Transformation and Revitalization of Affordable Housing in Jersey City

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1 Transformation and Revitalization of Affordable Housing in Jersey City Presented by: Maria T. Maio, Executive Director Joan Pollock, Director of Development Jersey City Housing Authority For the: Governor s Conference on Housing & Economic Development Housing Preservation and Housing Authorities September 20 th, 2011

2 Between 1940 and 1980, the Jersey City Housing Authority built nine public housing projects, and started the Scattered Site and Section 8 Programs. Lafayette Gardens 492 Marion Gardens 378 Booker T. Washington 307 Hudson Gardens 219 Holland Gardens 192 Montgomery Gardens 452 A. Harry Moore Apartments 662 Curries Woods 712 Berry Gardens 286 Scattered Site Leased Housing 84 Section 8 Certificates 431 Assisted 4,225 Public Housing And Section 8 Households In Jersey City, where 1 out of 4 households are eligible for federally subsidized housing, these programs provided much-needed affordable housing for low-income families and persons, and a stable home in which to build a better life. 2

3 But: Apartments were small and did not provide amenities for family living Sites were densely populated and isolated from neighborhoods Buildings, many high-rise, were poorly designed, had insufficient maintenance and improvements and become prematurely distressed and obsolete Public housing communities were pockets of poverty concentration and targets for crime For too many, Public Housing became housing of last resort And: Funding was limited to operating and modernization funds from HUD, with many rules, limitations, cost containment and restrictions. 3

4 During the decade of the 80 s, the JCHA began to expand both numbers and types of housing assistance and to utilize a variety of funding mechanisms Adding 72 units to Berry Gardens with HUD Turnkey Development funds Berry Gardens 286 Berry Gardens 358 Preserving the Scattered Sites program by transferring the housing units to local Community Development Organizations for affordable housing Scattered Sites Various Local CDCs 84 Units 84 Units Developing a new rental community by converting an industrial structure utilizing HUD Turnkey Development funds Stewart Apartments 48 Units Providing tax exempt bond financing to private developers who created 560 Affordable Units (Section 8 New Construction/Rehab Program) Gateway Housing Program 131 Audubon Project 167 Boyd McGuiness 212 Arlington Arms 50 Reducing density and creating larger apartments at Marion Gardens with capital funds to address the needs of larger families. Marion Gardens 378 Marion Gardens 232 4

5 By the mid-90 s, the JCHA realized the necessity for and adapted the vision of complete transformation and revitalization of distressed and obsolete public housing projects 5

6 Curries Woods 712 Revitalized Curries Woods Homeownership Lafayette Village 101 Dwight Street Homeownership 100 Arlington Gardens 90 (Non-Federal) Bergen Avenue 36 (Non-Federal) 628 Revitalized Senior Center 82 Pacific Court 41 Barbara Place 40 Ocean Pointe Lafayette Gardens 492 Woodward Ter 45 Planned: Glenview Home 111 Planned Grant Street Homeownership 6 A. Harry Moore Apartments 662 Revitalized G. Robinson I & II 129 G. Robinson III & IV 104 Planned: Freeman Homes 8 Planned: Marion Gardens Affordable Condos

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8 HOPE VI Resident Relocation Site Summary 1997 through present 2,080 Original Families (includes split households) Completed Relocation 1,924 Families Re-occupancy to HOPE VI Site 521 (27%) Off-Site Relocation 1008 (53%) Other 395 (20%) 54 Senior Living Center (82 units) 49 Lafayette Village (124 units) 285 Curries Woods (298 units) 31 Woodward Terrace (70 units) 32 Pacific Court (72 units) 1 Dwight Street Homes (100 units) 301 Other JCHA Developments 128 Non-assisted Housing 22 Homeownership 557 Section 8 Housing Vouchers 261 Eviction 111 Deceased 16 Left without Notice 7 Moved outside of Relocation Program 42 Gloria Robinson Court Homes I & II 27 Barbara Place Terrace 8

9 Rental Assistance increased tenfold! Housing Choice Voucher Program 2011 Tenant based Section 8 Certificate Program 1980 Tenant Based Vouchers 2,455 Special Programs 778 Project Based Vouchers 189 Replacement Vouchers 502 Family Unification Program (170) Mainstream (200) SRO Mod Rehab (100) Non-Elderly Disabled Program (205) Veterans Affair Supportive Housing (70) Shelter + Care (33) St. Mary s (11) Resurrection House (14) Mid City Assoc (14) Seed Corp (4) Ocean Pt Senior Hsg (18) JP Affordable Hsg ( Ocean (4) Stegman Apts (19) Penrose Prop (25) Bergen Ct Apts (4) Live Montgomery Project (21) Fred W. Martin (10) Glenview Townhouses II (9) Live United Montgomery(11) Emory Holding (15) A. Harry Moore (283) Lafayette Gardens (164) Montgomery Gardens (55) From 431 To 3924 (Also assisted 226 families under the Homeless Prevention & Rapid Rehousing Program) 9

10 Participation in the JCHA s Section 8 Program is now dispersed throughout the city and beyond. 10

11 Jersey City Housing Authority TODAY Development / Program Annual Contribution Contract (ACC) Non-federal (County/State) NJ Tax Credit Affordable Homeownership Total Affordable Market Rate Marion Gardens Booker T. Washington Hudson Gardens Holland Gardens Montgomery Gardens Berry Gardens Thomas Stewart Apts Arlington Gardens Bergen Avenue Curries Woods Lafayette Village Dwight Street Homes (two family) 100 Lafayette Senior Center Pacific Court Barbara Place Woodward Terrace Ocean Point Gloria Robinson I & II TOTAL UNITS TOTAL SEC 8 VOUCHERS 3924 TOTAL AFFORDABLE HOUSING OPPORTUNITIES

12 Jersey City Housing Authority TOMMORROW Development / Program Annual Contribution Contract (ACC) Non-federal (County/State) NJ Tax Credit Affordable Homeownership Total Affordable Market Rate Glennview Homes Grand Street Homes 6 6 Gloria Robinson III Gloria Robinson IV Freeman Homes MG Affordable Condos Catherine Todd Apts TOTAL UNITS TOTAL PLANNED/IN PROCESS 367 Additional units will be built as part of the Montgomery Gardens Neighborhood Choice revitalization program 12

13 Current Efforts: Choice Neighborhoods Planning Grant for Montgomery Gardens The Jersey City Housing Authority has begun revitalization activities, including: Instituting a voluntary relocation program for residents in 2008; Procuring The Michaels Development Co. and Wallace Roberts Todd, LLC to devise and implement a Montgomery Gardens Revitalization Plan in 2009; Applying for a Choice Neighborhoods Planning Grant for the McGinley Square- Montgomery Corridor Neighborhood in 2010; Receiving a $250,000 grant - one of 17 grants awarded nationally - for a 2 year period beginning in 2011; Now conducting needs assessments and neighborhood inventories, and, Meeting with Montgomery Gardens residents, and with the City, County, Board of Education, religious institutions, non-profits, local colleges, other developers, local businesses and neighborhood leaders and residents to develop a comprehensive neighborhood-wide Revitalization Plan. 13

14 HOPE VI Objectives Change the physical shape of public housing Lessen concentrations of poverty by promoting mixed-income communities Establish incentives for resident selfsufficiency including comprehensive services to empower residents Forge partnerships with other agencies, local government, nonprofits and businesses to leverage resources Choice Neighborhoods Objectives Transform distressed public AND assisted housing into energy-efficient, mixed-income housing Support positive outcomes for residents living in development AND surrounding neighborhood in areas of health, safety, employment, mobility and education Transform neighborhoods with high quality schools (Pre K to college), public assets, public transportation and improved access to jobs 14

15 HOPE VI Eligible Applicants Public Housing Authorities with severely distressed public housing sites HOPE VI Eligible uses of grants funds Capital costs of rehabilitation and new construction of public housing units Demolition of distressed public housing Site acquisition Community & Supportive Service Programs with emphasis on case management HOPE VI NO One for One replacement Choice Neighborhoods Eligible Applicants Public Housing Authorities, local government, and non-profit owners of federally assisted housing with distressed units within a distressed neighborhood, and for-profit developers in partnership with an owner Choice Neighborhoods Eligible uses of grant funds Capital costs of rehab and new construction of public & assisted units Demolition of distressed public and FHA- Real Estate owned housing Site acquisition & community improvements, (transit, retail, parks & public facilities) CSS programs for residents with emphasis on service provision by local providers Choice Neighborhoods Required One for One replacement 15

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17 Considerations: The Status Quo or Standing Still is not an option! Preserve existing, conventional public housing as long as possible Complete a physical needs assessment for each development Assume and plan for reduced HUD/federal, state and federal funding Aggressively and creatively pursue new sources of funding and support, e.g., energy conservation grants, private mortgages, revitalization grants etc. Pursue regulatory reforms to reduce administrative costs ( do less with less! ) Implement Income Targeting and other policies that increase rental revenues Promote Resident Responsibility; increase standards to rigorously enforce lease requirements Marion Gardens Booker T. Washington Hudson Gardens Holland Gardens Berry Gardens Stewart Apartments 17

18 In support of Resident Responsibility, the JCHA pursues innovative and expansive sources of funds and community partners: Programs: HOPE VI Community & Supportive Services Programs Section 8 Family Self-Sufficiency Program Resident Opportunities & Supportive Services Program First Time Homeownership Services Section 3 Initiatives: Local hiring & contracting Mobility Counseling and Relocation Assistance On-site Early Childhood Education Centers, After School Programs & Computer Centers Anti-Gang initiatives, e.g., Police & Kids Chess Program Assisted Living Programs for Seniors Funding Sources: HUD s CSS, FSS & ROSS Grants Community Service /Development Block Grants U.S. Department of Justice 18

19 Partners: Jersey City Employment & Training Hoboken University Hospital Jersey City Public Schools Kings Knight Chess Club Women Rising Occupational Center of Hudson County Jersey City Episcopal Community Development Corporation Hudson County Division of Aging Girls Scouts of Essex & Hudson Counties Partners In Prevention Boys & Girls Club Urban League of Hudson County Visiting Nurse Association of Central Jersey DOJ-funded Cops & Kids Chess Program at Marion Gardens 19

20 For a copy of this presentation, please visit the JCHA s website Feel free to Maria Maio at [email protected] or call at THANK YOU! 20