Item C-01 (NHCD Housing Displacement Mitigation Strategies Presentation).pdf — original pdf

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NEIGHBORHOOD HOUSING and COMMUNITY DEVELOPMENTHousing Displacement Mitigation Strategies1Zoning & Platting Commission January 7, 2020Nefertitti JackmonJonathan TomkoA GROWING CITY WITH DIVERSE HOUSING NEEDSAustinisafast-growingcity,havingexpandedtonearlyamillionresidentsinjustafewyears.Somepredicttheregion’spopulationcouldbe4millionpeopleby2050.2Suchrapidgrowthhasanseriousimpactuponaccessiblehousing,growinggentrification,transportation,andaffordablehomesinneighborhoodsthatarehealthyandsafe.Austiniscommittedtoensuringequitableaccesstoaffordablehousingandtheopportunitiesthatsafe,stablehomeprovides.WHAT IS AFFORDABLE HOUSING?Housingisdefinedasaffordableifsomeonepaysnomorethan30percentofmonthlyincomeforrent/mortgageandutilities,andnomorethan45percentofmonthlyincomeonhousingandtransportationcosts.3WHO DOES NHCD SERVE?NHCDincreasesaffordablehousingsupply,promotesstablehomeownership,andfostersequitable,integrated,anddiversecommunities.EligibilityforassistanceislargelydeterminedbyMedianFamilyIncome(MFI),whichistheannualincomeinwhichhalfthepopulationmakesmore,andhalfthepopulationmakesless.42019 Austin Area Median Family Income (MFI)*•30% MFI: $19,900 for 1-person household; $28,400for a 4-person household•50% MFI: $33,150 for 1-person household; $47,300for a 4-person household•80% MFI: $52,850 for 1-person household; $75,500 for a 4-person household*Per HUD effective June 2019 for the Austin-Round Rock-San Marcos Metropolitan Statistical Area (MSA))FULFILLING THE NHCD MISSIONOurmissionistocultivateadiverseandeconomicallyinclusiveCitybycreatingaffordablehousingopportunitiesandmitigatingcommunitymemberdisplacement.5AUSTIN’S HOUSING –HISTORICAL CONTEXT6NeighborhoodHousingandCommunityDevelopmentwillbehonestinourcommunicationaboutthehistoryofpastdiscriminationthatledtounfairhousingpracticesandpoliciesasweworkdiligently,creativelyandintentionallytocultivateadiverseandeconomicallyinclusiveCitybycreatingaffordablehousingopportunitiesandmitigatingcommunitymemberdisplacement.Anti-Displacement Task ForcePeople’sPlan7600+ DISPLACEMENT MITIGATION STRATEGIES REVIEWED 8Displacement Mitigation Recommendations Narrowing ProcessDISPLACEMENT MITIGATION STRATEGIES REVIEW612 (Records Tagged)335 (Actionable Records)143(Records in NHCD’s control)103 (Records prioritized)15 (Short Term Recommended Strategies)9Displacement Mitigation Recommendations Narrowing ProcessDISPLACEMENT MITIGATION STRATEGIES REVIEWLONG-TERM DISPLACEMENT MITIGATION STRATEGIES10RESOURCES FOR RENTERSNHCD’sResourcesforRenterswebsiteofferseverythingfromhousingsearchestoadvicefordealingwithlandlordsTenant-BasedRentalAssistancesupportslow-incomefamiliesmovefromhomelessnesstoself-sufficiencybyprovidingrentalsubsidiesandcasemanagementsupportservices.Tenants’RightsAssistanceProgramprovidescounselingandtechnicalassistancetolow-incomerentersontenant-landlordissues,disputemediation,andfairhousingissuestoresolveorminimizediscriminatoryhousingpractices.11LocalRentalAssistanceprovidesrent,mortgageandutilityassistancetomeeturgentneedsofeligiblepersonstopreventhomelessnessandtosupportindependentliving.ArchitecturalBarrierRemovalProgram(Renters)repairsunitsthatposehealthandsafetyrisksorarenecessarytoincreaseself-sufficiencyandmobilityoflow-tomoderate-incomeresidents.RESOURCES FOR HOMEBUYERS12Theideaissimple.Low-andmiddle-incomehouseholdspurchasethehouse(theactualbuilding),butpayamodestmonthlyfeetoleasetheunderlyingland.Bytakingthecostofthelandoutofthetransaction(oftenthemostexpensivepartofhomeownership),homesaremoreaffordablethanthoseontheopenrealestatemarket.DownPaymentAssistanceProgramassistsfirst-timehomebuyerswitha0%interestloanupto$40,000fornecessarydownpayment,eligibleclosingcosts,andpre-paidexpenses.Theloanamountisdependentonfinancialneed.HomebuyerTrainingputsfirst-timehomebuyersontrackforhomeownershipandfinancialempowermentAffordableHomeSalesarepossiblethroughAustinHousingFinanceCorporationbyincentivizingbothprivateandnonprofitdevelopersthroughloans,feewaivers,densitybonuses,andstatelow-incomehousingtaxcredits.CommunityLandTrustskeephomesaffordableforlow-tomoderate-incomehouseholdsandkeepthepropertyinthehandsofthecommunity.RESOURCES FOR HOMEOWNERS13ArchitecturalBarrierRemovalProgram(Owners)repairsunitsthatposehealthandsafetyrisksorarenecessarytoincreaseself-sufficiencyandmobilityoflow-tomoderate-incomeresidents.Eligiblehomeownersandrenterscanreceivegrantsofupto$15,000inhomeaccessibilityimprovements.MinorHomeRepairProgramprovideseligiblehomeownerswithassistanceupto$5,000ayearforminorrepairsforalife-threateningconditionorahealthandsafetyhazard.HomeRehabilitationLoanProgramassistslow-to-moderateincomehomeownerswithloansforneededrepairstocomplywithcitycodeandmakethehomesafe,livable,andhealthy.Theprogramoffers0%interestloansrangingfrom$15,000to$75,000thatareforgivenaftera20-yearaffordabilityperiod.GORepairProgramprovidesprovideupto$20,000peryeartoeligiblehomeownerstoimproveaccessibilityandmakerepairstoaddresssubstandardhousingconditionsthatposehealthandsafetyrisks.HOMELESS and SPECIAL NEEDS14HomelessnessisakeypriorityfortheCityofAustin,withanestimateofapproximately2,000peopleexperiencinghomelessnessonthestreetorinshelters.NHCDpartnerswithAustinPublicHealthandseveralcommunityorganizationstofundandadministerprogramsforHomeless&SpecialNeedspopulations.PermanentSupportiveHousing(PSH)isthecity’sinvestmenttoaddresschronichomelessnessbycreatingaffordablehousingunitslinkedtosupportservicesthatenablechronicallyhomelesstoliveindependentlyandparticipateincommunitylifetoreducecostlyusesofpublicmedicalandsocialservices.TenantRelocationAssistanceProgramsupportsvulnerablelow-incomehouseholds,theelderly,andpersonswithdisabilitiesfacingdisplacement.•Requireslandlordstoprovideearlynoticetotenants•Refersclientstocommunityservices/legalassistanceCREATING and PRESERVING AFFORDABLE UNITS15IncentiveProgramsencouragebothnon-profitandfor-profitdeveloperstocreateandpreserveaffordablerentalandownershiphousingforlow-andmoderate-incomehouseholdsandAustiniteswithdisabilities.AffordabilitymayalsobepromotedthroughDevelopmentAgreementswhichmayproduceaffordableunitsand/orfees-in-lieu.RentalHousingDevelopmentAssistanceProgramexpandsthesupplyofaffordablerentalhousingforlow-incomehouseholdsandincreasestheavailabilityofpermanentsupportivehousingforpersonsexperiencinghomelessnessorwithspecialneeds.AffordableHousingBonusProgramsallowdeveloperstobuildmoreunitsthanareallowedbyalocation’sbasezoningifthedeveloperagreestosetasideaportionofunitsforincome-restrictedaffordablehousing.Bonusesoffsetdevelopers’coststobuildaffordablehousingwithoutrequiringcitycurrentorfutureexpenditures.ExamplesincludetheDowntownDensityBonusProgram,UniversityNeighborhoodOverlay(UNO),andproposedcitywideAffordableHousingBonusProgram.16Bond Financing through the Austin Housing Finance Corporation (AHFC) Private Activity Bonds to finance the development of affordable rental or ownership housing.•RentalHousingDevelopmentAssistanceProgramfinancerentaldevelopments,repaidthroughrentscollectedoncethepropertyisoperational.•Single-FamilyMortgageRevenueBondsmakelow-interestmortgagesanddownpaymentassistance,orofferingmortgagetaxcreditsforqualifiedbuyersofasmuchas$2,000peryear.Low-IncomeHousingTaxCreditProgramismanagedwiththeTexasDepartmentofHousingandCommunityAffairstoincentivizeinvestmentinlow-incomehousingbysellingtaxcreditstobanksandotherinvestors,whointurnusethosecreditstolowertheirowntaxbills.CREATING and PRESERVING AFFORDABLE UNITSDISPLACEMENT MITIGATION GOALS171.PreventDisplacementofLow-andModerate-IncomeHomeownersandRenters2.IncreaseNumberofIncomeRestrictedAffordableHousingUnits3.IncreaseOpportunitiesforHouseholdstoReduceUtilityCosts4.MinimizetheDisplacementofTransitRiders5.ImproveNHCD’sOperationstoAddressDisplacementMitigationDemands1815 STRATEGIC PRIORITIES•Implement a Preference Policy to prioritize new city-subsidized affordable units for income-qualified households that are appropriately sized to the unit and/or have ties to the city.Update: Preference policy notification sent to City Council in October •Incorporate robust tenant protections for all rental properties receiving city support. Update: Tenant protections included in all new city-funded developments •Streamline the application process for affordable units. Update: Housing HUB affordable housing search tool ready to launch•Market NHCD-subsidized affordable units to people of color in gentrifying areas. Update: Outreach contracts to launch in early 2020•Engage directly with communities vulnerable to displacement and connect them with services. Update: Outreach contracts to launch in early 20201915 STRATEGIC PRIORITIES•Modify and expand home repair programs in gentrifying areas. Update: Begin discussions in early 2020•Support tenant organizing and engagement and provide legal and other assistance to tenants facing eviction or displacement. Update: Tenant Stabilization Contract (Tenant Rental Assistance, Eviction Prevention & Relocation Services) to be released December/January; up to $750,000•Provide tenant relocation assistance and emergency rental assistance. Update: Tenant Stabilization Contract (Tenant Rental Assistance, Eviction Prevention & Relocation Services) to be released December/January; up to $750,000•Proactively monitor affordable properties at risk of losing affordability to extend affordability periods. Update: Staff member hired to be able to assist with this•Increase fair housing enforcement and education. Update: Coordination with regional group beginning in early 20202015 STRATEGIC PRIORITIES•Support capacity building for community development corporations.Update: Community Development Corporation (CDC) Capacity Building grants up to $50,000•Recalibrate, streamline, and expand density bonus programs to serve renters at or below 60% MFI. Update: Recommendations included in Land Development Code revision•Increase communities of color participation in NHCD's affordable housing investment recommendations and displacement mitigation activities. Update: New programs/contracts for FY19/20•Land bank in gentrifying areas to acquire and develop affordable housing. Update: Search for property to further Blueprint goals underway•Support the creation of deeply affordable units at 20% and 30% MFI and below. Update: Housing Trust Funds identified to fund deeply affordable unitsDISPLACEMENT MITIGATION PROGRAM ALLOCATIONS21SummaryAmountTenant Stabilization Services: Tenant Rental Assistance, Eviction Prevention & Relocation Services (Source: HTF)$750KAffirmative Marketing Campaign (Source: HTF)$200KCapacity Building for Community Development Corporations(Source: HTF)$300KNew Home Repair Program(Source: G.O. Bonds)$2.7MIncentivize the creation of deeply affordable (30% and below median family income) units(Source: HTF)$2MAdditional Anti-Displacement Programming (Source: HTF)$1.5MTOTAL$7,450,000MSTAY INFORMEDKeep up on issues of affordable housing and community development at www.austintexas.gov/housingClick on “Subscribe to our Mailing List”Add your name and email address22The City’s e-newsletter to help Austinites keep up to speed on issues facing City of Austin and its communities. Sign up through www.austintexas.govClick on “I Need To”Click on “E-mail Newsletters”Choose HousingQUESTIONS23