Housing Task Force New Bern Choice Neighborhoods...Mar 04, 2015 · Community Engagement •Greater Five Points community ... •Final Transformation Plan –February 2016 3. Choice

March 4, 2015

Introductions and Background

Role of Task Force Members

Existing Conditions

Housing Approaches

Discussion

Housing Task Force

New Bern Choice Neighborhoods

1

Introductions

Who is in the room?

• NBHA Board members

• Local housing professionals

• Public agencies

• Residents• City staff

• Planning team

2

Choice Neighborhoods

Holistic Plan: Neighborhood + Housing + People

Community Engagement• Greater Five Points community• Craven Terrace and Trent Court residents

Coordination with other plans and activities

End Goal: Community-driven Transformation Plan• Outline with Content – March 22, 2015• Draft Transformation Plan – August 22, 2015• Final Transformation Plan – February 2016

3

Choice Neighborhoods

HUD Housing Goal: Replaced distressed public and assisted housing with high-quality mixed-income housing that is well-managed and responsive to the needs of the surrounding neighborhood

HUD Housing Objectives:Energy efficient, sustainable, accessible, and free from

discrimination

Mixed-income

Well-managed and financially viable

4

CN – Housing Program

Replace same number of new bedrooms as those demolished

New units may be on-site and/or in target neighborhood, and/or outside target neighborhood in ‘neighborhoods of opportunity’ (Goal: de-concentrate poverty)

Number of non-public housing units must exceed number of public housing units in new community

20% of total new units must be market-rate

Existing Housing CN New Housing

218 Public housing units 218 Public housing units < 30% AMI

132 Tax credit only units 40-60% AMI

87 Market-rate units >60% AMI

218 TOTAL 437 TOTAL5

CN Example: Norwalk CT

6

Norwalk CT: Flood Mitigation

7

CN Example: Springfield MA

Outing Park: Section 8292 unitsRehab in place

Marble St: 46 public housing units, demolition

8

CN Example: San Antonio, TX

Design with the community

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Task Force Responsibilities

Engage: Actively and respectfully participate in meetings and bring new ideas

Communicate: Serve as liaison to the larger community regarding the Transformation Plan

Listen: Identify priorities for the plan based on community input

Research: Develop evidence-based strategies

Partner: Identify partners and help secure commitments and resources for the Plan

10

Housing Task Force

Existing Conditions

11

Construction costs exceed sales/rental potential, deterring private investment

Concentration of subsidized and housing lower income households an issue (Fair Housing concern)

Leverage proximity to downtown – expand residential market from east

Build “at scale”– small infill projects of a few units each cost more and have less impact

Until neighborhood improves, will be difficult to attract market-rate households

Housing Market Study Highlights

12

Assessed building value

13

Housing stock

Better housing is top-rated change residents would like to see (23%)

How can we improve the appearance of existing housing?

What should new housing look like to fit the neighborhood? 14

$0

$25,000

$50,000

$75,000

$100,000

$125,000

$150,000

$175,000

$200,000

All residential buildings Single family homes

Comparison of average value

Greater Five Points Area

City of New Bern

$34,300

$118,500

$51,500

$176,000

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Implications of flood hazards

Over half of the neighborhood is vulnerable to storms and flooding

Many vacant lots are located within flood zones in the northern part of area – federal money cannot be spent in flood zones

Vacant lots near Queen and Broad Streets are opportunitiesfor new mixed-income housing and other uses outside flood-prone areas

How can we increase resilience to flooding in future development?

16

Planned RiverWalkextension

10-15 minute walk (half-mile) to Downtown New Bern

5-10 minute walk (quarter-mile) to Broad and Queen Streets

17

Trent Court Today

Trent Court Today

16.4 acre site

218 units in 29 two-floor buildings • built 1941

100-year51%

500-year14%

Outside35%

1 BR17%

2 BR56%

3 BR22%

4 BR5%

Land in flood plain

Existing unit mix

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Trent Court Today

485 residents• 92% African American, 6% White

• 40% less than 17 years old

• 20% persons with disabilities

• 83% poverty rate (24% citywide)

• $8,652 median household income ($37,180 citywide)

1 office building, 1 vacant former daycare building

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Trent Court Today

Current issues include:• Aging underground utilities

• Leaking roofs

• Small unit sizes

• No playground equipment

• Inadequate site lighting at night

• Shortage of parking

• Underground storage tanks

20

Building fronts and backs not well defined or oriented

Indefensible space between buildings –‘no man’s land’

Lack of street connection privatizes waterfront21

65% of property within two flood plains

Base Flood Elevation (BFE) = 8’

No design to mitigate flooding 22

Implications of flood hazards

FEMA establishes flood plain boundaries

National Flood Insurance Program (NFIP) requirements add cost to operations and development

HUD Greensboro prefers building entrances to be 2’ above BFE to provide funding

There will be financing challenges to rehabbing or building in the flood plain

23

Housing Task Force

Trent Court –Housing Approaches

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Sample visions from other communities“To create a safe and quality built environment

for the residents that creates a stronger sense of pride and offers diverse housing choice.”

“The vision is to create a stable, mixed-income and amenity-rich neighborhood, in which housing is a platform for delivering a wide variety of services to improve the quality of life of its residents and those of the surrounding community.”

Housing Vision: Trent Court

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Sample goals from other communities“Achieve high quality, stable and sustainable

housing in combination with supportive services that strengthens communities, and that uses public and private resources efficiently and effectively”

“A mixed-income, energy efficient, accessible, and stable community”


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Top resident priorities from surveys• Private back yards

• Larger units

• More attractive buildings

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What is our vision for housing at Trent Court?

What are our guiding principles to evaluate potential strategies and design alternatives?

What is the desired outcome of this process? How do we get there?

Discussion

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Housing Approaches

4+1 housing approaches to consider1. Renovate all existing units

2. Renovate units outside flood plain; demolish units in flood plain and seek vouchers

3. Demolish all units and develop new housing only outside the flood plain

4. Demolish all units and develop new housing both outside and inside the flood plain

5. Develop replacement housing in the neighborhood (as part of 1-4 above)

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Housing Approaches

To what extent does each approach help achieve desired outcomes?

What would you improve or change?

Can we identify 2-3 approaches to study in more detail moving forward?

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Housing Focus: Trent Court

1. Renovate all existing units

Temporary relocation possible as renovations occur

218 units renovated at estimated cost of $65,000-80,000 per unit• Replace roofs, windows, repair brick where needed• Gut kitchens and bathrooms• Other improvements to the buildings/units as

needed

Limited site improvements

Similar to planned Craven Terrace renovation

No mixed-income potential31


Potential rehab issues in flood plain:

NFIP requires that renovations worth >50% of a building’s market value bring building up to new construction standards

Potentially limits what improvements can be made to buildings in flood plain

Limits funding sources for making improvements

32


Replace roofing and windows

Repair brick where needed

Some landscape improvements possible

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2. Demolish units in flood plain and seek vouchers; renovate units outside flood plain

85-100 units in the flood plain demolished

118-133 units outside flood plain renovated

Replacement housing provided through new off-site units in neighborhood or elsewhere, and/or tenant-based vouchers

Some mixed-income potential for off-site replacement housing

34


Potential demolition issues:

HUD-Greensboro office has demonstrated reluctance to permit demolition of buildings with historical significance at Craven Terrace

May or may not impact action at Trent Court

35

Rehab buildings and units

Create new public open space, gardens, parking, flood control measures, etc

XX

X XXXXX

XX

Off-site replacement housing and/or vouchers

? ??


Remove buildings in flood plain

Open wider views to water and improve public access

Create new amenities on vacant land

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3. Demolish all units and rebuild new units only outside the flood plain

Replacement housing provided through new on-site units and phased re-location

New construction occurs on 8 acres outside 100-year flood plain

220-300 new units could be built on-site in 2-3 floor buildings

Limited mixed-income potential if all public housing units replaced on site (outside flood plain)

38

Approximate areas for new construction

Create new public open space, gardens, parking, flood control measures, etc

Example: Knightdale, NC

Improved site amenities

Mix of 2 and 3 story buildings

Shared community space

Mingo Village Image source: nchfa.com40


4. Demolish all units and rebuild both outside and inside the flood plain

Replacement housing provided through new on-site units

New construction occurs on entire site

250-350 new units could be built on-site in 2-3 floor buildings

Greater mixed-income potential since more units possible (if 1-for-1 replacement of public housing)

41


Rebuilding in flood plain:

Buildings in flood plain must be elevated 2’ above 8’ BFE• Adds construction cost but could accommodate

parking under buildings

• Design issues important to consider – how well do elevated buildings relate to ground?

• Adds operating costs for flood insurance

42

New construction at grade

New construction elevated 2’-10’

Example: Galveston, TX

44

Design important to connect first floor to ground/ sidewalk level

Buildings elevated above flood plain

Example: New Haven, CT

45

Improved relationship to street

Raised entrances

Quinnipiac Terrace

Example: Atlanta, GA

Improved relationship to street

Raised entrances

Centennial Place46


5. Provide replacement units in the neighborhood

Vacant or underutilized sites provide redevelopment opportunities

High visibility sites on Broad and Pollock could stimulate further private development in area

150-300 new units possible at 2-3 floors• More if some 4-5 floor buildings included

Greater mixed-income potential since more units possible dispersed through area

47

Large parcels - single ownership

Vacant parcel

In foreclosure

Brownfield site

Armstrong Grocery

Bear Foot Landing

Days Inn

Craven Terrace

48

Adjacent parcels under single ownership offer one starting point to look for partners in off-site redevelopment

Brownfield sites in Broad Street corridor offer another starting point – consider cleanup costs and sources of funding (federal and state)

Other areas throughout study area may be good candidates as well (see earlier slide)

Acquiring private property depends on owner’s willingness to sell (no guarantees) and resources to purchase


49

Example: Washington, D.C.

Mix of building heightsRaised entrances

Front gardens

Ellen Wilson Dwellings50

Dogwood Manor, Fayetteville, NC

Broadcreek Renaissance, Norfolk, VA Broadcreek Renaissance, Norfolk, VA

First Ward, Charlotte, NC

Image source: nchfa.com Image source: cha-nc.org

Multifamily elevator building 2-6 unit multifamily

Townhouse and walk-upCourtyard-style walk-up

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1 2 3 4 5

Net new units No change No change +0-80 +30-130 +200-300

Unit size/layout changes No Some Yes Yes Yes

Relocation needed No Some Yes Yes Yes

Relative cost per unit Least More More Most More

Open space improvements Some More Most More Some

Added amenities Some More Most More Some

Flood resistance No change Some Most More Most

Mixed-income potential No No Some Most More

Comparison of Approaches

52

Housing Approaches

4+1 housing approaches to discuss1. Renovate all existing units

2. Renovate units outside flood plain; demolish units in flood plain and seek vouchers

3. Demolish all units and develop new housing only outside the flood plain

4. Demolish all units and develop new housing both outside and inside the flood plain

5. Develop replacement housing in the neighborhood (as part of 1-4 above)

53

Housing Task Force

Next Steps

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Are there other stakeholders or agencies that should be involved but aren’t here?

Task Force members should share our discussion and continue thinking about vision, principles, and desired outcomes

Schedule and convene next meeting

55


Planning team available to answer questions and provide help as needed

Based on Task Force guidance, planning team will develop preferred approaches in more detail

56

Future Working Group Meetings

Identify preferred approaches for further study

Determine and prioritize strategies for near-term action

Identify lead entity and key partners for each strategy

Define what success looks like. What outcomes do we want to see?

Identify available metrics to measure progress.

Ensure sustainability – how will work continue after this process is over?

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Thank you for your continued involvement!

This is your transformation plan –help us make it the best it can be.

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Documents

Housing Task Force New Bern Choice Neighborhoods...Mar 04, 2015 · Community Engagement •Greater Five Points community ... •Final Transformation Plan –February 2016 3. Choice