Part I: Housing Development

Ending Homelessness: The Time is Now

National Alliance to End Homelessness, 2007

Becoming a Landlord

Central City Concern

Providing pathways to self-sufficiency through active intervention in poverty and homelessness

About CCC

Formed in 1979 Operates continuum of

affordable housing in Portland, Oregon integrated with healthcare, addictions treatment, recovery support, and employment services

Over 15,000 low-income and homeless individuals access services annually

8NW8, 60 studio & 120 SRO units; new construction; alcohol & drug free; perm & transitional; other program

Residents in the community room

CCC Housing

21 residential buildings with 1,268 units

– 161 under renovation; 200 under development

– 934 (71%) are Alcohol and Drug Free Community (ADFC) housing

93 ADFC family units 841 Single Room

Occupancy (SRO) ADFC units

– 375 non ADFC SRO units

Estate Bldg, before; now being rehabbed & adding two stories

Estate after; 191 units, perm and transitional; alcohol and drug free, other program

CCC Housing for families

93 units of supportive ADFC housing for families:

– Alpha Apartments– Cambridge Court– Interstate Crossing– Longbourn House– Sunrise Place– Taggart Manor

Units are part of the FAN network, a collaborative of community partners

Sunrise Place; 10 units; transitional housing-families in recovery, all Supportive Housing Program subsidy

Sunrise interior w/ residents

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Benefits of Ownership

Meeting your Mission:Getting your Clients Housed

Enhance control of screening criteria and appeals

Expedite move-ins Control building conditions,

maintenance Eviction prevention

Biltmore Hotel, 76 SRO units, all Section 8, no program supports

Benefits of Development

Building Community

to Meet the Need

Make design decisions that work for the population and enhance building community

Set rents Determine Services

Hatfield Bldg, 106 SRO units; all Section 8; all alcohol and drug free

CCC provides acupuncture in treatment & health services

Evaluating Risk & Responsibility

Understand & Evaluate Risks– Consultants can help here

Ownership Like the difference between

being a homeowner and renter when the frig goes out

Obligations to tenants, lenders, and other funders and investors Hotel Alder, 99 SRO units;

mixed Section 8 and rental; mixed alcohol & drug free and non

Evaluating Risk & Responsibility

Development First risk considerations

are financial Also staffing and legal…

which in the end are also financial

– Do you have staff that can plan and implement the vision?

– Great partners are key, but ultimately you are legally responsible

CCC’s Family Latino Outreach & Addictions Treatment program staff. FLOAT addresses the needs of Latino individuals and families struggling with homelessness, chemical dependency and mental illness

 

Creating your Concept

Have consensus internally about what you want and what you need

– Who, exactly, do you want to serve

– What is their ability to pay rent

– Can they qualify for the rent subsidies and funding requirements of the building

– What are the service and management needs

Housing Rapid Response houses chronically homeless persons who have repeat contact with police or jail.

Rich Building, 42 SRO units, managed by CCC, closing 12/31/07

The Development Team

At a minimum, you’ll sign contracts with:

– Development consultant– Architect– General contractor– Attorney & Accountant– Property manager

Other Partners– Investor– Lender

You exert tremendous control over the quality of the outcome at this stage

Hooper Detoxification Center includes the CHIERS outreach van, Sobering Station, and sub-acute Detoxification Program

The Development Team

Ideally, your team will:– Coach you through the

process– Be your advocate– Enhance the end product

Pick your team– Get recommendations– Do a Request for Proposals– Interview– Check references– Review experience of firm

and staff proposed– Sign the right contract

Letty Owings Center, residential alcohol & drug treatment for pregnant & parenting women

LOC residents

Owner’s Representative

Your role on the team is the owner’s representative

– You are the boss– You are the one after the

grand opening left to make it work

– Represent the interests of your organization

– Represent the needs of your future tenants

A good development team will be your advocate in these roles as well

Old Town Clinic provides primary health care for homeless & low income people

Owner’s Representative

It is vital that you succeed in communicating to your team who will live here and how they live

– Hold at least one initial team meeting where this is the only agenda item

– If there are comparable projects near-by, a tour is ideal

– Throughout the project, coordinate input from clients, service providers, property managers

Henry Building, 153 SRO units; mixed programs include Recuperative Care Program funded by hospitals for homeless patients post-hospitalization; also Veteran’s Program RCP staff

Financing

The pressure to modify your concept will come as financial pressures arise

The work you did in the Concept Phase is vital here

Know what you want vs what you need

Especially in operating costs, don’t chip away at staffing, reserves, etc.

Shoreline Building, 62 SRO units, alcohol & drug free; recently home to employment related program

CCC’s WorkSource provides employment resources for Portland’s Westside, specializes in homeless, veterans, prisoner re-entry

Traci ManningDirector of HousingCentral City Concern503-525-8483tmanning@centralcityconcern

.orgwww.centralcityconcern.org CCC Business

Enterprises provide training to formerly homeless clients & generate revenue

Second Chance Thrift Store; Clean & Safe crew (above)