[Hpn] How to make housing affordable

William C. Tinker wtinker@verizon.net
Sun, 20 Jan 2008 08:16:07 -0500


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http://www.thestar.com/News/article/295631

How to make housing affordable
=20
RICK EGLINTON/TORONTO STAR=20
Builder John D'Angelo, 53, is pleased with progress at the 16-storey =
Chapel low-income housing project on John St. in downtown Brampton. The =
project is due to be completed next year.=20


By relying on donations from suppliers, a Brampton developer has managed =
to build high-quality abodes for low-income families

Jan 20, 2008 =20
Leslie Scrivener=20
feature writer

"I love it down here," says John D'Angelo, who's in a freezing cold, =
20-metre-deep hole, wearing a hard hat but neither scarf nor gloves, and =
walking among iron workers and form-work carpenters hollering urgently =
at one another.

The falling snow adds a delicacy to the robust scene. His joy in this =
muddy construction pit makes you wonder, because it's a little scary in =
this pit - the concrete walls loom high, a power saw roars, a backhoe =
jackhammers through the shale bottom, a crane swings loads of timber =
across the site and the spikes of rebar seem like something out of a =
torture chamber.

It's not just the construction he loves, though this former high school =
teacher-turned-builder is at home in these big digs. "We are creating =
hope here, and aspirations," he says. "This will give people a chance to =
put their lives together."

When the 16-storey "Chapelview" project, on John St. in downtown =
Brampton, is finished next year, it will provide 200 apartments for =
seniors and low-income singles as well as people with disabilities, and =
if all goes according to plan, it will earn LEED (Leadership in Energy =
and Environmental Design) certification.=20

If he's successful, D'Angelo believes the Chapelview project, which =
includes a six-storey garage for municipal and tenant parking, will be =
the first high-rise social-housing project in North America to receive =
the LEED platinum rating, the highest benchmark for green building and =
design.

"He's really shooting for the moon here," says Stephen Kemp of Enermodal =
Engineering, a sustainable-building consulting firm. "For affordable =
housing, it's amazing."=20

Just as he has done on previous housing projects, Woodbridge resident =
D'Angelo, 53, will ensure the cupboards are stocked with donated food =
when the tenants move in, and each will be given a quart of paint and a =
brush for future touch-ups.=20

D'Angelo's overall mission is to create non-profit housing of quality =
and comfort, with better-than-basic finishings and appliances. To =
achieve that end, he persuades corporate sponsors and construction =
trades to donate upgrades or cash. So far D'Angelo's been promised =
$800,000 in upgrades and donations for Chapelview and is shooting for =
his goal of $3.2 million.=20

Future tenants will also have better air quality, since each apartment =
will be fitted with its own ventilation system, and doorways will be =
weatherstripped so smoke and other odours don't penetrate the hallways. =
Carpeting and wood flooring that out-gas minimally will be used =
throughout, and the appliances will be energy-efficient, as will the =
plumbing.

Meanwhile, the building's design and materials were chosen with =
sustainability in mind. The steel used in construction is recycled, and =
the concrete and drywall have recycled content. The accessible green =
roof and landscaping will be drought resistant, says Kemp, so they won't =
need to be fertilized and irrigated.

D'Angelo is also aiming for universal accessibility in the design, which =
will allow people with disabilities to live in any apartment.

Chapelview is expected to cost about $37 million, with $11 million from =
the feds and the province, $8.5 from the city of Brampton and about $18 =
million from Peel Region.=20

Peel Living, the region's non-profit housing company, estimates total =
building costs will be $2 million less than expected market costs for a =
comparable structure - because of D'Angelo's fundraising efforts and the =
efficiencies that come from his past experience.=20

This isn't the first time that D'Angelo, a partner in Martinway =
Contracting Ltd., has broken new ground in affordable housing. He won an =
award from Canada Mortgage and Housing Corp. in 2004 for Millbrook =
Place, a 163-unit building in Mississauga that houses seniors in one- =
and two-bedroom apartments in one section of the building and singles, =
including the formerly homeless and people with mental illness, in =
furnished bachelors in another section.

There's a desperate need for affordable housing in Peel Region, which =
has a 21-year waiting list (though it's considerably shorter for =
seniors, about three years). The 2007 vacancy rate in Brampton was 1.9 =
per cent - a drop from 2.6 percent in 2006 - making it almost impossible =
to find a place to live, says Jack Fleming, executive director of North =
Peel and Dufferin Community Legal Services. A "healthy" vacancy rate is =
about 6 per cent.=20

"We couldn't afford two buildings," says Chris Bullock, Peel's manager =
of development and construction. "There was no money kicking around - it =
looked like affordable housing was dead."

While combining seniors and the homeless under one roof was =
unconventional, it was even more unusual that the building went up =
without any money from Ottawa or the province. And at the time it was =
the largest affordable housing project anywhere in Ontario.=20

"That kicked off our getting back into the social-housing game," says =
Keith Ward, general manager of Peel Living and commissioner of human =
services. "We kept waiting for the government to announce more funding. =
It didn't happen. Now we hope there are more builders motivated by that =
sense of altruism."

Building in lean years, without federal or provincial support, D'Angelo =
was forced to pare the budget to the bone. But when he looked at the =
quality of materials he was forced to use, he knew they wouldn't hold up =
- maintenance and repair costs would be high in no time.

That's when he turned to the suppliers and trades working on Millbrook =
Place and asked them to donate upgrades - better-quality appliances, =
top-of-the-line cabinetry, and comfortable furniture for the common =
rooms. "The reaction was so good," recalls D'Angelo, "we extended beyond =
the circle, to people who have nothing to do with construction - TD =
Bank, Italpasta and the Knights of Columbus." He gathered more than =
$600,000 in contributions at Millbrook Place, including:

Upgraded appliances from Maytag - 19-cubic-foot refrigerators instead of =
15-cubic-foot - a value estimated at $75,000. Maytag threw in three =
high-end washer and dryer sets, too.

Benjamin Moore & Co. upgraded to a new-to-the market washable flat =
paint. The company got to showcase a new product while residents were =
able to enjoy paint that cost $7 more per gallon than standard-quality =
product. "Most contractors would use mid-range paint, but he wanted to =
use top-of-the-line," says Doug Funston of Benjamin Moore. "That's his =
strategy - he delivers a platinum-level product for a bronze level =
price."

Fantastic Kitchens Ltd. upgraded kitchen cupboards from low-end melamine =
finishes to a higher quality, a value of $17,500.

For its contribution, Martinway - which owned the land on which =
Millbrook Place now stands - sold the property to Peel Region at a =
35-per-cent discount, a value of about $225,000, D'Angelo estimates. =
Martinway also threw in an elevator without charging.

The value to the corporate donors is a higher public profile, better =
public relations, new connections in the community, and letters and =
plaques of appreciation for being good corporate citizens. "It's =
wonderful to get those accolades," says Funston.

D'Angelo's resourcefulness has likely led to some consciousness-raising. =
"Years ago you heard `social housing, why put money in when people are =
just going to destroy it?' - I've heard that from contractors on various =
sites," says Brett Barnes, a corporate representative for CMHC. "John =
has been able to turn that around. The more they contribute to bricks =
and mortar, the more they also contribute to improving the lives of =
lower-income households."

The burly, friendly D'Angelo, a former science and co-op teacher and =
father of three, speaks across Canada on behalf of CMHC and the =
province, describing how builders can replicate his model for corporate =
sponsorship.=20

He says he finds his work as a builder innovative and creative. "And to =
impact the lives of so many thousands is tremendously fulfilling," he =
adds.=20

"It's important to let people know there are things like this that can =
be done and nobody's going broke," he says, driving his black Chevy =
Tahoe on a tour of some of the 800 units of affordable housing Martinway =
has built, mostly in Peel Region.

Not all projects are profitable. "On some jobs you make decent money, on =
some less, and on some you actually lose," says D'Angelo. "But anybody =
who owns a business knows this."

The company lost $65,000 on Peel Youth Village, an architecturally =
innovative, light-filled transition centre for 44 young people - some of =
whom had been abused at home, some coming out of Children's Aid Society =
care, and some who had been sleeping on friends' couches for years. Here =
they learn job skills and how to shop, cook, and live co-operatively.=20

For Youth Village, D'Angelo negotiated some $200,000 in corporate =
sponsorships, including a floor for a basketball court in the community =
centre that shares the building. Designed by Toronto architectural firm =
Levitt Goodman, with laminated wood structural beams, Douglas fir window =
trims, motion-sensitive hall lights, the centre features bedrooms and =
common rooms that are generous and thoughtfully designed. "If you =
provide quality buildings like this, people know they are valued," says =
Gary Faris, a Peel Region supervisor for Ontario Works, a job assistance =
program.

Now, with Chapelview underway, Peel Region is working with D'Angelo on =
two more affordable housing projects, one for the Canadian Legion and =
the other for a Coptic Orthodox Church community, both in Brampton.

His dream now it to make all of them LEED-platinum certified. "It's less =
effort or at least the same to do three than to do one. The templates =
and specifications don't have to be created again. The groundwork has =
already been established."

He adds: "Once I cut my deal with each supplier, I ask, `Okay, now what =
are you going to do for us, for the people who will live here?'"












William Charles Tinker, Sr.
New Hampshire Homeless=20
Founded 11-28-99
25 Granite Street=20
Northfield,N.H. 03276-1640 USA=20
Advocates,activists for disabled,displaced human rights.=20
1-603-286-2492=20
http://www.missingkids.com=20
http://www.nationalhomeless.org=20
http://www.newhampshirehomeless.org=20
http://www.newhampshirehomeless-subscribe@topica.com 
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on__>Builder=20
John D'Angelo, 53, is pleased with progress at the 16-storey Chapel =
low-income=20
housing project on John St. in downtown Brampton. The project is due to =
be=20
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<DIV><!-- SUB TITLE 1 --><SPAN class=3Dsubhead1=20
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relying on donations from suppliers, a Brampton developer has managed to =
build=20
high-quality abodes for low-income families</SPAN><BR></DIV><!-- PUBLISH =
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2008&nbsp;</SPAN> </DIV><!-- AUTHOR 1 --><SPAN class=3DarticleAuthor=20
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_=20
style=3D"TEXT-TRANSFORM: uppercase">feature writer</SPAN><BR><!-- =
ARTICLE CONTENT-->
<P>"I love it down here," says John D'Angelo, who's in a freezing cold,=20
20-metre-deep hole, wearing a hard hat but neither scarf nor gloves, and =
walking=20
among iron workers and form-work carpenters hollering urgently at one=20
another.</P>
<P>The falling snow adds a delicacy to the robust scene. His joy in this =
muddy=20
construction pit makes you wonder, because it's a little scary in this =
pit =96 the=20
concrete walls loom high, a power saw roars, a backhoe jackhammers =
through the=20
shale bottom, a crane swings loads of timber across the site and the =
spikes of=20
rebar seem like something out of a torture chamber.</P>
<P>It's not just the construction he loves, though this former high =
school=20
teacher-turned-builder is at home in these big digs. "We are creating =
hope here,=20
and aspirations," he says. "This will give people a chance to put their =
lives=20
together."</P>
<P>When the 16-storey "Chapelview" project, on John St. in downtown =
Brampton, is=20
finished next year, it will provide 200 apartments for seniors and =
low-income=20
singles as well as people with disabilities, and if all goes according =
to plan,=20
it will earn LEED (Leadership in Energy and Environmental Design) =
certification.=20
</P>
<P>If he's successful, D'Angelo believes the Chapelview project, which =
includes=20
a six-storey garage for municipal and tenant parking, will be the first=20
high-rise social-housing project in North America to receive the LEED =
platinum=20
rating, the highest benchmark for green building and design.</P>
<P>"He's really shooting for the moon here," says Stephen Kemp of =
Enermodal=20
Engineering, a sustainable-building consulting firm. "For affordable =
housing,=20
it's amazing." </P>
<P>Just as he has done on previous housing projects, Woodbridge resident =

D'Angelo, 53, will ensure the cupboards are stocked with donated food =
when the=20
tenants move in, and each will be given a quart of paint and a brush for =
future=20
touch-ups. </P>
<P>D'Angelo's overall mission is to create non-profit housing of quality =
and=20
comfort, with better-than-basic finishings and appliances. To achieve =
that end,=20
he persuades corporate sponsors and construction trades to donate =
upgrades or=20
cash. So far D'Angelo's been promised $800,000 in upgrades and donations =
for=20
Chapelview and is shooting for his goal of $3.2 million. </P>
<P>Future tenants will also have better air quality, since each =
apartment will=20
be fitted with its own ventilation system, and doorways will be =
weatherstripped=20
so smoke and other odours don't penetrate the hallways. Carpeting and =
wood=20
flooring that out-gas minimally will be used throughout, and the =
appliances will=20
be energy-efficient, as will the plumbing.</P>
<P>Meanwhile, the building's design and materials were chosen with=20
sustainability in mind. The steel used in construction is recycled, and =
the=20
concrete and drywall have recycled content. The accessible green roof =
and=20
landscaping will be drought resistant, says Kemp, so they won't need to =
be=20
fertilized and irrigated.</P>
<P>D'Angelo is also aiming for universal accessibility in the design, =
which will=20
allow people with disabilities to live in any apartment.</P>
<P>Chapelview is expected to cost about $37 million, with $11 million =
from the=20
feds and the province, $8.5 from the city of Brampton and about $18 =
million from=20
Peel Region. </P>
<P>Peel Living, the region's non-profit housing company, estimates total =

building costs will be $2 million less than expected market costs for a=20
comparable structure =96 because of D'Angelo's fundraising efforts and =
the=20
efficiencies that come from his past experience. </P>
<P>This isn't the first time that D'Angelo, a partner in Martinway =
Contracting=20
Ltd., has broken new ground in affordable housing. He won an award from =
Canada=20
Mortgage and Housing Corp. in 2004 for Millbrook Place, a 163-unit =
building in=20
Mississauga that houses seniors in one- and two-bedroom apartments in =
one=20
section of the building and singles, including the formerly homeless and =
people=20
with mental illness, in furnished bachelors in another section.</P>
<P>There's a desperate need for affordable housing in Peel Region, which =
has a=20
21-year waiting list (though it's considerably shorter for seniors, =
about three=20
years). The 2007 vacancy rate in Brampton was 1.9 per cent =96 a drop =
from 2.6=20
percent in 2006 =96 making it almost impossible to find a place to live, =
says Jack=20
Fleming, executive director of North Peel and Dufferin Community Legal =
Services.=20
A "healthy" vacancy rate is about 6 per cent. </P>
<P>"We couldn't afford two buildings," says Chris Bullock, Peel's =
manager of=20
development and construction. "There was no money kicking around =96 it =
looked=20
like affordable housing was dead."</P>
<P>While combining seniors and the homeless under one roof was =
unconventional,=20
it was even more unusual that the building went up without any money =
from Ottawa=20
or the province. And at the time it was the largest affordable housing =
project=20
anywhere in Ontario. </P>
<P>"That kicked off our getting back into the social-housing game," says =
Keith=20
Ward, general manager of Peel Living and commissioner of human services. =
"We=20
kept waiting for the government to announce more funding. It didn't =
happen. Now=20
we hope there are more builders motivated by that sense of =
altruism."</P>
<P>Building in lean years, without federal or provincial support, =
D'Angelo was=20
forced to pare the budget to the bone. But when he looked at the quality =
of=20
materials he was forced to use, he knew they wouldn't hold up =96 =
maintenance and=20
repair costs would be high in no time.</P>
<P>That's when he turned to the suppliers and trades working on =
Millbrook Place=20
and asked them to donate upgrades =96 better-quality appliances, =
top-of-the-line=20
cabinetry, and comfortable furniture for the common rooms. "The reaction =
was so=20
good," recalls D'Angelo, "we extended beyond the circle, to people who =
have=20
nothing to do with construction =96 TD Bank, Italpasta and the Knights =
of=20
Columbus." He gathered more than $600,000 in contributions at Millbrook =
Place,=20
including:</P>
<P>Upgraded appliances from Maytag =96 19-cubic-foot refrigerators =
instead of=20
15-cubic-foot =96 a value estimated at $75,000. Maytag threw in three =
high-end=20
washer and dryer sets, too.</P>
<P>Benjamin Moore &amp; Co. upgraded to a new-to-the market washable =
flat paint.=20
The company got to showcase a new product while residents were able to =
enjoy=20
paint that cost $7 more per gallon than standard-quality product. "Most=20
contractors would use mid-range paint, but he wanted to use =
top-of-the-line,"=20
says Doug Funston of Benjamin Moore. "That's his strategy =96 he =
delivers a=20
platinum-level product for a bronze level price."</P>
<P>Fantastic Kitchens Ltd. upgraded kitchen cupboards from low-end =
melamine=20
finishes to a higher quality, a value of $17,500.</P>
<P>For its contribution, Martinway =96 which owned the land on which =
Millbrook=20
Place now stands =96 sold the property to Peel Region at a 35-per-cent =
discount, a=20
value of about $225,000, D'Angelo estimates. Martinway also threw in an =
elevator=20
without charging.</P>
<P>The value to the corporate donors is a higher public profile, better =
public=20
relations, new connections in the community, and letters and plaques of=20
appreciation for being good corporate citizens. "It's wonderful to get =
those=20
accolades," says Funston.</P>
<P>D'Angelo's resourcefulness has likely led to some =
consciousness-raising.=20
"Years ago you heard `social housing, why put money in when people are =
just=20
going to destroy it?' =96 I've heard that from contractors on various =
sites," says=20
Brett Barnes, a corporate representative for CMHC. "John has been able =
to turn=20
that around. The more they contribute to bricks and mortar, the more =
they also=20
contribute to improving the lives of lower-income households."</P>
<P>The burly, friendly D'Angelo, a former science and co-op teacher and =
father=20
of three, speaks across Canada on behalf of CMHC and the province, =
describing=20
how builders can replicate his model for corporate sponsorship. </P>
<P>He says he finds his work as a builder innovative and creative. "And =
to=20
impact the lives of so many thousands is tremendously fulfilling," he =
adds. </P>
<P>"It's important to let people know there are things like this that =
can be=20
done and nobody's going broke," he says, driving his black Chevy Tahoe =
on a tour=20
of some of the 800 units of affordable housing Martinway has built, =
mostly in=20
Peel Region.</P>
<P>Not all projects are profitable. "On some jobs you make decent money, =
on some=20
less, and on some you actually lose," says D'Angelo. "But anybody who =
owns a=20
business knows this."</P>
<P>The company lost $65,000 on Peel Youth Village, an architecturally=20
innovative, light-filled transition centre for 44 young people =96 some =
of whom=20
had been abused at home, some coming out of Children's Aid Society care, =
and=20
some who had been sleeping on friends' couches for years. Here they =
learn job=20
skills and how to shop, cook, and live co-operatively. </P>
<P>For Youth Village, D'Angelo negotiated some $200,000 in corporate=20
sponsorships, including a floor for a basketball court in the community =
centre=20
that shares the building. Designed by Toronto architectural firm Levitt =
Goodman,=20
with laminated wood structural beams, Douglas fir window trims, =
motion-sensitive=20
hall lights, the centre features bedrooms and common rooms that are =
generous and=20
thoughtfully designed. "If you provide quality buildings like this, =
people know=20
they are valued," says Gary Faris, a Peel Region supervisor for Ontario =
Works, a=20
job assistance program.</P>
<P>Now, with Chapelview underway, Peel Region is working with D'Angelo =
on two=20
more affordable housing projects, one for the Canadian Legion and the =
other for=20
a Coptic Orthodox Church community, both in Brampton.</P>
<P>His dream now it to make all of them LEED-platinum certified. "It's =
less=20
effort or at least the same to do three than to do one. The templates =
and=20
specifications don't have to be created again. The groundwork has =
already been=20
established."</P>
<P>He adds: "Once I cut my deal with each supplier, I ask, `Okay, now =
what are=20
you going to do for us, for the people who will live here?'"</P></DIV>
<DIV><FONT face=3DArial size=3D2></FONT>&nbsp;</DIV>
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<DIV><FONT face=3DArial size=3D2></FONT>&nbsp;</DIV>
<DIV><FONT face=3DArial size=3D2>&nbsp;</DIV>
<DIV><BR>William Charles Tinker, Sr.<BR>New Hampshire Homeless =
<BR>Founded=20
11-28-99<BR>25 Granite Street <BR>Northfield,N.H. 03276-1640 USA=20
<BR>Advocates,activists for disabled,displaced human rights. =
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