[Durham INC] Affordable Houseing Developments ..Some Considerations

Tue Jul 22 17:54:48 EDT 2014

Hello MS.  Thompson,

INC Members -

I am a strong advocate of public transit.

 I utilize public transit as my sole source of transportation. 

I also believe in affordable housing options.

I have   a number of serious concerns regarding how"affordable housing developments near public transit." will be implemented. There is good development and there is BAD development 

We who live in the communities that surround the hubs of proposed public rail and transit want to be assured that any future development will include public input and be in keeping with community sentiment of the surrounding neighborhoods. It is a misconception that those of us who have vested in these "transitional" neighborhoods are desperate and willing to settle for any and or all development. We who pioneered into transitional neighborhoods care as much about the future of our homes and neighborhoods as much as those who own in  other wealthier communities. We 

It is important  Durham Dept. of Economic Development, the City Council, Mayor Bell Self Help and other "developers of affordable housing" will communicate and consider prior public sentiment of the surrounding communities prior to going forward. 

THE CONCERNS  

 I came  up in a City where politicians, as a solution to a need for low income housing, encouraged entire urban housing developments to be earmarked as affordable. Those "affordable developments" were cheap and cheaply designed and  used to place a sizable number of individuals labeled as low income to live together .

These low income developments, despite all good intention, became known throughout the country as the "projects". These projects then morphed into what was referred to as the "slums". It didn't take long before this well intended concept became extremely dangerous do to drug abuse, violence, rape and what could be considered inferior living conditions.

 A new set of problems arose as a result of poor planning and   cheap   aesthetic less design.

Though the developers might argue otherwise, these "low income housing developments were substandard and even considered to be inhumane .These were not the kind of developments that one might find in a "nice" neighborhood.

The added components of economic and racial profiling emphasized by economic segregation were oppressive. .

Next to come was endless numbers of   empty and vacant properties due to   abandonment.

 Folks just picked up and left because these "projects of affordable housing" were simply too dangerous to live in. 

In NYC 1970's   the South Bronx was burning down. It was public knowledge that it was easier to burn and collect than to try to fix such a horrendous problem.

This problem was happening across the Nation and it was happening in Durham as well. 

Let's not make the same mistake again, that would be stupidity and counter productive to making "Durham a safe and nice place to live, work and play."

CONSIDER THE FOLLOWING 

 If such "affordable housing" is to be established near public transit hubs: 

1- Have the developers work closely and directly with the surrounding communities.

.Get communities   input and strategize.

.If need be draw up a Development Plan.

2. We want aesthetic and Humane Design which has been approved by the community.

3. We want Safety in all parts of the design.

4. We want   lighting beyond the standards set forth in the UDO .The currant lighting standards are outdated and were established prior to biking and actual pedestrian needs.

5. -We want green spaces, playgrounds and design that integrate some natural elements.

6. OF GREATEST IMPORTANCE: 

 We only want Developments that are racially and economically integrated; whereby low, medium and high income options are available.

 We do not want to be locked into living in an unnatural and fabricated demographic that is entirely low income and separatist. 

7. -We expect that whatever the Developer designs would be one that the Developer would be willing to live with if it was in his /her own community or neighborhood.

ASSURANCE 

I am appealing to the Planning Board and to City Council to establish some criteria of process, a check and balance, to protect its citizens from what might become unwanted, dangerous or simply BAD development.

I hope that INC, Council, Economic Development, Neighborhood Associations, residents City Planning, Zoning Board,

Developers and anyone else who is a concerned citizen take heed of the manner in which affordable housing will go forward in Durham. 

Thank You.

Your attention to this matter is appreciated.

Hillary Honig 

Shepherd St. 

Durham, NC 27701

----- Original Message ----- 

From: PublicAffairs 

To: Thompson, Beverly B. 

Sent: Friday, July 18, 2014 4:02 PM

Subject: [Durham INC] Meeting Scheduled to Encourage Affordable Housing NearTransit

      CITY OF DURHAM

      Office of Public Affairs

      101 City Hall Plaza

      Durham, NC 27701

      News Release

      News Media Contact:

      Beverly B. Thompson

      Director of Public Affairs

      (919) 560-4123 x 11229

      (919) 475-2362 (cell)

      Beverly.Thompson at DurhamNC.gov

      http://Facebook.com/CityofDurhamNC

      http://Twitter.com/CityofDurhamNC

      http://YouTube.com/CityofDurhamNC

      For Immediate Release: July 18, 2014

      Share!  Meeting Scheduled to Encourage Affordable Housing Near Transit; bit.ly/1nFCws9    

Meeting Scheduled to Encourage Affordable Housing Near Transit 

 Aug 20 , Wed 

7: 30am  8 am 

Temple Building 

Self Help Credit Union 

302  W. Main St.

Durham ,NC 27701

302  W. Main St.

DURHAM, NC - With light-rail transit on the drawing board following approval of a half-cent sales tax in Durham and Chapel Hill, the Durham City/County Planning Department is co-sponsoring a community meeting to encourage development of affordable housing near rail lines. The meeting, the kick-off of a four-part strategy, is scheduled for August 20, 2014, at the Temple Building, 302 West Main St.  Registration starts at 7:30 a.m., with the program beginning at 8 a.m.

"Although the planned light-rail system will have tremendous economic, environmental and mobility benefits, the development of rail systems tend to significantly increase housing costs near transit stations," said Assistant City/County Planning Director Patrick Young, "Our elected officials have wisely chosen to seek ways to preserve and create affordable housing in these areas now."

Both the City Council and the Board of County Commissioners recently adopted resolutions to pursue policies that result in 15 percent of all housing units within one-half mile of all future light-rail stations to be affordable to households at or below 60 percent of area median income (AMI).  In Durham (City and County), a family of three making $32,560 per year is at 60 percent of AMI in 2014.

The US Department of Housing and Urban Development (HUD) considers housing "affordable" if a household is spending no more than 30 percent of its monthly gross income on rent (or a mortgage) and utilities.  

A family of three at 60 percent of AMI has only $814 per month to spend on rent (or a mortgage) and utilities and to stay within the HUD affordability guidelines.

"The private market is unlikely to provide new housing units affordable to working families near transit stations without incentives or assistance from non-profit, charitable or governmental organizations," said Young.  "No one agency or entity can do this on its own - partnerships are critical to success." 

The meeting will include a panel discussion on emerging issues in affordable housing and resources available, with representatives from the non-profit, private and governmental sectors.

Additionally, panelists will evaluate a sample development project financing plan to begin to assess the "gap" between an affordable housing unit and the costs of producing housing units near transit areas.

Finally, City and City/County staff will discuss a four-part strategy to encourage housing affordability near transit, including additional incentives through the development review process, the continued implementation of higher density "design districts" near transit stops, the identification of financing strategies for affordable housing and a detailed needs assessments to be conducted with the City's HUD Consolidated Plan update.

The meeting is being hosted by the Self Help Credit Union, and also co-sponsored by the City's Office of Economic and Workforce Development and Community Development Department.  

Admission to the event is free, and a light breakfast will be provided.  Since seating capacity is limited, interested persons should RSVP to Juliet Black with the Durham City/County Planning Department at (919) 560.4137, ext. 28216, or via email at Juliet.Black at DurhamNC.gov.

###

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