D.C. Seeks to Improve Its Comprehensive Plan

By Guest Contributor, on February 10th, 2017

Cross-Posted from Street Sense by Ashley Clarke

The D.C. Office of Planning is amending the Comprehensive Plan, a long-standing document that outlines priorities for D.C.’s future growth and change. In a statement from the Office of Planning, Director Eric Shaw encouraged residents to read the Comprehensive Plan and make suggestions for changes.

“‘Planning an Inclusive City’ is the guiding vision for the DC Comprehensive Plan. An inclusive city is one where every member of the community feels welcome wherever they are in the city, and where everyone has a fair and equitable opportunity to live a healthy, successful and fulfilling life,” Edward Geifer, associate director of the Office of Planning, wrote in an email to Street Sense.

A heterogeneous coalition was born out of the Office of Planning’s call to the public. Community organizations, for-profit and nonprofit developers, faith groups, tenant advocates and other local organizations have formed a loose coalition of interested parties to identify priorities for creating more affordable housing and community support for under-resourced communities in D.C. The coalition met over several months to reach an agreement on a series of priorities that are listed on their website at www.DCHousingpriorities.org.

According to the 2016 annual census done by the D.C. Council on Homelessness, 8,350 people experience homelessness on any given night in the city. Coalition members want to see growth in the city but also want the Office of Planning to know that growth does not mean pushing marginalized people further to the margins.

“It is possible to build new housing, including a good measure of affordable housing, and grow the District’s tax base in a way that makes business sense and advances the public good. The result can be a combination of new housing and amenities for residents and increased revenue for the city so it can continue to enhance quality of life,” said Aakash Thakkar in the a news release. Thakkar is the senior vice president of EYA, a real estate development firm that is part of the coalition.

Coalition members believe that more affordable housing and targeted support for D.C. communities should be in the Comprehensive Plan. Philip Stump-Kennedy told Street Sense that Latino Economic Development Center (LEDC) joined the coalition in hopes of using the Office of Planning as a tool for their mission. Stump-Kennedy is the regional tenant organizing manager at LEDC. He said he is tasked with the preservation of affordable housing in D.C, which is one of the priorities the coalition wants addressed. He referred to the lack of affordable housing in D.C. and said it is important that subsidized housing like Section 8 housing is maintained in the District.

Stump-Kennedy also believes rent control is an important part of affordable housing preservation. The rest of the coalition agrees and lists the protection of tenants as a priority. Stump-Kennedy said that the LEDC focuses on organizing tenants, connecting them with attorneys and other tenant associations. Stump-Kennedy said there is strength in numbers and organization.

“We need policies that preserve the affordable housing we already have as the District develops. It’s clear the city needs more units to meet the demand of the people coming here, but we also need strategies to protect tenants who are struggling to stay in the city. Those goals don’t have to be in conflict,” said Rob Wohl, a tenant organizer for the LEDC, in a news release.

The coalition members believe that the development of affordable housing and equitable economics requires the participation of all D.C. communities in order to move toward a solution. A full list of organizations and businesses in support of the D.C. housing priorities can be found on their webpage.

Residents can get involved by signing up for updates at plandc.dc.gov and submitting proposed amendments during the open call period for amendments.

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Proposed Bill to Fund DC Public Housing Repairs Raises Concerns

By Liane Scott, on June 7th, 2016

The Public Housing Operating Fund—the main source of revenue for public housing maintenance and repairs–pays for only 86% of the items in HUD’s budget. It looks as though the D.C. City Council may at long last be trying to make up the difference with the Public Housing Rehabilitation Amendment Act of 2016. The problem that those who advocate on behalf of public housing have with the bill is that it won’t pay for maintenance if the housing is slated for redevelopment. So if you live in Barry Farm, Kenilworth Courts, Park Morton, Highland Dwellings or Lincoln Heights–all properties scheduled for eventual redevelopment–you’re out of luck. . . . → Read More: Proposed Bill to Fund DC Public Housing Repairs Raises Concerns

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Higher Rents for Poorest Tenants

By Liane Scott, on February 5th, 2012

Crossposted from Street Sense, written by Mary Otto

Rents could be raised for some of the nation’s poorest tenants under a provision of a bill now working its way through Congress.

A draft version of a bill entitled the Affordable Housing and Self-Sufficiency Improvement Act, released on Jan. 13 would remove a cap in place since 1998, allowing the housing secretary and public housing landlords to boost rents in housing projects and project-based Section 8 apartments.

As Street Sense was going to press on the evening of Jan. 17, housing advocates were expected to convene a meeting at the Southeast Branch Public Library to discuss the possible impact of the bill with public housing tenants.

“I’m going to say to the tenants to go try and meet with the Subcommittee Chairwoman, Congresswoman Biggert, and tell her that there are families who cannot afford an increase in minimum rent, whose housing stability will be threatened by a minimum rent policy that has no cap,” said National Low Income Housing Coalition vice president Linda Couch, a scheduled speaker at the event, organized by the District of Columbia Grassroots Empowerment Project.

A spokesperson for Congresswoman Judy Biggert, an Illinois Republican, who chairs the House Subcommittee on Insurance, Housing and Community Opportunity, did not return calls for comment.

But Laquita Eddie, a resident and community board president at Faircliff Plaza West, a federally-subsidized project-based Section 8 apartment complex in Columbia Heights, predicted that a rent increase would further stretch poor tenants who are already at the breaking point.

“No good can come out of this,” said Eddie. She works at a grocery store and pays more than the minimum rent at her complex. Yet with two sons to support, the challenge to make ends meet is constant.

“I’m still struggling, buying food and keeping my lights on,” she said.

And many of her neighbors are surviving on less. If the rent of the poorest among them is increased, they could face desperate choices, Eddie said. “You are talking about a mom trying to feed her kids. “

In the District, approximately 20,000 residents live in public housing, according to DC Housing Authority data, but not all of them would be affected by the bill. While the D.C. Housing Authority has the freedom to set its own minimum rents under the federal “Moving to Work” program, residents of the city’s privately-owned project-based Section 8 units would fall under the draft law. As of Nov, 2011, the District had active contracts for 10,457 units of Project-Based Section 8 housing, according to data contained on the website of the U.S. Department of Housing and Urban Development, or HUD.

Project-based Section 8 tenants typically pay 30 percent of their monthly income toward rent, with rental assistance making up the difference between what the tenants can afford and the approved rent. But even tenants with very little or no income are required to pay something.

Currently, if 30 percent of a tenant’s income is less than $50, he or she can be charged a a minimum rent of up to $50 a month. Under the draft of the new law, the cap on the minimum rent would be lifted. The new minimum rent would be set at at least $69.45, and would be annually indexed to inflation. .

“The current HUD secretary, or the next one could go beyond,” said Couch. With the cap removed, “there is no limit.”

A HUD spokeswoman said she could not comment on the pending legislation. The bill, which may be scheduled for markup in coming weeks, is part of larger ongoing reform efforts that have targeted rental assistance programs run by HUD. Housing officials and lawmakers say the reforms are intended to preserve and expand affordable housing opportunities.

The nation’s public housing system, which currently serves more than 4 million elderly, disabled, homeless, poor and working individuals and families and subsidizes over one million Project-Based Section 8 apartments, is facing an historic level of need, according to Assistant HUD Secretary Sandra B. Henriquez, who testified in June before Biggert’s Insurance, Housing and Community Opportunity subcommittee.

Henriquez said HUD’s 2011 “Worst Case Housing Needs” Study showed a 20 percent increase in renters paying more than half their income in rent, living in severely inadequate conditions, or both, between 2007 and 2009.

“The demand on our rental programs has been steadily increasing as incomes have dropped and homes have been lost to foreclosure,” she told the lawmakers.

At Faircliff Plaza West, Santiago DeAngulo has seen . . . → Read More: Higher Rents for Poorest Tenants

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