Revitalizing Neighborhoods Through Local Housing Improvements

1. Housing as a Planning Element:Best Practices in neighborhood revitalization and local housing improvements • May 9, 2019 Spring Community Planning Institute – Madison, GA

2. Agenda • Overview of the Georgia Initiative for Community Housing (GICH) • Case study: City of Pembroke GICH Team • Basics on incorporating housing as an element of comprehensive plans • DCA Housing tools for implementation of local plans • Q&A

3. What is GICH? • Three-year technical assistance and capacity building program for communities engaging in local housing planning efforts • Main goal: Develop and implement Housing Work Plan • 2 Retreats per year for 3 years: • Facilitated work sessions • Expert presentations • Host city tours • Networking and idea sharing • Since 2004, DCA has invested more than $361 million across 71 GICH communities

4. Partnerships define GICH success • GICH teams rely on unique partnerships among government, private sector, education, real estate, regional commission, and community leaders • Team members are responsible for implementing various components of work plans

5. GICH has helped communities with… • Code Enforcement • Urban Redevelopment • Housing Assessments • Land Bank Authorities • Heir Properties • Fair Housing • Substandard housing • Neighborhood Revitalization • Housing Tax Credits • Public Engagement and Education CDBG Project Before & After supported by the City of Monroe’s GICH Team

6. How to Participate in GICH • Assemble a community housing team • Begin to identify housing needs • Allocate money for team travel expenses • Submit a letter of intent by June 28th followed by a formal application by July 26th

7. City of Pembroke – GICH Housing Assessment • Between August and October 2013, the Pembroke GICH team partnered with GICH staff and students from Georgia Southern University to conduct field analysis of local housing conditions • Team members collected the following information: • Address • Map/Parcel ID • Property Type • Levels • Housing Unit Characteristics • Minor/Major Defects • Yard/Lot • Curb Appeal • Hazards • General Property Information

8. Pembroke’s Housing Assessment drives planning • Since the completion of its Housing Conditions Survey, the Pembroke GICH team has worked to incorporate findings into the City’s Comprehensive Plan and Urban Redevelopment Plan • Corridors with high concentration of blighted, substandard, or vacant housing were identified as redevelopment areas • Survey results have also helped the GICH team implement its work plan through successful grant applications and private investments, which include: • Home Depot Veteran Porch Repair/Handicap Ramps • DCA sponsored LIHTC and CHIP development/rehab • State Farm Neighborhood Assistance Grant • Private investments from GICH team members in new affordable housing developments • Source: City of Pembroke Comprehensive Plan Update 2018-2028

9. Housing as an element of planning in Pembroke • Housing challenges identified in Comprehensive Plan: • High percentage of rental property • High percentage of substandard housing • Mobile homes • Senior Homestead Exemption • Traditional subdivisions • Conservation subdivisions • Inefficient housing • Vacant/Heirs property • Mixed Use Housing • Housing Challenges identified in Urban Redevelopment Area: • Poor housing conditions • Property maintenance/code enforcement • Vacant properties • Deteriorating infrastructure • Under-development • Pervasive poverty • Lack of investment and growth

10. Comprehensive Plan: Housing Element DCA encourages all communities to consider HOUSING in their Comprehensive Plan Image Credit: Coalition for Nonprofit Housing & Economic Development

11. Comprehensive Plan: Housing Element • Factors to Consider (From the Rules) : • Housing Types and Mix • Condition and Occupancy • Local Cost of Housing • Cost-Burdened Households in the Community • Jobs-Housing Balance • Housing Needs of Special Populations • Availability of Housing Options Across the Life Cycle

12. Implementing Housing Plans with DCA Programs • Low Income Housing Tax Credit • Community HOME Investment Program (CHIP) • Community Development Block Grant • Georgia Dream

13. Low Income Housing Tax Credit • Developers apply for tax credits to fund the development of affordable apartments/homes • Incentives for coordination with planning activities: • Local revitalization/redevelopment plans which have affordable housing elements • Location of affordable housing in proximity to desirable activities (e.g. quality schools, retail, healthcare facilities, public parks) • Development near community transportation options • GICH teams • Local Public Housing Authority involvement in comprehensive planning

14. LIHTC Snapshot: 2016 Funding Round 79 applications received 29 applications funded (37%) 12 senior properties funded 11 rural properties (38%)

15. Myrtle Terraces – Gainesville, GA • Funded in 2012 LIHTC round; opened for residence to individuals 55+ in January 2015 • Received points for the presence of a revitalization/redevelopment plan, sponsorship from Gainesville GICH team, health, and transportation options

16. Community HOME Investment Program (CHIP) • Rehab and new construction or single-family homes • $3-6 million statewide annually; 10-15 grantees per year • $300,000 for housing rehab grants (up to $50,000 per home) OR $600,000 for housing construction (new/reconstruction) • Over last 20 years: $34 million for 4,000 households • Eligible applicants: • City and county governments • Public Housing Authorities • Nonprofits with 501(c)(3) or (c)(4) designation

17. CHIP incentives for local planning Scoring: Planning = 15% of total score • Participation in Georgia Initiative for Community Housing • Affordable Housing Plan • Local government adoption of plan • Public input • Less than 4 years old • Target area included in plan • Grant goals included in plan

18. Community Development Block Grant (CDBG) • Federal HUD funds for neighborhood revitalization • $26 million available in 2018 competition • Focus on public facilities, economic development, and affordable housing • $750,000 for single-activity and $1,000,000 for multi-activity • CDBG Revitalization Area Strategies (RAS) and local redevelopment plans

19. Washington, GA – CDBG + CHIP Rusher Street Neighborhood leveraged a CHIP new construction grant with CDBG infrastructure funds to revitalize a corridor Before After

20. Georgia Dream Homeownership Program • Affordable mortgages and up to $5,000 in down payment assistance for first-time homebuyers • Purchase price no greater than $200,000 and household income cannot exceed $64,000 (for 1-2 persons) or $73,500 (3+ persons) • In higher cost counties, purchase price and income thresholds slightly greater • Can support broader community goals of increasing homeownership rates and transitioning individuals from renting to owning