John Turnbull

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John Turnbull Multifamily Development and Special
Projects Providence Community Housing
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• 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

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• New Orleans Pre Katrina

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Growth of New Orleans along high ground
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1895
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Historical street patterns
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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

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CURRENT CITY CORE NEIGHBORHOODS
Tulane / Canal
Treme
Lafitte Iberville
Arenas
French Quarter
CBD
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Post Katrina
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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

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Our known unknowns

• Legal records
• Professional capacity
• Urban Infrastructure
• Levees/wetlands
• Median income
• Labor pool
• Operating history
• Insurance
• Tax predictability

• Predictable population and demand
• Benchmark elevations
• Consistent codes
• Federal and state funds
• Urban planning
• Construction costs
• Utility costs

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Whats wrong with the fast track?

• 2 much (money priorities)
• ------------------------------------- 2
  little done
• 2 little (time and expertise)

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• A couple of examples

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Piggy Back - Piggy Bank

• 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

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Piggy Back - Piggy Bank

• 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
  lt40 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

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Developers Holdem

• 75 day call on 10 test
• Zoning and permit challenges
• Insurance and utility hikes
• Truth and consequences
• All-in gamble for extra credits

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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

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Lafitte Treme
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Tulane / Canal
Treme
Lafitte
French Quarter
CBD
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Lafitte site
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• Lafitte today

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Treme neighborhood
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• What
• Remains

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• Current housing
• stock

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• 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

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Respecting the traditional designs it is the
façade that counts
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Katrina Cottage
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Double Shotgun Camelback
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A break in the process

• What did HANO do?
• Evacuate
• Issue displacement vouchers
• Secure sites
• Sit out recovery plans
• Announce demolition
• Begin public process
• Enter challenge phase

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A break in the process

• What didnt 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

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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

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Some current issues

• Land acquisition
• Development in manageable increments
• Commitment to providing opportunity for all to
  return
• Resident counseling what was normal before
  isnt now
• Blight removal

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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

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Some VERY important needs

• Tempering expectations
• Advancing hope
• THANKS