M3M 129 E Brochure Noida Expressway, Sector 129, Noida
SNEAPA 2013 Friday h3 3_15_having it all
1. Having It All:
Combining Affordable Housing &
Historic Preservation
SNEAPA Workshop Session
Friday October 18, 2013
Judy Tymon, AICP
Town Planner, Town of North Andover
2. WHAT THE %$%^&#@! - Judy
You mean this in not the ETHICS
SESSION???
No, but we have prizes and you don’t need
to be ethical to win one!
3. Combining Affordable Housing &
Historic Preservation
Affordable Housing & Historic Preservation
Are Natural Fits
Tools are available to make it work
Two Projects – Different Communities
4. Combining Affordable Housing &
Historic Preservation
• Tools are available to make it work
Partnerships
For Profit Builders & Non-Profit Organizations
Cooperation & Compromise
With Historic Commissions
With Elected Officials
With Neighbors
Funding
Affordable Housing Tax Credits – Larger Projects
Local, State & Federal Funding – Smaller Projects
5. Affordable Housing & Historic
Preservation
Two projects in two different communities
Newburyport, MA
Smith Hill, Providence, RI
Many Similarities
Many Differences
9. Newburyport & Smith Hill, Providence
Demographic Differences
Population Median
Household
Income
Households
Below
Poverty
Ethnicity
Smith Hill
6,216
$21,432
14%
White 14%
Newburyport
17,416
$76,300
5.8%
White 96.4%
11. 11 Market St. Architect
Andrew Sidford, AIA, LEED
Worked on Original Renovation in 1998
Came back in 2006
Key Player – Visualized the Finished Product
How to Expand and Keep Affordability
Newburyport Business Owner & Resident
YWCA member
12. 11 Market St. Newburyport
Expansion from 5 to 10 Units
Neighborhood Compatibility
Combining the Old and the New
Creating Livable Space
Compromise & Cooperation
Newburyport Historic Commission
The Client – YWCA Newburyport
30. YWCA Greater Newburyport &
LD Russo
Both Sides Need a Partner
Non-Profit Property Owner
Knows the Needs of Residents
In-House Expertise on Staff
Access to Properties
For-Profit Developer:
Navigate State Funding Resources
Involved in Design & Budget Phase
Have Experience with Affordable Housing Projects &
One-Stop Application
31. Partnership
John Feehan
Executive Director YWCA Since 2009
Social Services & Financial Administration
Expertise
Nat Russo
Vice-President @ LD RUSSO
Newburyport Resident
YWCA Member
32. Partnerships Work
Political Leaders
Keep them in the Loop
Thank You at Every Opportunity
Keep Neighbors Involved
Tours of the Site & Building
Keep Donors In the Loop
Provide Private Tours
33. Partnerships Work
Respect Each Others Knowledge Base
Learn from Each Other
Both Have Ownership of the Project
Ownership & Knowledge = Control
TRUST is Key
Find New Sources of Funds
34. Partnerships Work
After the Ribbon is Cut - MANAGEMENT
Donors Won’t Fund Projects Not Properly
Managed
Maintain a Capital Reserve for Future
Repairs
Keep the Board Informed
They Inform the Community
37. Affordable Housing Tax Credits
Tax
Bracket
$ Credit/Deduction Actual Tax
Reduction
Credit
15%
$1000
$1000
Deduction
15%
$1000
$150
• Credit vs. Deduction
• Credits: Subtracted directly from tax
liability
• Deduction: Subtracted from total income
38. Affordable Housing Tax Credits
• Feds Allocate to the States
• State’s Responsibilities:
Create a Plan
Serve the lowest income families
Maintain Affordability
Allocate funds in timely manner
39. Affordable Housing Tax Credits
• Credits claimed annually over 10 year period
Developer sells credits to for-profit investor
Investors Create Limited Liability Corporation:
A General Partner
Limited Partner
41. Dedicated to the design and health of the
community as a whole
Who We Are
42. We believe that our public places, neighborhoods and
individual structures are the stage on which the life of
the community is expressed and that the design of
these places can either strengthen or detract from civic
life.
44. HOUSING IS ONE OF THE MANY WAYS
IN WHICH WE HELP DESIGN, BUILD
AND REPAIR COMMUNITIES.
INTERCHANGABLE TERMS?
AFFORDABLE HOUSING
LOW-INCOME HOUSING
WORKFORCE HOUSING
45. WORKFORCE HOUSING
Brown & Sharpe Manufacturing – incorporated in 1868
Makers of Precision Tools and Instruments
Great prosperity during the war times WWI & II, Korean War
9,000 employed at one time during WWII, operating 24hrs/day
46. circa 2013 - The Foundry
National Register of Historic Places
Commercial and Residential (The Promenade) Complex
50 companies and 2,000 employees
13 buildings on 26 acres in the heart of Providence
47. Workforce Housing Types on Smith Hill
Triple-Deckers
Goddard Street
11 Single –Family Cottages
7 Single –Family Cottages
Duke Street
Bath Street
7 Single –Family Cottages
Lydia Street
48. BUILDING AFFORDABLE HOUSING IS A VERY COMPLICATED AND
COMPLEX PROCESS REQUIRES A HUGE COLLECTIVE EFFORT.
THE PROCESS IS A COLLABORATION AND TEAM EFFORT BY:
FINANCERS: LOCAL, STATE, FEDERAL AND PRIVATE
SOURCES
DEVELOPMENT CONSULTANT
LEGAL COUNSEL
DESIGN PROFESSIONALS:
CIVIL, STRUCTURAL, MEP/FP ENGINEERS
LANDSCAPE ARCHITECT
ENVIRONMENTAL CONSULTANT
TRAFFIC ENGINEER
ARCHITECT
49. NOT ONLY IS THERE THE DESIGN TEAM, THERE IS ALSO THE
MULTIPLE REGULATORY AGENCIES, LOCAL ORGANIZATIONS AND
POLITICIANS WHO NEED TO BE INVOLVED…
REGULATORY REVIEW AND ANALYSIS TO UNDERSTAND:
• CONSTRAINTS & LIMITATIONS
• NEEDS OF THE COMMUNITY OUTLINED IN COMPREHENSIVE
PLAN
• APPROVAL PROCESS & HELP THE CLIENT NAVIGATE IT
50. MEET WITH STAKEHOLDERS WITH
CONCEPT PLAN TO GET FEEDBACK:
• FIRE MARSHAL
• POLICE CHIEF
• TOWN PLANNER(S)
• DEPARTMENT OF PUBLIC WORKS
• POLITICAL DECISION MAKERS
• HISTORIC REVIEW BOARDS
51. Founded in 1992
Mission is to create quality affordable housing
And mixed use developments; as well as the
Promotion of economic development and
neighborhood improvement in Smith Hill and
neighboring communities.
76. Funding – Who Has the Money?
Local Sources
CPA Funds
Housing Trust Funds
CDBG
Local HOME Funds
Affordable Housing Tax Credits
State Funds for Affordable Housing
Grants from Foundations
All of the Above
77. Partnerships
For-Profit Developers & Non-Profits Agencies
Historic Commission/Preservation Society
Planning Office
Architect
Neighbors & Community
78. Cooperation & Compromise
Know Your Neighbors & Abutters
They are Your Friends & Potentially Biggest
Supporters
Make Friends with the Historic Commission
Know Your City Councilors & Selectmen
They are also potential friends and supporters
Parking, Parking Parking
Don’t underestimate Parking Issues
79. THANK YOU!
SNEAPA Workshop Session
Friday October 18, 2013
Judy Tymon, AICP
Town Planner, Town of North Andover