of Affordable Housing in Jersey City
Presented by:
Maria T. Maio, Executive Director
Joan Pollock, Director of Development
Jersey City Housing Authority
For the:
Governor’s Conference on Housing & Economic Development
“Housing Preservation and Housing Authorities”
Holland Gardens 192 A. Harry Moore Apartments 662 Curries Woods 712 Berry Gardens 286 Marion Gardens 378 Booker T. Washington 307 Lafayette Gardens 492 Hudson Gardens 219 Montgomery Gardens 452 Scattered Site Leased Housing 84
Assisted 4,225 Public Housing And Section 8 Households
In Jersey City, where 1 out of 4 households are eligible for federally subsidized housing, these programs provided much-needed affordable housing for low-income families and persons, and a stable home in which to build a better life.
Between 1940 and 1980, the Jersey City Housing Authority built nine public housing “projects,” and started the “Scattered Site” and “Section 8” Programs.
Section 8 Certificates
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But:
Apartments were small and did not provide amenities for family living
Sites were densely populated and isolated from neighborhoods
Buildings, many high-rise, were poorly designed, had insufficient maintenance and improvements
and become prematurely distressed and obsolete
Public housing communities were pockets of poverty concentration and targets for crime
For too many, Public Housing became “housing of last resort”
And:
Funding was limited to operating and modernization funds from HUD, with many rules, limitations, cost containment and restrictions.
During the decade of the 80’s, the JCHA began to expand both numbers and types of housing assistance and to utilize a variety of funding mechanisms
Adding 72 units to Berry Gardens with HUD Turnkey Development funds Berry Gardens 286 Berry Gardens 358
Preserving the Scattered Sites program by transferring the housing units to local Community Development Organizations for affordable housing
Scattered Sites Æ Æ Æ Æ Various Local CDCs
84 Units 84 Units
Developing a new rental community by converting an industrial structure utilizing HUD Turnkey Development funds
Stewart Apartments
48 Units
Providing tax exempt bond financing to private developers who created 560 Affordable Units (Section 8 New Construction/Rehab Program)
Gateway Housing Program 131 Audubon Project 167 Boyd McGuiness 212 Arlington Arms 50
Reducing density and creating larger apartments at
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By the mid-90’s, the JCHA realized the necessity for and adapted the vision of complete transformation and revitalization of distressed and obsolete public housing “projects”
Revitalized Curries Woods 712 NEW! Curries Woods 298 3 Homeownership NEW! Lafayette Village 101 NEW! Dwight Street Homeownership 100 NEW! Arlington Gardens 90 (Non-Federal) NEW! Bergen Avenue 36 (Non-Federal) A. Harry Moore Apartments 662 Revitalized NEW! G. Robinson I & II 129 NEW! G. Robinson III & IV 104 Planned: Marion Gardens Affordable Condos 70 Planned: Freeman Homes 8 Lafayette Gardens 492 Revitalized NEW! Senior Center 82 NEW! Pacific Court 41 NEW! Barbara Place 40 Planned Grant Street Homeownership 6 NEW! Ocean Pointe 58 NEW! Woodward Ter 45 Planned: Glenview Home 111 628 383 311
2,080 Original Families (includes split households)
Completed Relocation 1,924 Families
Re-occupancy to HOPE VI Site
521 (27%)
Off-Site Relocation
1008 (53%) 395 (20%)Other
54 | Senior Living Center (82 units) 301 | Other JCHA Developments
128 | Non-assisted Housing 22 | Homeownership
557 | Section 8 Housing Vouchers
261 | Eviction
111 | Deceased HOPE VI Resident Relocation
Site Summary 1997 through present
49 | Lafayette Village (124 units) 285 | Curries Woods (298 units)
16 | Left without Notice 31 | Woodward Terrace (70 units)
32 | Pacific Court (72 units) 1 | Dwight Street Homes (100 units)
7 | Moved outside of
Relocation Program
42 Gloria Robinson Court Homes I & II
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¾Family Unification Program (170) ¾Mainstream (200) ¾SRO Mod Rehab (100) ¾Non-Elderly Disabled Program (205) ¾Veterans’ Affair Supportive Housing (70) ¾Shelter + Care (33) ¾St. Mary’s (11) ¾Resurrection House (14) ¾Mid City Assoc (14) ¾Seed Corp (4) ¾Ocean Pt Senior Hsg (18) ¾JP Affordable Hsg (10 ¾782-784 Ocean (4) ¾Stegman Apts (19) ¾Penrose Prop (25) ¾Bergen Ct Apts (4)
¾Live Montgomery Project (21) ¾Fred W. Martin (10) ¾Glenview Townhouses II (9) ¾Live United Montgomery(11) ¾Emory Holding (15)
¾A. Harry Moore (283) ¾Lafayette Gardens (164) ¾Montgomery Gardens (55) Tenant Based Vouchers 2,455 Special Programs 778 Project Based Vouchers 189 Replacement Vouchers 502
Rental Assistance increased tenfold!
From 431
Housing Choice Voucher Program 2011
(Also assisted 226 families under
the Homeless Prevention & Rapid Rehousing Program)
Tenant based Section 8 Certificate Program 1980
Participation in the
JCHA’s Section 8
Program is now dispersed
throughout the city and
beyond.
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6486
TOTAL AFFORDABLE HOUSING OPPORTUNITIES
3924 TOTAL SEC 8 VOUCHERS
76 2562 73 88 126 2275 TOTAL UNITS 15 129 129 Gloria Robinson I & II
58 18 40 Ocean Point 11 60 15 45 Woodward Terrace 11 56 16 40 Barbara Place 16 56 15 41 Pacific Court 82 82
Lafayette Senior Center
100 35 (two family)
30 Dwight Street Homes
23 101 24 77 Lafayette Village 298 3 295 Curries Woods 36 36 0 Bergen Avenue 90 90 0 Arlington Gardens 48 48
Thomas Stewart Apts.
358 358 Berry Gardens 141 141 Montgomery Gardens 189 189 Holland Gardens 221 221 Hudson Gardens 307 307 Booker T. Washington 232 232 Marion Gardens Market Rate Total Affordable Affordable Homeownership NJ Tax Credit Non-federal (County/State) Annual Contribution Contract (ACC) Development / Program
367
TOTAL PLANNED/IN PROCESS
28 367 80 96 4 187 TOTAL UNITS 68 68
Catherine Todd Apts
70 70 MG Affordable Condos 6 8 4 4 Freeman Homes 6 50 29 21 Gloria Robinson IV 54 30 24 Gloria Robinson III
6 6
Grand Street Homes
16 111 37 74 Glennview Homes Market Rate Total Affordable Affordable Homeownership NJ Tax Credit Non-federal (County/State) Annual Contribution Contract (ACC) Development / Program
J
erseyC
ityH
ousingA
uthorityTOMMORROW
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Current Efforts:
Choice Neighborhoods Planning Grant for Montgomery Gardens
The Jersey City Housing Authority has begun revitalization activities, including:
Instituting a voluntary relocation program for residents in 2008;
Procuring The Michaels Development Co. and Wallace Roberts Todd, LLC to devise
and implement a Montgomery Gardens Revitalization Plan in 2009;
Applying for a Choice Neighborhoods Planning Grant for the McGinley
Square-Montgomery Corridor Neighborhood in 2010;
Receiving a $250,000 grant - one of 17 grants awarded nationally - for a 2 year
period beginning in 2011;
Now conducting needs assessments and neighborhood inventories, and,
Meeting with
Montgomery Gardens residents, and with theCity, County, Board of
Education, religious institutions, non-profits, local colleges, other developers, local
businesses and neighborhood leaders and residents to develop a comprehensive
neighborhood-wide Revitalization Plan.
HOPE VI Objectives
Change the physical shape of public
housing
Lessen concentrations of poverty by
promoting mixed-income
communities
Establish incentives for resident
self-sufficiency including comprehensive
services to empower residents
Forge partnerships with other
agencies, local government,
non-profits and businesses to leverage
resources
Choice Neighborhoods Objectives
Transform distressed public AND
assisted housing into energy-efficient,
mixed-income housing
Support positive outcomes for
residents living in development AND
surrounding neighborhood in areas of
health, safety, employment, mobility
and education
Transform neighborhoods with high
quality schools (Pre K to college),
public assets, public transportation
and improved access to jobs
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HOPE VI
Eligible Applicants
Public Housing Authorities with severely distressed public housing sites
Choice Neighborhoods
Eligible Applicants
Public Housing Authorities, local government, and non-profit owners of federally assisted housing with distressed units within a distressed neighborhood, and for-profit developers in partnership with an owner
HOPE VI
Eligible uses of grants funds
Capital costs of rehabilitation and new
construction of public housing units
Demolition of distressed public housing
Site acquisition
Community & Supportive Service
Programs with emphasis on case management
Choice Neighborhoods
Eligible uses of grant funds
Capital costs of rehab and new construction
of public & assisted units
Demolition of distressed public and
FHA-Real Estate owned housing
Site acquisition & community improvements,
(transit, retail, parks & public facilities)
CSS programs for residents with emphasis
on service provision by local providers
HOPE VI
Choice Neighborhoods
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The “Status Quo” or “Standing Still” is not an option!
Considerations:
Preserve existing, conventional public housing as long as possible … Complete a physical needs assessment for each development …
Assume and plan for reduced HUD/federal, state and federal funding …
Aggressively and creatively pursue new sources of funding and support, e.g., energy conservation grants, private mortgages, revitalization grants etc. …
Pursue regulatory reforms to reduce administrative costs (“do less with less!”) … Implement Income Targeting and other policies that increase rental revenues … Promote Resident Responsibility; increase standards to rigorously enforce lease
requirements
Marion Gardens Booker T. Washington Hudson Gardens Holland Gardens Berry Gardens Stewart Apartments
In support of Resident Responsibility, the JCHA pursues innovative and expansive sources of funds and community partners:
Programs:
HOPE VI Community & Supportive Services Programs Section 8 Family Self-Sufficiency Program
Resident Opportunities & Supportive Services Program First Time Homeownership Services
Section 3 Initiatives: Local hiring & contracting Mobility Counseling and Relocation Assistance
On-site Early Childhood Education Centers, After School Programs & Computer Centers Anti-Gang initiatives, e.g., Police & Kids Chess Program
Assisted Living Programs for Seniors
Funding Sources:
HUD’s CSS, FSS & ROSS Grants
Community Service /Development Block Grants U.S. Department of Justice
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Partners
:
Jersey City Employment & Training
Hoboken University Hospital
Jersey City Public Schools
Kings Knight Chess Club
Women Rising
Occupational Center of Hudson County
Jersey City Episcopal Community
Development Corporation
Hudson County Division of Aging
Girls Scouts of Essex & Hudson Counties
Partners In Prevention
Boys & Girls Club
Urban League of Hudson County
Visiting Nurse Association of Central Jersey
DOJ-funded “Cops & Kids” Chess Program at Marion Gardens