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Archive for month: September, 2015

Leading at the Edge: Five Local Innovative Affordable Housing Policies

September 30, 2015
September 30, 2015

By Lisa A. Sturtevant, PhD
Vice President for Research, National Housing Conference

When you look around the country for innovative local affordable housing policies, you’ll often find your way back to local jurisdictions in the Washington DC region.  From Montgomery County’s pioneering inclusionary zoning program to Arlington County’s efforts to preserve affordable housing through its Columbia Pike Neighborhoods Form Based Code to Fairfax County’s initiatives to link housing and services as a Moving to Work agency, there are a  multitude of  successful and inventive affordable housing programs right in our own back yards. However, there are a lot of exciting initiatives being introduced in communities around the country that may serve as models for new or expanded local affordable housing policies in our region. The energy around affordable housing policy is growing across the country as cities and regions increasingly recognize the role housing affordability plays in regional economic competitiveness and local fiscal health.  In addition, HUD’s affirmatively furthering fair housing regulation and the Supreme County’s disparate impact ruling have created greater urgency for localities to expand affordable housing opportunities.

What are cities and counties across the country doing right now to meet affordable housing needs? Who is leading at the edge in terms of innovative affordable housing policy?

1. Inclusionary Housing

In San Francisco, as part of a comprehensive affordable housing strategy, Mayor Ed Lee has proposed to relax current inclusionary housing requirements to allow housing developers to meet affordability requirements by providing housing for a broader range of incomes. The proposed changes are targeted at creating more rental housing affordable to households earning up to 90 percent of area median income ($91,700 for a family of four) and more ownership housing for households earnings up to 120 percent of area median income ($122,300 for a family of four).  The Mayor’s proposal also includes initiatives to preserve public housing and to reduce tenant displacement.

2. Commercial Linkage Fee

Seattle’s mayor Ed Murray has also rolled out a new proposed affordable housing strategy, and one element of his plan is the

so-called Affordable Housing Impact Mitigation Program (AHIMP)—a commercial linkage fee program—that requires developers to pay a fee of between $5 and $17 per square foot of commercial development into an affordable housing fund. In exchange for the fee, developers will be able to build at higher densities. The Boulder City Council also recently approved a fee on commercial developments which will be used to fund affordable housing production and preservation. Fees vary based on the type of development but range from between nine cents a square foot for warehouse development to $9.53 per square foot for hospitals.

3. Rezoning Single Family Neighborhoods

In Seattle, there was also a proposal—very much a draft proposal—to do away with single-family zoning in the city to allow for higher-density development.  The change would allow for townhouses, duplexes and other small multi-family buildings to be built as-of-right in existing single-family neighborhoods. While ultimately this change did not make it into the mayor’s proposed affordable housing strategy, the proposal generated quite a bit of discussion about the future of zoning during the local election cycle.

4. Notification and Right of First Refusal

In an effort to stem the loss of affordable rental units in Denver (where rents have increased faster than anywhere else around the country over the past year), the City Council is poised to pass legislation that would require property owners to give residents and the city a year’s notice that they intend to opt out of affordability covenants when they expire. The city would then have the right of first refusal to match any offer to buy the property using funds from a fee- and tax-funded affordable housing fund.

5. Payment in Lieu of Taxes (PILOT)

Jersey City, New Jersey has drafted a new tax incentives policy to encourage housing development in the city’s underdeveloped neighborhoods. The new policy builds on the city’s Payment in Lieu of Taxes (PILOT) policy, which was enacted in 2013, and provides builders with property tax abatements of different lengths depending on the type of neighborhood in which they build. In addition, developers can extend those property tax abatements when they include affordable housing in their projects. Because New Jersey has some of the highest property taxes in the country, officials are hopeful that this policy will provide the necessary incentives to spur development.

These policy approaches are not necessarily appropriate for consideration in every jurisdiction in the region. However, the varied options that have been approved by local elected officials across the country, or are being proposed as part of a broad affordable housing strategy suggests that options for affordable housing solutions could be expanded.  To uphold the role of “leader” in local affordable housing policy, local jurisdictions in the region should not be afraid to have conversations about innovative—potentially controversial—policy ideas.   There are examples both locally and nationally about how progressive political will can help build support for impactful affordable housing policies that were once thought to be impossible.

Next month: Fair Housing in the Greater Washington DC Region

 

1 Comment/in HAND News, Areas Of Need, Opportunities, HAND Thought Leadership /by H.A.N.D.

HAND Member Spotlight: City First Enterprises, A TRANSFORMER and a COLLABORATOR Creating Housing Opportunities for Families in our Area

September 29, 2015
September 29, 2015

City First Enterprises (CFE) is a nonprofit bank holding company and an incubator of social finance solutions located in Washington, D.C.  that promotes social justice by increasing economic access and expanding opportunity for low-wealth communities. CFE has launched City First Bank, City First Homes and City First New Markets Tax Credit Venture Fund. In total, the City First family has financed over 5,000 units of affordable housing, 8,700 school seats, and 4,600 jobs. City First Enterprises is a proud to be supported by a White House Social Innovation Fund and to join a class of the most innovative and effective nonprofits in the nation.

1425 T Street, NW Cooperative

Finding affordable housing is a continuing challenge for all Washington, D.C. residents, but even more so for families with modest incomes. As neighborhoods are reclaimed and new developments constructed, long-term residents are often out-priced and pushed out of communities they love – as was the case at 1425 T Street, NW.

Located in the 14th Street Corridor, this 30 unit, four-story property is in one of the most sought after real estate markets in Washington, D.C. A little while ago the residents were in the unexpected position of finding a way to remain in their homes as the original developer had plans to turn the building into market rate homeownership condominiums. That strategy would not have allowed the tenants to appropriately share in the financial benefits and would have displaced many who were living on a fixed-income.

That’s when CFE stepped in. Working in partnership with the 1425 T Street Cooperative, CFE structured more than $2 million in creative financing, which allowed residents to maintain ownership of the building and complete needed renovations.

 

The Pena Family are long-time residents of the 1425 T Street, NW Cooperative in the rapidly gentrifying 14th Street Corridor. City First worked side by side with the co-op to structure over $2 million in creative financing so members could retain ownership and complete renovation of the property.

Collectively, the City First Family of Companies developed a strategy and provided financing for the existing tenants to continue to live in their homes. CFE connected the residents with legal resources and assisted in the creative funding needed for the cooperative to reclaim control of their building. City First Bank provided the financing required for the cooperative to pay off their existing bank debt and provided additional construction dollars to complete the renovation of the property; and City First Homes executed legally binding permanent affordability agreements that balances wealth building with future affordability.

CFE feels that being a member of HAND is instrumental to achieving their mission. HAND provides meaningful training, peer sharing and networking opportunities throughout the year that keeps the organization updated on the housing industry and puts them in front of the right partnerships. Through HAND’s Internship Grant program they are able to build the capacity of City First through high-quality summer interns. In addition, staff has attended professional development opportunities through the training grants provided by HAND.

HAND is pleased to spotlight City First Enterprises which certainly contributes to our organization’s COLLABORATION, INNOVATION and TRANSFORMATION within the metropolitan area!

 

 

0 Comments/in Member Events & Success Stories, HAND Member Profiles /by H.A.N.D.

Clean Tech Leadership Forum October 5th

September 25, 2015
September 25, 2015

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2015 Maryland Housing Conference – Register Today!

September 25, 2015
September 25, 2015

REGISTER TODAY!

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HAND Member Spotlight: An INNOVATOR Working to Reduce Prince George’s County’s Carbon Footprint with Green Housing: Prince George’s County’s Redevelopment Authority

September 15, 2015
September 15, 2015

The Redevelopment Authority of Prince George’s County (RDA) is playing a leadership role in the County’s efforts to create and promote sustainable development and solutions to 21st century global environmental challenges. This past summer, the RDA completed extensive renovation on the first Net Zero Energy House in the County, and is excited about showcasing  this home as a testament to what homebuyers in Prince George’s County can expect in the future: superior energy savings, water-efficiency and a healthy living environment.

A quasi-governmental agency, the RDA is part of the triumvirate of the County’s Department of Housing and Community Development (PG DHCD) – which also encompasses the Housing Authority – and provides services in areas of development, redevelopment, revitalization and preservation in targeted communities. Notably, RDA offers down payment and closing cost assistance for first-time homebuyers, infill redevelopment of existing properties, neighborhood stabilization/blight eradication as well as grant support for capital improvements by County based non-profit organizations.

The RDA is helping to reduce the County’s carbon footprint by producing green and sustainable models for new construction and substantial rehabs of aged housing, through its Neighborhood Stabilization Initiative and partnerships with local affordability housing developers. Located at 3413 Glenn Drive in Suitland, the first net zero house in this program is a three-bedroom, two full bath home originally constructed 100 years ago. Situated within the Suitland/Coral Hills Transforming Neighborhood Initiative area, the home produces as much energy annually as it consumes, effectively minimizing the utility bill to virtually zero.

“We are very pleased with the results of this renovation,” said Howard Ways, executive director, RDA. “In addition to its efficiency, the house is located within walking distance to the Suitland Metro Center and the Suitland Federal Center.”

The Net Zero Energy House is priced to sell at $316,800 with creative homeownership assistance offered by the RDA to increase affordability among moderate income buyers. During the 12-month renovation, the  home was retrofitted with solar panels, which provide its renewable energy source, a solar hot water heater, an HVAC mini-split system and energy-efficient windows, doors, fixtures and appliances. Additionally, it features environmentally friendly landscaping, rain barrel water catchments and permeable pavers, and sustainable building materials such as bamboo flooring in the living room and dining room areas. Aesthetically, the house offers 42-inch kitchen cabinets with granite counter tops, cultured marble double sinks, tub and separate shower, his and her closets, patio doors that lead to a backyard deck and much more.

Energy Star and LEED Platinum compliant, this house will be featured as a Greenbuild Offsite Educational Tour Site in the upcoming Greenbuild International Conference and Expo this November. Greenbuild is the largest sustainable building event in the U.S. and HAND is proud to be a 2015 Greenbuild Regional Partner for this premier event.

For the RDA and PG DHCD, it is through connections like this that underscore the value of a HAND membership. Membership allows the agency to engage with other organizations in the region that are pursuing the same goal – to build affordable housing in the Washington, D.C. metropolitan area – and to celebrate collective accomplishments. HAND helps the RDA too develop new partnerships and re-connect with organizations it has worked with in the past. Its membership also provides the agency an opportunity to explore new ideas and learn about the latest trends.

HAND is pleased to spotlight Prince George’s County’s Redevelopment Authority which certainly contributes to our organization’s COLLABORATION, INNOVATION and TRANSFORMATION within the metropolitan area!

Interested in seeing the Net Zero House first-hand now? Take a peak.

0 Comments/in HAND News, Member Events & Success Stories, Opportunities, HAND Member Profiles /by H.A.N.D.

Notice of the City of Alexandria’s Draft FY 2015 CAPER and Development of the FY 2017 Action Plan for Housing and Community Development

September 11, 2015
September 11, 2015

The City of Alexandria will hold a public hearing on September 24th at 5:30 p.m. at City Hall for the purpose of obtaining public comments on two items: 1) the draft Consolidated Annual Performance and Evaluation Report (CAPER) for the recently completed City FY 2015, and 2) the development of the One-Year Action Plan for City FY 2017.  The City will also accept written comments on these items beginning September 11th through September 25th at 5 p.m.

Persons wishing to comment on the draft CAPER or provide input on the development of the City’s FY 2017 Action Plan may do so in writing and/or by providing testimony at the public hearing to be held on September 24th.

The draft CAPER may be reviewed or picked up at the Office of Housing, Alexandria, VA from 8 a.m. – 5 p.m., Monday through Friday, September 11th. Copies will also be available for review at the following City libraries:

  •    BEATLEY CENTRAL LIBRARY:           5005 Duke Street
  •    BARRETT BRANCH LIBRARY:            717 Queen Street
  •    BURKE BRANCH LIBRARY:                 701 Seminary Road
  •    DUNCAN BRANCH LIBRARY:             2501 Commonwealth Avenue

Written comments may be sent or delivered to the Office of Housing or emailed to cindy.metcalf@alexandriava.gov.  Written comments will be accepted until 5 p.m. on September 25th.  Comments received during this time period will, as appropriate, be addressed in the final CAPER and/or taken into account in the development of the FY 2017 Action Plan. Interested parties will have an additional opportunity to comment on the FY 2017 Action Plan when the draft document is released in the spring.

For further information or request for reasonable accommodations, please call Cindy Metcalf at the Office of Housing at 703-746-4990 or TTY (703) 838-5056 for the hearing impaired.

Below is the link to the City of Alexandria’s Draft FY 2015 CAPER:
http://www.alexandriava.gov/housing/info/default.aspx?id=74632

 

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Arlington County Notice of Funding Availability for Affordable Housing Investment Funds FY 2017

September 11, 2015
September 11, 2015

Arlington County will be implementing a Notice of Funding Availability (NOFA) process for Affordable Housing Investment Funds (AHIF) in FY 2017 (July 2016 – June 2017) for competitive Low-Income Housing Tax Credit projects. There will be an AHIF NOFA Forum on October 7th from 10:30 a.m. – Noon at the Arlington County Central Library to introduce this new process and invite public feedback. The information to be presented is intended especially for organizations considering applying for AHIF loans. Register today!

0 Comments/in HAND News, Areas Of Need, Opportunities /by H.A.N.D.

Community Reinvestment Act Training

September 4, 2015
September 4, 2015

You are invited to a half day training workshop on the Community Reinvestment Act on September 15th from 10:00 a.m. – 2:30 p.m. at the Charles Houston Recreation Center.

The Federal Deposit Insurance Corporation, Office of the Comptroller of the Currency and the Federal Reserve Bank of Richmond are partnering with the Northern Virginia Urban League to host this training workshop for community- and faith-based organizations to improve their ability to collaborate effectively with banks to help meet the credit and service needs of their communities.

Participants will be provided with examples of partnerships and other resources. The agenda will include: CRA Basics, The Essentials of Partnerships, and a panel including bankers and community based organizations who will discuss: Building Partnerships – Examples of Effective Partnerships between Financial Institutions and Community-Based Organizations

Click here for the event summary and to register.

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A Taste of Fall with FACETS

September 4, 2015
September 4, 2015

Join FACETS on November 14th at the Stacy C. Sherwood Community Center for a fun evening benefiting their work to open doors for people living in poverty in our community.

Guests will:

  • Sample delicious food and drinks from local restaurants, wineries and breweries
  • Enjoy live musical entertainment
  • Bid on unique items in the silent and live auction

You may purchase your tickets online.

For more information about the event please contact Nastasia Rabon at NRabon@FacetsCares.org.

0 Comments/in Uncategorized /by H.A.N.D.

District Selected for Cutting Edge Affordable Housing Project Focused on Sustainability

September 4, 2015
September 4, 2015

The Department of Housing and Community Development (DHCD) and the Department of Energy and Environment (DOEE) have been selected by the International Living Future Institute (ILFI) to participate as part of a Living Building Challenge Affordable Housing Pilot Project. DHCD, with support from DOEE, applied for the award through a competitive process and the District is the only city on the East Coast to receive this award.

“As the District of Columbia works to create more pathways to the middle class, this selection by the ILFI to participate in this pilot project highlights how cross agency collaboration can provide unique opportunities for residents,” said Mayor Muriel Bowser.  “This initiative will position the District to become a model for green affordable housing, providing low- and moderate-income residents with the opportunity to own their own sustainable homes and save money on their utility bills. The District will continue to lead by example, providing residents from every corner of the city with housing options that are affordable and environmentally responsible.”

As part of the project, DHCD and DOEE will turn a formerly vacant site in the Deanwood neighborhood into an equitable, mixed-income, and sustainable development of 10-15 townhouses with an emphasis on cutting edge environmentally-restorative design. The project aims to attain a rigorous green building performance standard certification set by the Living Building Challenge.

Over the course of the next year and a half, seven teams across the United States will work toward the goal of creating development projects that can pursue the Living Building Challenge certification. The certification focuses on net-positive energy and water construction built with nontoxic and sustainably sourced materials and have a positive impact on the environment and surrounding community.

“DHCD is delighted to work with ILFI to pursue the Living Building Challenge on our site in the historic community of Deanwood,” said Director Polly Donaldson.  “DHCD is fully committed to affordable housing that provides a safe and healthy living environment and saves residents money on their utility bills in the process. We look forward to achieving even greater levels of sustainability through this collaborative effort.”

“This pilot project will be the District’s inaugural Living Building Challenge project, while creating healthy, resilient housing for low- and moderate-income families,” said DOEE Director Tommy Wells. “The Department of Energy and Environment is focused on providing equitable access to energy efficiency and renewable energy for the District residents who need it the most.”

“I am thrilled to see the District of Columbia take as an important need as affordable housing and use the Living Building Challenge as a framework to develop regenerative, living, and healthy communities,” said Jason F. McLennan, founder of the Living Building Challenge and CEO of ILFI.

Although the District received no direct funding for this project, the technical assistance package provided by ILFI equates to hundreds of hours of documentation review, facilitation, and other technical expertise at no cost. The District will be in a cohort of other pilot projects and learn best-practices from other project teams.

This project is an outcome of a partnership between DHCD, DOEE, and the DC Living Building Challenge Collaborative–a group of local professional volunteers committed to sustainability, education and implementation of the Living Building Challenge.  20 multidisciplinary design teams proposed Living Building Challenge concepts for the Deanwood site and inspired DHCD and DOEE to explore how to implement a Living Building Challenge project.

The 2015-2016 ILFI Living Building Challenge Affordable Housing Pilot Projects include:

Deanwood Neighborhood Development
Washington, DC
Department of Housing and Community Development & Department of Energy and Environment

RurAL CAP Housing – Muldoon
Anchorage, AK
McCool Carlson Green
Liberty Lane Apartments
Redlands, CA
A Community of Friends

HopeWorks Station, Phase II
Everett, WA
HopeWorks Social Enterprises & Housing Hope

Orchard Gardens
Sunnyvale, CA
First Community Housing

Coliseum Place
Oakland, CA
David Baker Architects, Resources for Community Development and the Association for Energy Affordability

Lawson House YMCA Renovation
Chicago, IL
Farr Associates & Holsten Development

For more information on the 2015 DC Affordable Living Design Competition, go to https://dclivingbuildingchallengecollaborative.wordpress.com.

For more information on the Department of Housing and Community Development, go to dhcd.dc.gov. For more information on the Department of Energy and Environment’s Urban Sustainability Administration, go to doee.dc.gov/service/sustainability. For more information on the International Living Future Institute, go to living-future.org.

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