AGITATING FOR A RACIALLY EQUITABLE REGION

Monica Warren-Jones President Enterprise	Raymond Skinner Immediate Past President Skinner Consulting Services	Winell Belfonte Treasurer CohnReznick	Sasha-Gaye Angus Secretary MANNA, Inc.
Meghan C. Altidor Director Nixon Peabody	Art Bowen Director Virginia Housing	Sarah S. Constant Director Mission First Housing Group	Maria Day-Marshall Director University of Maryland Colvin Institute of Real Estate Development

Edmund K. Delany Director Capital One	Christopher E. Donald Director DC Housing Finance Agency	Gregory Hare Director MD Department of Housing and Community Development
Brett Macleod Director JPMorgan Chase, Community Development Banking Group	Derrick N. Perkins Director Bank of America	Ernst Valery Director SAA | EVI
Jessica Venegas Director Community Solutions	John Welsh Director AHC, Inc.	Stephanie Williams Director Bozzuto Management Company

Heather Raspberry Executive Director	Courtney Battle Membership Director	Trianna Overton Program Associate

The HAND network is hard at work to address the growing housing affordability challenge across the Capital Region. Five Minutes With is a series highlighting these members and other stakeholders. This informal conversation delves into their recent projects, the affordable housing industry, and more. In the latest edition, we have a conversation with Georgetown University’s Law Professor Anthony Cook. Cook chatted with us about his journey and how he landed in the community development industry. He explains the origin story of GateBridge, his forthcoming affordable housing community that will provide opportunities for renters to become homeowners and workers to become business owners. He highlights what sets GateBridge apart from other communities. Check out our dialogue below:

HAND: Tell us a bit about your journey. You have a really interesting story and extensive experience in a number of fields – can you speak to how you landed in the community development industry?
AC:I was born in the small rural community of Magnolia, MS.  It was a community of mutual aid associations and relationships that had the church at its core. While none of us called it this at the time, I later came to understand it was, in fact, a community of residents engaged in a practice of community development: building and renovating each others’ houses; borrowing tools and lending expertise and assistance on a wide range of endeavors – from homestead repairs to quilting and canning vegetables, from growing crops, slaughtering hogs, and sharing with those in need to co-parenting and providing employment and enrichment opportunities for children. On the other hand, it was Mississippi, and one of my earliest childhood memories was of a cross being burned across the road in the churchyard – one of many threats against Black churches and communities involved in the civil rights movement and demanding the right to vote and equal rights.  The community came together in many different ways to protect itself against domestic terrorists who intended to undermine democracy and harm our community.  It was a tumultuous time, as are the times in which we live today, but growing up in that community taught me the importance of simultaneously building community through what we now call placemaking and establishing the necessary preconditions for communities and individuals to flourish. These were the laws, policies, structures, and systems that impacted life and opportunities within our community. So, in many ways, community development, a very rich and textured understanding of the term, is part of my DNA, and I have Magnolia, Mississippi to thank for that.

HAND: Let’s talk about GateBridge. How did it come about?
AC: As a Georgetown law professor, I’ve practiced and taught in the field of community development and affordable housing for many years. I understand the limitations and often contradictory policies around affordable housing for low-income and workforce populations. This work has led me to believe that building more affordable units is a necessary but insufficient solution to our present crisis in affordable housing, particularly as a tool for fighting poverty.  The crisis facing under and disinvested communities are complex and intertwined. Poverty is highly racialized, place-based, gendered, and age-concentrated.  These populations need quality housing in a stable and secure environment that furthers health and wellbeing, access to nutritious food, living wage jobs, and home and business ownership opportunities.  All of these are interrelated parts of a larger problem sitting at the intersection of poverty and longstanding structural and systemic racism.  In the future, affordable housing solutions will need to anchor affordable developments with the kind of robust placemaking that expands the capacity of residents and community to tackle these interrelated problems.  GateBridge is a vision of how this can be accomplished – affordable residential units anchored by an incubator for placemaking and the kind of cooperative and community enterprise development needed to build the entrepreneurial capacity of residents to find solutions to problems confronted by their communities.  It was this kind of rich and intentional placemaking and economic ecosystem that made it possible for a kid like me to thrive, despite growing up poor in one of the poorest states in the country.  I believe these communities can do the same for others. 

HAND: What sets GateBridge apart from other communities?
SK: GateBridge is a community of change-makers.  It promotes multifamily limited-equity cooperatives anchored by an incubator for cooperative and other community businesses.  GateBridgebuilds resident and community wealth by providing an opportunity for renters to become homeowners and workers to become business owners.

HAND: What excites you about this community? What challenges do you foresee?
AC: GateBridge Communities center placemaking as an indispensable tool for impacting under and disinvested communities.  Only by building the capacities of residents to plan and execute their own community development can initiatives become sustainable. Sustainability is crucial to any long-term effort to reform structures, systems, and practices in place for generations. The primary challenge for GateBridge is building its balance sheet and finding balance sheet partners that can help expand our capacity to build a portfolio of GateBridge communities in the DMV and region. 

HAND: What is one thing you wish you would have known at the beginning of your career?
AC: I wish I had appreciated then, as I do now, the vital need for legislative reforms in this space.  In many ways, the system creating affordable housing shortages and our present crisis is designed to do exactly what it is doing.  The definition of insanity is doing the same thing the same way and expecting a different result.  Innovations in the market are possible around the edges, and GateBridge stretches the existing system to its limits, but to scale GateBridge-like innovations requires a different system of financing affordable housing. It requires recalibrating priorities around brick and mortar development on the one hand and human development on the other.  Like GateBridge, the human development component can no longer be an afterthought.  It must be an integral part of development, built into the capital stack and funded with the precision and care of the building itself. 

HAND: As someone who took somewhat of an untraditional route into community development, what do you think is the largest hurdle when it comes to creating and preserving affordable housing across our region?
AC: Access to low cost and less extractive capital is essential.  Federal funding programs like LIHTC make the construction and preservation of affordable housing much more complicated than it needs to be, largely because financing structures based around tax credit incentives serve the interests of an investor class over those of local communities.  Low-interest federal loans channeled through community financial institutions to vetted and approved local developers, preferably those with a strong track record in the community, should cover ninety percent and more of the total cost of qualifying developments.  Revising affordable housing financing structures would go a long way in meeting the demand for affordable and secure housing.  Furthermore, there should be pathways to at least limited equity ownership for residents of multifamily units.  

HAND: What is your “why”? What keeps you motivated to continue your work in this space? 
AC: Many BIPOC communities have been devastated by a long history of policies originating beyond their communities: urban renewal, investment in suburban growth and the disinvestment in urban centers, redlining, gentrification, and inefficient neo-liberal, supplyside tax credit programs that have benefitted those not residing in under and disinvested communities more than it has benefited those within the communities. The pendulum must swing back in the direction of community-generated affordable housing anchored by the kind of placemaking and community wealth building envisioned by a GateBridge Community. 

HAND: Do you believe there is a “secret sauce” to addressing housing affordability? If so, what do you think that is?
AC: Community-based access to long-term, low-cost, debt financing that covers at least ninety percent of the costs of producing affordable housing, along with funding for metrics-driven, evidence-based human development supports that improve residents’ quality of life and helps move them to greater self-sufficiency. 

HAND: What is one thing most people don’t know about you? Do you have any hidden talents?
AC: I love traveling, fine dining, music, and stimulating conversation around visionary ideas and the nitty-gritty of bringing them to life.

It has been a challenging time for housing and community development nonprofits as demand for our work has increased, but resources have diminished. However, now more than ever, we know that a safe, affordable home is an important foundation for any individual or family – and our work must continue as our communities are relying on us. Here to help your nonprofit thrive is the Virginia Community Development Corporation (VCDC)’s Mission Elevation program. The year – long program brings together a cohort of like- minded organizations and provides access to custom mentoring & tools to help your nonprofit strategically face the top challenge impeding mission & impact in the communities you serve.

Learn more and apply today (applications are accepted on a rolling basis until a cohort is formed):

https://www.vibrantcommunities.us/resource/mission-elevation-program

Ron Causey (CEO), Travis Daniel (Director)

The HAND network is hard at work to address the growing housing affordability challenge across the Capital Region. Five Minutes With is a series highlighting these members and other stakeholders. This informal conversation delves into their recent projects, the affordable housing industry and more. In the latest edition, we have a conversation with SC&H Group‘s Ron Causey (CEO) and Travis Daniel (Director). Causey & Daniel chat with us about the launch of the firm’s Affordable Housing Real Estate Service, which welcomed several team members from Hertzbach & Co. Check out our dialogue below:

HAND: A number of team members from Hertzbach & Co. have joined SC&H Group, launching an affordable housing real estate service at that firm. Can you share more details about this exciting move?
TD: Yes, we are very excited that our entire affordable housing real estate team joined SC&H Group. SC&H is a well-respected firm, and a great fit for our team and our clients – not only with respect to the diversity in services offered but also the company culture. The leadership of this group includes Andrea Hartman, Jeff Kleeman, Debbie Norris and me. Our group will be based in Sparks, MD.
RC: I’ll certainly echo Travis’ sentiments, and add that we are always looking toward the future, identifying new ways to expand our expertise to meet client needs, and reach new clients. In this case, it meant the opportunity to bring in many new team members that deepen our expertise in real estate and development tax issues and broaden our services to this industry. It was a no-brainer for us.

HAND: What is the affordable housing real estate team bring to the SC&H family? What can clients expect in the coming weeks and months?
TD: Our group encompasses a full-service team of tax, assurance and consulting professionals which focus on affordable housing. We have experience with all aspects of a project’s life cycle from pre-construction to exit strategies. We are very excited about the impact this will provide to bolster SC&H’s existing real estate capabilities. Our goal as a result of this transition was to continue to service our clients in the same manner but also expand our service offerings to our clients. With our move to SC&H Group we feel we will be able to meet this goal. Clients should expect to receive the same high level of service with the same group of professionals that have serviced their accounts for years.
RC: At SC&H, we are keenly focused on how we are serving our clients, colleagues, and communities. After spending time with Travis and the team and understanding their vision and values, we knew we were a perfect match. We are excited to welcome a new group of clients to the SC&H family that will continue to be led by a very talented group of professionals that is intimately in touch with their businesses and needs.

HAND: Can you tell us about your professional journey and how you landed in the affordable housing space?
TD: My professional experience started in the tax group at Hertzbach & Co. In that role I worked with many of the firm’s affordable housing clients. As our affordable housing client base grew it allowed me to spend 100% of my time in this space. I enjoyed the complexity of the industry and helping our developer clients meet this critical need.

HAND: What are you most looking forward to over the coming months?
TD: This transition was a long time in the making. I am looking forward to serving our clients from our new platform at SC&H Group and looking forward to expanding our group with several new team members. From a personal standpoint, I was at Hertzbach & Co. for 20 years and built many long-lasting friendships, and I hope to continue this relationship-building from my new home at SC&H. Thus far, everyone has been very welcoming and helpful. From day one, we knew we made the right choice.
RC: This was one of the most attractive parts of this opportunity for us – the ability to bring in folks that were just as passionate about their professional pursuits as their personal relationships. Throughout the process, and since the team has started, it has been clear they are good people who fit right into SC&H’s culture.

HAND: What is the most important takeaway(s) from your experience thus far that you’re bringing into your new role?
TD: I have learned that you can accomplish amazing things if you venture outside of your comfort zone. As a CPA we like our bubbles, but this transaction has helped me to get outside of that bubble. My goal is to continue with this mentality in my new role.
RC: There is no shortage of unique personalities and background at SC&H—it is part of what makes us special and enables us to challenge one another to do great work. We, too, like to get comfortable with being uncomfortable and it is always a positive when your colleagues are self-aware enough to recognize the importance of this.

HAND: What do you think is the largest hurdle when it comes to creating and preserving affordable housing across our region?
TD: The level of need.

HAND: Do you believe there is a “secret sauce” to addressing housing affordability? If so, what do you think that is?
TD: I am not personally sold on the “secret sauce” concept. From my vantage point I see a lot of people trying to address housing affordability in different ways. It seems every solution is somewhat unique.

HAND: If you weren’t working in this space, what might you be doing?
TD: If I wasn’t a CPA in this space, I would likely still be working in the industry but as a real estate developer.

The HAND network is working tirelessly to address the growing housing affordability challenge across the Capital Region. Five Minutes With is a series highlighting these members and other stakeholders. This informal conversation delves into their recent projects, the affordable housing industry and more. In the latest edition, we chat with a new addition to our team, LaToya Thomas, HAND’s new Housing Indicator Tool Policy Director. Check out our conversation below, and you can learn more about the Housing Indicator Tool here.

HAND: You have extensive experience in the housing and community development industry – can you tell us about the journey you’ve taken to get to this point?
LT: Sure – it’s been a pretty colorful journey, to say the least.  First, for background, I’m trained as an urban planner with a focus in community planning, so that’s the lens under which I have approached my work in the various positions I’ve had over the past 15 years.

The bulk of my career has been spent working either in development or in architecture, and I worked primarily in project management, community engagement, business development, and marketing.  I also had the opportunity to work on projects that ranged from affordable and mixed-income housing to charter schools to public institutions, like libraries.  This background gave me a really unique perspective, as I was able to work on a mix of projects that were “community-serving” while also being able to sit on different sides of the table as these projects came to fruition and understand the many design, financial, and political considerations that are involved.

Now I am nearly 4 years into Brick & Story (sometimes I call it “The Lab”), as a way to blend my professional experience into a platform that can work creatively and in partnership the development community to bring the people we are serving into the conversation in a truly meaningful and intentional way.  Many say we focus on engagement and, while that’s true, we’re really focused on reconnecting people to the built environment and to the steps and processes that impact how the physical fabric of their community looks and feels – particularly because we know that some people have never had the opportunity to be part of the conversation around what happens in their community. 

HAND: Can you tell us about your latest role with HAND? What are you most looking forward to over the coming months?
LT: I am collaborating with the HAND team to support the regional rollout of the Housing Indicator Tool.  Much of my focus will be to provide education around the tool, design and implement activation events for the larger community to understand the tool, and facilitate policy discussions and help to influence policy decisions so that each jurisdiction is investing in appropriate resources and tools to meet their respective goals.

I am really looking forward to the regional dialogue and exchange that is possible and so badly needed around the issues of housing affordability.  I personally believe in the value of shared learning and collaboration when trying to solve problems like this, so I think the HIT presents an opportunity for all of to do so and helps us as a region guide our next steps.

HAND: What is the most important takeaway(s) from your experience thus far that you’re bringing into your new role?
LT: The importance of creative and collaborative partnerships rings loudest here; we often get stuck in our silos within the industry and forget the many different roles we each play in shaping communities, as well as the responsibilities that we have not only to each other as professionals, but also to the larger community of people out there who are impacted by the work we do and decisions we make.  We have a real opportunity to develop a true regional approach to addressing housing affordability at our doorstep if we are all willing to work together to understand what we each need to do to get there.

HAND: What do you think is the largest hurdle when it comes to creating and preserving affordable housing across our region?
LT: The lack of a coordinated regional approach is a major factor; our area is unique because int the District we are bordered by 2 states and 4 major counties, but depending on where you are, the real estate landscape can be like night and day.  Even the understanding of the need for housing affordability across multiple income levels is not consistent across the jurisdictions.  If the region can be thinking about housing collectively – not just from a production side, but also from a financing, subsidy, and policy standpoint – we might be able to tackle our affordability issues and see a bigger impact at the end of the day.

HAND: Do you believe there is a “secret sauce” to addressing housing affordability? If so, what do you think that is
LT: I’ll name one ingredient in the sauce that I think is key, which is the issue of depressed wages for those who are in need of quality housing the most.  We can’t have an honest conversation about addressing housing affordability if we aren’t prepared to talk about how to pay wages that allow people to move along the housing spectrum, whether that is moving from rental housing to homeownership or moving out of public housing and into an affordable rental or homeownership option.   Housing affordability is not just about providing a roof over someone’s head; it’s also about creating a stable foundation for someone to grow and thrive socially AND economically.

HAND: If you weren’t working in this space, what might you be doing?
LT: Owning and operating a bed-and-breakfast.  I’m all about 1) acquiring real estate and 2) creating cool, interesting, and intimate spaces where people can relax and have a meaningful, hospitable experience.