This document summarizes the challenges faced in developing an affordable housing project called Parksdale Village. It began with promising resources and funding opportunities but faced many obstacles. The project aimed to build 126 single-family homes and 96 rental units but the single-family portion struggled after the real estate market declined sharply in 2008. Infrastructure issues like the sewer lift station caused problems. Local commitments did not always materialize as hoped. However, some rental housing was successfully developed and the developer learned lessons that will help future phases be more resilient.
The Workgroup on Housing Affordability, Balance and Choice has illuminated housing needs across Oregon communities, and will advance proposals in the 2015 Oregon State Legislature that will help increase housing opportunity. This session will feature workgroup participants leading off a roundtable discussion about why we need a stronger “housing lens” in state government, what that might look like, and how we work to create it.
Presenters
Erin Doyle, League of Oregon Cities
Andrée Tremoulet, Commonworks Consulting
Kim Travis, Oregon Housing and Community Services
Janet Byrd, Neighborhood Partnerships
The Workgroup on Housing Affordability, Balance and Choice has illuminated housing needs across Oregon communities, and will advance proposals in the 2015 Oregon State Legislature that will help increase housing opportunity. This session will feature workgroup participants leading off a roundtable discussion about why we need a stronger “housing lens” in state government, what that might look like, and how we work to create it.
Presenters
Erin Doyle, League of Oregon Cities
Andrée Tremoulet, Commonworks Consulting
Kim Travis, Oregon Housing and Community Services
Janet Byrd, Neighborhood Partnerships
John Hartwick, Dawson Holdings, provides information about creating and preserving quality affordable rural housing for seniors using HUD and USDA programs
Heather Pritchard of The Home Depot Foundation (THDF) talks about the foundation's commitment of $80 million over five years to support veterans in need.
Retha Patton, Executive Director of Eastern Eight CDC in Tennessee, on creating affordable housing option for rural veterans. Presentation from the Housing Assistance Councils symposium "Housing Seniors & Veterans in Rural America: Preservation, Development and Services" in Council Bluffs, IA on August 28-29, 2013.
Jane Erickson of the Iowa Department of Aging discusses providing services for seniors in rural communities. Presentation from the Housing Assistance Councils symposium "Housing Seniors & Veterans in Rural America: Preservation, Development and Services" in Council Bluffs, IA on August 28-29, 2013
Nebraska HUD Field Office Director Earl Redrick details HUD programs that can be used to assist veterans and seniors. Presentation from the Housing Assistance Councils symposium "Housing Seniors & Veterans in Rural America: Preservation, Development and Services" in Council Bluffs, IA on August 28-29, 2013
Demographics of Senior and Veteran Housing in Rural America - Housing Assista...Housing Assistance Council
Keith Wiley of HAC presents demographic data on rural seniors and veterans and their housing. Presentation from the Housing Assistance Councils symposium "Housing Seniors & Veterans in Rural America: Preservation, Development and Services" in Council Bluffs, IA on August 28-29, 2013
Jerry Floyd of the Iowa Finance Authority on multifamily housing resources. Presentation from the Housing Assistance Councils symposium "Housing Seniors & Veterans in Rural America: Preservation, Development and Services" in Council Bluffs, IA on August 28-29, 2013
John Hartwick, Dawson Holdings, provides information about creating and preserving quality affordable rural housing for seniors using HUD and USDA programs
Heather Pritchard of The Home Depot Foundation (THDF) talks about the foundation's commitment of $80 million over five years to support veterans in need.
Retha Patton, Executive Director of Eastern Eight CDC in Tennessee, on creating affordable housing option for rural veterans. Presentation from the Housing Assistance Councils symposium "Housing Seniors & Veterans in Rural America: Preservation, Development and Services" in Council Bluffs, IA on August 28-29, 2013.
Jane Erickson of the Iowa Department of Aging discusses providing services for seniors in rural communities. Presentation from the Housing Assistance Councils symposium "Housing Seniors & Veterans in Rural America: Preservation, Development and Services" in Council Bluffs, IA on August 28-29, 2013
Nebraska HUD Field Office Director Earl Redrick details HUD programs that can be used to assist veterans and seniors. Presentation from the Housing Assistance Councils symposium "Housing Seniors & Veterans in Rural America: Preservation, Development and Services" in Council Bluffs, IA on August 28-29, 2013
Demographics of Senior and Veteran Housing in Rural America - Housing Assista...Housing Assistance Council
Keith Wiley of HAC presents demographic data on rural seniors and veterans and their housing. Presentation from the Housing Assistance Councils symposium "Housing Seniors & Veterans in Rural America: Preservation, Development and Services" in Council Bluffs, IA on August 28-29, 2013
Jerry Floyd of the Iowa Finance Authority on multifamily housing resources. Presentation from the Housing Assistance Councils symposium "Housing Seniors & Veterans in Rural America: Preservation, Development and Services" in Council Bluffs, IA on August 28-29, 2013
Multifamily Housing Resources for Rural Veterans and Seniors - Jerry Floyd
A3 successful rural affordable housing development tom collishaw
1. Best laid plans
Horrid tales of affordable housing
development
National Rural Housing Conference
2012
2.
3. 2003 - It sounded good at the
time
O Plentiful resources
O USDA self-help program running
strong, with administrative and mortgage
funding
O Secondary financing available
O Rental housing LIHTC accessible
O Good market outside urbanized area with
high farmworker needs
4. Parksdale due diligence
O Sewer and water – commitment letter!
O Zoning
O Environmental
O Eligibility for funding
O Competitive status of area
O Market
O Government requirements
O Offsite requirements
5. What can go wrong?
O Structuring the purchase (when possible
option)
O When elephants fight (city v. county)
O A recession? Nah, can’t happen.
O The American Dream on hiatus
7. Timeline
O Option to Purchase agreement signed –
April, 2004
O Purchased – June, 2005
O HAC land bank loan - 2005
O Design – proposed map September, 2006
O Entitlements approved – February, 2007
8.
9. The Project
O 126 Single family homes in three phases
O 96 Multifamily rental units in two phases
O Neighborhood park
O Shared costs through assessment district
O New water well for community
O New sewer lift station
10. Promises, promises
If you wish to be a success in the
world, promise everything, deliver nothing.
Napoleon Bonaparte
11. Some stuff works
O Rental housing development – better than
hoped for
O First project funded – HOME 2008, LIHTC
2009, placed in service 2010
O Second project funded – HOME
2010, LIHTC 2011, placed in service 2012
14. Some stuff doesn’t work
O Single family first phase – 49 lots
O First self-help group started June, 2010
O Second group started October, 2010
O Third truncated group started
December, 2011
O Currently 23 lots remaining, no new
builders approved
15.
16. What Happened?
O Peak of real estate value in California –
2006
O By 2008, real estate values down at least
30% from peak
O By 2010, at least 50% down
17.
18. How bad can it get?
O Sewer lift station nightmare
O Appraisals
O Loss of subsidies (eg. School fees)
O New requirements, new costs
(sprinklers, Energy Star)
19.
20. What have we learned?
O Smaller projects
O Promises from local jurisdictions often
mean less than intended
O Beef up your kneepads