Establishment of Public Housing Preservation and Redevelopment
Policy, Goals and Principles
The Housing Authority of the City of Annapolis (HACA), with input from Board of Commissioners, Staff, and various stakeholders are endeavoring to develop policy direction for the preservation and redevelopment of public housing. We believe the collective contribution of all stakeholders will invaluably impact the human, technical and financial resources needed to preserve and continually improve our physical assets and investments.
- Provide information and industry specific data to HACA stakeholders (including Federal, State and local elected and appointed officials, residents, non-profits, housing advocates and industry professionals), encourage constructive and dynamic dialogue with Board of Commissioners and staff.
- Develop policy goals that inform the establishment of housing Preservation and Redevelopment Guiding Principles that direct the implementation of those policy goals.
- Facilitate the establishment of Housing Preservation and Redevelopment Policy Goals and Principles with preliminary staff recommendations for implementation
- Creation of a Board Resolution supporting Preservation and Redevelopment of Public Housing.
The modernization principles were adopted by the Board of Commissioners as the general principles for all modernization of the Housing Authority's assets. We believe that these principles among others are the basic building blocks for the preservation of affordable housing for the residents that we serve. The principles were written for implementation by planners, designers, and contractors and all involved in the improvement of the physical conditions of the buildings, systems, and sites to improve the living conditions of the residents and staff.
Modernization and Maintenance Implementation: A coordinated modernization and maintenance program equipped with innovative and integrative monitoring and work order systems that transforms a maintenance culture that will be proactive, reliable, and is poised to improve the performance and reliability of the buildings components and systems.
Economic Opportunities: The Housing Authority has established goals for employment and business opportunities for residents of public housing and business opportunities for minority contractors that are located in the City of Annapolis area. A minimum of five percent of the total labor hours for construction activities within the modernization program should be available for the residents of public housing through the Section 3 program. Also, forty percent of the construction dollars should be awarded to minority contractors.
Open Communications with Residents: It is understood that the majority of the planned modernization activities will be in buildings that are occupied, so that every effort should be taken to minimize inconveniences for the residents and staff. We encourage direct and open communication between the residents, management staff, the modernization staff, and contractors to enable that each understand his/her role in the success of the projects.
Life Safety: Modernization plans must include or incorporate innovative fire and life safety solutions that are coordinated with the Housing Authority's Fire and Life Safety plan. The innovative system shall include where applicable, addressable fire alarm systems, smoke control systems, duress systems, emergency power and lighting systems and partial sprinkler and standpipe systems.
Security: The protection of life and property is an essential element in the long term viability of the housing stock. Hence, it is important that the modernization plan addresses physical security improvements which includes, but is not limited to, the installation of security cameras, video surveillance systems, access control systems, fencing and lighting systems with timely access to viewing surveillance videos as necessary.
Accessible to Persons with Disabilities: It is critical that the modernization plan for each development, central office and regional office is designed to meet UFAS requirements that dwelling units, accessible paths and the essential non-housing programs all be accessible to persons with a disability.
20 Year Viability: The goal is to bring all of the senior/disabled buildings and all family buildings to the point where they will not require major capital expenditure for twenty years. Evaluation and optimization of the full cycle of products, materials, equipment and processes are essential so that each modernization activity is used to its full potential.
Sustainable Building Design: Modernization activities implement technologies to protect and enhance the indoor and outdoor environmental quality. This can be achieved by designing and implemented energy and water conservation measures; improving the HVAC systems, improving indoor air quality by introducing environmentally appropriate building materials and finishes, and the provision of energy efficient lighting, appliances, equipment, systems and water efficient devices.
Hazardous Material Abatement: Due to the age of most of the buildings in the Housing Authority's stock, it should be assumed that some of the building materials contain hazardous materials. Therefore, thus appropriate testing and abatement shall be performed to protect the health and well being of the residents and workers.
Aesthetics: It is a goal of the Housing Authority that the site view of our communities are aesthetically pleasing both to the residents and the surrounding community. With this in mind, we encourage our design professionals to incorporate beauty and delight within the context of efficient and economical design for façade, interior and landscape treatments.
Strive for Standardization of Parts: In the course of implementing modernization activities, when appliances, plumbing, electrical, smoke detectors, etc are to be replaced an effort would be made to standardize the parts so as to aid in on-going maintenance and to facilitate stocking and storing and fixing these items as they are needed.
REQUIRED PARAMETERS for all redevelopment or rehabilitation transactions involving conventional public housing sites and properties of the Housing Authority of the City of Annapolis.
- A minimum of one-for-one replacement units, preferably on the HACA property or in the same neighborhood, and ACC replacement units are the preferred means of achieving one-for-one replacement.
- HACA will provide the developer with the proposed unit sizes after performing an analysis of its current waiting list and assessing other market considerations.
- Six percent (6%) of the replacement units shall be Uniform Federal Accessibility Standard Units. This takes into consideration exceeding the aggregate 5% mobility and 2% sensory accessible threshold requirements.
- Developers must be willing to share risk in the entire transaction, including funding predevelopment costs, guaranteeing Low Income Housing Tax Credits, and guaranteeing construction performance and completion. As such, a developer is entitled to a reasonable developer fee and overhead as established by HACA.
- Developers must be willing to include HACA or one of its subsidiaries in a profit sharing arrangement in proportion to the relative equity investment and risk considerations. HACA equity shall include land contributed to the redevelopment/development project as well as other public funds, HACA staff time and resources.
- HACA encourages the preservation of decent, safe and affordable housing and therefore developers should not have vacated an affordable housing property in anticipation of redevelopment of a mixed-income or other market rate redevelopment project unless for purposes of emergency. HACA discourages relocation of current residents except where necessary for the improvement of the housing and with the full benefits as required by federal relocation regulations.
- Site design should employ principles of defensible space including clear delineation of public and private spaces, eyes on the street, and connectivity with the surrounding community.
- Future redevelopment activities will be timed in such a manner as to minimize the loss of future capital funding due to units being off-line for redevelopment purposes unless HACA is made whole for the lost net income (both operating and capital) on such units.
- HACA's investment in each development project shall be leveraged in a variety of ways with private funds such as Low Income Housing Tax Credits and other public resources.
- HACA's limited future Capital Grant funds received annually from the Federal government will be needed for modernization of its conventional public housing stock and will not be programmed for use in these types of redevelopment projects, unless approved by the Board of Commissioners.
- HACA carries out its redevelopment activities in a highly participatory manner with stakeholders, which includes but is not limited to input from residents and the surrounding neighborhood as well as its development partner.
- Agreements between HACA and developers intended to benefit or affect the tenancy rights of residents shall be documented and consistent with applicable law.
- The use of sustainable "green" materials is strongly encouraged.