This document discusses strategies for preserving affordable housing in the Vine City and English Avenue neighborhoods of Atlanta in the face of rising property values and development. It recommends: 1) preserving existing subsidized affordable rental housing as it ages past affordability restrictions; 2) expanding affordable rental housing through inclusionary zoning, bonds, and financing for developers and landlords; and 3) helping existing homeowners afford rising property taxes through circuit breakers or deferral programs and grants for home repairs. The goal is to maintain a socioeconomic mix in the neighborhoods as they revitalize.
According to ich.dc.gov:
Homeward DC, the ICH Strategic Plan (2015 - 2020), lays out a bold vision:
Together, we will end long-term homelessness in the District of Columbia. By 2020, homelessness in the District will be a rare, brief, and non-recurring experience.
The plan is built on three major goals:
--Finish the job of ending homelessness among Veterans by the end of 2015;
--End chronic homelessness among individuals and families by the end of 2017; and
--By 2020, any household experiencing housing loss will be rehoused within an average of 60 days or less.
The plan identifies a series of action items across five key strategies. The five key strategies are:
--Develop a more effective crisis response system;
--Increase the supply of affordable and supportive housing;
--Remove barriers to affordable and supportive housing;
--Increase the economic security of households in our system; and
--Increase prevention efforts to stabilize households before housing loss occurs.
The document discusses several key issues related to affordable housing:
1) Affordable housing shortages negatively impact millions of Americans who spend over 30% of their income on housing costs.
2) Factors like housing quality, location, cost, and sustainability must be considered to ensure housing remains affordable over decades.
3) A lack of affordable housing can negatively impact public health and children's development through increased stress and frequent moving.
The City of Alamo Heights City Council held a virtual workshop to discuss the Austin Highway/Lower Broadway Improvement Project and the timing for issuing $13.25 million in general obligation bonds. The workshop provided updates on the project timeline and funding from TxDOT and other partners. City staff recommended issuing taxable bonds in August 2021 to take advantage of low interest rates, rather than tax-exempt bonds which have tighter spending requirements. The Council also discussed establishing a Public Improvement District and additional funding sources for landscaping, including reallocating funds from the city's budget. An engineering firm will be selected in March to oversee the project.
You can only watch injustice go on for so long until you're compelled to say something. To speak out against it. - Macklemore
Delay in justice is injustice. - Walter Savage Landor
This document outlines concerns from housing providers regarding the impacts of COVID-19 and government responses. It argues that eviction bans have encouraged non-payment of rent and will lead to financial crisis without solutions. The author asks government to allow current eviction bans to expire, provide loans to help residents pay rent and providers pay mortgages, expedite unemployment payments, and consider using federal funds to pay down delinquent rent. The goal is to work together to avoid potential long-term catastrophes in the housing sector from bans undermining revenue collection.
The City Council of Alamo Heights held its regular meeting on May 24, 2021. The meeting was held both in-person and virtually. The Council approved the minutes from its previous meetings and received announcements about upcoming meetings and elections. Under citizen comments, representatives from the San Antonio River Authority and a local business owner addressed the Council. The Council then approved an ordinance authorizing an agreement for design services on the Austin Highway/Broadway improvement project and amending the budget. An update was also provided on the issuance of general obligation bonds that were approved in the 2020 election.
The document discusses the global need for affordable housing and challenges in meeting this need. It notes that the right to adequate housing is enshrined in international law but remains unfulfilled for many. The global population is projected to grow significantly by 2025 and 2035, increasing the need for affordable housing by over 1 billion people. Major challenges include inability to keep up with rapid urbanization, limited budgets, and construction difficulties in rural areas. Innovative policies, construction systems, technologies, and financing models are needed to make housing prices affordable for more people worldwide.
How is the New York City Housing Authority (NYCHA) tackling the challenges that threaten housing authorities across the nation? What measures have the NYCHA board members put forth to curtail issues like lower budgets, increased need, and old buildings?
According to ich.dc.gov:
Homeward DC, the ICH Strategic Plan (2015 - 2020), lays out a bold vision:
Together, we will end long-term homelessness in the District of Columbia. By 2020, homelessness in the District will be a rare, brief, and non-recurring experience.
The plan is built on three major goals:
--Finish the job of ending homelessness among Veterans by the end of 2015;
--End chronic homelessness among individuals and families by the end of 2017; and
--By 2020, any household experiencing housing loss will be rehoused within an average of 60 days or less.
The plan identifies a series of action items across five key strategies. The five key strategies are:
--Develop a more effective crisis response system;
--Increase the supply of affordable and supportive housing;
--Remove barriers to affordable and supportive housing;
--Increase the economic security of households in our system; and
--Increase prevention efforts to stabilize households before housing loss occurs.
The document discusses several key issues related to affordable housing:
1) Affordable housing shortages negatively impact millions of Americans who spend over 30% of their income on housing costs.
2) Factors like housing quality, location, cost, and sustainability must be considered to ensure housing remains affordable over decades.
3) A lack of affordable housing can negatively impact public health and children's development through increased stress and frequent moving.
The City of Alamo Heights City Council held a virtual workshop to discuss the Austin Highway/Lower Broadway Improvement Project and the timing for issuing $13.25 million in general obligation bonds. The workshop provided updates on the project timeline and funding from TxDOT and other partners. City staff recommended issuing taxable bonds in August 2021 to take advantage of low interest rates, rather than tax-exempt bonds which have tighter spending requirements. The Council also discussed establishing a Public Improvement District and additional funding sources for landscaping, including reallocating funds from the city's budget. An engineering firm will be selected in March to oversee the project.
You can only watch injustice go on for so long until you're compelled to say something. To speak out against it. - Macklemore
Delay in justice is injustice. - Walter Savage Landor
This document outlines concerns from housing providers regarding the impacts of COVID-19 and government responses. It argues that eviction bans have encouraged non-payment of rent and will lead to financial crisis without solutions. The author asks government to allow current eviction bans to expire, provide loans to help residents pay rent and providers pay mortgages, expedite unemployment payments, and consider using federal funds to pay down delinquent rent. The goal is to work together to avoid potential long-term catastrophes in the housing sector from bans undermining revenue collection.
The City Council of Alamo Heights held its regular meeting on May 24, 2021. The meeting was held both in-person and virtually. The Council approved the minutes from its previous meetings and received announcements about upcoming meetings and elections. Under citizen comments, representatives from the San Antonio River Authority and a local business owner addressed the Council. The Council then approved an ordinance authorizing an agreement for design services on the Austin Highway/Broadway improvement project and amending the budget. An update was also provided on the issuance of general obligation bonds that were approved in the 2020 election.
The document discusses the global need for affordable housing and challenges in meeting this need. It notes that the right to adequate housing is enshrined in international law but remains unfulfilled for many. The global population is projected to grow significantly by 2025 and 2035, increasing the need for affordable housing by over 1 billion people. Major challenges include inability to keep up with rapid urbanization, limited budgets, and construction difficulties in rural areas. Innovative policies, construction systems, technologies, and financing models are needed to make housing prices affordable for more people worldwide.
How is the New York City Housing Authority (NYCHA) tackling the challenges that threaten housing authorities across the nation? What measures have the NYCHA board members put forth to curtail issues like lower budgets, increased need, and old buildings?
The document proposes a 10% reduction in the Washington state budget by decreasing funding to various areas by 2% each, including transportation, pension funds, senior assistance, prisons, and governmental operations. This is estimated to save over $8 billion annually. Specific cuts proposed include postponing a tunnel project to save on transportation funding, reducing pension payouts as lifespans increase, decreasing funding to caregivers of seniors and pushing more costs to federal programs, implementing early release programs for non-violent prisoners, and reducing legislative salaries and benefits. The goal is to help address the state's financial issues while balancing the impacts.
The document discusses rising homelessness in New York City under the current mayor. It notes that the number of homeless people, families, and children in NYC shelters has increased significantly (69%, 80%, and 69% respectively) since the mayor took office. The average length of shelter stays for families has also increased substantially. The widening gap between housing costs and incomes in NYC has contributed to the rise in homelessness. While the city now spends over $1 billion annually on homeless services, policies under the current mayor that eliminated housing assistance have failed to address the root causes of homelessness. The document outlines housing-based and prevention-focused solutions that the next mayor can implement to reduce homelessness in NYC.
This document provides an overview of Canada's housing finance system. It discusses key characteristics including the national and conservative nature of the system dominated by domestic banks. It also outlines recent trends over the past 10-15 years such as rising housing prices and mortgage debt supported by increasing incomes and falling interest rates. The system relies primarily on insured mortgages and is regulated to provide consumer protection and recourse for lenders.
A visit by key Silicon Valley business and community leaders to another of North America’s great cities, this annual program helps regional leaders to learn to best practices and bring back ideas to make our home an even better place to live and work.
In 2017, the Study Mission got a new look and feel as - Destination: Silicon Valley, on Nov. 1-3 in Monterey, Calif.
The delegates had the opportunity to hear presentations from speakers/panelists on seven key regional topics:
Housing
Transportation
Downtown San Jose
International Competitiveness
Emerging Technologies
Advanced Manufacturing
Regional Branding
This monograph was written for Wagner College's Hugh L. Carey Institute for Government Reform in February 2020 by Richard Flanagan, Ph.D., Professor in the Department of Political Science and Global Affairs at the College of Staten Island of the City University of New York and Research Fellow for the Carey Institute.
Developing countries are threatened by a housing crisis. New models are needed to produce affordable and sustainable housing on a large scale.
What role can the private sector play?
Infrastructure and Design Build ContractingWagner College
This monograph was written for Wagner College's Hugh L. Carey Institute for Government Reform in August 2020 by Peter J. Kiernan, of counsel at Schiff Hardin in New York. Kiernan previously served as counsel to New York Gov. David Paterson, counsel to the deputy mayor for finance of the City of New York, and chief counsel to the New York State Senate Minority. As a Littauer fellow at the Kennedy School of Government at Harvard University, he wrote an analysis of the New York City fiscal crisis, which was published by Harvard. He is a graduate of John Carroll University, the Kennedy School of Government at Harvard, and Cornell Law School.
The Assembly of First Nations' Chiefs in New Brunswick are taking the federal government to court to challenge proposed changes to the on-reserve social assistance program that were introduced in 2012 by Aboriginal Affairs and Northern Development Canada. The changes would have substantial financial impacts and alter eligibility requirements in a way that fails to consider the effects on Indigenous community budgets and vulnerable populations. The Assembly argues that further consultation is needed regarding available resources, the consequences of the changes, and what an Indigenous-led social support system could look like.
The County of Cook, Illinois is seeking approval from HUD for a $30 million Section 108 Loan Guarantee Program to establish the Built in Cook Loan Fund. The loan funds would support economic development projects throughout suburban Cook County that benefit low-to-moderate income individuals. Eligible projects could include transit-oriented development, cargo-oriented development, mixed-use hospitality/service projects, and business development loans. The application document provides details on the county's economic challenges, proposed use of funds, underwriting criteria for selected projects, and process for stakeholder and public participation.
Essential Transit: Funding Efficient and Equitable Rapid Transit to Increase ...Wagner College
This monograph was written for Wagner College's Hugh L. Carey Institute for Government Reform in May 2020 by Patrick O'Connor. Born in Leominster, Massachusetts, Patrick O’Connor moved to New York and graduated from Wagner College with a degree in finance in 2013. While at Wagner, he captained the football team and was named the college’s 2013 Male Student-Athlete of the Year. After three years of risk management work at JPMorgan Chase, he was accepted as a 2016 Teach for America corps member. For the last four years, he has taught high school algebra in Lawrence, Massachusetts while obtaining a master’s degree in education at Boston University in 2018. O’Connor has been accepted to Harvard Law School and will matriculate there in the fall of 2020.
The City of Westminster is updating its Housing Element to plan for its regional housing needs allocation of 9,737 units by 2029. It is conducting outreach to understand the community's housing needs and identify opportunities to accommodate a variety of housing types. The update process involves several phases including outreach, needs assessment, developing the draft element, public hearings, and state certification. Residents are encouraged to participate by completing an online survey on the City's housing website. The update will identify adequate sites to meet Westminster's obligations and maintain compliance with state housing laws.
The document outlines the history and goals of the Nisga'a Landholding Transition Act. It began with discussions in 2006-2008 about allowing individual land ownership on Nisga'a territory to promote prosperity and self-reliance. A report supported the idea, though there were concerns about losing land. The legislation would grant a small number of residential lots (0.05% of total land) as fee simple ownership to Nisga'a citizens while protecting traditional village jurisdiction and land bases. It is intended to provide economic opportunity, land security, and respect citizens' ability to be responsible landowners.
Affordable housing the need of hour price mattersShivam Gupta
Affordable housing the need of hour price matters. Economics. this consist of problem face by the buyers while buying housing in India. Sri Balaji Society student managers made this presentation. Data is upto date that means up to 2016 data
and by JLL and KPMG approved.
LECTIO DIVINA: 21ro. Domingo del Tiempo Ordinario Ciclo CCristonautas
TEXTO BIBLICO: Lucas 13, 22-30 «Vendrán de todas partes a la mesa del Reino» PRIMERA LECTURA: Isaías 66, 18-21 SALMO RESPONSORIAL: Salmo 116, 1-2 SEGUNDA LECTURA: Hebreos 12, 5-13 También puedes descargar gratuitamente en www.cristonautas.com
LECTIO DIVINA Domingo I de Cuaresma Ciclo ACristonautas
TEXTO BIBLICO: Mateo 4, 1-11
«Adorarás al Señor tu Dios y sólo a Él rendirás culto»
PRIMERA LECTURA: Génesis 2,7-9; 3,1-7
SALMO RESPONSORIAL: Salmo 50
SEGUNDA LECTURA: Romanos 5, 12-19
Este documento presenta información sobre nutrición y su relación con la salud psicológica. Incluye objetivos como conocer la pirámide nutricional y practicar ejercicios y sonidos curativos. También cubre temas como la importancia de comer tres veces al día, tener una actitud positiva durante las comidas, y las enfermedades gastrointestinales y su vínculo psicológico. El documento concluye que tanto la alimentación física como psicológica son responsabilidad individual para el cuidado del cuerpo y la mente.
The document discusses how new financing options from the Virginia Housing Development Authority (VHDA) are enabling mixed-use and mixed-income development projects across Virginia. The expanded VHDA loan program allows properties to serve residents of a broader range of incomes, including market-rate tenants. Examples of projects utilizing these new loans include the South Sixteen development in Roanoke, which transformed a brownfield site into apartments and retail space, and the adaptive reuse of a historic office building in Norfolk. Local officials comment on how the new options are encouraging revitalization in their communities.
The document proposes a 10% reduction in the Washington state budget by decreasing funding to various areas by 2% each, including transportation, pension funds, senior assistance, prisons, and governmental operations. This is estimated to save over $8 billion annually. Specific cuts proposed include postponing a tunnel project to save on transportation funding, reducing pension payouts as lifespans increase, decreasing funding to caregivers of seniors and pushing more costs to federal programs, implementing early release programs for non-violent prisoners, and reducing legislative salaries and benefits. The goal is to help address the state's financial issues while balancing the impacts.
The document discusses rising homelessness in New York City under the current mayor. It notes that the number of homeless people, families, and children in NYC shelters has increased significantly (69%, 80%, and 69% respectively) since the mayor took office. The average length of shelter stays for families has also increased substantially. The widening gap between housing costs and incomes in NYC has contributed to the rise in homelessness. While the city now spends over $1 billion annually on homeless services, policies under the current mayor that eliminated housing assistance have failed to address the root causes of homelessness. The document outlines housing-based and prevention-focused solutions that the next mayor can implement to reduce homelessness in NYC.
This document provides an overview of Canada's housing finance system. It discusses key characteristics including the national and conservative nature of the system dominated by domestic banks. It also outlines recent trends over the past 10-15 years such as rising housing prices and mortgage debt supported by increasing incomes and falling interest rates. The system relies primarily on insured mortgages and is regulated to provide consumer protection and recourse for lenders.
A visit by key Silicon Valley business and community leaders to another of North America’s great cities, this annual program helps regional leaders to learn to best practices and bring back ideas to make our home an even better place to live and work.
In 2017, the Study Mission got a new look and feel as - Destination: Silicon Valley, on Nov. 1-3 in Monterey, Calif.
The delegates had the opportunity to hear presentations from speakers/panelists on seven key regional topics:
Housing
Transportation
Downtown San Jose
International Competitiveness
Emerging Technologies
Advanced Manufacturing
Regional Branding
This monograph was written for Wagner College's Hugh L. Carey Institute for Government Reform in February 2020 by Richard Flanagan, Ph.D., Professor in the Department of Political Science and Global Affairs at the College of Staten Island of the City University of New York and Research Fellow for the Carey Institute.
Developing countries are threatened by a housing crisis. New models are needed to produce affordable and sustainable housing on a large scale.
What role can the private sector play?
Infrastructure and Design Build ContractingWagner College
This monograph was written for Wagner College's Hugh L. Carey Institute for Government Reform in August 2020 by Peter J. Kiernan, of counsel at Schiff Hardin in New York. Kiernan previously served as counsel to New York Gov. David Paterson, counsel to the deputy mayor for finance of the City of New York, and chief counsel to the New York State Senate Minority. As a Littauer fellow at the Kennedy School of Government at Harvard University, he wrote an analysis of the New York City fiscal crisis, which was published by Harvard. He is a graduate of John Carroll University, the Kennedy School of Government at Harvard, and Cornell Law School.
The Assembly of First Nations' Chiefs in New Brunswick are taking the federal government to court to challenge proposed changes to the on-reserve social assistance program that were introduced in 2012 by Aboriginal Affairs and Northern Development Canada. The changes would have substantial financial impacts and alter eligibility requirements in a way that fails to consider the effects on Indigenous community budgets and vulnerable populations. The Assembly argues that further consultation is needed regarding available resources, the consequences of the changes, and what an Indigenous-led social support system could look like.
The County of Cook, Illinois is seeking approval from HUD for a $30 million Section 108 Loan Guarantee Program to establish the Built in Cook Loan Fund. The loan funds would support economic development projects throughout suburban Cook County that benefit low-to-moderate income individuals. Eligible projects could include transit-oriented development, cargo-oriented development, mixed-use hospitality/service projects, and business development loans. The application document provides details on the county's economic challenges, proposed use of funds, underwriting criteria for selected projects, and process for stakeholder and public participation.
Essential Transit: Funding Efficient and Equitable Rapid Transit to Increase ...Wagner College
This monograph was written for Wagner College's Hugh L. Carey Institute for Government Reform in May 2020 by Patrick O'Connor. Born in Leominster, Massachusetts, Patrick O’Connor moved to New York and graduated from Wagner College with a degree in finance in 2013. While at Wagner, he captained the football team and was named the college’s 2013 Male Student-Athlete of the Year. After three years of risk management work at JPMorgan Chase, he was accepted as a 2016 Teach for America corps member. For the last four years, he has taught high school algebra in Lawrence, Massachusetts while obtaining a master’s degree in education at Boston University in 2018. O’Connor has been accepted to Harvard Law School and will matriculate there in the fall of 2020.
The City of Westminster is updating its Housing Element to plan for its regional housing needs allocation of 9,737 units by 2029. It is conducting outreach to understand the community's housing needs and identify opportunities to accommodate a variety of housing types. The update process involves several phases including outreach, needs assessment, developing the draft element, public hearings, and state certification. Residents are encouraged to participate by completing an online survey on the City's housing website. The update will identify adequate sites to meet Westminster's obligations and maintain compliance with state housing laws.
The document outlines the history and goals of the Nisga'a Landholding Transition Act. It began with discussions in 2006-2008 about allowing individual land ownership on Nisga'a territory to promote prosperity and self-reliance. A report supported the idea, though there were concerns about losing land. The legislation would grant a small number of residential lots (0.05% of total land) as fee simple ownership to Nisga'a citizens while protecting traditional village jurisdiction and land bases. It is intended to provide economic opportunity, land security, and respect citizens' ability to be responsible landowners.
Affordable housing the need of hour price mattersShivam Gupta
Affordable housing the need of hour price matters. Economics. this consist of problem face by the buyers while buying housing in India. Sri Balaji Society student managers made this presentation. Data is upto date that means up to 2016 data
and by JLL and KPMG approved.
LECTIO DIVINA: 21ro. Domingo del Tiempo Ordinario Ciclo CCristonautas
TEXTO BIBLICO: Lucas 13, 22-30 «Vendrán de todas partes a la mesa del Reino» PRIMERA LECTURA: Isaías 66, 18-21 SALMO RESPONSORIAL: Salmo 116, 1-2 SEGUNDA LECTURA: Hebreos 12, 5-13 También puedes descargar gratuitamente en www.cristonautas.com
LECTIO DIVINA Domingo I de Cuaresma Ciclo ACristonautas
TEXTO BIBLICO: Mateo 4, 1-11
«Adorarás al Señor tu Dios y sólo a Él rendirás culto»
PRIMERA LECTURA: Génesis 2,7-9; 3,1-7
SALMO RESPONSORIAL: Salmo 50
SEGUNDA LECTURA: Romanos 5, 12-19
Este documento presenta información sobre nutrición y su relación con la salud psicológica. Incluye objetivos como conocer la pirámide nutricional y practicar ejercicios y sonidos curativos. También cubre temas como la importancia de comer tres veces al día, tener una actitud positiva durante las comidas, y las enfermedades gastrointestinales y su vínculo psicológico. El documento concluye que tanto la alimentación física como psicológica son responsabilidad individual para el cuidado del cuerpo y la mente.
The document discusses how new financing options from the Virginia Housing Development Authority (VHDA) are enabling mixed-use and mixed-income development projects across Virginia. The expanded VHDA loan program allows properties to serve residents of a broader range of incomes, including market-rate tenants. Examples of projects utilizing these new loans include the South Sixteen development in Roanoke, which transformed a brownfield site into apartments and retail space, and the adaptive reuse of a historic office building in Norfolk. Local officials comment on how the new options are encouraging revitalization in their communities.
The document discusses whether the federal/state government should be responsible for implementing subsidized/public housing. It notes the ongoing challenges with public housing and argues that the government should support programs like Section 8 vouchers to make housing affordable for low-income residents. However, it also acknowledges that not all citizens require subsidies, and the assistance should be targeted towards those most in need. Overall, the document argues that while the government needs to invest in affordable housing solutions, many factors will determine the appropriate level of subsidies required.
Chatham County and its partners have taken several efforts to address affordable housing issues, but needs remain. Efforts included establishing a Land Bank Authority to acquire and redevelop vacant properties, a Savannah Affordable Housing Fund providing financing assistance, and supporting tax credit developments. A 2019 count identified 678 chronically homeless individuals. Remaining barriers include a lack of housing stock at affordable price points. This application seeks funding to further develop and preserve affordable housing and reduce homelessness in Chatham County.
The document summarizes updates related to Florida's affordable housing programs in the first quarter of 2015. It discusses the expansion of eligibility criteria for the Florida Hardest Hit Fund unemployment programs to help more homeowners receive financial assistance. It also provides details on groundbreakings for new affordable housing developments in Florida and training events for realtors on Florida Housing's homeownership programs. Program updates are given for the rental, State Housing Initiatives Partnership, and Foreclosure Counseling programs.
The document discusses Eugene's affordable housing strategy and challenges. It outlines that housing costs have risen much faster than incomes, burdening many residents. Eugene aims to increase affordable housing supply, preserve existing affordable units, and create housing for special needs groups. The city uses landbanking to promote equitable distribution of affordable housing. Landbanked sites have supported over 800 affordable units. However, the supply of affordable housing is not keeping up with growing needs, and serving the homeless population has become challenging. The city sees opportunities to better coordinate housing plans through new comprehensive planning efforts and partnerships across sectors.
A New Housing Policy: Imagine the PossibilitiesKim Duty
The U.S. is on the cusp of a fundamental change in our housing dynamics as changing demographics and changing housing preferences drive more people away from the typical suburban house and toward the type of housing that rental housing offers.
This presentation is a powerful advocacy tool that uses key facts and figures to make four key points:
1. America wants rental housing.
2. America needs rental housing.
3. Renters—be they affordable renters or lifestyle renters—are not second-class citizens.
4. There is a growing disconnect between America's housing needs and its current housing policy.
Writing Sample Policy Report on Affordable HousingMichelle Feldman
The document discusses recommendations for preserving affordable housing in New York City, including strengthening rent regulations. It recommends reforming the Rent Guidelines Board to increase tenant representation and closing loopholes that allow affordable units to be deregulated. It also addresses protecting existing affordable housing complexes like Stuyvesant Town. The author has a record of advocating for tenants' rights through legislation and assistance with housing issues.
TABLE OF CONTENTS INTRODUCTION
Creation and Preservation of Affordable Rental Units Multi-Family Rehab and New Construction
Updates on Previously Reported Developments
Promotion and Support of Homeownership Improvement and Preservation of Homes Policy, Legislative Affairs and Other Issues
APPENDICES
1.Estimates of Production
2.Commitments and Production Comparison to Plan 3. Production by Income Level
4.Summaries of Multifamily Developments
• Porta Coeli Senior Residence
• Park Boulevard IIB
• North and Pulaski Senior Housing
• Montclare Senior Residences of Avalon Park
5.Loan Closings Report 6.Multifamily Loan Commitments
7. Multifamily TIF Commitments
8.Low-Income Housing Tax Credit Commitments 9.Multifamily City Land Commitments
10. Illinois Affordable Housing Tax Credit
Commitments
11. Chicago Low-Income Housing Trust Fund Commitments
REFERENCE
1. Chicago Metropolitan Area Median Incomes
2. City of Chicago Maximum Affordable Monthly Rents
12. Troubled Buildings Initiative (Multi-family) 13. TIF Neighborhood Improvement Program
(Single-family)
14. Historic Chicago Bungalow Initiative
15. Neighborhood Lending Program
16. Neighborhood Stabilization Program Activity 17. Status of Neighborhood Stabilization Program
Properties
18. Affordable Housing Opportunity Fund
19. Affordable Requirements Ordinance
20. Density Bonus Commitments
21. CHA Plan for Transformation Commitments
This paper examines inclusionary zoning programs as a tool to increase affordable housing in Vermont. It provides case studies of inclusionary zoning programs in California, New Jersey, Montgomery County, Maryland, and Boulder, Colorado. It analyzes the key features of these programs and assesses Vermont's current housing landscape. The paper proposes that Vermont prioritize funding for inclusionary zoning projects, set minimum standards for municipalities, and exempt new downtown developments using inclusionary zoning from Act 250 oversight to incentivize its implementation. The goal is to gradually introduce inclusionary zoning in a way that increases affordable housing while complementing Vermont's land use and smart growth goals.
The document discusses inclusionary housing policies and programs. It provides details on Montgomery County, Maryland's successful Moderately Priced Dwelling Unit program which has resulted in over 12,500 affordable units. It also discusses the growth of inclusionary housing programs nationally, with over 400 jurisdictions having some form of program. The biggest programs are in states like California, New Jersey, and Massachusetts. It argues for the relevance of inclusionary housing policies in Florida to address the mismatch between housing costs and what residents can afford.
The document discusses strategies to promote affordable housing and prevent displacement in the Waterfront Eureka Plan Area. It analyzes socioeconomic data from 2010-2020 census tracts covering the plan area to identify risks of gentrification and displacement. The analysis found higher rates of poverty, unemployment, and housing cost burden compared to the city and state averages. It also found stagnating incomes but rising housing costs in one census tract. The document concludes by outlining tools that can reduce displacement risks from increased development in the plan area.
Shared Ownership 2.0 towards a fourth mainstream tenureChristoph Sinn
Shared ownership could help address the UK's broken housing market by becoming a mainstream tenure option for more people. The report examines barriers to expanding shared ownership, including increasing awareness of the product, developing consistency in eligibility criteria to boost lender confidence, and providing flexibility for households as their circumstances change. Achieving greater scale will require efforts from housing associations, developers, government, lenders, and regulators to streamline the product and increase investment.
The document provides information about the Low Income Housing Tax Credit (LIHTC) program, including:
- It was established 28 years ago and has financed over 2.6 million affordable housing units, creating 95,000 jobs annually and raising $100 billion in equity capital.
- Each state receives tax credits based on its population that it awards competitively to affordable housing developments. Developers sell the credits to investors to raise equity capital.
- The program has been very successful, with a low foreclosure rate of 0.65%, and it creates safe, decent affordable housing while also stimulating local economies and job growth.
- However, the need for affordable housing still outpaces production, with a shortage of over 5
The City of Williamsburg owns over 1,000 acres of land along Waller Mill Reservoir that were purchased as a buffer to protect the reservoir. The properties are zoned for low-density single-family homes, agriculture, conservation, and other uses. Using the existing zoning, approximately 35 single-family homes could be constructed without threatening the reservoir's water quality.
Waterfront Eureka - AFFORDABLE HOUSING AND ANTI-DISPLACEMENT STRATEGIESDarin Dinsmore
This document summarizes strategies for affordable housing and anti-displacement in Eureka, California. It finds that two census tracts overlapping the plan area have higher rates of poverty, unemployment, housing cost burden, and stagnant incomes compared to the city and state averages. The number of households with dependent older adults has increased in these tracts. To reduce displacement risks, the document recommends analyzing socioeconomic factors, household demographics, housing costs, and trends over time to understand vulnerabilities and inform housing policies.
The Florida Community Loan Fund is a statewide CDFI that has provided over $230 million in financing to projects totaling $768 million over its 20 year history. It has experienced significant growth, increasing its assets by 77% and the capital it manages by 50% from 2012 to 2015. The organization provides loans for housing, community facilities, and economic development throughout Florida, with a focus on low-income communities.
Creating Places To Age in New Jersey Municipal Best PracticesNew Jersey Future
A supplement to New Jersey Future's Creating Places To Age report, detailing steps New Jersey municipalities can take to make themselves more accommodating to their older residents.
The presentation summarized the District of Columbia's approach to affordable and mixed-income housing. It discussed defining affordable housing, population growth driving the need for more units, tools used to finance development like tax incentives and the Housing Production Trust Fund, and innovative programs promoting mixed-use development and tenant ownership. Challenges included slow delivery of inclusionary zoning units due to the economy and lack of staff to monitor affordability requirements. Moving forward, the mayor committed $287 million in additional funding with a goal of producing 10,000 affordable units by 2020.
California’s New Affordable Housing Laws – Part OneMeyers Nave
Governor Brown signed 15 bills into law on September 29, 2017 that are designed to help address California's affordable housing crisis. The new laws have broad implications and obligations for local municipalities, housing related public agencies, and the private developer community. To help explain the new affordable housing regulatory landscape, Meyers Nave is offering a complimentary, three-part webinar series addressing the most critical issues under the new laws.
This presentation covers the following topics:
- New "permanent source" of funds in SB 2
- SB 3 bond on November 2018 ballot
- New inclusionary housing authority in AB 1505
- Tax Increment funding by Affordable Housing Authorities through AB 1598
- Approaches being taken by local governments, including bond measures in Bay Area counties and a linkage fee in the City of Los Angeles
Similar to PreservingAffordability_Westside_April 22_2016 (20)
California’s New Affordable Housing Laws – Part One
PreservingAffordability_Westside_April 22_2016
1. Preserving Affordability and Preventing Displacement in Vine City and English Avenue
in the Face of Major Neighborhood Investment Initiatives:
A Report to the Westside Communities Alliance
Kevin Mara and Dan Immergluck1
April 22, 2016
Overview
The Vine City and English Avenue neighborhoods have become an increasing focus of public-
and private-sector attention and planning in recent years.2 The development of the new
stadium and the substantial public and private sector interest in Vine City and English Avenue
have prompted concerns about rising rents and property taxes, the potential displacement of
low- and moderate-income residents, and the future income mix of these neighborhoods.
Ideally, while the neighborhoods improve, they will be places that provide affordable living
opportunities for existing residents, as well as for new families of various income levels. To do
this, it will be important to consider a variety of policy tools and programs that aim at
preserving and creating long-term affordable housing, for both existing and new households.
Unless such measures are put in place quickly, and before land values have escalated too far,
many of the improvements in the neighborhoods will be unlikely to benefit existing residents
and the future of the neighborhood may become one that merely reconstructs the historic
economic segregation that has been so endemic in Atlanta, albeit in different locations.
The low incomes of many existing residents and the low property values in the area make these
neighborhoods highly susceptible to speculation, rapid redevelopment, and quickly rising land
values. Based on data from the City of Atlanta’s Strategic Community Investment Report, the
median tax-appraised single-family home value was about $56,000 in 2010 (City of Atlanta,
2013). Property values will not remain low as developers and others respond to the growing
interest and speculation in the area, which in turn could lead to significant increases in property
taxes and rents. In turn, these increased housing costs could put a severe strain on existing
households and potentially displace long-term residents. Increases in rents and home values
1
Kevin Mara is a graduate student in the Masters of City and Regional Planning program at Georgia Tech.
Dan Immergluck is Professor, School of City and Regional Planning at Georgia Tech. Please direct any
correspondence to Dan Immergluck at dan.immergluck@coa.gatech.edu.
2
These include, in addition to other community-based activities, a $15 million commitment of funding
from the Westside Tax Allocation District, a $15 million commitment from the Arthur M. Blank Foundation, monies
being raised by the Westside Futures Fund, and development activities by the Fulton County/City of Atlanta Land
Bank Authority, the Atlanta Housing Authority (through its recent Choice Neighborhoods grant), and other local
agencies.
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could also make it difficult to attain some long-term mix of incomes in the area that will allow a
broad spectrum of families to benefit from development occurring in the area.
City governments can deploy an array of policies and programs to preserve and expand
affordable housing in areas like the Westside. Some of these will be useful in helping current
residents to remain in their neighborhoods as land values rise. However, many of these
programs include affordability provisions that expire after a given period. As a result, efforts to
ensure that Vine City and English Avenue retain a diverse mix of incomes going forward must
include initiatives that provide for long-term rent or resale restrictions to ensure that future
low- to moderate-income residents will have access to the benefits of revitalization.
A strategy for preserving the affordability of these neighborhoods in the near term and over the
long term should include components that:
Preserve the existing supply of subsidized and “naturally occurring” affordable rental
housing
Expand the supply of affordable rental housing
Minimize any increases in housing costs for existing homeowners and enable them to
maintain their homes
Provide affordable homeownership options for existing and new residents
Preserve the Existing Supply of Subsidized and “Naturally Occurring” Affordable Rental
Housing
Vine City and English Avenue have relatively few existing subsidized rental units, though more
are located to the south between MLK Jr Drive and Abernathy Boulevard. Most developments
with affordable units are mixed-income and were constructed using Low-Income Housing Tax
Credits (LIHTCs). It is unclear how many rent-restricted units have been set aside in these
developments. Subsidized multifamily units in Vine City and English Avenue are listed in Table 1.
Table 1. Subsidized Multifamily Developments
Development Units
Magnolia Park Phase I (60 Paschal Blvd) 400 mixed-income units, 1998 LIHTCs
Magnolia Park Phase II (777 Magnolia Way) 450 mixed-income units, 1999 LIHTCs
M Street Apartments (950 Marietta Street) 308 mixed-income units, 2003 revenue bond
Gateway Apartments (370 Northside Dr.) 261 units, 2002 LIHTCs
Courtyard at Maple (55 Maple St.) 182 mixed-income units, 1992 LIHTCs
Quest Village (Rock St.) 68 supportive housing units, 2008-2014
Sources: Atlanta Housing Authority, 2016; Georgia Department of Community Affairs, 2015; Georgia Department
of Community Affairs, 2007; Golden Holley James, 2014; Quest Community Development Organization, 2016.
3. Preserving Affordability and Preventing Displacement in Vine City and English Avenue
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Affordability restrictions on LIHTC units in Georgia have a maximum lifespan of 30 years, and
last longer than most other mandatory set-asides for affordable units. For example, tax-exempt
bond financing in Georgia only requires developers to set aside affordable units for 15 years.
The affordability requirements for the rent-restricted units in these developments will begin to
expire in 2022, six years from now. At the same time, there are no project-based Section 8
housing developments or Section 8 moderate rehabilitation developments in these two
neighborhoods. With a population of approximately 6,200 people in 2010, preserving the rent-
restricted portion of these units is important but must be supplemented with other strategies.
As subsidized properties approach their 30 year mark, it will be important to balance
maintaining the physical quality of these assets and preventing their transition to full market
rates. Mission-driven property owners like nonprofit housing developers or the AHA are
unlikely to increase rents in the absence of LIHTC rent restrictions; Magnolia Park (AHA),
Gateway Apartments, and Quest Village fit this description. On the other hand, it is less likely
that for-profit owners will likely to commit to another 15 to 30 years of use restrictions.
However, all of these properties will be at least
30 years old and will likely have significant
unmet capital needs. Recapitalization through
bond financing and 4 percent LIHTCs may be
useful in extending the affordable life of the
property depending on the availability of other
capital and value of market rents at the end of
30 years.
Section 8 Housing Choice Vouchers (HCVs) also
play a key role in providing housing to residents
of English Avenue and Vine City. Data from HUD
indicate that between 6% and 11% of renters in
English Avenue and between 20% and 38% of
renters in Vine City hold HCVs (U.S. Department
of Housing and Urban Development, 2016).
Also at play are single-family and multifamily
rental properties that constitute “naturally
occurring affordable housing”, i.e., they are not subsidized and have no contractual restriction
on rents. Much of the existing housing stock is substandard, and as long as properties remain
physically distressed, rents are unlikely to rise precipitously. However, such units are subject to
purchase by speculators or to conversion to higher-cost housing.
Distressed properties should be brought up to code both to comply with the law and to provide
an adequate living space for the tenant. In order to prevent conversion to high-cost housing,
stakeholders could provide landlords with low-interest loans or grants to rehabilitate their units
in exchange for long-term affordability restrictions.
Minnesota Housing Rental Rehabilitation
and Deferred Loan Program for small to
mid-size affordable rentals:
Up to $25,000 per unit; $35,000 for single
family and duplex units; maximum loan of
$300,000 per project.
Deferred loan with 0% interest, up to 100%
forgivable if affordability maintained for full
period.
Rental restrictions for a minimum 5 years for
loans up to $100,000; minimum 10 years for
loans over $100,000.
Tenant maximum gross annual income at
80% AMI.
(Minnesota Housing Finance Agency, 2015)
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Another approach that should be considered is to offer landlords agreeing to long-term
affordability a significant reduction in property taxes. Rental properties currently do not benefit
from homestead exemptions. To equal the playing field for renters, property tax reductions
could be granted to properties that provide affordable rents. In Cook County, Illinois, the Class 9
property tax incentive program provides owners of rental properties (7 units or more) who
substantially rehabilitate a property with a major reduction in property taxes (Cook County,
2016). In exchange, at least 35 percent of the unit must be affordable for a period of 10 years
to renters earning no more than 80 percent of the area median income. Ideally, such programs
would be available to owners of all forms of rental property, including single-family homes.
Expand the Supply of Affordable Rental Housing
State and local government should support developers seeking to build affordable and mixed-
income developments in English Avenue and Vine City. However, the supply of housing
subsidies through federal programs is limited. The amount of LIHTCs for the entire State of
Georgia amounted to $22 million in 2016 (Novogradac & Company, 2016), and the Georgia
Department of Community Affairs, which allocates LIHTCs, awarded tax credits to only 11
projects in the City of Atlanta over the five years from 2011 to 2015 (DCA, 2015). It should also
be noted that increased attention to fair housing issues, especially through HUD’s new
Affirmatively Furthering Fair Housing rules, may make it harder to justify funding affordable
housing initiatives in distressed neighborhoods unless it is part of a larger community
development effort.
A mandatory inclusionary housing ordinance, which would require developers to set aside
some portion of newly constructed housing as long-term affordable units, could prove a major
vehicle to creating long-term, affordable housing in the community. There is currently a
proposal for mandatory inclusionary housing in the City under discussion. Such a policy could
have a substantial impact on preserving a mix of incomes in these neighborhoods as they
develop.
Another proposal that has been floated across the City is the development of a new bond to
fund affordable housing development and preservation. In 2007, Invest Atlanta issued a $35
million Housing Opportunity Bond in order to fund loans to multifamily developers and
nonprofits. Since 2007, the Housing Opportunity Bond Fund has created nearly 2,100 units of
housing, but the funds are mostly spent (Invest Atlanta, 2015). Such a bond could provide a
flexible source of funding, for both new construction and preservation, funding that could
leverage other private and public financing.
Small investor-landlords are sometimes in need of affordable purchase-rehab loans to buy and
fix up dilapidated single-family homes or small multi-tenant properties. Most small loan
products are geared towards owner-occupiers. A loan product aimed at this market could find
significant demand, especially as new small investors are attracted to the neighborhood.
5. Preserving Affordability and Preventing Displacement in Vine City and English Avenue
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Interest rates could be tied to the level and/or length of the affordability commitment. Such a
program could also build local capacity for residents to engage in rental housing development
and property management, which in turn would recycle more resident spending back into the
neighborhood. Financing programs could be tied to preferred contractor programs that employ
local residents and build up local contractor capacity.
Property tax reductions tied to affordable housing development should also be considered.
Invest Atlanta’s Lease-Purchase Taxable Bond financing program, which provides large-scale
property tax abatements, has been used primarily to fund the development of luxury
apartment units in recent years (Trubey, 2014). A much wiser use of such tax abatements
would be for the development of long-term affordable housing.
Minimize any Increases in Housing Costs for Existing Homeowners and Enable them to
Maintain their Homes
Property tax circuit breakers are a tool aimed at assisting existing homeowners to afford their
homes in the face of rising property values. Rising property taxes result in rising housing costs
or displacement, particularly in areas like English Avenue and Vine City where current values
are very low. There are a variety of homestead exemptions available in the City of Atlanta,
including those aimed at seniors. However, as property values rise, the existence of a
preexisting exemption can actually result in very larger percentage increases in property taxes,
because the taxable value may increase from a very small amount (due to the combination of
small initial home values and preexisting exemptions) to what is, relatively, a much larger value.
For example, if a senior owns a home worth $50,000 and has a total homestead exemption of
$25,000, and then her property value increases by 50 percent to $75,000, her taxable value will
increase from $25,000 to $50,000, which will cause her tax bill to increase by 100 percent. Thus
exemptions, while progressive in a static sense, can
result in tax structures for owners of low-cost homes
that amplify the tax effects of property value increases.
Therefore, increasing homestead exemptions are not
the right tool for responding to rapidly changing home
values, especially for owners of low-cost homes. One
approach is to limit the rise in taxable value for low-
income homeowners to a certain rate, e.g., the
consumer price index.
An alternative to a circuit-breaker program that limits
increases in taxable value and resulting tax bills is a tax deferral program aimed at lower-
income homeowners. In such programs, increases in tax bills over a certain level (e.g.,
consumer price index) are effectively converted into a low-interest loan against the home that
does not have to be repaid until the home is sold or transferred somehow. This allows
King County, WA Limited Income
Property Tax Deferral program:
Income-eligible homeowners who
have lived in their property for at
least 5 years may defer 50% of their
taxes, accumulating modest interest.
The loan is paid off with the
proceeds from the sale of the
property.
(King County, 2015)
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homeowners to stay in the neighborhood if they want to as values rise. However, if they choose
to sell (or the property is inherited) the accumulated deferred taxes are paid at that point. It is
conceivable that some sort of localize loan program could be developed to effectively defer tax
increases until the sale of the property, but this may be logistically challenging.
Additionally, homeowners in these neighborhoods are likely to have limited access to capital for
repairing their homes, and may face a choice between remaining in a substandard property and
selling their home. Owner-occupied rehabilitation programs are common policies to allow low-
income residents to fix up their homes. Atlanta Beltline Inc. has offered forgivable, interest free
loans to homeowners to preserve housing quality and retain neighborhood residents in the
Beltline Planning Area, providing assistance of up to $25,000 (Atlanta Beltline Inc, 2016). The
loan can be partially forgiven in years 1-5, and completely forgiven after 15 years living in the
property. It is not clear what level of funding this program will have into the future, and the
program is not accepting applications for 2016. The City’s Bureau of Housing also administers
the HOME Owner-Occupied Rehabilitation Program, funded by HUD, which provides forgivable
loans of up to $45,000 for home repairs to bring properties into compliance with the Housing
Code.
Some repairs can be quite minor, but still represent sizeable costs to low-income homeowners.
In these cases, modest home improvement grants, or home repair services in which a nonprofit
provides the home repair work (or hires the contractor), may provide a large bang-for-the-buck
and not involve the complexity of a loan program.
Provide Affordable Homeownership Options for Existing and New Residents
Affordable homeownership provides a way to protect a family from rising rents caused by
gentrification or overall tight rental markets. Fixed-rate mortgages allow families to be more
confident about their housing costs for a long-time into the future.
A number of obstacles prevent low-income households from becoming homeowners, including
insufficient savings to make a down payment and pay closing costs, tight mortgage markets,
and appraisals that come in below the proposed purchase price.
Invest Atlanta’s Affordable Homeownership Program provides households at or below 80% of
AMI that qualify for a 30-year fixed rate mortgage with $10,000 towards down payment or
closing costs, which is forgivable after living in the home for 5 years. Invest Atlanta’s Vine
City/English Avenue Home Ownership Assistance Program specifically targets properties in NPU
L, providing $10,000 no-interest loans for qualifying buyers that make under $63,100 for a one
person household. The Beltline Affordable Housing Trust Fund provides assistance for families
of one or two people making under 100% of AMI, or up to 115% of AMI for families of three or
more people. The trust fund issues a “soft second” mortgage of up to 20% of the property
value, which is forgivable after the first 15 years of ownership (Invest Atlanta, 2014).
7. Preserving Affordability and Preventing Displacement in Vine City and English Avenue
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Downpayment assistance programs can be very helpful. However, they do not provide the main
financing for purchasing a home. Generally banks or mortgage companies do that. Many
communities around the country have developed partnerships with particular lenders to
market their mortgage product in targeted neighborhoods and develop new products well
suited for particular markets or submarkets. FHA lenders are likely to be key in the case of these
neighborhoods, as their underwriting standards and downpayment requirements are less
onerous than conventional lenders. However, some conventional lenders may play a role as
well. One particular challenge in many underserved neighborhoods, especially lately, is the
issue of inadequate appraisals. It will be important for lenders seeking to serve these
communities to ensure their appraisers are familiar with the community and the efforts being
made to strengthen the neighborhoods and local housing market.
Conclusions
While some tools already exist to help provide long-term affordable housing on the Westside,
as development there accelerates, these tools are quite limited. Much more needs to be done
to put in place the sorts of programs and policies that will form a bulwark against rapidly rising
housing prices and potential displacement, especially for existing residents. Over time, it is also
important to provide affordable housing for new residents as well, so that the neighborhood
can offer a place for families of all income levels, and not simply transition rapidly from a place
of concentrated poverty to one of concentrated affluence.
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