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Decatur Housing Authority: RAD Strategic Revitalization Plan

Learn how DHA is uniquely positioned to take on RAD, the strategic approach, operational changes, and financing considerations. Explore the repositioning strategies, market realities, and resident-focused initiatives.

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Decatur Housing Authority: RAD Strategic Revitalization Plan

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  1. RAD • How was DHA uniquely positioned to take on RAD? • Why does RAD make sense for us? • What considerations went into repositioning strategies? • What strategic changes will occur to operations? • What financing approaches?

  2. RAD Strategic Approach • Assess Conditions and Assets • Determine a Framework and Make Decisions with Community • Take the Necessary Actions

  3. Assessing DHA • Excellent Resident Relations and Safe Communities • Owner, Developer, and Manager of Real Estate including Tax Credits • Provider of Excellent Resident Services • Summer Camps, Job Readiness and Afterschool Programs • Excellent Internal Staff Strengths and Capacity • Diverse Portfolio Experience – 1686 units • Workforce Housing (Market Rate) (81) • LIHTC Only Housing (37) • Public Housing 191 PH with LIHTC and 98 PH only • PBRA (111) • Section 8 Housing Choice Vouchers (1,168)

  4. Assessing Location and Neighborhood • 3 Marta Train Stations and Bus • Employment • Retail, Pharmacy & Grocery • City Square and Vibrant Downtown • City Services and Recreation • Mixed Income Neighborhoods

  5. Neighborhood Demographics • Strong Real Estate Market • Stable Neighborhood • Very Low Crime Rates • Stable Housing Values • Quality Infrastructure • Diverse Population

  6. Assessing City Schools of Decatur • 2018 High School Graduation Rate • Georgia – 81.6% • Decatur – 95% - Best in Metro Area school systems! • DHA Graduation Rate – 95% too! • City Schools of Decatur • Highest system-level SAT Test Scores in Georgia • Score of 1583 • (mathematics, critical reading and writing combined) • Decatur High School • 30th highest performing high school of 414 in • Top 7% of all high schools in the state

  7. Assessing Market Realities • Desirable location and City • Gentrification Underway • Land of $1.5 - $2 million/acre • Homes $300k is a teardown and rebuild • Rents = $1500/1br, $2,000/2br, and $2,500/3br • Rapidly Rising Construction Costs

  8. Framework for RAD Decision • Funding Stability Needed • Rental Subsidy Needed • Location Desirable and Stable • Agency Ready • Consulted with Residents and Board • Have PBRA Experience and HCV Experience • Sufficient Assets for Transition Costs • Land Sales Proceeds, DDTF, Capital Funds, and Operating Reserves

  9. Allen Wilson Phases I, II, and III • DHA was Owner, Developer, and Property Manager • EarthCraft Multifamily and EarthCraft Community • Extensive Energy Savings and Energy Star Appliances

  10. Revitalization Investment

  11. Swanton Heights – 98 Units • Built in 1969 • Needed revitalization • Improvement needed for community center • Interior upgrades needed • Needed Energy Enhancement • Needed Exterior Enhancement

  12. RAD Approach/Strategy • Engage Knowledgeable RAD Consultant • Richelle Patton, Collaborative Housing Solutions • PBRA Most Closely Fits DHA Model • Minimal Staff Changes • Minimal Financing Changes • Minimal Operational Changes

  13. Two-Fold Approach to RAD • “RAD - Amatic” the Mixed Finance Units • 191 Allen Wilson in three Phases • Minor repairs and deposits to IDRR • Redevelop Swanton Heights (98 Units) with Tax Exempt Bonds and 4% Tax Credits (State and Federal)

  14. Swanton Heights • Redevelop with 4% Tax Credits • DHA will issue Bonds • PAH (DHA Nonprofit) will be Developer • Fully Collateralize Bonds with • Relocate Families in Three Phases • Redevelop over two years

  15. Working to provide affordable and workforce housing to meet the needs of families in Decatur! Decatur Housing Authority

  16. Three Story Family Homes

  17. Three Story

  18. Three Story

  19. Working to provide affordable and workforce housing to meet the needs of families in Decatur! Decatur Housing Authority

  20. Trinity Walk I and II • Phase I • 69 Units of Elderly and Family Units • Former families relocated back (including Oakview) • Phase II • 52 Units completed in August 2017 • Replaced 88 plus 24 obsolete units (112 and adds 9 new units for a total of 121 (first ones since 1969) • Amenities Include: • Community Center and Computer Lab • Afterschool Programs in the fall of 2017 • Two Raised Garden Plots • Two Children’s Playgrounds • Covered gathering area with picnic tables and grill

  21. Trinity Walk Revitalization Investment

  22. Allen Wilson and Trinity Walk

  23. DHA Housing Production Since 2000 • Homeownership - 30 • Condominium Homeownership - 90 • Elderly Rehabilitation Owner - 62 • Public Housing Rental - 191 • Section 8 PBRA Rental - 111 • Tax Credit Rental - 37 • Workforce Rental - 16 • 537 Homes developed since 2000 at an investment of $78 million in Decatur

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