DOCSLIB.ORG

San Francisco Rental Assistance Demonstration Program (RAD) Conversion Nomination Packet Table of Contents

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
San Francisco Rental Assistance Demonstration Program (RAD) Conversion Nomination Packet Table of Contents San Francisco Rental Assistance Demonstration Program (RAD) Conversion Nomination Packet Table of Contents Background ……………………………………………………………………………………………....1 The RAD Conversion’s Key Dates……………………………………………………………………….1 Description of Properties…………………………………………………………………………………2 Amount and Type of Financial Resources ………………………………………………………………2 Program Innovations…………………………………………………………………………………….. 4 Breakdown and Characteristics of the Residents……………………………………………..………… 4 Resident Services…………………………………………………………………………………………4 Resident Impacts……………………………………………………………………………………….....5 Goals, Objectives, and Long-range Benefits ………………………………………………..……….…..6 Industry Partners and Their Roles………………………………………………..………………….…...6 Key Implementation Strategies ………………………………………………..……….………………..7 Role of the Community and Elected Officials .………………………………………………..………... 8 Challenges………………………………………………………………………………………............. 9 Financial Appendices Portfolio Sources & Uses by Phase .………………………………………………..……....... 11 Before and After Photographs .………………………………………………………………..…….….15 Map of San Francisco RAD Projects ………………………………………………………..…….…... 17 Press Releases City of San Francisco, November 3 2016, “Mayor’s Office Completes Transfer of Public Housing to Community-Based Management” .…………………………………………………….….... 18 Media Stories “BofA Merrill Lynch, developers and S.F. hatched largest affordable housing deal in history,” SF Business Times, March 25, 2016.…………………………………………………….…........... 23 “SF Tries a New Model for Public Housing,” San Francisco Chronicle, November 5, 2016.. .25 “San Francisco to Turn Much Public Housing Over to Private Owners,” Laura Kusisto, Wall Street Journal, November 3, 2016,.…………………………………………………….….......28 “San Francisco Rehabilitates Public Housing in Largest RAD Deal to Date,” Mark O’Meara, Novogradac Journal of Tax Credits, January 2017. ……………………….………….............30 1 San Francisco’s RAD Portfolio Conversion Background: When the San Francisco Housing Authority (SFHA) was first declared “troubled” by HUD in December 2012, Mayor Edwin Lee kicked of a citywide Public Housing Re-Envisioning Process to identify strengths, challenges, and a path forward for the beleaguered agency. Six months later, over a hundred representatives from 72 different organizations including residents, non-profit service providers, affordable housing developers, local labor unions, and private sector development experts, along with 20 City departments and representatives from United States Department of Housing and Urban Development (HUD) had met a total of 18 times to discuss strategies for improving the delivery of services to public housing residents in the face of declining federal funding and a history of local mismanagement. The community support for the Re-Envisioning process set the stage for the RAD transformation and the teamwork it has required. In 2015, as a result of federal underfunding, the San Francisco Housing Authority (SFHA)’s capital repair backlog was over $270 million, with growth projections of over $5 million per year. With only $10 million annually in HUD capital repair funding, it would have taken SFHA 50 years to restore its portfolio to a basic level of decency. At the same time, public housing, which is often the last barrier between severe hardship or homelessness for its residents, was acutely needed to help mitigate the impacts of economic displacement from San Francisco’s white-hot housing market. Doing nothing while the housing decayed further was not an option. Accessing the extraordinary resources necessary to preserve the units was imperative. But San Francisco’s high construction and operating costs made any solution to SFHA’s challenges elusive. Led by Mayor Edwin Lee, the City negotiated a unique, San Francisco-only structure with HUD that allowed maximization of federal Rental Assistance Demonstration (RAD) program subsidies across 28 projects, utilizing San Francisco’s robust affordable housing development infrastructure. Though the project functioned as one portfolio from HUD’s standpoint, it closed as 28 separate but simultaneous transactions, half of them in November 2015 and half in October 2016. The closings involved 28 partnerships, 28 separate financings and document sets, and 28 building permits. The RAD Conversion’s Key Dates: 2012 – SFHA declared troubled by the U.S. Department of Housing Development Spring 2013 - Mayor Lee convenes “Re-Envisioning” process, a citywide conversation about future of SFHA; begins negotiations with HUD to preserve and protect the units at risk September 2013 – SFHA and MOHCD apply to HUD for RAD portfolio award for 41 projects including 29 public housing properties, six HOPE VI projects, and six phases of HOPE SF public housing revitalization at Hunters View and Alice Griffith January 2014 – HUD makes RAD portfolio award April 2014 – Eight developer teams selected through a competitive RFQ process to develop, own and operate the 28 projects February 2015 – MOHCD and HUD conclude negotiations regarding the financing structure, allowing MOHCD to combine RAD program rents with traditional Housing Choice Voucher (HCV) rents across the portfolio, expanding the amount of supportable property rehabilitation 1 June 2015 – Bank of America Merrill Lynch selected as portfolio construction lender and tax credit investor, with Freddie Mac as permanent lender November 2015 – Phase I (1,422 units in 14 projects) closes; City of SF issues over $362 million in tax exempt bonds; $219,925,334 in rehabilitation commences. October 2016 – Phase II (2,058 units in 14 projects) closes; City of SF issues almost $700 million in tax exempt bonds; $475,083,216 in rehabilitation commences. Description of Properties SFHA’s public housing properties were acquired and built over a 75-year period and reflect broad variations in building type, neighborhood, and age: 951 Eddy, the oldest property, was built in 1900 and acquired by SFHA in the 1970s. Holly Courts, the first public housing built west of the Mississippi River, was constructed by SFHA as public housing in 1942 and is eligible for listing on the National Register of Historic Places. Ping Yuen and Ping Yuen North were designed and constructed in 1970 specifically to house residents of San Francisco’s Chinatown. They are also eligible for listing on the National Register. Robert B. Pitts, a 203 unit building, was built in 1991. Twelve of the 28 projects were found to have contributory historic value and as a result any façade improvements were reviewed and approved by Preservation Planners at the SF Planning Department. The most typical typology for properties housing senior and disabled residents is the mid-rise tower, often in a “brutalist” concrete style. Average project size in the senior disabled sites is 106 units; with the smallest project containing 42 units (462 Duboce) and the largest containing 276 units (320-330 Clementina). Family projects are typically walk-up townhome or garden apartment styles, and have an average of 182 units. The smallest family project is Holly Courts (118) and the largest is Prior to RAD conversion, the SFHA properties were in fair to poor shape. Years of deferred maintenance due to inadequate funding from HUD affected building wide systems and many properties were operating with their original plumbing, sewer, electrical, mechanical and seismic systems. Unit and common area finishes needed replacement and upgrade. The number of units accessible to people with disabilities (physical, sight and hearing) was inadequate to meet the legal requirements and to meet the needs of a population that was aging in place. Given the tremendous need – originally estimated by SFHA over its entire portfolio at $270 million but later discovered to be over $1 billion – a triage approach was developed for the RAD properties that would ensure that basic and urgent needs could all be addressed at all sites, and that other owner upgrades would be completed in an equitable manner. The triage approach incorporated the following priorities in order: 1) Life safety issues: seismic deficiencies, pervasive mold and mildew often caused by dry rot or inadequate ventilation, sewer upgrades, unsafe elevators, outdated or malfunctioning fire alarm systems, fire damaged units, missing sprinkler systems; accessibility upgrades (the number of ADA units was increased at every property to meet (and in some cases exceed) the City of San Francisco’s more stringent requirements) 2) Building envelope needs: roofing, waterproofing to address water intrusion, new windows to address water intrusion and meet requirements for energy upgrades 2 3) Common areas. Many sites lacked adequate property management, social services, and community building space. RAD conversion provided an opportunity to provide these spaces in response to tenant needs. 4) Unit upgrades. Countertops, cabinets, flooring and appliances were replaced where items had met the end of their useful life and/or posed quality of life issues for residents. The average amount of rehabilitation per RAD unit, across phases and building types, is $199,000. Construction contracts ranged in size from $7 million to $79 million. Amount and Type of Financing Resources: SAN FRANCISCO RAD CONVERSION Permanent Sources of Funds SFHA Seller Permanent TOTAL Tax Exempt Total Carryback SFHA Perm Tax-Exempt Accrued DDF/GP Tax Credit PERMANENT Construction Total by Phase Units MOHCD Loan Loan Loan Debt Interest Capital Equity SOURCES Debt PHASE I 1422 39,002,592 245,064,676 22,900,000 83,038,000
Load more

Recommended publications
  • Chinatown and Urban Redevelopment: a Spatial Narrative of Race, Identity, and Urban Politics 1950 – 2000
    CHINATOWN AND URBAN REDEVELOPMENT: A SPATIAL NARRATIVE OF RACE, IDENTITY, AND URBAN POLITICS 1950 – 2000 BY CHUO LI DISSERTATION Submitted in partial fulfillment of the requirements for the degree of Doctor of Philosophy in Landscape Architecture in the Graduate College of the University of Illinois at Urbana-Champaign, 2011 Urbana, Illinois Doctoral Committee: Professor D. Fairchild Ruggles, Chair Professor Dianne Harris Associate Professor Martin Manalansan Associate Professor Faranak Miraftab Abstract The dissertation explores the intricate relations between landscape, race/ethnicity, and urban economy and politics in American Chinatowns. It focuses on the landscape changes and spatial struggles in the Chinatowns under the forces of urban redevelopment after WWII. As the world has entered into a global era in the second half of the twentieth century, the conditions of Chinatown have significantly changed due to the explosion of information and the blurring of racial and cultural boundaries. One major change has been the new agenda of urban land planning which increasingly prioritizes the rationality of capital accumulation. The different stages of urban redevelopment have in common the deliberate efforts to manipulate the land uses and spatial representations of Chinatown as part of the socio-cultural strategies of urban development. A central thread linking the dissertation’s chapters is the attempt to examine the contingent and often contradictory production and reproduction of socio-spatial forms in Chinatowns when the world is increasingly structured around the dynamics of economic and technological changes with the new forms of global and local activities. Late capitalism has dramatically altered city forms such that a new understanding of the role of ethnicity and race in the making of urban space is required.
    [Show full text]
  • Community, Identity, and Spatial Politics in San Francisco Public Housing, 1938--2000
    W&M ScholarWorks Dissertations, Theses, and Masters Projects Theses, Dissertations, & Master Projects 2005 "More than shelter": Community, identity, and spatial politics in San Francisco public housing, 1938--2000 Amy L. Howard College of William & Mary - Arts & Sciences Follow this and additional works at: https://scholarworks.wm.edu/etd Part of the American Studies Commons, Public Policy Commons, United States History Commons, Urban, Community and Regional Planning Commons, and the Urban Studies and Planning Commons Recommended Citation Howard, Amy L., ""More than shelter": Community, identity, and spatial politics in San Francisco public housing, 1938--2000" (2005). Dissertations, Theses, and Masters Projects. Paper 1539623466. https://dx.doi.org/doi:10.21220/s2-7ze6-hz66 This Dissertation is brought to you for free and open access by the Theses, Dissertations, & Master Projects at W&M ScholarWorks. It has been accepted for inclusion in Dissertations, Theses, and Masters Projects by an authorized administrator of W&M ScholarWorks. For more information, please contact [email protected]. NOTE TO USERS This reproduction is the best copy available. ® UMI Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. Reproduced with with permission permission of the of copyright the copyright owner. Furtherowner. reproduction Further reproduction prohibited without prohibited permission. without permission. “MORE THAN SHELTER”: Community, Identity, and Spatial Politics in San Francisco Public Housing, 1938-2000 A Dissertation Presented to The Faculty of the American Studies Program The College of William and Mary in Virginia In Partial Fulfillment Of the Requirements for the Degree of Doctor of Philosophy by Amy Lynne Howard 2005 Reproduced with permission of the copyright owner.
    [Show full text]
  • Kem K. Lee Photographs and Other Materials, 1927-1986
    http://oac.cdlib.org/findaid/ark:/13030/kt358025jn No online items Finding Aid to the Kem K. Lee Photographs and Other Materials, 1927-1986 Finding Aid written by Janice Otani, Amy Gilgan Funding for processing this collection was provided by National Historical Publications and Records Commission (NHPRC) The Ethnic Studies Library 30 Stephens Hall #2360 University of California, Berkeley Berkeley, California, 94720-2360 Phone: (510) 643-1234 Fax: (510) 643-8433 Email: [email protected] URL: http://eslibrary.berkeley.edu © 2007 The Regents of the University of California. All rights reserved. Finding Aid to the Kem K. Lee AAS ARC 2006/1 1 Photographs and Other Materials, 1927-1986 Finding Aid to the Kem K. Lee Photographs and Other Materials, 1927-1986 Collection Number: AAS ARC 2006/1 The Ethnic Studies Library University of California, Berkeley Berkeley, CaliforniaFunding for processing this collection was provided by National Historical Publications and Records Commission (NHPRC) Finding Aid Written By: Janice Otani, Amy Gilgan Date Completed: December 2007 © 2007 The Regents of the University of California. All rights reserved. Collection Summary Collection Title: Kem K. Lee photographs and other materials Date (inclusive): 1927-1986 Collection Number: AAS ARC 2006/1 Creators : Lee, Kem K. Extent: Number of containers: 3 cartons, 154 boxes, 15 oversize boxes, 1 oversize folderLinear feet: 73.75 Repository: University of California, Berkeley. Ethnic Studies Library 30 Stephens Hall #2360 University of California, Berkeley Berkeley, California, 94720-2360 Phone: (510) 643-1234 Fax: (510) 643-8433 Email: [email protected] URL: http://eslibrary.berkeley.edu Abstract: The Kem Lee photograph collection, 1927-1986, contains Lee's photographs and other materials in subject files relating to his photojournalistic assignments and business advertisements for San Francisco Chinatown newspapers and includes photographs of the Miss Chinatown USA Pageant, community organizations, political activities, as well as formal studio portraits.
    [Show full text]
  • Him Mark Lai Papers, 1778-[On-Going] (Bulk 1970-1995)
    http://oac.cdlib.org/findaid/ark:/13030/kt7r29q3gq No online items Finding Aid to the Him Mark Lai Papers, 1778-[on-going] (bulk 1970-1995) Processed by Jean Jao-Jin Kao, Yu Li, Janice Otani, Limin Fu, Yen Chen, Joy Hung, Lin Lin Ma, Zhuqing Xia and Mabel Yang The Ethnic Studies Library. 30 Stephens Hall #2360 University of California, Berkeley Berkeley, California, 94720-2360 Phone: (510) 643-1234 Fax: (510) 643-8433 Email: [email protected] URL: http://eslibrary.berkeley.edu © 2003 The Regents of the University of California. All rights reserved. Finding Aid to the Him Mark Lai AAS ARC 2000/80 1 Papers, 1778-[on-going] (bulk 1970-1995) Finding Aid to the Him Mark Lai Papers, 1778-[on-going] (bulk 1970-1995) Collection number: AAS ARC 2000/80 The Ethnic Studies Library University of California, Berkeley Berkeley, California Contact Information: The Ethnic Studies Library. 30 Stephens Hall #2360 University of California, Berkeley Berkeley, California, 94720-2360 Phone: (510) 643-1234 Fax: (510) 643-8433 Email: [email protected] URL: http://eslibrary.berkeley.edu/ Collection Processed By: Jean Jao-Jin Kao, Yu Li, Janice Otani, Limin Fu, Yen Chen, Joy Hung, Lin Lin Ma, Zhuqing Xia and Mabel Yang Date Completed: May 2003 Finding Aid written by: Jean Jao-Jin Kao, Janice Otani and Wei Chi Poon © 2003 The Regents of the University of California. All rights reserved. Descriptive Summary Title: Him Mark Lai Papers, Date: 1778-[on-going] Date (bulk): (bulk 1970-1995) Collection number: AAS ARC 2000/80 Creator: Lai, H. Mark Extent: 130 Cartons, 61 Boxes, 7 Oversize Folders199.4 linear feet Repository: University of California, BerkeleyThe Ethnic Studies Library Berkeley, California 94720-2360 Abstract: The Him Mark Lai Papers are divided into four series: Research Files, Professional Activities, Writings, and Personal Papers.
    [Show full text]
  • Finding Aid to the Him Mark Lai Papers, 1778-[On-Going] (Bulk 1970- 1995)
    Finding Aid to the Him Mark Lai Papers, 1778-[on-going] (bulk 1970- 1995) Collection Number AAS ARC 2000/80 ETHNIC STUDIES LIBRARY UNIVERSITY OF CALIFORNIA, BERKELEY © 2004 The Regents of the University of California. All rights reserved. Table Of Contents Descriptive Summary ................................................................................................................................................................. i Administrative Information ..................................................................................................................................................... iii Related Collections ................................................................................................................................................................... iv Biographical Information ......................................................................................................................................................... v Scope and Content of Collection ............................................................................................................................................. vi Series Description ................................................................................................................................................................... viii SERIES 1: RESEARCH FILES, 1778-2002, n.d.......................................................................................................... viii A.: General Subjects, 1778-2002, n.d. ....................................................................................................................
    [Show full text]
  • Community Design Guidelines for the Central Subway Chinatown Station
    A Station for Chinatown Community Design Guidelines for the Central Subway Chinatown Station AsianNeighborhoodDesign prepared for Chinatown Community Development Center draft: December 2008 FOR LIMITED DISTRIBUTION Credits & Acknowledgements Contact Info Publication Acknowledgements Written by Fernando Martí, Juan Calaf, Clarrissa Thanks to Mona Tamari from Kwan Henmi Archi- Asian Neighborhood Design Cabanasagan, and Diana Wu tects. 1021 Mission Street, San Francisco, CA 94103 Illustrations and publication design by Fernando Diana Wu, Community Planning program Martí and Juan Calaf References [email protected] Chinatown Community Plan: A Proposal. Asian www.andnet.org Project Staff Neighborhood Design, Chinese Chamber of Clarrissa Cabanasagan Commerce, and Chinatown Neighborhood Chinatown Community Development Center Juan Calaf Improvement Center. 1985. 1525 Grant Avenue, San Francisco, CA 94133 Max Kwok Chinatown Area Plan. San Francisco Planning Cindy Wu, Community Planner Manager Fernando Martí Department. [email protected] Julia Metz Feng Shui and Architecture. Wong Qiheng. Tiianjing: www.chinatowncommunitydevelopmentcenter.org Diana Wu, Community Planning program director Tianjing University Press, 1991. Inside Chinatown: A Booklet on the Design Demonstra- Workshop Facilitation, CCDC staff tion Project. Asian Neighborhood Design. 1983. Cindy Wu Stockton Street Enhancement Project. CHS Consulting Tan Chow Group, for Chinatown Community Develop- Cathie Lam ment Center and SF Department of Parking Judy Kuang and Traffic. 2003. Tammy
    [Show full text]
  • Finding Aid to the Kem K. Lee Photographs and Other Materials, 1928- 1986
    Finding Aid to the Kem K. Lee Photographs and Other Materials, 1928- 1986 Collection number: AAS ARC 2006/1 Ethnic Studies Library University of California, Berkeley Berkeley, California Funding for processing this collection was provided by National Historical Publications and Records Commission (NHPRC) Finding Aid Written By: Janice Otani, Amy Gilgan Date Completed: September 2007 © 2007 The Regents of the University California. All rights reserved. Kem K. Lee Photographs and Other Materials AAS ARC 2006/1 The Ethnic Studies Library TABLE OF CONTENTS Collection Summary ...................................................................................................................... ii Information For Researchers ....................................................................................................... iv Administrative Information ............................................................................................................. v Biographical Information .............................................................................................................. vi Scope And Content Of Collection ............................................................................................... vii Series Description ......................................................................................................................... 1 Container List ................................................................................................................................ 1 i Kem K. Lee Photographs and
    [Show full text]
  • In Celebration of a Community, 1906-2006
    In celebration of a community, 1906-2006... n the aftermath of the 1906 earthquake and fire, Chinatown rose from the Iashes—rebuilt and reinvented as one of San Francisco’s most prominent icons, a major international tourist attraction and a touchstone for Chinese in America. Chinatown Rising celebrates the spirit of a community recognized for promoting Chinese heritage and culture while embracing American civic life, values, and institutions. San Francisco Chinatown 1906 The fire that follows the earthquake 1906–2006 levels San Francisco Chinatown. In the path of destruction are homes, busi- Selected Milestones nesses, associations, and churches, many of which date back to the 1850s and ‘60s. At the time of the quake, Chinatown is also suffering the long- term effects of the 1882 Chinese Exclusion Act, which prohibits entrance to all Chinese except mer- chants, ministers, students, and travel- ers. The legislation splits families and reduces the number of Chinese from the 1860s and 1870s high of ten per- cent of California’s population; by 1910, the U.S. Census records, the Chinese population of San Francisco has been cut in half, to 15,000. More than half a century of Chinese language journalism is in cri- sis. Chinatown’s four Chinese language newspapers lose everything. Chung Sai Yat Po opens temporary offices in Oakland and hand-letters issues to share news and strategies for organiz- ing to resist civil rights abuses. Land speculators, some of whom are city officials, are quick to push for dislocating Chinatown. The City immediately develops the Subcom- mittee for the Permanent [re-]Location of Chinatown, the latest in a decades- long series of attempts to claim the land of the Chinese quarter.
    [Show full text]
  • Chinatown Public Art Map ENGLISH
    華埠公共空間有各種各樣的藝術。請與我們一起探索 穿梭於我們的樓宇、巷仔、行人路和公園的藝術。 Chinatown has a wide range of art in public spaces. Explore these selected art throughout the neighborhood’s buildings, alleys, sidewalks, and parks. COLUMBUS AVENUE E D BROADWAY 建築 ARCHITECTURE 藝術裝置 INSTALLATIONS 美國華人歷史學會 吉祥雲 AUSPICIOUS CLOUDS STARK ST A D JACK KEROUAC 沿著百老匯街，從百老匯隧道至哥倫布街 / ALLEY CHINESE HISTORICAL SOCIETY OF AMERICA 企李街965號 / 965 Clay Street Along Broadway between Broadway Tunnel and Columbus CORDELIA STREET B 華人電話交換大樓 (華美銀行) PACIFIC AVENUE CHINESE TELEPHONE EXCHANGE BUILDING E LANGUAGE OF BIRDS (EAST WEST BANK) 百老匯街606號，百老匯街至哥倫布街交界的廣場 / K 華盛頓街743號 / 743 Washington Street 606 Broadway, Plaza at Broadway and Columbus Woh 生昌大樓 SING CHONG BUILDING 臨界地／渡 LIMINAL SPACE/CROSSING Hei C F Yuen 都板街601號 / 601 Grant Avenue 舊呂宋巷41號外，晚上 / Outside 41 Ross at night BECKETT STREET TRENTON STREET JACKSON STREET G J 壁畫 MURALS F G 國際大廈壁畫 I-HOTEL MURAL K 平園壁畫 PING YUEN MURAL 幹呢街870號 / 870 Kearny Street 柏思域街838號 / Stockton Street between Pacific ROSS ALLEY STONE STREET I WENTWORTH PLACE and Jackson GRANT AVENUE KEARNY STREET POWELL STREET STOCKTON STREET WASHINGTON STREET H 鳥語花開香雅巷 BLOOMING ON Central B FRAGRANCE ALLEY 日出 SUNRISE Subway L Chinatown L 香雅巷，士德頓街和都板街之間 / Hang An 乾尼街750號，舊金山中華文化中心的階梯 Station Portsmouth Alley, between Stockton and Grant (希爾頓酒店外) / 750 Kearny (on the steps of the Square Chinese Culture Center at the base of Hilton Hotel) 家 HOME WAVERLY PLACE SPOFFORD STREET I WALTER U LUM PLACE LUM U WALTER 德和巷17號 / 17 Wentworth M 無題 (華鷹社交俱樂部) CLAY STREET UNTITLED (WAH YING SOCIAL CLUB BUILDING) A H 關鍵詞學校 KEYWORDS SCHOOL 襟美慎街724號 / 724 Commercial Street J 德和巷，乾尼街和都板街之間 / Wentworth M COMMERCIAL STREET Alley between Kearny and Grant HANG AH ALLEY AH HANG Willie “Woo Woo” JOICE STREET JOICE Wong Playground 街頭表演 INFORMAL PERFORMANCES SACRAMENTO STREET 請探索社區成員練習舞龍舞獅、太極和其他武術，及在華埠的街道或公園都能聽得到的中國音樂和 粵曲。Look for community members practicing tai chi, lion dance and martial arts, and Chinese music and opera in Chinatown’s parks and alleys.
    [Show full text]