DISTRICT OF COLUMBIA HOUSING AUTHORITY Michael Kelly, AIA, AICP, Executive Director Re-energizing Public Housing American Planning Association, June 30, 2009
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DISTRICT OF COLUMBIA HOUSING AUTHORITY Michael Kelly, AIA, AICP, Executive Director Re-energizing Public Housing American Planning Association, June 30, 2009 Transforming Communities From enclaves of despair to healthy, diverse communities of hope Transforming Communities Consequences of concentration of poverty and programmatic neglect Shoddy construction Poor “defensible space” design Rampant drug and gang problems Isolation of the profoundly poor Transforming Communities From isolation of the profoundly poor Transforming Communities From poor “defensible space” design Transforming Communities From shoddy construction Transforming Communities From rampant drug and gang problems Transforming Communities To healthy homes Transforming Communities To diverse neighborhoods Transforming Communities To dignity and self-sufficiency PUBLIC HOUSING DCHA Public Housing Repositioning Strategy Asset management strategy for each conventional property: Management plan Resident services plan Real estate repositioning Rehabilitation Redevelopment Redevelopment Principles Ensure resident input from planning stage Provide concentrated supportive services for displaced residents Provide one-for-one replacement of deep subsidy units Require private developers to share risk Build new family units in mixed-income setting Leverage land value HOPE VI DCHA is the second largest recipient of HOPE VI grants nationally : Seven grants totaling $182 million in HUD funds Leveraged to $1.5 billion public/private investment in DC HOPE VI CASE STUDY Process of redevelopment Politics Technical •Finance •A&E •Construction HOPE VI CASE STUDY East Capitol Dwellings (Capitol Gateway) HOPE VI CASE STUDY Planning charrette HOPE VI CASE STUDY Planning charrette HOPE VI CASE STUDY Planning charrette HOPE VI CASE STUDY Program • Major Commercial/Retail Center • 770 mixed-income units • 155 public housing • 152 project-based voucher • 221 LIHTC • 140 homeownership units • 151-unit senior building • 40 assisted living units HOPE VI CASE STUDY Community Supportive Services Program HOPE VI CASE STUDY Relocation HOPE VI CASE STUDY Demolition HOPE VI CASE STUDY Process HOPE VI CASE STUDY Financing ESTIMATED SOURCES ESTIMATATED USES SOURCE TOTAL HOPE VI $30.8 PH Capital Fund $5.0 Rep. Housing Fact $5.0 202 Program NA Sales Proceeds (condo) $20.9 COST ELEMENT TOTAL HOME NA Pre-Development $30.9 CDBG $3.0 Acquisition $1.0 LIHTC $25.6 Demolition $8.2 CIP $7.5 Site Improvements $20.7 UFG (FHA) $11.6 Construction $85.6 Debt $19.1 Relocation $2.0 Equity $2.2 Administrative $3.0 ADA / 504 NA Reserves $1.5 Sales Proceeds (sf) $26.4 Soft Cost $4.1 PRIVATE $4.2 Total $157.1 M TOTAL $157.1 M HOPE VI CASE STUDY Neighborhood Planning HOPE VI CASE STUDY Design HOPE VI CASE STUDY Design Green Design as an Opportunity to Improve Design and Function HOPE VI CASE STUDY Construction 58th St. SE (upper end) 4/14/06 HOPE VI CASE STUDY Construction Exterior veneer installed 6-15-06 HOPE VI CASE STUDY Marketing/Occupancy Model unit 9-13-06 Model unit (kitchen). 9-13-06 HOPE VI CASE STUDY Marketing/Occupancy HOPE VI CASE STUDY Management: Capitol Gateway HOPE VI DEVELOPMENTS HOPE VI DEVELOPMENT Townhomes On Capitol Hill 134 townhome units sold through a cooperative structure to families in the following income categories: • 67 families at 50% to 115 % of median income • 34 families at 25% to 50% of median income • 33 families at 0% to 24% of median HOPE VI DEVELOPMENT Townhomes on Capitol Hill HOPE VI DEVELOPMENT Townhomes on Capitol Hill HOPE VI DEVELOPMENT Wheeler Creek • 314-unit development • 48 low-income family rental homes • 100 elderly rental apartments • 32 market-rate rental units • 30 lease/purchase units • 104 homes for purchase • 13,000 square foot community • daycare center HOPE VI DEVELOPMENT Wheeler Creek HOPE VI DEVELOPMENT Henson Ridge • 600-unit community • new infrastructure (streets, sidewalks and alleys) • new community center • new parks and open spaces • new elementary school. • 320 home ownership units • 280 rental homes • 42 senior bungalows • 28 stacked-flat apartments • 530 townhouses HOPE VI DEVELOPMENT Henson Ridge HOPE VI DEVELOPMENT Henson Ridge HOPE VI DEVELOPMENT Henson Ridge HOPE VI DEVELOPMENT Arthur Capper / Carrollsburg & Capitol Quarter • 707 public housing units (1 for 1 replacement) • • 480 market rate rental units 118 affordable homes for purchase • 50 Section 8 homeownership units 140 market rate homes for purchase • • 90 market rate condominium units HOPE VI DEVELOPMENT Arthur Capper / Carrollsburg & Capitol Quarter HOPE VI DEVELOPMENT Arthur Capper / Carrollsburg & Capitol Quarter HOPE VI DEVELOPMENT Arthur Capper / Carrollsburg & Capitol Quarter HOPE VI DEVELOPMENT Arthur Capper / Carrollsburg Senior Building HOPE VI DEVELOPMENT Triangle View & Glenncrest • 108 for-sale units • 61 on-site public housing replacement rental units • 100 off-site public housing senior building (Triangle View) • funding plan to replace or upgrade all three schools HOPE VI DEVELOPMENT Triangle View & Glenncrest HOPE VI DEVELOPMENT Glenncrest HOPE VI DEVELOPMENT Triangle View HOPE VI DEVELOPMENT Sheridan Terrace HOPE VI DEVELOPMENT Sheridan Terrace HOPE VI DEVELOPMENT Sheridan Terrace DCHA Challenges Economic Integration of the poorest of the poor within market rate developments Revitalizing the physical and social Weakness in economy & taking advantage of real estate market forces to build/maintain affordable housing Enhancing internal capacity to undertake multiple complex projects Federal Funding reductions and unfunded mandates