DURHAM AFFORDABLE HOUSING BOND
In light of the fact that our community has nothing to show for the $150 million in tax dollars spent on the light rail project, the Friends of Durham has significant concerns regarding how the funds in the proposed Affordable Housing Bond will be allocated, how spending will be tracked, and how the community will be able to hold management and elected officials accountable. We support building more affordable housing in our city, but we believe that the proposal should include additional safeguards, if it is to be successful.
Therefore, this statement reflects our endorsement in support of the 2019 Affordable Housing Bond, subject to the following five implementation recommendations:
1. The creation of an oversight board.
The board's makeup should reflect a true diversity of leadership and experience. It should include, at a minimum, residents; housing, real estate and construction industry members (non-profit and private sector); public sector representatives; members with financial and accounting experience; representatives from our local chambers of commerce and the Durham Business and Professional Chain; general non-profit representation; and general private sector representation. The board's charter should include the development of an infrastructure capacity study by the City and DHA and a ten-year outlook for the management and fiscal needs going forward.
2. The development of a regular reporting plan.
Community reporting should include an annual scorecard with tracked performance metrics and deadlines and should also include public safety, employment, and training updates as they relate to the affordable housing developments. The City Manager should provide updates on the housing bond in his regular weekly reports, as necessary, with at least one report per month. There should be a comprehensive financial report that tracks expenditures, remaining funds available, and other financial metrics, as recommended by the oversight board.
3. The development of a resident engagement plan.
In the past, residents have not always been able to return to their previous public housing locations for a variety of reasons. We support an initiative that would provide for adequate staffing that would actively work with residents so that they are able to return to their previous housing locations and that would also track and work with those residents who face challenges in returning.
4. The development of a comprehensive infrastructure review process and growth plan.
Although the construction process will include the usual required environmental analysis, we believe that this is not enough. The project management team should verify that the infrastructure is in place to support the proposed construction. Traffic impact studies need to be conducted, along with an evaluation of our water, sewage, and road systems, both in their current states and in terms of what will be needed as a result of the development growth that will follow. If additional infrastructure expenditures are needed, funding sources need to be identified and there needs to be a long-term comprehensive financial plan for development growth and population expansion.
5. The development of community engagement learning modules.
There has been considerable concern from residents regarding the limited information available about the proposal. Although the current Durham Housing Authority CEO has experience with the proposed development model, Durham residents want more information and are entitled to that information. Community engagement learning modules should be developed to fill this need. The information in the modules would specifically include relevant research on similar programs around the country, those that succeeded and those that failed. It would also identify lessons learned from those examples and how those lessons will be incorporated into the Durham proposal. Finally, it would be available online and as part of a community engagement and outreach program throughout the development process.
Therefore, this statement reflects our endorsement in support of the 2019 Affordable Housing Bond, subject to the following five implementation recommendations:
1. The creation of an oversight board.
The board's makeup should reflect a true diversity of leadership and experience. It should include, at a minimum, residents; housing, real estate and construction industry members (non-profit and private sector); public sector representatives; members with financial and accounting experience; representatives from our local chambers of commerce and the Durham Business and Professional Chain; general non-profit representation; and general private sector representation. The board's charter should include the development of an infrastructure capacity study by the City and DHA and a ten-year outlook for the management and fiscal needs going forward.
2. The development of a regular reporting plan.
Community reporting should include an annual scorecard with tracked performance metrics and deadlines and should also include public safety, employment, and training updates as they relate to the affordable housing developments. The City Manager should provide updates on the housing bond in his regular weekly reports, as necessary, with at least one report per month. There should be a comprehensive financial report that tracks expenditures, remaining funds available, and other financial metrics, as recommended by the oversight board.
3. The development of a resident engagement plan.
In the past, residents have not always been able to return to their previous public housing locations for a variety of reasons. We support an initiative that would provide for adequate staffing that would actively work with residents so that they are able to return to their previous housing locations and that would also track and work with those residents who face challenges in returning.
4. The development of a comprehensive infrastructure review process and growth plan.
Although the construction process will include the usual required environmental analysis, we believe that this is not enough. The project management team should verify that the infrastructure is in place to support the proposed construction. Traffic impact studies need to be conducted, along with an evaluation of our water, sewage, and road systems, both in their current states and in terms of what will be needed as a result of the development growth that will follow. If additional infrastructure expenditures are needed, funding sources need to be identified and there needs to be a long-term comprehensive financial plan for development growth and population expansion.
5. The development of community engagement learning modules.
There has been considerable concern from residents regarding the limited information available about the proposal. Although the current Durham Housing Authority CEO has experience with the proposed development model, Durham residents want more information and are entitled to that information. Community engagement learning modules should be developed to fill this need. The information in the modules would specifically include relevant research on similar programs around the country, those that succeeded and those that failed. It would also identify lessons learned from those examples and how those lessons will be incorporated into the Durham proposal. Finally, it would be available online and as part of a community engagement and outreach program throughout the development process.