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Building a cd team 102511
- 1. Building Our CD Team Presented by: Allysunn Walker-Williams, MBA, MPH Chief Planning and Community Development Officer Fresno Housing Authority NAHRO Annual Conference October 25, 2011
- 2. Community Development Philosophy Shared Vision that We Will Achieve: • Vibrant Neighborhoods • Engaged Residents • Quality, Affordable Housing “Play with the willing….” - Ron Sims, former Dept. Secy’ of HUD
- 3. Community Development Philosophy Shared Vision that We Will Achieve: • Vibrant Neighborhoods • Engaged Residents • Quality, Affordable Housing “Play with the willing….” - Ron Sims, former Dept. Secy’ of HUD …..and the innovative, resourceful, able…
- 4. Community Development Approach • What is your current development context? • What is your acquisition policy? Interests? • With whom are you aligned? • With whom do want to be aligned?
- 5. Choice Partners • Local Government / Public Agencies – City Council, County electeds – Planning, PD, Public Works – Parks and Recreation – RDAs – School Districts • Community Groups – Well-respected advocates who are mission-aligned – Neighborhood groups
- 6. Choice Partners • Non-Profits – Housing Developers – Economic Dev Corps, Chambers – CAA’s – Foundations • For-Profits – Housing Developers – Local Businesses – Planning Firms/Architects/other – Banks
- 7. “Not-so-Choice” Partners • NIMBY Groups • Those not aligned with your mission or vision • Unsupportive Groups or Individuals • Distractors • (some) Environmental Groups
- 8. Phases of Community Development • Planning and Conceptualization • Pre-Development • Site Selection/ Acquisition • Entitlements/Permits • Construction • Conversion • Long-term Operations
- 9. How to Get Buy-In BE HONEST, RESPECTFUL, FLEXIBLE, COOPERATIVE, DECISIVE, ACCOUNTABLE, TRANSPARENT, EXCELLENT, INCLUSIVE, COMMUNICATIVE, A KEEPER OF YOUR WORD
- 10. NIMBY 1. You can’t please everybody 2. You’re not welcome everywhere 3. You can’t overcome everything BUT…..
- 11. NIMBY Avoid specific reference to NIMBY
- 13. Old Funston: “Not intended for family housing”
- 14. Financing Plan for Parc Grove Commons • 2008: Fresno Housing Authorities received an allocation of 4% bond financing and MHP bond financing that provided an $8.2 million permanent loan for the project • Economic downturn affected the investor/lender market • MHP bond financing was frozen by the state • 2009: REGROUP! 9% application submitted • TCAC award of $36M in tax credits won • Wells Fargo offered $0.78 and worked closely with CCRC who provided permanent financing
- 15. Financing Plan for Parc Grove Commons • Along came ARRA: Soft financing needed • 2009: Capital Fund Recovery Grants yielded $4.7M – CFRG formula funding: $2.2M as a Federal Stimulus Fund Allocation – CFRC competitive funding: $2.5M
- 16. The New Parc Grove Commons
- 18. Project Description 215 units universal design elements green building features 6,710 sf community building with: classroom facility, computer room, offices, fitness center, pool, basketball courts, picnic areas, courtyards construction began: 2/3/10 construction completion: 4/28/11 GC: Brown Construction
- 19. Project Description full-lease up expected in 6 months 87 units leased in first phase 4,000 people on waiting list First Family moved in: 4/8/11 Grand Opening: 4/11/11 Returning Families: 40
- 25. Parc Grove Commons Development Permanent Financing Sources Wachovia Affordable Housing Community Development Corp $23,460,403 CA Community Reinvestment Corp 2,900,000 Fresno Housing Authority (includes CFRC, CFRG, RHF) 5,517,580 City of Fresno (HOME) 2,000,000 Housing Relinquished Fund Corp 3,007,435 City of Fresno RDA 500,000 Total Development Costs $37,384,418
Hinweis der Redaktion
- Hammer’s field is now Fresno Yosemite International AirportFunston Terrace, 50 units built in the 50’s around north and east edges of site. Renovated in early ‘50’s but showing signs of deterioration.Including infrastructure problems with the plumbing and natural gas systems. Electrical services were undersized for family’s needs; kitchens didn’t allow for family-sized refrigerators; few other amenities, low density (10 units per acre) This was not intended to be family housing. HA updated and maintained the units over the yearsbut weren’t able to keep up with the deterioration of the buildingsTerrace:
- Philosophy:MissionPlay with the Willing, and the innovative (does your project require out of the box thinking? If your PHA is investing it’s own dollars in projects, what other grant or loan resources are out there to “take out” HA financing? , the resourceful (whose funds can you leverage?) and the able (who can help you efficiently develop? From whom can you gain experience if you don’t have any, and if you do, are you willing to bring someone else along to increase their capacity?
- Get involved in your local City and County planning processes; General, Specific and Community level. You will learn who the players are and wherever the energy is going, areas is designated for development or redevelopment investment, if you can insert yourselves, do that.For example, in Fresno, there’s a new division at the City called Downtown and Community Revitalization.What is your acquisition policy? Are you looking to build new? If not new construction, then adaptive reuse of existing buildings? Renovation of existing buildings? Do you want to own? Manage? Purchase, renovate and sell or lease? This can influence how you select your partners and leverage your funding.With whom are you already aligned? With whom are you philosophically compatible? You want the same things? Your developmentally compatible? You’re interested in achieving Mission, as well as achieving budget and schedule.With whom do you want to be aligned? All goes to strategic selection of partners. Be very thougthful about it. Partnership is like a marriage, contractual, a challenge to get out of if it goes bad, but good when it’s good.
- Depending on what you decide to do, you’ll need partnerships at every phase of development
- Not always easy to decide.Needs change. As a Housing Authority, your needs may change. As a partner, or as a non-profit, the needs may change. As a City or County, with new elections, needs may change. Because the timing of the development has a long arc, changes will undoubtedly occur, so partnership needs might change and you might have different partners at different phases of the development cycle or the project lifecycle.Permanent Supportive Housing: Santa Clara, homeless service provider pulled out;
- Difficult because sometimes you need to win over the unsupportive and they can be your best advocatesSometimes NIMBY communities are those in which we want to integrate an affordable housing product, as we’re trying to de-concentrate poverty and promote transformative mixed-income, mixed-price developmentPermanent supportive housing developments in Fresno: Alta Monte, Lowell Neighborhood Association highly organized, community has a saturation of group homes, close to downtown, lots of historic homes. Focus of City revitalization efforts. Highly contentius. We’ve won them over through honesty, transparency, involvementment, responsiveness, inclusion, Groups who complain but offer no solutionsWe don’t avoid non-profits who have little housing development experience. We want diverse entities at the table who can enhance the health education and welfare of our residents, and who support and encourage the transformation of their communities through the built environment and the value we bring. We make it a practice to embrace non-profits and bring them into our world even if they are unprepared….or inexperienced and unskilled.Environmental Groups: these are tricky because we want to include them and avode them. Include thme in the sense that oinvolving them early in the process will ensure their concerns are addressed; and avoid them in the sense that some of the groups will continue to push an environmental concern, regardless of the amount of requests we’re willing to grant. As long as the project addresses the required environmental clearances, then avoid them after that point. Some people are never going to be “willing.”
- PlanningMarket overview and needPredevelopment, research, title search, due diligence periodSite selection; financial competitiveness, desireability, nature of the site, land, structuring the acquisitionEntitlements/Permits: jurisdictional processYou may have different partners all along the way, depending on your needs. Development is a very dynamic animal. Each deal is different.
- Mutual respect, and establishing two-way communciation is key. Understand the story and tell the story in ways that find points of agreement. For example, if there’s blight that will be removed or housing that will be provided or a community project that will be a Catalyst Project to galvanize revitalization efforts, tell the story of proactive ways to solve these problems through development and prevent them from returning. We’ve found that every community wants the same thing. And we want that too. Safety, beauty, cleanliness, quality, recreation space, green space, efficiency, access to amenities, transportation and services. We may not be able to solve every issue, but find areas of agreement. My philosophy is to saturate the community withinforamtion so there’s no opportunity for them to not have input. Follow through is a big plus, as most groups are used to government not coming through. Food always helps draw folks in. Let them know what you need from them. Be clear.Let them know what you intend to provide. Be clear.Communicate very very Early and often. One of the HOPE VI projects we visited in Seattle had 90 community meetings in 9 months. 90. They didn’t facilitate all of those meetings, to be sure, but they catalogued them all. There were dozens of partners involved who moved that project, New Holly, forward.
- Take the high road, and acknowledge that there may be some folks who are not supportive and that’s okay. As a CD team, you want to have discussions with everyone, to ensure all parties can come to an amicable agreement as to what the best options are going forward.