housing

Wednesday November 30, 2022

Editorial Cartoon by Graeme MacKay, The Hamilton Spectator – Wednesday November 30, 2022

Doug Ford has no mandate to sell off the Greenbelt

The Ford government is messing with the Greenbelt and Ontarians should be furious.

March 9, 2005

I say this as someone who was part of the McGuinty government that brought the Greenbelt to life in 2005 — one of the most important accomplishments of my time in office.

The idea was simple — take two million acres of environmentally sensitive forests, wetlands, and prime agricultural farmland off the table for development. The result was the largest Greenbelt in the world, enhancing our environmental ecosystem, curbing urban sprawl, maintaining precious farmland, and creating greenspaces for recreation and tourism.

The key to the exercise was its permanence — it would never be developed.

Wednesday November 23, 2022

Editorial Cartoon by Graeme MacKay, The Hamilton Spectator – Wednesday November 23, 2022

Humanizing The Way Cities Are Built

Remember when you rented or bought your first apartment? Maybe it was a small studio, or perhaps you roomed with a few friends. The location mattered—maybe being close to nightlife was mandatory. As time went on, your need for nightlife dimmed in favour of a bigger apartment for the family in the suburbs.

November 9, 2022

Imagine buying space in a building as part of a community with shared spaces and opportunities to interact with others. You don’t have to move as your life changes. Instead, your space changes to suit your needs. Initially, you may want a lot of open space and just a small kitchen. When your partner moves in, you reconfigure your space and replace a minimalistic kitchen with a fully functional kitchen where you and your partner cook together. Then, you create one more bedroom and add a bath. You stay in the same community and the same space, but your space adjusts as your life evolves.

This is the world of modular living in the making.

When I was growing up in Warsaw, Poland, modular construction was a synonym for high-cost, low-quality construction and tasteless, cookie-cutter neighbuorhoods. Now, modular construction and business models can give us unique, soulful living as part of a community, where our surroundings evolve with us. Modular construction is attractive, cost-effective and sustainable.

May 7, 2014

Globally, over half of humans already live in cities, and by 2100 the figure is expected to rise to 85% (or to about 9 billion people). This change can place strain on the small patches of land cities occupy. Can we live in cities but still stay connected to nature? As Neri Oxman discussed in a recent podcast, urban and natural, convenience and community do not have to be mutually exclusive. And modular construction plays a key role in accomplishing such a balance.

So, what’s the formula for the most sustainable and livable urban future? In my view, we need to start with modernizing and adapting existing buildings to future needs, balancing old charm and new conveniences, integrating nature and creating communities. When we end up building new structures, we can take advantage of modular construction and innovative building methods and tools to construct them more efficiently and to build in modularity from the start.

August 12, 2022

Are you drawn to older, historic buildings with their “lumps and bumps”? The quirks of these old buildings captivate us and draw us in. When we feel an emotional connection to a building, we cherish it and want to maintain and evolve it while preserving its character.

Eighty-five percent to 95% of the buildings that exist today will still be standing in 2050. It is not uncommon to upgrade buildings, especially office spaces, that are just seven years old. Especially now, many developers and tenants look for ways to entice employees to come to offices to collaborate and innovate. Thus, they implement new technologies and boost energy efficiency. Increasingly, however, they also build flexibility into their design, anticipating a building’s evolution and thus preserving its value, making it future-proof.

A people-centric view of construction results in buildings that are more flexible, affordable and personal. The most functional residential buildings are customizable to our needs at every stage in our lives. Modular construction and buildings bring a multitude of benefits, including reduced waste, speedy building, cost-effectiveness, eco-friendliness and flexibility.

May 12, 2022

Modular construction is both profitable and sustainable: The market is projected to grow from $76 billion in 2021 to $115 billion in 2028.

One big benefit of the modular home approach is that it addresses the need for affordable housing. “Expandable” house projects are built from local, inexpensive materials and are designed for changeable configurations. Some modular housing can expand horizontally and vertically (up to three stories) and features resources such as safe roof-water harvesting, green electricity and Wi-Fi.

Forward-thinking architects are designing buildings that respond to external circumstances, such as this “operable, interactive village hut” in China that opens and closes depending on the temperature. In Helsinki, Little Finland was built to serve as a temporary modular conference space during a three-year renovation of the neighboring Finlandia Hall. This adaptable space will be repurposed for new uses after the renovation is complete.

December 1, 2021

The construction industry is currently responsible for 38% of overall greenhouse gas emissions. Modular building projects can significantly reduce their greenhouse gas emissions because they’re typically completed 30% to 50% faster than traditional construction.

We all want to feel connected and have a sense of belonging to where we live. Our living spaces don’t have to be our bespoke castles; they can integrate us into vibrant communities. Our homes should evolve as our needs evolve, bond us with our history and keep us emotionally connected to nature. Welcome to the future of construction—welcome to the future of living. (Forbes)

From sketch to finish, see the current way Graeme completes an editorial cartoon using an iPencil, the Procreate app, and a couple of cheats on an iPad Pro … These sped up clips are posted to encourage others to be creative, to take advantage of the technology many of us already have and to use it to produce satire. Comfort the afflicted. Afflict the comforted.

Wednesday November 9, 2022

Editorial Cartoon by Graeme MacKay, The Hamilton Spectator – Wednesday November 9, 2022

Pushing back against Doug Ford’s heavy hand

October 22, 2022

Premier Doug Ford and his government backed down dramatically on their unconstitutional dealings with education unions, specifically, CUPE. Is there any chance Ford will similarly back down on his government’s decision to override the will of Hamilton city council to freeze the city’s urban boundary?

It would be nice to argue yes, but it would also be fanciful. Ford didn’t back down from the education fight for any ethical or moral reason. It wasn’t because he wanted to keep kids in schools or wanted a fair deal for Ontario’s lowest paid education workers.

Rather, he backed down entirely out of fear. He saw the public opinion polling that showed most Ontarians blamed his government for the standoff, not the union. He heard the threats of wider-spread job action in support of CUPE. Faced with a protracted labour war, recognizing that the optics don’t favour his government, Ford did a dramatic reversal.

December 11, 2018

Good for CUPE and other unions lined up in support. But the grim reality is Hamilton city council does not have a similarly big stick. Municipalities are creatures of the province, and there is no real appeal of a decision taken directly by Queen’s Park and dropped on a local government.

Nor is there much people can do when a government so blatantly reverses itself on environmental policy, which it did last Friday with the decision to allow development on Greenbelt lands.

Four years ago, Ford said: “The people have spoken. I’m going to listen to them, they don’t want me to touch the Greenbelt, we won’t touch the Greenbelt.”

May 12, 2022

That was after he was recorded telling development friends that he would free up Greenbelt land so they could build more urban sprawl. His response was that now historic promise, which now lies in pieces on the ground.

The plan is to take 15 pieces of Greenbelt land, totalling 7,400 acres, and make them available for development in places like Hamilton, Toronto, Grimsby, Pickering and Ajax. But it’s all good, says the government, because we will add another 9,400 acres back in from somewhere else.

What many people don’t yet know is that most of that replacement land, river valleys and the like, is already covered under other environmental protection policies. So it can’t be developed anyway, and the net environmental impact will be more development and on previously protected lands.

November 12, 2021

That’s the sort of sleight of hand practised by Ford and friends. And up against it, there’s a limit to what a local government, like Hamilton’s, can do.

That doesn’t mean city council shouldn’t try, only that our expectations should be tempered. Re-elected Coun. John-Paul Danko put it this way to Spec journalists: “I think we need to turn over every stone, as it were, to find ways to resist this kind of growth that is not in the best interest of our city.”

An example, cited by Danko, could be delaying servicing previously protected lands with essential infrastructure. You can’t build houses where there are no roads and sewers. Another tactic might be expediting intensification in existing neighbourhoods, suggested Environmental Defence lawyer Phil Pothen.

These and other ideas are worth exploring, and will challenge our new city council. But based on the overall reaction to the province’s stomping all over local democracy, they are worth discussing and implementing where it makes sense. The good news is that we’re hardly alone as other municipalities are also feeling betrayed and will be weighing their options.

November 13, 2020

Given that, it makes sense for municipalities of a similar mind to come together, perhaps under the auspices of the Association of Municipalities of Ontario (AMO). Individually, there might be little they can do to slow down the government’s “pave paradise” mentality. But collectively, who knows?

What is the alternative? Roll over and accept the government’s ideologically-driven development agenda? Allow conservation and wetland protection to suffer as conservation authorities are neutered? Watch farmland disappear under expensive urban sprawl, which ultimately costs local taxpayers because greenfield development doesn’t pay for itself? Those options are even more unappealing. (Hamilton Spectator Editorial) 

From sketch to finish, see the current way Graeme completes an editorial cartoon using an iPencil, the Procreate app, and a couple of cheats on an iPad Pro … These sped up clips are posted to encourage others to be creative, to take advantage of the technology many of us already have and to use it to produce satire. Comfort the afflicted. Afflict the comforted.

 

Tuesday October 25, 2022

Editorial Cartoon by Graeme MacKay, The Hamilton Spectator – Tuesday October 25, 2022

Municipal action on affordable housing is in everyone’s interest

The affordable housing crisis in Canada is putting people on the streets or forcing them to live in inadequate or even dangerous housing.

October 15, 2022

Because this crisis is caused by several complex and interrelated factors, it unfortunately can’t be solved with a single magic bullet. We urgently need to accelerate action on affordable housing on four fronts: the construction, acquisition and retention of affordable housing, and housing supports.

The National Housing Strategy is a great leap forward in Canadian housing policy. Much of the funding goes directly to municipalities for construction of new, affordable rental housing units, primarily built and managed by the non-profit sector.

Municipalities need to find ways to accelerate affordable housing construction by streamlining the planning approval process, providing land for affordable housing, reducing or creatively financing development charges — a major cost driver — and helping non-profit organizations develop more homes faster.

But most “affordable” rental housing in Canada (i.e., places with modest rent) is in private market buildings. We can’t possibly build new affordable housing fast enough to compensate for the simultaneous loss of affordable market housing.

December 28, 2021

As a result of processes that inflate rents, the loss of affordable market rental housing has accelerated over the last several years. From 2011-2016, Canada lost 322,000 homes renting for under $750 per month. This extended to a further loss of 230,000 units under $750 from 2016-2021.

Investors seek buildings with below-market rents. As tenants leave (either forcibly or by attrition), owners can substantially increase rents. This inflation is made possible by vacancy decontrol, where rent is only regulated if the same tenant stays in a unit. Once a tenant vacates, rent can raised to whatever the market will bear.

To help preserve affordable properties, non-profit organizations need tools for acquiring existing market rental housing with modest rents. This is much faster than new construction, helps mitigate the erosion of affordable housing stock and avoids the sometimes slow processes for new construction. (The Toronto Star) 

 

Friday August 12, 2022

Editorial Cartoon by Graeme MacKay, The Hamilton Spectator – Friday August 12, 2022

Cooler market helps housing consumers

You may have noticed the house around the corner with the For Sale sign planted on its lawn.

You may have noticed that the house didn’t sell in its first week on the market. Or week two. Three weeks have now passed, and there it still sits. Is it just because it’s summer? Or is it something else? It’s something else.

January 27, 2022

The correction in the housing market has arrived, as the latest numbers released by various housing groups show. The slowdown is more rapid and dramatic than most predicted. Days on the market are growing; active listings are up.

The most recent housing market forecast from the Royal Bank is predicting a national slump in resales outpacing previous peak-to-trough declines, as the bank phrases it, comparing its predictions of what lies ahead to, say, 1981-’82, or 2008-’09.

As the slowdown in the national housing market gained momentum last month, the average selling price of a home touched $665,850 — a decline of almost 20 per cent since February. Average selling prices have declined each month since February 2022, and are down by 1.8 per cent compared to what they were a year ago.