As noted in the previous post, the last few weeks at Thunder
Bay City Council have been busy with three major decisions of particular note:
not approving changes to council
composition, approving the Kam River Heritage Park site as the location for
a temporary
village of tiny homes to address homelessness and finally, not shutting
down the County Park location and adding Intercity Mall as the location for a new
more centralized library. These were
particularly thorny issues to deal with on several fronts and my take is that
the correct decision was made in two out of the three cases. In the last post, I provided my thoughts on
the two decisions I think City council got right: sticking with the status quo
on council composition and not putting a large new central library in the
Intercity Mall. However, on the third
decision – going ahead with the Kam River site for the tiny homes project- I
beg to differ. However, there may yet be
a silver lining to the decision made if it is truly a transitional decision and
time it buys used to bring about long term social and geared to income housing.
After several other tries at establishing a tiny homes
village first on Miles
Street (which is separate from another project by Alpha
Court), then in Intercity,
and then on Cumberland
Street, the nod has now been given to the Kam
River Heritage site – for now. This
has been somewhat of a merry go round in terms of location selection. There is
still another meeting for final ratification, however, and this location
decision has been made and reversed before. However, my feeling is given the
cycling across locations, City Council will stick with this final choice if
only to avoid further eroding their credibility.
This has been a charged and emotional issue given the need
to address the homeless problem and the presence of tent encampments under
third world conditions. There are also the many concerns as what the
impacts of such a village will be on adjacent residences and businesses. And to be fair, this is not just Thunder
Bay’s problem, but the provincial and federal government’s problem given there
are homeless encampments across the province and the country.
In the end, several reasons were advanced as to why the Kam
River site should be selected including proximity to essential services, the
fact the area already houses an encampment, and that it is in keeping with the
City’s strategic plan. After numerous
delays, there is also a sense of urgency to put the project in place to not
jeopardize provincial funding though making decisions to just get the money is
never sound public policy.
However, a key concern raised has been safety of the
residents given the proximity to water and rail tracks with the prospect of
drownings up front and center. The City Manager commented that “You can
drown in six inches of water like you can drown in 12 feet of water. The depth
is not really the consequential issue. It's clearly delineating it, making
people understand the risks, and putting in some prevention measures."
This somewhat less than sensitive response in the wake of recent history along our waterways also omits the reality that a
drowning is a drowning whether in six inches or 12 feet of water and if
it is a municipally run village on city land there will inevitably be additional
liability issues. Safety is a big issue
with this site.
As well, even with these tiny homes, encampments will still not
be eliminated as the tiny home village is part of a city homelessness plan that
includes three approved encampment sites. Also not addressed as a concern is
the reality that this plan - unlike the
other sites considered - puts the tiny village essentially out of sight and out
of mind by locating it where it will not be easily seen. This will be a problem given that the project
is supposed to run for only five years as “permanent” solutions are brought
into play. However, if the problem
disappears from public view, it will be difficult down the road to generate the
attention and the resources for permanent solutions. The risk of hiding the problem is that long
term solutions will go onto the back burner.
Then there is the cost.
According to the media reports, Thunder Bay will spend $5.5 million to
construct an 80-unit "tiny home" village, with the province
contributing $2.8 million of that, and has targeted operating costs for the
first year at $1.5 million. So, over the five-year span of the project, the
total cost for 80 units based on these numbers will be close to 13 million
dollars. Given the history of public
sector capital projects at the public sector level in Thunder Bay, one can certainly expect cost
overruns in the building and operation of these tiny homes. Hamilton (always my favourite example) has
also erected a “temporary” village to house its growing homeless population
with the cost for 40 units (80 beds) originally forecast at $2.8 million but
that has ballooned to $7.9 million or about $100,000 per bed. Operating costs annually are apparently going
to be $40,000 per bed.
Is this a problem?
Well, in the case of Thunder Bay, think about it this way. Spending $13
million for 80 tiny units over five years works out to $162,500 per unit – or
$32,500 annually. Thunder Bay is currently undergoing an apartment building
spree financed by federal and provincial housing money which is increasing the
supply of rental units but not necessarily increasing the stock of affordable
housing because two-bedroom units in these new build apartments are going for
as much as $2500 per month. At $2,500 per month, the annual rent is $30,000 per
year. Essentially, for the same amount
of money, the City of Thunder Bay could simply house up to 160 homeless people in new
existing two bedroom apartments for the next five years in very nice lodgings. If older buildings at somewhat lower rents
were put into the mix, then you could house even more homeless people.
Of course, this modest proposal of a solution is not going
to happen. One suspects that current rental accommodation landlords in Thunder
Bay are not terribly interested in helping solve the city’s homeless population
problem in a manner that might affect the value of their investments or the
building environment of their current mix of tenants.
This does however lead to what I think the longer-term solution could
be.
Given the private sector does not appear to be either capable
or willing to provide new build affordable housing and given the amount of money that is
being spent simply for tiny homes, there can be a public sector role in longer
term housing solutions. There needs to
be more social housing – administered by the district of Thunder Bay Social
Services Administration Board (DSSAB) and funded by the City of Thunder Bay,
the Provincial and the Federal governments with local groups (such as Alpha
Court as well as Indigenous organizations) in partnership. The partnership approach is key and has been noted
by others. Small apartment style
buildings providing social housing and geared to income units need to be built
in multiple locations throughout the city with city owned and other public land
in the downtown cores and city being possible locations.
Again, as outlined
in a much earlier blog post, a good model here is Finland which has through
the building of social housing complexes that provide places to live and a
fixed address for those requiring access to government services dramatically
rescued its homeless population. As I have noted, “People who are homeless
need to be housed and housed without questions being asked. Creating a complex or dispersed network of
complexes of transitional emergency housing with very small personal units
combined with social support such as a community kitchen, social workers and
even a nurse practitioner and mental health workers and basic security on site
would be one way of dealing with the homelessness crisis.” And once lives are stabilized in these
homes, the next step is placing them in geared to income units. As far as I am concerned, tiny homes on a
riverbank are at best an expensive band-aid solution. If you are going to be spending tens of
millions of dollars, you need to be leveraging that money into permanent solutions,
not stop gaps. True, the social housing
approach is seen as more expensive, but it is more likely to solve the problem
rather than dilute or obscure it. Moreover,
the tiny homes approach is not exactly cheap either.
Still, these are all complicated questions, and one
certainly does not envy the people who must wrestle with them. I suppose
getting two out of three decisions right is not a bad score but as my old high
school motto would say - Agimus
Meliora – let us strive for better things. And doing better in the case of
homeless encampments given that the Kam River site is likely a done deal, is to
gain redemption by using the next five years to fully implement long term
solutions and not hide problems along a riverbank.