
December 2006 ►
▲ Winnipeg Sun Online, July 2011
POCKET HOUSES | September 2011
The Need
Percentage of One-Person Households

Winnipeg
West Broadway
Low-income single
persons in
Winnipeg’s innercity
West Alexander
St. Matthews
Spence
Daniel MacIntyre
Centennial
0%
20%
40%
60%
80%
POCKET HOUSES | September 2011
The Context
Winnipeg

Winnipeg has many
large older homes in
central
neighbourhoods

Inner-city land values
are generally low
POCKET HOUSES | September 2011
Lot Inventory

Derelict houses are
abandoned

City acquires them
through tax arrears

The City demolishes the
derelict houses

Resulting inventory of
vacant, narrow lots
POCKET HOUSES | September 2011
Making Entry-Level Housing Affordable
OPTIONS:
1. Provide housing
subsidies
2. Enhance skills to
increase earning
potential
3. Reduce the cost of
construction – small
footprint
POCKET HOUSES | September 2011
The Concept
GOAL

To create small,
affordable, selfcontained apartment
units for single persons
as an alternative to
rooming houses
(SROs)

To build on vacant infill
lots in Winnipeg’s older
neighbourhoods
POCKET HOUSES | September 2011
Our Partners

SAM Management

Canada Mortgage and
Housing Corporation

Winnipeg Housing &
Homelessness Initiative

City of Winnipeg

Cohlmeyer Architects
POCKET HOUSES | September 2011
The Planning Issues




Land Acquisition
Location – Services &
Amenities
Neighbourhood
Consultation
Approvals – Zoning &
Variances
◄ Photo: Vacant
KateHOUSES
Street Site
POCKET
| September 2011
The Physical Details

Two storeys, each with
8 units

Designed to fit on
30’-wide lots

Average size 220 sq. ft.
per unit

No common space,
separate entrances,
private washrooms

Included basic
furnishings
POCKET HOUSES | September 2011
▲ Main Level Plan
Barrier-Free Plan ►
POCKET HOUSES | September 2011
Drawings: Cohlmeyer Architects
Barrier-Free Floor Plan (50% of suites)
Site Photos
▲Front View
▲Rear View
POCKET HOUSES | September 2011
Interior Photos
POCKET HOUSES | September 2011
Interior Photos
POCKET HOUSES | September 2011

Total Project cost
(4 buildings – 32
suites) $1.75 M

Cost per building
$437.5 K

Cost per suite
$54,700

All-up cost including
parking &
landscaping:
$225 / sq. ft.
POCKET HOUSES | September 2011
Photo: Cohlmeyer Architects
Development Costs (2006 Construction)
Financing

Land (City of Winnipeg)
– $25,000 value per lot
– $1 sale price per lot

Grant: $1.038 M
Winnipeg Housing & Homelessness
Initiative (WHHI) 59% of Total Project
Cost

Mortgage $712,000
41% of Total Project Cost
POCKET HOUSES | September 2011
Rent Structure

In 2007 – 50% Rent-to-income
assistance by WHHI
Now – 100% Rent-to-income

In 2007, rent was $350/mo.
Now $409/mo.

Need $425 to break even
POCKET HOUSES | September 2011
Tenancy Experience

25% of units are
Community
Mental Health
accounts

Currently 36
male and 6
female tenants

7 original tenants
(22%)

An average of
nearly 8 evictions
perPOCKET
year
HOUSES | September 2011
Lessons Learned – Tenancy Issues

Security an issue – no
supervision and no way to
control access

Universal access & mobility
units not practical – too small

Need a tenant relations /
support worker to do monthly
visits
POCKET HOUSES | September 2011
Lessons Learned
If we were to do it again?

Cluster several Pocket Houses
within a two-block radius and
have one on-site caretaker

To reduce costs, explore a
simplified design and options
for modular construction

Seek 100% capital grant
POCKET HOUSES | September 2011
In Summary

Well received by
the community
and general
public

Need is still
clearly evident

Capacity is
available to build
more Pocket
Houses
◄ Photo: Christine Melnick former Minister of
Housing on Opening
July 2006
POCKETDay,
HOUSES
| September 2011
Thank you
Questions
and
discussion
Photo: Cohlmeyer Architects

POCKET HOUSES | September 2011