Part I: Housing Development Ending Homelessness: The Time is Now National Alliance to End...
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Transcript of Part I: Housing Development Ending Homelessness: The Time is Now National Alliance to End...
Part I: Housing Development
Ending Homelessness: The Time is Now
National Alliance to End Homelessness, 2007
Becoming a Landlord
Central City Concern
Providing pathways to self-sufficiency through active intervention in poverty and homelessness
About CCC
Formed in 1979 Operates continuum of
affordable housing in Portland, Oregon integrated with healthcare, addictions treatment, recovery support, and employment services
Over 15,000 low-income and homeless individuals access services annually
8NW8, 60 studio & 120 SRO units; new construction; alcohol & drug free; perm & transitional; other program
Residents in the community room
CCC Housing
21 residential buildings with 1,268 units
– 161 under renovation; 200 under development
– 934 (71%) are Alcohol and Drug Free Community (ADFC) housing
93 ADFC family units 841 Single Room
Occupancy (SRO) ADFC units
– 375 non ADFC SRO units
Estate Bldg, before; now being rehabbed & adding two stories
Estate after; 191 units, perm and transitional; alcohol and drug free, other program
CCC Housing for families
93 units of supportive ADFC housing for families:
– Alpha Apartments– Cambridge Court– Interstate Crossing– Longbourn House– Sunrise Place– Taggart Manor
Units are part of the FAN network, a collaborative of community partners
Sunrise Place; 10 units; transitional housing-families in recovery, all Supportive Housing Program subsidy
Sunrise interior w/ residents
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Benefits of Ownership
Meeting your Mission:Getting your Clients Housed
Enhance control of screening criteria and appeals
Expedite move-ins Control building conditions,
maintenance Eviction prevention
Biltmore Hotel, 76 SRO units, all Section 8, no program supports
Benefits of Development
Building Community
to Meet the Need
Make design decisions that work for the population and enhance building community
Set rents Determine Services
Hatfield Bldg, 106 SRO units; all Section 8; all alcohol and drug free
CCC provides acupuncture in treatment & health services
Evaluating Risk & Responsibility
Understand & Evaluate Risks– Consultants can help here
Ownership Like the difference between
being a homeowner and renter when the frig goes out
Obligations to tenants, lenders, and other funders and investors Hotel Alder, 99 SRO units;
mixed Section 8 and rental; mixed alcohol & drug free and non
Evaluating Risk & Responsibility
Development First risk considerations
are financial Also staffing and legal…
which in the end are also financial
– Do you have staff that can plan and implement the vision?
– Great partners are key, but ultimately you are legally responsible
CCC’s Family Latino Outreach & Addictions Treatment program staff. FLOAT addresses the needs of Latino individuals and families struggling with homelessness, chemical dependency and mental illness
Creating your Concept
Have consensus internally about what you want and what you need
– Who, exactly, do you want to serve
– What is their ability to pay rent
– Can they qualify for the rent subsidies and funding requirements of the building
– What are the service and management needs
Housing Rapid Response houses chronically homeless persons who have repeat contact with police or jail.
Rich Building, 42 SRO units, managed by CCC, closing 12/31/07
The Development Team
At a minimum, you’ll sign contracts with:
– Development consultant– Architect– General contractor– Attorney & Accountant– Property manager
Other Partners– Investor– Lender
You exert tremendous control over the quality of the outcome at this stage
Hooper Detoxification Center includes the CHIERS outreach van, Sobering Station, and sub-acute Detoxification Program
The Development Team
Ideally, your team will:– Coach you through the
process– Be your advocate– Enhance the end product
Pick your team– Get recommendations– Do a Request for Proposals– Interview– Check references– Review experience of firm
and staff proposed– Sign the right contract
Letty Owings Center, residential alcohol & drug treatment for pregnant & parenting women
LOC residents
Owner’s Representative
Your role on the team is the owner’s representative
– You are the boss– You are the one after the
grand opening left to make it work
– Represent the interests of your organization
– Represent the needs of your future tenants
A good development team will be your advocate in these roles as well
Old Town Clinic provides primary health care for homeless & low income people
Owner’s Representative
It is vital that you succeed in communicating to your team who will live here and how they live
– Hold at least one initial team meeting where this is the only agenda item
– If there are comparable projects near-by, a tour is ideal
– Throughout the project, coordinate input from clients, service providers, property managers
Henry Building, 153 SRO units; mixed programs include Recuperative Care Program funded by hospitals for homeless patients post-hospitalization; also Veteran’s Program RCP staff
Financing
The pressure to modify your concept will come as financial pressures arise
The work you did in the Concept Phase is vital here
Know what you want vs what you need
Especially in operating costs, don’t chip away at staffing, reserves, etc.
Shoreline Building, 62 SRO units, alcohol & drug free; recently home to employment related program
CCC’s WorkSource provides employment resources for Portland’s Westside, specializes in homeless, veterans, prisoner re-entry