11.945 Katrina Practicum Session 10 Agenda: Update on presentations Break out groups Housing Group: - Technical language changed to plain language - Focusing more on the health effects - Getting NHS and Ujaama on the same page in terms of mold and soil remediation - Conversation with the clients about where their priorities lie: o Biting bugs o Schools - Resource list of clients - Mapping environmental work - Possible Projects: o Info packets for residents: need more creative campaign to engage residents in thinking about the environment in conjunction with housing o Starting a website to centralize and publish information about the work that is happening in the Boston area for the Tremé and New Orleans.  Who is the client for that?  How will the website be updated?  Might be better for Tulane to serve as a host • Could we create something to hand off to them? • There would need to be someone who is paid to maintain the website. Preliminary Housing Presentation - Three key goals of organizations: o Provide spaces and resources for displaced residents to move back to the Tremé o Catalyze comprehensive community development using housing as a tool o Preserve affordable housing – the Tremé was not hit as hard so housing prices are going up, and because it abuts the French Quarter, it is ripe for Gentrification - Local Context o Small lots (30x90 square feet is typical) Determines type and amount of housing that people build/can afford o Broken streetscapes o Widespread physical deterioration o Lengthy blighted property process  6000 adjudicated lots • Reuse of schools, other lots - Demographics o Median Family Income is low across Tremé o Vacancies higher than average across New Orleans o Primarily renter-occupied - Post Katrina Context o 90% of the residents left, about 75% are still gone  Difficult for renters to come back o Some damage to homes  Homeowners may not have the resources to rebuild,  Uncertain climate o Limited high-quality housing supply o Lafitte Public Housing has closed indefinitely with no plans for reopening or if it reopens what it will look like (in terms of population) - Ujaama and NHS experts at rental and homeownership o Want to talk about new strategies Potential New Strategies: - Transitional Housing o Assist large numbers of people  Builds community ties o Helps people reestablish stability o Because it is temporary, it is a low-commitment option o Stable structures have benefits that are not provided by FEMA trailers  Might face less NIMBY resistance  Can be re-adapted when community needs change o Who benefits:  Individuals/families needing stability while seeking long-term housing or employment  Homeowners who need a safe place to stay while rebuilding  Low-income families o Structures and Programs  Adaptable to various housing types • From Single Room Occupancy (converted hotels) to detached single-family homes • Services o Furnished units o Housing counseling/advocacyo Childcare o Employment Counseling o Credit Counseling • Flexibility o Services intensive or minimal/on or off site o Residences can be short or long term o Potential Difficulties  Management capacity and cost  Only a temporary solution to homelessness • Enforcing duration of stay might be difficult  Potential stigma of living in transitional housing • In the past provided mainly for people with vulnerabilities to homelessness  Long-term use of sites • How could the investment be useful for the community once it has been rebuilt o Who should be eligible?  Might be legal to offer preferences to former New Orleans residents • Probably problematic to offer preferences to residents of a particular neighborhood  Must not violate the Fair Housing Act by default • If you provide a preference to former residents of a particular neighborhood that is a defacto racial preference, that would not be legal • Preferences cannot be based on the length of residency; people who are living in the area with actual or potential employment must be considered residents o Costs and Financing  Costs will vary depending on • Site • Services • Length of stay • Acquisition/rehabilitation costs  Funding • Usually fees for living in transitional housing are done on a sliding scale (residents pay what they are able) • HUD • FEMA – funds set aside for transitional housing • CDBG o Summary  Not a solution  Could be a useful springboard for people to come back to the neighborhood and stabilize, especially for those facing the greatest barriers to returning- Limited Equity Housing Coops o Target Population  Low/moderate income households o How would LEHCs look in the Tremé?  Single-family detached homes  Duplexes, townhouses and mid-rise condominiums are possibilities • Some buildings could be converted to mid-rise condos o Advantages  Lower housing costs • Shareholders can use savings for other things  Preserve affordability  Encourage long-term residency • Unless residents break bylaws, no reason for them to leave  Limited liability • Residents’ credit histories not as important  Extended services • Can use the coop model for other services such as child care, leverage group purchasing to get discounts on utilities and other services o Challenges  Excludes very low-income residents • Must have equity to buy into the coops  Maintenance requires good quality management • Requires higher monthly fees  Smaller coops with self-management • More stringent rules about who becomes a member • Economies of scale in terms of construction and management • Minimum size: 12-20 units • Preferred size: 50 units • Participation challenging on scattered sites  Time consuming • Requires ongoing training  Speculation • Property must be obtained quickly in gentrifying areas  Intangibles • People living together can bring up issues o Sexism/racism/classism o Personal relationships can disrupt coop success o Starting LEHC  New construction on vacant sites  Conversion of tenant occupied buildings• Common in subsidized buildings or public housing • Can transform privately owned housing • Legal action against slumlords to obtain property  Sweat-equity Coops • Residents put in own labor to start it  Leasing Coops •