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M19 - Guide to Good Housing Design
Good Social Housing Design GWYN SYMMONS, MCIP, RPP
BCNPHA Conference | November 2015
Looking Forward
Common Problems: Past & Present
Key Guiding Principles
Housing Continuum
Shelter Design
Supportive Housing
Family Housing
Seniors Housing
Presentation
Looking Forward
Mixed income social housing launched in mid 1970s
Operating agreements & mortgages expiring
Society consolidations
Major opportunities for renewal – redevelopment
Changes at federal level may bring new initiatives
Opportunities for partnerships
Looking Forward
SPECIFIC CHALLENGE
Social housing now serving clients with far more complex needs than in 1970s, such as:
Substance abuse
Mental illness
Conditions associated with aging (dementia, Alzheimer’s)
Common Problems
1. Failure to understand clients’ needs
2. Architectural statements Architectural ideology
& fashions
Architects’ and other egos
3. Government crusades & standards Meeting targets, maximizing
numbers & densities
Unit sizes
Energy conservation
Design fashions
4. Poor construction standards Design Build
Design Bid Build
Architectural Statements
Architectural Statements
Architectural Statements
Government Standards
Government Standards
“Owing to the present cost of materials and labor, it
is imperative that as small space as possible be
devoted to Halls, Stairs, etc., and the provision of a
den or sewing-room, while very nice, is rather too
costly. Various other minor items, such as hardwood
floors, storm sash, shutters, imported stone, 2
chimneys, heavy roofing felt, double floors for
bedrooms, flooring the whole area of roof space”.
BUREAU OF MUNICIPAL AFFAIRS
Housing Branch, Office of the Architect
December 17th, 1919
Common Problems – Impacts
Approval problems
Social stigma
Premature social obsolescence & higher turnover, or change of clientele to those with less choice
Physical obsolescence – higher maintenance costs or early redevelopment
Key Guiding Principles
Social housing clients want what the rest of us want:
Safety and security
Adequate space that works for them – indoors and out
A warm, residential feel
Neighbourhood integration – avoid stigma
Affordability
OTHER CONSIDERATIONS
Design that meets specific needs, (e.g., families, seniors, etc.)
Durability
Consultation with future residents always helps
Key Guiding Principles
NEIGHBOURHOOD INTEGRATION
Approvals always a challenge
Check out the neighbourhood
Design to integrate – not to stand out
Consider colours, materials, window proportions
Avoid looking institutional
Housing Continuum
Fee simple, strata ownership, shared equity ownership (e.g. mobile home
on land).
Private housing make up most rental housing.
Majority of purpose-designed
buildings date prior to 1990.
Includes secondary suites.
Rental Assistance Program (RAP)
Shelter Aid for Elderly Renters
(SAFER)
NONE
Non-profit housing providers offer permanent
housing in purpose-designed
buildings, or in scattered sites, with ongoing supports for
people who are not able to live independently.
Includes seniors assisted living.
Non-profit housing providers
offer stable housing as a step between shelters
& permanent housing.
Period of 2-3 years, with
support services provided on or
off-site.
Government funds mats for
overnight stays in churches & other
location s .
November to March
Non-profit housing providers
& faith-based groups offer
temporary shelter, food & other
services.
Most shelters are open 24/7,
provide 3 meals/day & support
services.
Short stay of 30 days or less.
Social or Subsidized housing requires ongoing
government subsidies to reduce rents
for low income households.
Operated by non-market
housing providers, BC Housing & cooperatives.
LEVEL OF GOVERNMENT FINANCIAL ASSIS TANCEHIGH
YEAR-ROUND EMERGENCY
SHELTERS
TRANSITIONAL HOUSING
SUPPORTIVE HOUSING
SEASONALSHELTERS
SOCIAL HOUSING
MARKET RENTAL
HOUSING
HOME OWNERSHIP
RENTAL ASSISTANCE PROVIDED IN PRIVATE
MARKET
NON-MARKET MARKET
TY
PE
SF
OR
MS
Housing Continuum
Shelter Design
Shelter Design
Temporary accommodation Ideally gateways to permanent housing, services,
employment, education
Challenging environment – nature of homelessness
Some key common design principles/ features, BUT designs need to recognize different shelter users: Youth, women, individuals who are “using”, Aboriginals, LBGTQ
PRINCIPLES
Safe access
Safe shared spaces
Safe sleeping areas
Privacy
Dedicated safe space for women
Design for safety must be matched by safe operations.
Shelter Design
Shelter Design
KEY DESIGN CONSIDERATIONS
Exterior lighting – entrance, street, outside spaces
Access to the shelter – entrance width & surveillance
Lobby/foyer
Space is important; queuing inevitable; avoid crowding
Sight lines
Shelter Design
ADDITIONAL DESIGN CONSIDERATIONS
Avoid entrapment spaces
Staircase design & surveillance alarms
Shared program, gathering & recreational spaces – space & sight lines
Washroom access
Spaces for women-only programming
Access to safe & secure sleeping areas
Shelter Design
ROCK BAY LANDING
Building design based on core design principles
Safety & security of neighbours, staff & clients (CPTED)
LEED® Gold
Designed & built to allow for future conversion of shelter units into permanent, supportive housing
Shelter Design
ROCK BAY LANDING FEATURES
Completed in 2010
84 shelter beds for men & women
2 shelter units for families
9 rooms for up to 27 women
Includes 23 transitional housing units
Shelter Design
ROCK BAY LANDING FEATURES
5 floors
Ground & second floors are program spaces
Floors 3-5 are residential
5,000 sf outside courtyard space & off-street access
Shelter Design
ROCK BAY LANDING FEATURES
Well-lit exterior
Off-street & day storage for client belongings, bikes & carts
Large inside gathering spaces
Training, education & counseling spaces
ROCK BAY LANDING Ground Floor
ROCK BAY LANDING Second Floor
Shelter Design
ROCK BAY LANDING BUILDING DESIGN
ROCK BAY LANDING Third Floor
Shelter Design
ROOM SIZE & CONFIGURATION
Major design issue
Short-term accommodation, but avoid “warehousing”
Avoid bunk beds; minimize beds per room
Format for washrooms always an issue
Shelter Design
ROCK BAY LANDING ROOM LAYOUT
Shelter Design
ROCK BAY LANDING ROOM LAYOUT
Shelter Design
ROCK BAY LANDING
Shelter Design
ROCK BAY LANDING DESIGN FEATURES FOR WOMEN
Monitored & controlled entrances
Separate lock-off elevator access
Required additional fire exit
Staircases for fire exit only
Entrapment risk mitigated by combination of design & operational measures: alarmed, well-lit, cameras, residents advised not to use
Shelter Design
ROCK BAY LANDING DESIGN FEATURES FOR WOMEN
Electronic key access to each room
3 beds per room with lockers & bathroom, including shower
Cameras in corridors, not in rooms
Open, bright & clean
Shelter Design
ROCK BAY LANDING
Shelter Design
POWELL STREET WOMEN’S SHELTER
NSDA Architects, Kinetic Construction,
Bob Matheson (Photographer) The Bloom Group
Shelter Design
POWELL STREET WOMEN’S SHELTER
NSDA Architects, Kinetic Construction,
Bob Matheson (Photographer)
Shelter Design
POWELL STREET WOMEN’S SHELTER
NSDA Architects, Kinetic Construction, Bob Matheson (Photographer)
Supportive Housing
Supportive Housing
Housing for homeless/homeless at risk
Often viewed as transitional, but may well be permanent
Some key issues:
Building size
Unit size/design
Facilities & services
Security
Supportive Housing
BUILDING SIZE
Responding to scale of need
Economics & site opportunities
Neighbourhood issues & integration
Social mix & scale
Larger buildings can be challenging to manage
Supportive Housing
UNIT SIZE/ DESIGN
Livability
Site location, size and shape impacts
350-375 sf should be minimum unit size
Smaller units challenging - furniture layouts, storage
Aging and mobility impairment
Social obsolescence
Supportive Housing
OTHER CONSIDERATIONS
Durable hardware, closet doors, drains in bathroom floors
Building facilities: dining, kitchen, meeting, computer spaces, etc.
Outside facilities: smoking area, gardening, etc.
Supportive Housing
Supportive Housing
OLYMPIC VISTA (Victoria Cool Aid Society)
Burrowes Huggins Architects
Supportive Housing
DOWNTOWN VANCOUVER
CAMAS GARDENS (Pacifica Housing, Victoria)
Low Hammond Rowe Architects
Supportive Housing
SANDFORD APARTMENTS (Sandford Society)
NSDA Architects
Supportive Housing
SANDFORD APARTMENTS (Sandford Society)
NSDA Architects
KARIS PLACE (More Than A Roof Housing Society)
Supportive Housing
NSDA Architects
KARIS PLACE (More Than A Roof Housing Society NSDA)
Supportive Housing
NSDA Architects
Supportive Housing
FACILITIES & SERVICES
CAMAS GARDENS, Pacifica Housing, Low Hammond Rowe Architects
Family Housing
Family Housing
Townhouses provide best environment; more viable in smaller communities
Apartments common form in Lower Mainland - difficult land availability/cost
Overall design principles apply
Units designed for the size of the family
Design for all ages, including children, teenagers
Family Housing
Interior space Bedroom sizes
Teenagers need space
Areas for computer use & storage are important
Outside space Play areas
Elevator & corridor spaces
Family Housing
APARTMENTS
Family Housing
APARTMENTS
Family Housing
APARTMENT LAYOUTS
YWCA Cause We Care House Two-Bedroom Unit
DIALOG Partners, Architects
Family Housing
APARTMENT LAYOUTS
YWCA Cause We Care House | Three-Bedroom Unit DIALOG Partners, Architects
Family Housing
TOWNHOUSES
Immediate access to ground
Can accommodate lots of children
Various forms to increase density
Increasing density, maintaining advantages
“Regular”
Narrow front
Stacked houses
Family Housing
TOWNHOUSES (Regular)
VERGO Capital Region Housing Corporation,
Low Hammond Rowe Architects
Society of Hope
Family Housing
TOWNHOUSES (Regular)
LEVEL 1 LEVEL 2 LEVEL 3
VERGO, Capital Region Housing Corporation, Low Hammond Rowe Architects
Family Housing
TOWNHOUSES (Narrow Front) THE TERRACES, Capital Region Housing Corporation Bas Smith Architect
Family Housing
TOWNHOUSES (Narrow Front)
THE TERRACES Capital Region Housing Corporation Bas Smith Architect
Family Housing
TOWNHOUSES (Stacked)
THE TERRACES, Capital Region Housing Corporation Bas Smith Architect
Family Housing
TOWNHOUSES (Stacked)
THE TERRACES Capital Region Housing Corporation Bas Smith Architect
Seniors Housing
Seniors Housing
ISSUES OF AGING
Magnitude of aging population
Growth in number of very elderly
Health
Independence & accommodating technology
Seniors Housing
ISSUES OF AGING
We are living longer
For first time in Canada, more people 65+ than those 0 to 14 years
Trend projected to continue 0
2
4
6
8
10
12
0 to 14 years
65+
Source: Canada’s population estimates, July 1, 2015
Mill
ion
s o
f P
eop
le
Number of Canadian Seniors to Youth Under Age 14
Seniors Housing
Growth Rate by Population Group 1984-2014
4%
6%
0%
2%
1%
15%
22% 54%
94%
120%
112%
95%
111%
86%
101%
153%
240%
0 to 4
5 to 9
1 to 14
15 to 19
20 to 24
25 to 29
30 34
35 to 39
40 to 44
45 to 49
50 to 54
55 to 59
60 to 64
65 to 69
70 to 74
75 to 79
80 to 84
85+
Source: Population Variation by Age Group Between 1984 and 2014, Statistics Canada
OVER 80 POPULATION
Highest population growth rate is for those 85+ (240%) compared to all population sub-groups
Accelerating aging population
Seniors Housing
THE IMPACTS OF AGING
Most will want to stay in own homes & out of institutions/special seniors projects
Increasingly aging as couples
Perhaps one person has health problems
Will not want very small units (hobbies/children/grandchildren/stuff)
Couples sleeping separately
Gardening as an interest
Seniors Housing
THE IMPACTS OF AGING
Increasing emphasis on personal health management
Older people will be fitter & healthier longer, but there are many challenges
Dementia & Alzheimer’s
Dementia major cause of disability for 65+
Dementia numbers could double by 2036
Mobility impairment
Seniors Housing
THE IMPACTS OF AGING
Technology will support seniors’ independence
Technology & robotics in the home – transformative
Medical monitoring & remote counseling
Personal mobility a high priority & will be maintained
Scooters already here. Expect to more in number & design – parking issues!
Electric bikes are coming.
Seniors Housing
THE IMPACTS OF AGING
GiraffPlus – telepresence robot that monitors activities in the home using a network of sensors
Seniors Housing
CONSIDERATIONS
Space will become more important
Bachelor units will become increasingly difficult to rent
One-bedroom units more costly, but more viable in longer term
Include some two-bedroom units, or one-bedrooms large enough for two people
Seniors Housing
CONSIDERATIONS
Natural light & orientation – good-sized windows
Storage designed for disability
Facilities – flexibility to become supportive housing
Multi-purpose rooms
Dining room
Scooter parking
Seniors Housing HUSTWICK PLACE, Parksville Lions Housing Society
Joe Newell, Architect
Seniors Housing
Apartments
Larger area around elevators
DROP
EDGE BLACKTOP
BUILDING
WA
LK
WV
WV
LAMPLAMP
CONCRETE SIDEWALKCONCRETE SIDEWALK
CB
UTILITY POLE
WALK
SHED
15.26
14.66
14.62
16 .06
15 .86
15.41
15.15
14.90
15.89
15.82
15 .89
15.71
15.23
15 .11
15 .08
15 .09
14 .94
14 .96
15.1015.0
3
15.07
15.02
15 .06
15.20
15 .09
15.22
15.18
15.31 15 .1
9
15.19
15 .24
15 .23
15.18
15.16
15.30
15.28
15.13
15.68
15.53
15.60
15.75
15 .81
15 .66
15.67
15.72
15 .76
15 .71
15 .73
15 .88
15.89
15.74
15.74
15.78
15.78
15 .73
15 .72
15 .87
15 .70
15.56
15.72
15.85
15.76
15.82
15 .88
15 .83
16.03
15.89
16.00
16.14
15 .72 15.6
8
15 .88
15.97
15.88
15.90
15 .94
15 .85
15.81
15.32
15.32
15.60
15 .33
15 .18
15 .14
15 .11
15.87
BUILDING
GARAGE
GARAGE
SHED
GARAGE
30
29
28
1
2
3PLAN 1565
PLAN 1565
PLAN 1565 PLAN 1565
PLAN 1565
PLAN 1565
DROP
DROP
CURB & GUTTER
DROP
CENTRE LINE
WALK
BT
CONCRETE DRIVEWAY
CE
NT
RE
LIN
E
DROP
BL
AC
KT
OP
PA
RK
ING
CURB & GUTTER
WATER
METER
CEDAR HEDGE
350 PLUM
300 PLUM
300 PLUM
IRRIGATION V
ALVE
350 MAPLE
300 MAPLE
60 MAPLE
70 MAPLE
50 MAPLE
60 MAPLE
60 MAPLE
100 MAPLE
IRRIGATION V
ALVE
IRRIGATION V
ALVE
14.33
15.71
15.47
15.46
15 .62
15.18
15 .09
15 .11
15.05
14.96
14 .95
15.00
14.81
14.82
14 .70
14.54
14.45
14.44
14 .46
14.36
14.30
14 .37
14.22
14 .67
15 .12
15 .68
15.32
15 .46
15 .42
15.28
15.25
15.38
15.30
15.17
15 .26
15.10
14 .88
15 .03
14 .76
14.62
15 .68
15 .51
15.16
14 .85
14.75
14.79
14.70
14 .11
14 .17
14.30
14.64
14.36
14.58
14.45
14 .58
14.33
14 .26
14.16
14.33
15.07
14.39
14 .07
13.86
13.94
14 .20
14.48
14.99
15.16
14.10
14 .21
14 .06
14 .01
14 .20
14.58
14 .52
14 .17
14.71
15.31
15.39
15.48
15 .61
15.77
15 .86
15 .36
15 .41
15.37
15 .29
15.29
15.24
14.78
15 .25
15 .26
15.21
15.15
15 .20
15.26
14.59
14 .83
15.22
15.43
15 .77
15.85
15.9215.8
515 .78
14.04
13 .85
13.77
15 .58
14.48
15 .58
IRRIGATION V
ALVE
CB
WV
CB
800 GRATE
800 GRATE
800 GRATE
800 GRATE
800 GRATE
800 GRATE
39.240
39.249
15
.24
61
5.2
46
39 .257
15
.24
31
5.2
43
598.4 Sq.m.
598.2 Sq.m.
ED
GE
GR
AV
EL
LA
NE
ED
GE G
RA
VE
L L
AN
E
EDGE BLACKTOP
14 .89
15.07
14.49
14 .31
GARAGE
ELEVATIONS AND GRID BEARINGS ARE DERIVED FROM CITY OF PARKSVILLE ISA #32 DATUM.
0
Scale 1:100 All Dimensions are in Met res and decimals t hereof
1 2 4 6 8 10
JULY 27, 2009
JE ANDERSON FILE 60400-1
SAN MH
150 N INV 12 .54
100 SE INV 12 .68
100 SW INV 12 .89
N RIM 14.45
Amenity Space550s.f.
CRU #1425 s.f.
Elev. Mach.Room
ScooterStorage
ElectricalRoom
MechRoom
CRU #2542 s.f.
CRU #3505 s.f.
CRU #5398 s.f.
Commercial SpaceTotal Floor Area
3,342 s.f.(314 m2)
SprinklerRoom
custodialstorage
lobbyCRU #7437s.f.
CRU #6505 s.f.
up
up.
CRU #4530 s.f.
typical 2' x 3'garbage tote
typical 2' x 3'garbage tote
typical 2' x 3'garbage tote
typical 2' x 3'garbage tote
typical 2' x 3'garbage tote
typical 2' x 3'garbage tote
5.0[5]
Pad MountedHydro Transformer
N
Jensen Avenue
Weld
Str
eet
Proposed Front Yard Setback
Proposed Int. Yard Setback (after lane dedication)
100 DECID
UOUS
250 DECID
UOUS
15 .94
14 .70
15 .51
15.16
14.64
14.58
14 .52
14.78
14.49
14 .94
15.15m
15 .15
14.73m
1.2[1.2]
15.15
15.15
15 .68
15 .36
15 .15
15.15
1.4[1.4]
15.66m
15.18 m 14.33 m
15.45 m
15.6
5 m
15.59 m
15.3
2 m
15.5
5 m
15.85 m
15.55 m
15.55 m
15.55 m
15.4
m
15.55 m15.55 m
Hydro Kiosk
15.55 m
New cedar fence, 1.5 meters high along property line abutting Residential Zoned property
0.5 meter wide dedicated strip for Lane widening.
1.2[1.2]
5% 4%2 risers
Required Rear Yard Setback
4.0[4]
7.6[7.6]
2 3 4 8 9 1 10 5 s/c 6 s/c 7
1.1[1.1]
Proposed Rear Yard Setback
1.0
m7.5
5.8
3.0 3.0 3.0 3.0 1.0
garb
age
& r
ecyc
ling
2.8 2.5
serv
ice la
ne
15.55 m
New cedar fence, 1.5 meters high along property line abutting Lane
17.1
Scale: 1:150m
Date: 2009.09.21 Joe Newell Architect Inc612 Yates Street, VictoriaBC, V8W 1K9p. 250.382.4240, f. 250.382.5733e. [email protected] Serve
HUSTWICK PLACE, Parksville Lions Housing Society Joe Newell, Architect
Seniors Housing
Bas Smith, Architect Joe Newell, Architect Joe Newell, Architect
Seniors Housing
ROSE MANOR REDEVELOPMENT, Oak Bay Kiwanis Rose Manor Society
Bas Smith, Architect
Seniors Housing
PINEWOOD VILLAS, Society of Hope (Lake Country BC)
Seniors Housing
WOODSDALE PLACE, Society of Hope (Lake Country BC)
Seniors Housing
CAREY PLACE, Baptist Housing Society (Saanich BC)
A Word on Procurement
Select architect/design consultants who will listen & have experience
Design Build
Contractor hires design consultants to complete drawings
Can work but need solid “Statement of Requirements” upfront
A Word on Procurement
Design Bid Build
Owner contracts design consultants & tenders drawings
Conventional & works, but need good drawings, coordination & avoidance of “scope creep”
Construction Management At Risk
Contractor comes on as team member during design, tenders trades & assumes contract
Need engaged Construction Manager, but can work very well
Conclusion
Remember, social housing clients want what we all want
Good social housing design helps:
Meet residents needs & minimizes turnover
With approvals & avoiding NIMBY
With neighbourhood integration & avoiding stigma
Avoid social obsolescence
Avoid unnecessarily high maintenance costs, or premature physical obsolescence
Terese Andersson, Photographer
Burrowes Huggins Architects
Dialog Partners
DYS Architects
Jensen Group Architects
Kinetic Construction
Low Hammond Rowe Architects
Bob Matheson, Photographer
More Than A Roof Housing Society
Joe Newell, Architect
NSDA Architects
Bas Smith, Architect
Society of Hope
YWCA Metro Vancouver
Acknowledgments
Good Social Housing Design GWYN SYMMONS, MCIP, RPP
BCNPHA Conference | November 2015
