the bridge to a better quality of life: hillcrest …...1 the bridge to a better quality of life:...

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The Bridge to a Better Quality of Life: Hillcrest Neighborhood Relocation Associated with the Harbor Bridge ProjectPresented by

Ray Armstrong, SR/WA, Sr. Vice President, OPCJeff Taylor, Relocation Project Manager, OPC

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History of the Issue, 2011

Typical FHWA/TxDOT Project The Harbor Bridge

- NEPA- Several Alignments- “Red” became Preferred

Alternative

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FHWA received a complaint under Title VI of the Civil Rights Act of 1964

History of the Issue, March 2013

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Solution to the Issue, November 2014

• FHWA and TxDOT entered into a Voluntary Resolution Agreement

• To mitigate impacts on the Hillcrest Neighborhood

• Only if “Red Alignment” was selected

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Voluntary Resolution Agreement …TxDOT Agreed to cause/oversee:

• Buy-out eligible persons in neighborhood, or• Offer Option/Covenant, or a Life Estate

• Strictly Voluntary• Relocate all eligible persons• Create a 4-yr Community Liaison Program• Perform some 4(f) Park Mitigation measures

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Solution to the Issue, December 2015

TxDOT, Port of, City of, and Housing Authority entered “4-Party Agreement” to carry out the Voluntary Resolution Agreement

• Port (Implement)• TxDOT (Oversee) • FHWA (Inspect and Audit)• U.S. Office of Civil Rights (in the background)

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Solution to the Issue, December 2015

Funding• $20M contributed by Port of Corpus Christi• $1.8M contributed by City/Housing• TxDOT to “Front” any Overage …• To be re-paid out of future MPO Obligations

that would otherwise go to the area

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What this Looked Like … April, 2016

• Port contracted with DRA/OPC (prime/sub)

• DRA: Community Outreach + Management• OPC: Appraisal/Acquisition/Relocation/Systems

• CFA, DRA, JLL, CBRE, Atrium, Sendero, Rutherford, Watts, Garza, HBS

• Development of the Voluntary “Program”• Based on the Uniform Act, but …

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What this Looked Like … April, 2016

• “Modified” the URA to Voluntary/Title VI• No negotiation/counter offers• No hearings, E.D.• No proof of citizenship• Timelines to respond (or “out”)• Added relocation for LL’s tenants (even if)

• Remember, program was about mobility

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What this Looked Like … April, 2016

• “Modified” protocols based on Port Constraints • Concurrent offer and relocation entitlement• Can’t close until vacated

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What we were dealing with … April, 2016

• Universe of 467 properties• About ½ owner occupied, ½ landlord• Unknown number of eligible properties• Unknown number of interested households• Unknown when they might express interest• Unknown number of eligible households• Unknown title issues

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The Program, Generally

• Annual Letter Outlining choices – 3 years• Constant Community Outreach / Site Office• Owner’s Expression of Interest (until 5/7/19)• Program Eligibility Verification/Title Search• (Are you sure?) Appraisal / Review• Concurrent Offer / Relocation • 60 days to decide, 90/120 days to close• Demolition

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Progress to Date …

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Progress To Date …

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Distribution of Offer Prices

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Community Outreach

• Constant Community Outreach• Rallied the Community

• Increased interest, eased fear /distrust• Seminars

• How to buy a house• Title• Lending• Credit• Real Estate Taxes

• Neighborhood Clean-up• Hurricane / water shortage relief

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Stories

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Board-Ups and Demolition

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Before and After Selected Comp ($99,900)

Displacement Dwelling ($40,000)

Home ($99,900)

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Before and After Selected Comp ($84,900)

Displacement Dwelling ($14,137)

Home ($120,000)

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Questions

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