John Turnbull Multifamily Development and Special Projects Providence Community Housing

1. John Turnbull Multifamily Development and Special Projects Providence Community Housing

3. Over the next five years, our goal is to bring home 18,000 victims of Katrina by rebuilding and/or developing 7,000 units of housing - both single-family homes and apartments: • Re-establish 1,500 affordable apartments for seniors • Repair and rebuild 1,200 homes for the most vulnerable • Develop 500 units of supportive housing for special needs populations • Develop 2,600 mixed-income apartments • Develop 1,200 affordable homes

4. New Orleans Pre Katrina

5. Growth of New Orleans along high ground

6. 1895

7. Historical street patterns

8. A 19th century economy • Traditional hierarchies at local level • Insular and highly idiosyncratic • Extraction economy • Limited scale • Limited capacity • Limited effective public government • Disinvestment • High poverty • Dependence on faith based and social networks

9. CURRENT CITY CORE NEIGHBORHOODS Tulane / Canal Treme Lafitte Iberville Arenas French Quarter CBD

10. Post Katrina

11. Current challenges • Immense scope of repairs and destruction • Loss of family and social structure • Loss of economic structure, especially middle class • Accelerated loss of public infrastructure • Challenges beyond capacity of local and state government – both $ and policy • Influx of outside “experts” unfamiliar with culture

12. Predictable population and demand Benchmark elevations Consistent codes Federal and state funds Urban planning Construction costs Utility costs Legal records Professional capacity Urban Infrastructure Levees/wetlands Median income Labor pool Operating history Insurance Tax predictability Our known unknowns

13. What’s wrong with the fast track? 2 much (money + priorities) ------------------------------------- = 2 little done 2 little (time and expertise)

14. A couple of examples

15. $750 Million added funds to LIHTC for Operating deficits for units 20%-50% AMI Construction costs for PSH Development costs for mixed income housing Same application as LIHTC Piggy Back - Piggy Bank

16. Last minute policy write-ups make for untested program Reluctance to discuss on or off record Inflexible minimum requirements for market rate Subsidy tied to very specific income targeting of <40% AMI For sale units ineligible PSH units are essentially “subleased” without subsidy Possible covenants against use of Section 8 Not available as construction financing Fannie Mae debt documents used for soft debt Operating subsidies may be provided but only as reimbursement post audit Piggy Back - Piggy Bank

17. 75 day call on 10% test Zoning and permit challenges Insurance and utility hikes Truth and consequences All-in gamble for extra credits Developer’s Hold’em

18. Role for not for profits • Able to influence policy and political risk • Able to absorb financial risk and defer fees • Access to grants and soft loans for initial costs and public services • Established neighborhood networks and services • Credibility (even though limited capacity) • Local legitimacy with community groups

19. Lafitte Treme

20. Tulane / Canal Treme Lafitte French Quarter CBD

21. Lafitte site

22. Lafitte today

23. Treme neighborhood

24. What Remains

25. Current housing stock

26. 900 subsidized rentals matched with 600 moderate income homes for sale • Reactivate community center with new Clinic, Head Start and Education programs • Phase 1 – 812 units • $119 million LIHTC Equity • $18 million HANO / HUD • $27 million State CDBG • Redevelopment on 2 scales – mixed income replacement of public housing and scattered site new construction

27. Respecting the traditional designs – it is the façade that counts

28. Katrina Cottage

29. Double Shotgun Camelback

30. What did HANO do? Evacuate Issue displacement vouchers Secure sites Sit out recovery plans Announce demolition Begin public process Enter challenge phase A break in the process

31. What didn’t happen? One on one case management Monitor relocation Evaluate repair costs Contact residents and survey demand Publicize alternative long term options Prepare rebuilding and re-occupancy guidelines What did HANO do? Evacuate Issue displacement vouchers Secure sites Sit out recovery plans Announce demolition Begin public process Enter challenge phase A break in the process

32. Phased development – Now it May be Required • One on One case management • Potential interim rehab of older buildings • Reintroducing historic blocks • Compatible infill on scattered sites • Issues of relocation and reoccupancy criteria • Deconcentration of subsidized units but NOT reduction in number

34. Some current issues • Land acquisition • Development in manageable increments • Commitment to providing opportunity for all to return • Resident counseling – “what was normal before isn’t now” • Blight removal

35. Some current issues • Rapid construction incorporating traditional design with new codes • Coordination of policy and programs • Recreating the other parts of a mixed use community • Community safety

36. Tempering expectations Advancing hope THANKS Some VERY important needs