ONE PHA'S APPROACH TO DEVELOPING SUSTAINABLE AFFORDABLE HOUSINGWHAT IT TAKES FOR SUCCESSFUL AFFORDABLE HOUSING IN 2016

TERRI AT TAWAY, BOARD CHAIRPERSON – FORT WORTH HOUSING SOLUTIONS

Fort Worth Housing SolutionsCreated in 1938◦ Public Housing ◦ 1939 - Ripley Arnold (252 units) ◦ 1940 - Butler Place Apartments (250 units) built in 1940 for minority families onl◦ 1949 - J. A. Cavile Place (244 units) built in 1949◦ Additional low-income public housing built or acquired through the 1980’s

Since 2000:◦ Has sold or converted nearly 1,000 Public Housing units and leveraged them to

acquire, rehabilitate, and/or develop over 3,500 mixed-income units ◦ Now owns nearly twenty-five multi-family properties (public housing, LIHTC, and

market rate units), with two under construction, eight in the development/ acquisition pipeline, and approximately ten additional to be planned by 2018

Decent housing as a public necessity must be realized and the combined efforts of all people must be put to the task of finding means of supplying safe and sanitary dwellings for every family in the City.

Homer L. HunterFWHS Executive Director, 1938

Elements of a Sound Affordable Housing Strategy

1. LOCAL GOALS

2. SUPPORTIVE

REGULATIONS

3.RESOURCE & ACTION

ALIGNMENT

4.COMMUNITY

BUY-IN

1. Local Goals• Should be based on current accurate need and inventory

• Work closely with the City or County to identify areas of need for:• New multi-family housing• Revitalization• Acquisition/ rehabilitation

• Track affordable units and locations of voucher holders• Monitor potential future opportunities

• Quarterly review of current trends• Monthly review of development opportunities

Housing Choice Vouchers in Fort Worth

DistrictTotal # of Multi-

FamilyUnits

Total # of Units with Vouchers

(FWHA & TCHO)

% of Units with Vouchers

Total # of Complexes

# of Complexes Accepting Vouchers

% of Complexes Accepting Vouchers

FWHA Owned % of Units Owned by FWHA

2 3822 444 11.62% 33 14 42.42% 1 1.99%

3 18113 811 4.48% 108 44 40.74% 4 6.37%

4 10266 519 5.06% 50 24 48.00% 1 2.34%

5 13679 966 7.06% 72 29 40.28% 2 2.97%

6 11412 951 8.33% 59 28 47.46% 3 4.99%

7 3879 115 2.96% 44 6 13.64% 0 0.00%

8 5908 834 14.12% 39 21 53.85% 4 11.34%

9 7791 442 5.67% 87 24 27.59% 3 2.90%

OutsideCity 8768 524 5.98% 55 55 100.00% 0 0.00%

Note: Does not include smaller properties (2-16 units) or single family rental units or Butler/ Cavile; does include Special Program vouchers

PROPERTY LOCATIONS

Multifamily Building Permits

Issued 2011-2015

1. Local Goals• Should involve the community in the decision-making process

• Ex: FWHS partnered with the CoFW to draft a revitalization plan for Cavile Place (300 Public Housing unit property to be redeveloped via RAD) and a surrounding neighborhood historic neighborhood• Process included months of community and stakeholder meetings

• FWHS is currently in the process of developing another revitalization plan for Butler Place Apartments (412 Public Housing units to be redeveloped through RAD) on 42 acres• Working with a community group that includes elected officials, community

advocates, private development companies, school district, and economic development entities

1. Local Goals• Take advantage of local experience

• FWHS partnered with Urban Land Institute to hold both two-day and five-day planning sessions• Two-day planning session: involved

local architects, engineers, commercial builders

• Five-day planning session: included nearly 100 people from the community from all sectors

2. Supportive Regulations - City• Incentives for inclusion of affordable housing

• Resolution to only support 9% Low-Income Housing Tax Credit applications that included either RAD units (from FWHS) or Permanent Supportive Housing (PSH) units

• Neighborhood Empowerment Zones and Urban Village Zones

• Approval and Inclusion of plans• Incorporating PHA Revitalization Plans into City Comprehensive Plan• Leading Community Advisory Groups to ensure actions and next steps

• Streamlining• One-stop pre-review process for developments

2. Supportive Regulations - Other• State

• Inclusion of one revitalization project per MSA over 500,000 people• Consideration of RAD as at-risk property

• Federal• RAD Flexibility

3. Resource and Action Alignment• Look at opportunities to align programs and funding sources

• Ex: CoFW has aligned many of its programs to target affordable housing for individuals and families at or below 80% of the AMI

• Focuses on one key tenet – Deconcentration of poverty to increase opportunity for our residents• All objectives and actions are directly connected to deconcentrating poverty

through mixed income affordable housing and providing services to assist our residents in building better lives

• Plan and make the most efficient and effective use of funding and revenue streams to ensure that the end result is always considered

• Follow the VISION, not the MONEY

3. Resource and Action Alignment• Consider all GAP financing options, both old and new

• Housing Tax Credits• New Market Tax Credits• Historic Tax Credits• Bonds• Private Equity Investors• TIF• CDBG• HOME• RAD, RHF, CFP, DDTF• Operating Subsidy Reserves

• PBV, PBRA• HUD-Backed Products• CRA• Non-profit contributions• HTF

4. Community Buy-In• NEEDED: STRONG LEADERS

• Emphasize the importance of housing diversity in the community• Persistently publicize the need• Educate stakeholders to eliminate NIMBY-ism/ NOPE-ism

• Articulate solutions • Inspire other elected officials and community leaders• Emphasize diversity, balance, and relevance

• Don’t compromise the vision• Justify, defend and sell the plan

• Don’t ask for permission

4. Community Buy-In• NEEDED: A Public That…

• Understands, supports and trusts your vision and actions• Must have clear, open, quality, direct and proactive communications• Must be able to discuss both PROS and CONS about actions

• Partners with you• Must develop, nurture and maintain strategic collaborations • Must understand each other’s roles

• Invites you to share in their discussions

4. Community Buy-In• NEEDED: Residents Who…

• Want to live in a socially and economically inclusive development• Appreciate being treated equitably and fairly

• No “Poor Doors”• “Blind” development

• Want a sense of ownership and pride• Participate in programs that provide upward opportunity

• INTEGRATE AND NOT SEGREGATE

CurrentFWHS Properties

FUTUREFWHS

PROJECTS

Historic Stop Six/ Cavile Place Transformation

Demolish old public housing and build new multi-family housing while revitalizing development in a 400+ acre neighborhood

Butler Place Apartments RedevelopmentDemolish old public housing and completely redevelop a 42 acre site near downtown

Ariston ApartmentsPartnership with CoFW, The T, and DFWI to build multi-family workforce housing for downtown employees to meet local goal

Vickery/ Main Transit-Oriented Development

Partnership with The T, CoFW to build multi-family apartments, retail, and first City transit connection in the Near Southside and connect to downtown

QUESTIONS?