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Archive for Wednesday, October 3, 2012

Agency considers rent-controlled housing proposal

October 3, 2012

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The Lawrence-Douglas County Housing Authority is studying a public-private partnership to build more than 100 rent-controlled apartments in eastern Lawrence as more than 400 families remain on waiting lists for public housing.

Shannon Oury, director of the Housing Authority, confirmed the agency is reviewing a proposal by Lawrence-based Southwind Capital to build 128 apartment units on about 8.5 acres west and south of the 23rd Street and O’Connell Road intersection.

“It would be for working families,” Oury said. “It wouldn’t be targeted toward the elderly. But it wouldn’t be a traditional public housing project.”

Oury said Southwind Capital, led by Lawrence businessman Bill Newsome, is proposing to use a state tax credit program that requires rents of the apartment units to be kept below market values and that the units be rented to households that meet certain income guidelines.

The Housing Authority would be expected to provide an as yet unspecified amount of funding for the project and would manage the complex.

Oury said the Housing Authority’s board, which is appointed by city and county commissioners, is just now beginning to evaluate the project, which would be built at 2101 Exchange Court.

“The board hasn’t made any decisions about whether to go forward or not,” Oury said.

Board members are holding a public meeting at 4 p.m. Thursday at the Housing Authority’s headquarters at 1600 Haskell Ave. to hear a presentation from Southwind officials.

Newsome said he expects the project would fit into the area well, especially given that the city is working to redevelop the former Farmland Industries site just north of the property into a business park.

“With what the city is doing across the street, there are going to be jobs out here,” Newsome said. “This is the type of development that will serve working class families.”

The Housing Authority currently has a waiting list of about a year for public housing and about 19 months for Section 8 housing that is provided in privately owned apartments. Currently, about 410 households are on the waiting lists.

The project would be the first public-private development undertaken by the Housing Authority. Oury said the project also could serve a broader demographic than what the authority’s traditional Section 8 or public housing programs have served.

The public housing projects, like the Edgewood Homes complex along Haskell Avenue, generally require households make no more than 30 percent of the area’s median income. The proposed project would allow households that make up to 60 percent of the median income to be eligible for housing assistance. Currently, the median income for the area is $71,500 for a family of four.

“We want to explore whether there is a whole other segment of need out there, given that we’re in a college town and working families often have to compete with college students for housing,” Oury said.

Oury said the latest Census data estimated the 2011 average rent rate in Lawrence was nearly $900 per month. The latest Census data also estimated 7.7 percent of all housing units in the city were vacant in 2011. Oury said the board will have to conduct significant due diligence before deciding whether the project makes sense.

The Housing Authority, which largely is funded through federal grants, does have reserve funds that would allow it to participate in the project, Oury said.

“The board wants to explore every opportunity to increase affordable housing in Lawrence,” Oury said. “But we still have to make sure it complies with our mission and is a good financial decision for the Housing Authority.”

The board also may have to answer questions from neighbors who may wonder how the low-income housing project would impact the existing neighborhoods near the site.

Oury said she has invited neighborhood groups to Thursday’s public meeting, and she expects to have several questions from area residents, if the process moves forward.

“We’re willing to answer any questions, and we want to do everything transparently,” Oury said. “We don’t want anyone feeling surprised by anything that may happen with this project.”

Comments

smitty 1 year, 6 months ago

This 100 unit program is off the tax rolls, does not address the 400 families now on waiting list at/under 30% of the median income.

While Lawrence is in need of affordable housing, this is the only proposal made for expansion of the LDCHA into a 60% of the median market, where are the competinng bids . Let's see what the Poehler developer, Krsnich, can do to meet the same number of units on the same program before the city throws another contract to Newsome.

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smitty 1 year, 6 months ago

**Southwind Capital, Lawrence businessman Bill Newsome( same turn-key investor that did the Riverfront Mall remodel for the city of Lawrence) is proposing to use a state tax credit program that requires rents of the apartment units to be kept below market values and that the units be rented to households that meet certain income guidelines.

The Housing Authority would be expected to provide an as yet unspecified amount of funding for the project and would manage the complex.

Oury said the Housing Authority’s board, which is appointed by city and county commissioners, is just now beginning to evaluate the project, which would be built at 2101 Exchange Court.** ...

Newsome and Southwind Capital did the turnkey work on the Riverfront Mall for the city. First Management is the "construction company" that will so the work according to the profile by Southwind.

The waiting list at LDCHA will not be addressed with this project since their income level is 30% of the median income level while this turn-key project is based on 60%. This chart shows the appox wage of those eligible even though it shows 50% not 60%. LDCHA posts the income guidelines on their site as:

Family Size Median Income 30% of Median 50% of Median 80% of Median 1 $ 50,100 $ 15,050 $ 25,050 $ 40,050 2 $ 57,200 $ 17,200 $ 28,600 $ 45,800 3 $ 64,400 $ 19,350 $ 32,200 $ 51,500 4 $ 71,500 $ 21,450 $ 35,750 $ 57,200 5 $ 77,300 $ 23,200 $ 38,650 $ 60,050 6 $ 80,700 $ 24,200 $ 40,350 $ 61,800 7 $ 88,700 $ 26,600 $ 44,350 $ 70,950 8 $ 94,400 $ 28,350 $ 47,200 $ 75,550

Isn't this the same subsidized program that the Poehler building is based on? Take note of the differences in the Poehler building by developer Tony Krsnich and the associated vinegar building improvements and th proposed LDCHA units.. Quite a difference in the way the tax subsidies are used to grow Lawrence. Poehler developer stays in the neighborhood and continues to improve upon it while Southwind Capital builds a turn-key, takes the money and runs. LDCHA is a city/county enitity managed as a non-profit that is off the tax rolls.

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snitty 1 year, 6 months ago

"Working class" today means full-time work at minimum wage. "Affordable housing" means keeping wages the same and building special slums for this "class" of people. Sure, this project would be very good for the developer, and good for employers who don't pay a living wage. It will not be good for Lawrence to build in a permanent underclass. Good public policy should alleviate poverty, not accept it and make it permanent.

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kernal 1 year, 6 months ago

Why not build a new project closer to where the jobs are such as Hallmark, Packer, Lawrence Paper Co., etc. The closest major employer to the proposed new location is over on Haskell.

We are facing an energy/environmental crisis like nothing we've seen before, so we need to be smart about development. I think what's been happening the past several years is builders are scurrying to get as much helter skelter building done on land they purchased ten years ago before the rules change. And of course our short-sighted elected officials are either in denial, don't know what else to do, or looking out for their own best interests.

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poolside 1 year, 6 months ago

Why don't they just buy Westgate. It's for sale.

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