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					Supportive Housing
   Institute: Day 4


 Corporation for Supportive Housing
                   November 8, 2006
                       www.csh.org
    Overview of the Day

       Today Focus – 2 parts
        – Community Support
        – Building Design
       Products:
        – Community Support Map and Plan
        – Site Evaluation Checklist
        – Site Selection Criteria

2
  Building
Community
  Support
Madison Village Apartments –
Case Study



       You are the project manager of the Madison
        Village Apartments project.
       Take 5 minutes to refresh on the details of the
        project.




4
Madison Village Apartments –
Case Study

       You get a call from the city, telling you a flyer,
        hostile to the project, is begin distributed in the
        neighborhood. You also get a call from a
        reporter.
       Given the facts of the scenario:
        – What 1 or 2 things would you do right
          away toward getting your approval?
        – What 1 or 2 things do you wish you had
          done before this time?

5
Six Steps to
    Building
Community
    Support
The Six Steps

     Intended to be a proactive,
      comprehensive, collaborative, and
      flexible approach

     A framework, not a formula



7
The Six Steps
     Step I: Assessment and Planning
     Step II: Political Strategy
     Step III: Building Active Community
      Support
     Step IV: Dealing with Community
      Concerns
     Step V: Legal Strategy
     Step VI: Public Relations/Media Strategy

8
    Benefits

    Fewer costs and delays.
    Fewer fire drills and surprises.
    More sense of your own power.
    Increase likelihood of tenant
     acceptance in community.


9
     Step I –
     Assessment and Planning
      Done early in the pre-development
       process.
      Development team should meet with
       loyal supporters (people who can keep
       secrets before the project goes public)
       to assess and plan.
      Assess what local government
       approvals are needed, when, by whom.
      Assess process, criteria and timeline.
10
Purpose

      Separate the Unique from the Generic
        What is our organization’s reputation
         in its county/jurisdiction?
        Who are the leaders in the community
         and what is their knowledge of
         supportive housing; experience with
         our organization; knowledge and
         experience with the population we are
         serving?

11
What and Where

      What is “around” the site; history of the
       neighborhood; who are the local
       organizations.
      What are the neighbors’ issues going to
       be.
      What are the potential legal issues.
      Where are we going to find supporters.


12
Developing Your Strategy
      Project may affect staffing needs, timeline
       and budget.
      Step I must be done first
      Implementation of the remaining steps
       occurs simultaneously
      The process is not linear.
      Expect your plans to change, but being
       prepared, you will still have an
       advantage.

13
Community Support
  Map and Planning
Step 1 in Practice


        Community Support Map
         – Tool available to think through Step 1:
           Assessment
         – One of the ways to get ready for the
           community support phase of your project
           development
         – Available electronically on CD
        Team Work
         – Take about 30 minutes to work on it with
           your teams and CSH staff
15
The 5 other steps
      in Building
      Community
       Support…
 Step II –
 Political Strategy
      Assess the local government
      Elected officials, appointed officials, area
       commissions, architectural review boards,
       city/county/village administrators and staff.
      Timing is critical---harder to sway votes when
       proposal is already surrounded by controversy.
      Ask the question: “If the vote were held tonight,
       do I know what the outcome would be?”
      Identify solid supporters, uncertain votes and
       opponents.

17
Three Types of Situations
      Positive: Positive enough; make sure you
       don’t lose votes
      Mixed: Persuade unknown votes, use
       allies to move votes, secure votes you
       think you have, determine strategies for
       unknown
      Negative: Use law; peer to peer usually
       works well
      Rest of planning will depend upon which
       situation you are in, what votes you need
18
Step III –
Build Public Support
 Active, vocal community support will help
  you get/keep political support, counter
  your opponents, tell your story to the
  media, and when appropriate say things
  that the developer may not want to say.
 Second most often neglected step.
 Hard to make time for.
 Very valuable when there is a problem.


19
     To Do

  Brainstorm potential supporters
  Think broad, wide and creatively of who
   and how they can help
  Prioritize how much and what supporters
   can/will do
  Recruit
  Get your foot in the door - ask potential
   supporters to do something small before
   the BIG ASK
  Train, support, mobilize, and deploy
20
Step IV – Dealing with
Community Concerns
      This is a critical and the MOST difficult
       process
      It’s about relationship building
      Not everyone who asks a question is an
       opponent--much less a permanent opponent
      Have an alternative to “community meetings”
       for getting out and connecting to the
       community
      Large meetings may help organize the
       opposition
21
     General Strategy
     General Strategy

      Peel away the number of issues and
       opponents so that you can tell opponents
       compelling and true stories of your efforts

      In dealing with community concerns there
       are always three things going on:
           Mutual education process
           Problem identification and solving
           Building relationships
22
     To Do

      Canvassing
      Open House
      One-on-one meetings, small home
       meetings
      Tours
      Thank you letters and reminders
      Make no promises you’re not sure you
       can fulfill
23
Step V –
Legal Strategy

 Can cover several topics:
   Any land use issues/zonings you’ll
    need for the siting of the project
   Responses to opponents who base
    opposition on discriminatory statements
    or actions
   Fair housing and rights of tenants

24
Step VI –
Media Strategy

      Most reporters write the story that is
       easiest to write
      Learn how to make the reporter’s job
       easier to tell our story--do some of the
       reporter’s work for him/her
      Use a prepared response strategy rather
       than trying to go out and get stories


25
To Do

 Designate and prepare a spokesperson--
  include supporters and successful
  clients/residents
 Develop a few clear and simple
  messages and alternative stories for
  interested reporters
 Prepare easily fax-able fact sheets


26
To Do

      Offer to give tours of existing
       developments
      Give lists of references
      Follow-up on any coverage you get
       with a thank you, a factual correction
      If coverage biased, supporters can
       write letters to editor or op-ed pieces
      Develop ongoing friendly relationship
       with media

27
Community Support and Funding
Applications


        Various funders will require evidence of local
         support for the project
        IHDA, for example, will request:
         – Resolution/letter of support from local elected
           officials
         – Additional support letters if necessary from local
           residents and service providers
         – Statement of consistency with Consolidated Plan
           or revitalization plan, as applicable


28
Break
  Fair Housing
Considerations
Serving Designated Populations



        Several questions to ask:
         – Which fair housing laws apply to this
           project?
         – What funding is received by the project and
           does the funding source either prohibit or
           authorize reserving the housing for a
           specific population of tenants?



31
Fair Housing Laws/Acts



        Federal Fair Housing Act
        Section 504 of the Rehabilitation Act of
         1973
        Illinois Human Rights Act
        The Americans with Disabilities Act




32
More on Fair Housing…



        Contact legal assistance to understand how fair
         housing and other legal issues impact your
         project
        CSH Tool: Between the Lines: A Question and
         Answer Guide on Legal Issues in Supportive
         Housing
        More information in February (Property
         Management/Tenant Selection day)


33
Site Selection Criteria
Project Concept



        Project Concept Development Document
         –   How many units
         –   What size of units
         –   All in one building? Multiple buildings?
         –   What other areas will be needed (laundry room,
             common room)




35
Location



        Public Transportation
        Employment
        Neighborhood amenities
        Community-based services
        Daycare
        Public schools
        Security
        Neighborhood

36
Scale/Size



        Define in project concept
        Is the scale consistent with the surrounding area
        Do the number of units that we want balance with
         our population’s need and the community’s
         needs and support?




37
Acquisition and Zoning



        How much will the site cost?
        Is this cost reasonable and appropriate for this
         project?
        What are the zoning regulations and what do
         they allow?
        Is site plan approval still required?
        Is a zoning variance required?



38
Relocation



        Is the building occupied?
        Will you require relocation of businesses or
         people?
        Can we afford it?




39
Potential Construction Costs



        Is the rehab of the specific building at a
         reasonable cost?
        Can the building give us what we need? (units,
         location, accessibility)
        Is the property the best size and shape to
         accommodate the project? Are there oddities
         that will drive up construction costs?




40
Environmental



        Flood plain?
        Evidence of oil tanks?
        Asbestos?
        What was done on the land prior to today?
        Is it historic?
        Most funders will require an Environmental
         Review for final project funding



41
Easements/Liens



        Are there any liens or easements that may
         complicate the deal?
         – Check land records to make sure property is a-ok
           and clear of easements/liens




42
Public Acceptance/Community Support



        Political will?
        Neighborhood acceptance?
        Who do we need to be talking to? And are they
         our friends?




43
When will I need site control?



        Funders will require evidence of site control
        Examples:
         – IHDA – site control (option, purchase contract or
           deed) at time of application
         – Continuums – site control at time of McKinney
           application
        Sample purchase contract and option to
         purchase are provided in the binder under Day 4


44
Site Selection Worksheet



        Worksheet available for teams to begin thinking
         through the 10 parameters we just discussed
        Take until lunch to work with your team and CSH
         staff on the site selection questions




45
             Lunch –
Lindsay’s Restaurant
         (side room)
Building Design and
        Standards –

      Dick Hastings
       Presentation
Break
Building Green
Project Work
     Day 4: Project Work


        Community Support Map
        Site Selection Criteria




51
Wrap-Up and
  Evaluation
     Day 4: Wrap-Up and Evaluation


        Session Feedback
         – What was most useful to you today?
         – What would you suggest we change?
        Written Evaluations




53

				
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