Revitalization program aims to increase owner-occupied affordable housing
BY DEBORAH S. MORRIS deborah.morris@newsday.com - May 9, 2008
In Huntington Station, town officials and community advocates are working together to spruce things up -- one block at a time.
They're aiming to continue Huntington Station's revitalization and turn the once blighted gateway to Huntington Village back into a destination of its own.
"If we really want to address affordable housing and quality of life issues," said Town Supervisor Frank Petrone, "then the best quality of life is to walk out of your home and feel safe and feel good about your neighborhood."
The centerpiece of the area's business district -- the Big H shopping center, with a Home Depot and Kmart -- is booming. Now town officials, along with members of the Huntington Economic Development Corp., and the town's Community Development Agency, are pushing for more commercial growth and increased homeownership in the area.
"What we are trying to do is marshal several resources to work in partnership," said Doug Aloise, director of Community Development. "Only by working synergistically are we going to make an impact."
Plans for the area include not only more shops and restaurants but also a cultural center on New York Avenue and Northridge Street and a business incubator at 1268 New York Ave., next door to the new Huntington Enrichment Center. But the jewel of the revitalization effort is the Take Back the Blocks affordable housing/neighborhood revitalization program. It's the brainchild of Petrone.
"This initiative provides an opportunity to families that might not have the means by which to own their own home," Petrone said. "It also restores a neighborhood so that people can take pride in the place in which they live."
Through the program, started in 2005, a committee of citizens nominates properties owned by absentee landlords for town acquisition and rehabilitation. Those properties are then converted into owner-occupied residences with legal accessory apartments and sold to families that fall within certain income guidelines.
Petrone said the rental apartment is intended to help boost the family's income.
"We're Taking Back the Blocks from absentee landlords," Petrone said, "and encouraging first-time homeowners to instill pride into the neighborhood and providing much-needed rental units."
The funding for Take Back the Blocks comes from the town, county and state. In February, the town received $1.56 million in Restore New York Communities Initiative grants through the Empire State Development Corp.
Susan Lagville, executive director of Greenlawn-based Housing Help, a nonprofit Housing and Urban Development agency that provides housing counseling services, is coordinating efforts for the first home in the program, 32 E. Sixth St. The land had been foreclosed by the county, transferred to the town and eventually turned over to Housing Help.
"This whole mortgage default disaster points out just how desperate people are to own a home and have a piece of the American dream," Lagville said. "Programs like these are essential everywhere."
On a recent sunny afternoon, East Sixth Street was filled with children playing in yards, riding bicycles or gathered around an idling ice cream truck. The block, a busy thoroughfare with mostly well-kept houses tucked behind locked gates, appears to be a model of suburban life. But just a few years ago, 32 E. Sixth St. was the site of a vacant home with boarded windows, vagrants and drug dealers.
"There was trouble there before," said Dilma Zelaya, who has lived on the block for 10 years. "But it's a good place now. I love it here. It will be good to have new neighbors to keep the street in good hands."
Zelaya's new neighbor will be Monique Agudio, 42, a single mother of two. Already a Huntington Station resident, Agudio will be moving 14 blocks north to her new two-story, three-bedroom home with a one-bedroom rental apartment. She expects to move in next month.
"This is a dream come true," said Agudio, a service coordinator for Nassau Association for the Help of Retarded Children. "I tried before to buy a foreclosure but it fell through. ... I wouldn't be able to buy a home on Long Island without a program like this."
Agudio was one of two finalists in a housing lottery to purchase the house. For years she worked with Housing Help's first-time home buyers program and qualified because she had a family income of less than $69,900 annually for a family of three.
Grants from the county and the state lowered her purchase price to $200,000 from $330,000.
Agudio said even though she is familiar with the neighborhood, she had some initial concerns about its safety. Now those fears subsided after she became more familiar with the block.
"We will be an asset to the block," Agudio said. "There won't be any problems from us. We'll be good neighbors."
Vera Ehlers, a Huntington Station community activist who has lived in the neighborhood for 15 years, said she is pleased the town is making the effort to encourage homeownership. But, she said, officials are not doing enough to help all residents -- and what they are doing is not working fast enough.
"I just don't want to see another cycle of absentee landlords," Ehlers said. "If someone is going to be following up making sure that the people living in the home are the owners, it's a good thing. Otherwise, it will be business as usual."
After East Sixth Street, Take Back the Blocks will turn its attention to 1 Tower St., Petrone said. The single-family home needs some cosmetic fixes and the installation of a one-bedroom apartment.
The third project will be at Lowndes Avenue and Columbia Street. The town is acquiring three houses there and will then demolish them to construct seven town houses, with a rental in each town house.
For information about the Take Back the Blocks program, call the Community Development Agency at 631-351-2881.
Copyright © 2008, Newsday Inc.
Monday, May 12, 2008
Nabe Groups Battle to Save Afordable Apartments
By Marlene Naanes, amNewYork Staff Writer - MNaanes@am-ny.com - May 12, 2008
Decrepit apartments and cramping are a common trend among the city's immigrant families struggling to afford housing, particularly in gentrifying neighborhoods.
In a city that is losing about 60,000 affordable units a year, everyone in New York is feeling the pinch, but immigrant communities can be a little more vulnerable, affordable housing advocates said.
"In some immigrant communities, tenants are more vulnerable to being pushed out illegally because they may fear being reported to the authorities or they may be unfamiliar with the rules," said Tom Waters, Housing Policy Analyst, for the Community Service Society, a anti-poverty group.
Landlords have been known to charge exorbitant fees or allow units to rot to force out low-income immigrant tenants so they can boost the rent for new tenants, advocates said.
Neighborhood groups are on the front lines in the battle to retain affordable housing, tackling the threats in New York's historically immigrant neighborhoods by buying up buildings, confronting corporate landlords and educating tenants about their rights.
Here's a look at how three neighborhoods are dealing with the problem.
El Barrio
Filiberto Hernandez, 34, has had to wait months for his leaky bathroom ceiling to be repaired. He said he fights his landlord, but some of his neighbors do not know their rights and end up moving out.
"The landlords are rich, multi-millionaires, and then there are many poor people in El Barrio without resources," Hernandez said.
Landlords in East Harlem have been trying to force their low income, immigrant tenants out by letting apartments fall apart and later charging higher rents in the gentrifying neighborhood, advocates said.
For the past four years, Movement for Justice in El Barrio has fought one particular landlord, forcing him to repair hundreds of units in 47 East Harlem buildings before he sold the properties last year. Now the group, comprised of about 400 tenants, is battling the units' new owner, Dawnay, Day Group.
Movement for Justice recently sued Dawnay for charging tenants for repairs or appliances they were never given. Dawnay did not return calls seeking comment.ChinatownChinatown recently saw the price of buildings with five or more units skyrocket higher than any other neighborhood in the city, boosting the cost of these properties by 42 percent from 2005 to 2006, according to an NYU survey released last month. As luxury condos are increasing, affordable rent buildings are being demolished, advocates said.
"We're bleeding existing affordable housing everyday," said Thomas Yu with Asian Americans for Equality, which began an affordable housing program to combat the problem.
The group buys up apartment buildings, refurbishes units and rents them to lower-income residents for $1,000 a month or less. So far, the program has preserved 90 affordable units with grants funding and financing through long-term mortgages. Yu's group hopes to purchase another 70 apartments. Asian Americans for Equality is fundraising to defray repair costs, which can reach up to $50,000 a unit. The group hopes that their efforts also will work to combat severe overcrowding that can be prevalent in the immigrant community.
BushwickResidents in the neighborhood, like Gladys Puglla, say they often have to fight landlords to repair anything.
The native-Ecuadorian, who has lived in her apartment for 10 years, has gone without electricity in half of her apartment for more than three months until the city forced her landlord to fix it. She's now fighting her landlord for charging more than allowed for her rent-controlled apartment. Meanwhile, she fears another rent increase."Can you imagine? I'm going to move my son and my daughter together, and I'm going to rent my room," she said.
Puglla said that like many immigrant residents in Bushwick, she did not know her rights until she began attending meetings held by Make the Road New York, a group that lobbies for better rent laws and helps tenants wade through the process of fighting a landlord. The group also holds meetings in Spanish.
"These people are fed up and ... realize they have to stand up because otherwise we're going to lose Bushwick," said Irene Tung, director of organizing for the group.
Copyright © 2008, AM New York
Decrepit apartments and cramping are a common trend among the city's immigrant families struggling to afford housing, particularly in gentrifying neighborhoods.
In a city that is losing about 60,000 affordable units a year, everyone in New York is feeling the pinch, but immigrant communities can be a little more vulnerable, affordable housing advocates said.
"In some immigrant communities, tenants are more vulnerable to being pushed out illegally because they may fear being reported to the authorities or they may be unfamiliar with the rules," said Tom Waters, Housing Policy Analyst, for the Community Service Society, a anti-poverty group.
Landlords have been known to charge exorbitant fees or allow units to rot to force out low-income immigrant tenants so they can boost the rent for new tenants, advocates said.
Neighborhood groups are on the front lines in the battle to retain affordable housing, tackling the threats in New York's historically immigrant neighborhoods by buying up buildings, confronting corporate landlords and educating tenants about their rights.
Here's a look at how three neighborhoods are dealing with the problem.
El Barrio
Filiberto Hernandez, 34, has had to wait months for his leaky bathroom ceiling to be repaired. He said he fights his landlord, but some of his neighbors do not know their rights and end up moving out.
"The landlords are rich, multi-millionaires, and then there are many poor people in El Barrio without resources," Hernandez said.
Landlords in East Harlem have been trying to force their low income, immigrant tenants out by letting apartments fall apart and later charging higher rents in the gentrifying neighborhood, advocates said.
For the past four years, Movement for Justice in El Barrio has fought one particular landlord, forcing him to repair hundreds of units in 47 East Harlem buildings before he sold the properties last year. Now the group, comprised of about 400 tenants, is battling the units' new owner, Dawnay, Day Group.
Movement for Justice recently sued Dawnay for charging tenants for repairs or appliances they were never given. Dawnay did not return calls seeking comment.ChinatownChinatown recently saw the price of buildings with five or more units skyrocket higher than any other neighborhood in the city, boosting the cost of these properties by 42 percent from 2005 to 2006, according to an NYU survey released last month. As luxury condos are increasing, affordable rent buildings are being demolished, advocates said.
"We're bleeding existing affordable housing everyday," said Thomas Yu with Asian Americans for Equality, which began an affordable housing program to combat the problem.
The group buys up apartment buildings, refurbishes units and rents them to lower-income residents for $1,000 a month or less. So far, the program has preserved 90 affordable units with grants funding and financing through long-term mortgages. Yu's group hopes to purchase another 70 apartments. Asian Americans for Equality is fundraising to defray repair costs, which can reach up to $50,000 a unit. The group hopes that their efforts also will work to combat severe overcrowding that can be prevalent in the immigrant community.
BushwickResidents in the neighborhood, like Gladys Puglla, say they often have to fight landlords to repair anything.
The native-Ecuadorian, who has lived in her apartment for 10 years, has gone without electricity in half of her apartment for more than three months until the city forced her landlord to fix it. She's now fighting her landlord for charging more than allowed for her rent-controlled apartment. Meanwhile, she fears another rent increase."Can you imagine? I'm going to move my son and my daughter together, and I'm going to rent my room," she said.
Puglla said that like many immigrant residents in Bushwick, she did not know her rights until she began attending meetings held by Make the Road New York, a group that lobbies for better rent laws and helps tenants wade through the process of fighting a landlord. The group also holds meetings in Spanish.
"These people are fed up and ... realize they have to stand up because otherwise we're going to lose Bushwick," said Irene Tung, director of organizing for the group.
Copyright © 2008, AM New York
Santa Clara Earmarks $3 Million for Affordable Housing
Silicon Valley / San Jose Business Journal
The County of Santa Clara Board of Supervisors will allocate about $3 million in federal funding for several housing-related programs and community service programs.
Recipients include the Community Development Block Grant, HOME Investment Partnership Act, and American Dream Downpayment Initiative programs.
"Providing decent housing for all residents is one of the county's highest priorities," said Supervisor Don Gage, District 1. "The federal funds that the county is allocating will provide much-needed housing options for the families in this valley."
The Community Development Block Grant Program was created by the Housing and Community Development Act of 1974. The county has been working with the cities of Campbell, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill and Saratoga, as well as the unincorporated areas of the county.
Activities funded by the county and the participating cities since 1975 include the development of new affordable housing units, rehabilitation of affordable housing units, construction of neighborhood centers, removal of architectural barriers for the elderly and persons with disabilities, fair housing services, shelters for the homeless and victims of domestic violence, and other housing-related public services.
The HOME funds are used primarily to help finance housing construction projects. The goals of the HOME program include expanding the supply of decent and permanently affordable housing for lower income families, with an emphasis on rental housing for very low income families.
The American Dream Downpayment Initiative Program provides down payment assistance to low-income families who are first-time homebuyers towards the purchase of single family houses. The Initiative is a component under the HOME Program.
The County of Santa Clara Board of Supervisors will allocate about $3 million in federal funding for several housing-related programs and community service programs.
Recipients include the Community Development Block Grant, HOME Investment Partnership Act, and American Dream Downpayment Initiative programs.
"Providing decent housing for all residents is one of the county's highest priorities," said Supervisor Don Gage, District 1. "The federal funds that the county is allocating will provide much-needed housing options for the families in this valley."
The Community Development Block Grant Program was created by the Housing and Community Development Act of 1974. The county has been working with the cities of Campbell, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill and Saratoga, as well as the unincorporated areas of the county.
Activities funded by the county and the participating cities since 1975 include the development of new affordable housing units, rehabilitation of affordable housing units, construction of neighborhood centers, removal of architectural barriers for the elderly and persons with disabilities, fair housing services, shelters for the homeless and victims of domestic violence, and other housing-related public services.
The HOME funds are used primarily to help finance housing construction projects. The goals of the HOME program include expanding the supply of decent and permanently affordable housing for lower income families, with an emphasis on rental housing for very low income families.
The American Dream Downpayment Initiative Program provides down payment assistance to low-income families who are first-time homebuyers towards the purchase of single family houses. The Initiative is a component under the HOME Program.
California Proposition 98 Will Abolish Rent Control and Have Major Impact on Accessible and Affordable Housing
By Marty D. OmotoDirector/Organizer California Disability Community Action Network
A little known initiative on the June 3 California primary election ballot would prohibit new rent control measures and eventually abolish existing rent controls in the State that advocates say will have a major impact on accessible and affordable housing for tens of thousands of low income people with disabilities, seniors, low income workers who provide supports and services, including those in communities of color.
The ballot measure, Proposition 98 is titled "Eminent Domain: Limits on Government Authority" and would amend the State Constitution.No statewide polls have been conducted measuring the support of two propositions on the June ballot - but extremely low voter turn-out could favor passage of Proposition 98. If it passes, the measure would impact all areas in California currently under rent controls and prohibit any area from enacting any new rent controls, including rent controls in mobile home parks.
The issue would impact persons under the federal housing programs, such as "Section 8" because in those areas where rent controls are in place, rents could increase and the control on that unit would end when tenants change, if Proposition 98 passes. The independent and non-partisan Legislative Analyst says that about 1 million California households - which includes low income seniors, people with disabilities, low income workers who provide supports and services and others - live in housing or mobile home parks under some form of rent control, which Proposition 98 would abolish.
Some Opponents of Proposition 98 Backing Proposition 99
Some of the groups opposing Proposition 98 on the June 3rd ballot, have sponsored and support passage of Proposition 99 instead, which deals with the issue of local government taking owner occupied homes and transferring it to a private party or business. It makes no mention of rent control. If both ballot initiatives passed, a provision in Proposition 99 would prohibit Proposition 98 from taking effect if Proposition 99 received more votes.
Accessible and Affordable Housing Seen As Critical To Disability and Senior Rights
Accessible and affordable housing is considered by many advocates and policymakers as a major foundation of the rights of people with disabilities, mental health needs, seniors and others under the federal Americans with Disabilities Act (ADA) and the subsequent landmark 1999 US Supreme Court Olmstead Decision. That decision requires the states to take steps to avoid the unjustified or unnecessary institutionalization of people with disabilities, mental health needs and seniors. Accessible and affordable housing costs have been one of the barriers identified by advocates and some policymakers in keeping people with disabilities and seniors in community-based settings or moving people out of institutional facilities.
The Schwarzenegger Administration has identified housing as a critical need for persons with disabilities, with the Department of Developmental Services, which oversees the operations of 21 non-profit regional centers that coordinate community-based services and funding for over 230,000 children and adults with developmental disabilities, identifying housing as a key priority - especially in addressing the crisis of persons with autism spectrum disorders. In the Legislature, two bills related specifically to people with disabilities and affordable and accessible housing are pending, including SB 1175 by Sen. Darrell Steinberg (Democrat - Sacramento, 6th District) dealing with regional centers and creation of non-profit housing foundations. Other affordable housing bills are also pending.
Opponents Say Proposition 98 Will End Rent Control and Laws Protecting Renters
Opponents say Proposition 98 on the June 3rd ballot is a "bait and switch" that talks first about private property rights, but is meant to eliminate rent control saying that "landlords could raise rents as high as they want" and would wipe "out basic protections for all renters" including they say, laws requiring fair return of rental deposits and laws protecting renters from unfair evictions.
The measure is opposed by many advocacy groups including AARP, League of Women Voters of California, League of California Homeowners, California Disability Community Action Network, California Police Chiefs Association and others.
SUMMARY OF JUNE 3rd PROPOSITION 98
The constitutional amendment would do several things related to limiting state and local government from transferring or taking private property for public use, Proposition 98 on the ballot for June 3 would:
RENT CONTROL
• * Would impact and eventually abolish all existing rent control measures now in place and prevent new controls from being enacted. Over a dozen cities in California have some form of rent control laws including cities of Berkeley, Los Angeles, Oakland, San Francisco, San Jose, and Santa Monica. Over 100 cities and counties have laws limiting or controlling the rents that mobilehome park owners can charge people who lease space.
• Local governments would be prohibited from enacting any new rent control measures
• Any rent control measure that was enacted AFTER January 1, 2007 would end (upon passage of this ballot initiative)
• Other rent control measures enacted BEFORE January 1, 2007 would be phased out on a unit by unit basis after an apartment unit or mobile home park space is vacated. Once a tenant vacates an apartment or mobile home space, property owners can charge higher rents (market rate rents) for the next person - and that housing would not be subject to rent control again.
OTHER HOUSING MEASURES
Legislative Analyst Office believes, while wording in the proposed constitutional amendment is not clear, it appears that other affordable housing laws could be prohibited, such as local mandatory "inclusionary" housing laws (ordinances) that require developers to construct affordable housing on part of their land or contribute funds for such housing.
TRANSFERRING PRIVATE PROPERTY FOR AFFORDABLE HOUSING
• Proposition 98 on the ballot June 3rd, would prohibit local government from taking ownership of private property and transfer it to a private party (such as a non-profit organization, business or person. This includes when local government seeks to reduce high crime or urban decay in a certain area by transferring substandard apartments to a non-profit organization to renovate and manage for affordable housing for low income people and families (that include people with disabilities and seniors).
• Would prohibit local government from taking a private property and transferring it for use that was "substantially similar" to how the original private owner used it.
• None of these restrictions apply if local government was addressing a public nuisance or criminal activity or as part of a "state of emergency" declared by the Governor.Proposition 99 Similar To 98 But Does Not End Rent Controls
• One other proposition, Proposition 99, is also on the June 3rd primary ballot and is similar to Proposition 98, but does not contain any provisions dealing with rent controls. It was placed on the ballot by some of the groups in strong opposition to Proposition 98.
• Proposition 99 has a clause that if both Proposition 98 and 99 were approved by voters, and if Proposition 99 received more votes than 98, then the provisions of Proposition would not take effect.
• Proposition 99, like Proposition 98, is a constitutional amendment would prohibit state and local government from using their power (called "eminent domain") to acquire an owner-occupied home and transfer it to another private person or business entity. It creates an exception for public works or improvements, public health and safety protection and crime prevention.
• It is similar to Proposition 98 in that it would prevent local government from transferring a substandard apartment building, for instance, to a non-profit organization to renovate and manage affordable housing. Proposition 99 is supported by the California Alliance for Retired Americans, the League of Women Voters of California, the League of California Homeowners and the California Police Chiefs Association among other groups who say that Proposition 99 "is real eminent domain reform" with "no hidden agenda" of eliminating rent controls. Many voters may be confused about the upcoming primary electionEarlier on February 5th, California held its presidential primary election which did not include any state races, except one special Assembly election to fill a vacancy.
The June 3rd primary election is for all 80 Assembly seats and 20 (seats from odd numbered districts) of the 40 State Senate seats. In addition all 53 California congressional seats are up for election.
In the Assembly, 24 members are termed out. In the State Senate, 10 members of the 20 seats up for election.
Proposition 98 on the ballot for June 3, is also the same number of a more famous 1988 state constitutional amendment with the same number that imposed a public school funding guarantee. Deadline to Register for June 3rd Primary Coming Up
Voter registration must be postmarked no later than May 19, 2008
FOR MORE INFORMATION
For additional assistance with voter registration, please contact your county registrar of voters or the California Secretary of State's office at the following toll-free numbers:
English: 1-800-345-VOTE
Chinese: 1-800-339-2857
Japanese: 1-800-339-2865
Korean: 1-866-575-1558
Spanish: 1-800-232-VOTA
Tagalog: 1-800-339-2957
Vietnamese: 1-800-339-8163
The California Disability Community Action Network, is a non-partisan link to thousands of Californians with developmental and other disabilities, people with traumatic brain injuries, the Blind, the Deaf, their families, community organizations and providers, direct care, homecare and other workers, and other advocates to provide information on state (and eventually federal), local public policy issues.
A little known initiative on the June 3 California primary election ballot would prohibit new rent control measures and eventually abolish existing rent controls in the State that advocates say will have a major impact on accessible and affordable housing for tens of thousands of low income people with disabilities, seniors, low income workers who provide supports and services, including those in communities of color.
The ballot measure, Proposition 98 is titled "Eminent Domain: Limits on Government Authority" and would amend the State Constitution.No statewide polls have been conducted measuring the support of two propositions on the June ballot - but extremely low voter turn-out could favor passage of Proposition 98. If it passes, the measure would impact all areas in California currently under rent controls and prohibit any area from enacting any new rent controls, including rent controls in mobile home parks.
The issue would impact persons under the federal housing programs, such as "Section 8" because in those areas where rent controls are in place, rents could increase and the control on that unit would end when tenants change, if Proposition 98 passes. The independent and non-partisan Legislative Analyst says that about 1 million California households - which includes low income seniors, people with disabilities, low income workers who provide supports and services and others - live in housing or mobile home parks under some form of rent control, which Proposition 98 would abolish.
Some Opponents of Proposition 98 Backing Proposition 99
Some of the groups opposing Proposition 98 on the June 3rd ballot, have sponsored and support passage of Proposition 99 instead, which deals with the issue of local government taking owner occupied homes and transferring it to a private party or business. It makes no mention of rent control. If both ballot initiatives passed, a provision in Proposition 99 would prohibit Proposition 98 from taking effect if Proposition 99 received more votes.
Accessible and Affordable Housing Seen As Critical To Disability and Senior Rights
Accessible and affordable housing is considered by many advocates and policymakers as a major foundation of the rights of people with disabilities, mental health needs, seniors and others under the federal Americans with Disabilities Act (ADA) and the subsequent landmark 1999 US Supreme Court Olmstead Decision. That decision requires the states to take steps to avoid the unjustified or unnecessary institutionalization of people with disabilities, mental health needs and seniors. Accessible and affordable housing costs have been one of the barriers identified by advocates and some policymakers in keeping people with disabilities and seniors in community-based settings or moving people out of institutional facilities.
The Schwarzenegger Administration has identified housing as a critical need for persons with disabilities, with the Department of Developmental Services, which oversees the operations of 21 non-profit regional centers that coordinate community-based services and funding for over 230,000 children and adults with developmental disabilities, identifying housing as a key priority - especially in addressing the crisis of persons with autism spectrum disorders. In the Legislature, two bills related specifically to people with disabilities and affordable and accessible housing are pending, including SB 1175 by Sen. Darrell Steinberg (Democrat - Sacramento, 6th District) dealing with regional centers and creation of non-profit housing foundations. Other affordable housing bills are also pending.
Opponents Say Proposition 98 Will End Rent Control and Laws Protecting Renters
Opponents say Proposition 98 on the June 3rd ballot is a "bait and switch" that talks first about private property rights, but is meant to eliminate rent control saying that "landlords could raise rents as high as they want" and would wipe "out basic protections for all renters" including they say, laws requiring fair return of rental deposits and laws protecting renters from unfair evictions.
The measure is opposed by many advocacy groups including AARP, League of Women Voters of California, League of California Homeowners, California Disability Community Action Network, California Police Chiefs Association and others.
SUMMARY OF JUNE 3rd PROPOSITION 98
The constitutional amendment would do several things related to limiting state and local government from transferring or taking private property for public use, Proposition 98 on the ballot for June 3 would:
RENT CONTROL
• * Would impact and eventually abolish all existing rent control measures now in place and prevent new controls from being enacted. Over a dozen cities in California have some form of rent control laws including cities of Berkeley, Los Angeles, Oakland, San Francisco, San Jose, and Santa Monica. Over 100 cities and counties have laws limiting or controlling the rents that mobilehome park owners can charge people who lease space.
• Local governments would be prohibited from enacting any new rent control measures
• Any rent control measure that was enacted AFTER January 1, 2007 would end (upon passage of this ballot initiative)
• Other rent control measures enacted BEFORE January 1, 2007 would be phased out on a unit by unit basis after an apartment unit or mobile home park space is vacated. Once a tenant vacates an apartment or mobile home space, property owners can charge higher rents (market rate rents) for the next person - and that housing would not be subject to rent control again.
OTHER HOUSING MEASURES
Legislative Analyst Office believes, while wording in the proposed constitutional amendment is not clear, it appears that other affordable housing laws could be prohibited, such as local mandatory "inclusionary" housing laws (ordinances) that require developers to construct affordable housing on part of their land or contribute funds for such housing.
TRANSFERRING PRIVATE PROPERTY FOR AFFORDABLE HOUSING
• Proposition 98 on the ballot June 3rd, would prohibit local government from taking ownership of private property and transfer it to a private party (such as a non-profit organization, business or person. This includes when local government seeks to reduce high crime or urban decay in a certain area by transferring substandard apartments to a non-profit organization to renovate and manage for affordable housing for low income people and families (that include people with disabilities and seniors).
• Would prohibit local government from taking a private property and transferring it for use that was "substantially similar" to how the original private owner used it.
• None of these restrictions apply if local government was addressing a public nuisance or criminal activity or as part of a "state of emergency" declared by the Governor.Proposition 99 Similar To 98 But Does Not End Rent Controls
• One other proposition, Proposition 99, is also on the June 3rd primary ballot and is similar to Proposition 98, but does not contain any provisions dealing with rent controls. It was placed on the ballot by some of the groups in strong opposition to Proposition 98.
• Proposition 99 has a clause that if both Proposition 98 and 99 were approved by voters, and if Proposition 99 received more votes than 98, then the provisions of Proposition would not take effect.
• Proposition 99, like Proposition 98, is a constitutional amendment would prohibit state and local government from using their power (called "eminent domain") to acquire an owner-occupied home and transfer it to another private person or business entity. It creates an exception for public works or improvements, public health and safety protection and crime prevention.
• It is similar to Proposition 98 in that it would prevent local government from transferring a substandard apartment building, for instance, to a non-profit organization to renovate and manage affordable housing. Proposition 99 is supported by the California Alliance for Retired Americans, the League of Women Voters of California, the League of California Homeowners and the California Police Chiefs Association among other groups who say that Proposition 99 "is real eminent domain reform" with "no hidden agenda" of eliminating rent controls. Many voters may be confused about the upcoming primary electionEarlier on February 5th, California held its presidential primary election which did not include any state races, except one special Assembly election to fill a vacancy.
The June 3rd primary election is for all 80 Assembly seats and 20 (seats from odd numbered districts) of the 40 State Senate seats. In addition all 53 California congressional seats are up for election.
In the Assembly, 24 members are termed out. In the State Senate, 10 members of the 20 seats up for election.
Proposition 98 on the ballot for June 3, is also the same number of a more famous 1988 state constitutional amendment with the same number that imposed a public school funding guarantee. Deadline to Register for June 3rd Primary Coming Up
Voter registration must be postmarked no later than May 19, 2008
FOR MORE INFORMATION
For additional assistance with voter registration, please contact your county registrar of voters or the California Secretary of State's office at the following toll-free numbers:
English: 1-800-345-VOTE
Chinese: 1-800-339-2857
Japanese: 1-800-339-2865
Korean: 1-866-575-1558
Spanish: 1-800-232-VOTA
Tagalog: 1-800-339-2957
Vietnamese: 1-800-339-8163
The California Disability Community Action Network, is a non-partisan link to thousands of Californians with developmental and other disabilities, people with traumatic brain injuries, the Blind, the Deaf, their families, community organizations and providers, direct care, homecare and other workers, and other advocates to provide information on state (and eventually federal), local public policy issues.
1930s Design Gets Thumbs-Up as City-Owned Housing Project
ANDREAE DOWNS - From Boston.com - May 11, 2008
Brighton - A condominium project designed with a 1930s feel was the first pick of the Brighton Allston Improvement Association board for a highly visible, city-owned site. Three other proposals with fewer total condos, but more subsidized units for lower-income buyers, are still on the table as the city's Department of Neighborhood Development prepares a recommendation for 1501 Commonwealth Ave.
"We felt this was the better proposal," said Lorraine Bossi, a member of the association's board. The $18 million proposal that the board endorsed would offer 57 one-, two-, or three-bedroom condos spread out over four stories, and two stories of parking, said developer Merrill Diamond. Currently, a three-story former nursing home, now vacant, occupies the spot near the Brighton Marine Health Center and a wooded city park.
The runner-up preference at the association's meeting on May 1 was from the Allston-Brighton Community Development Corporation, which has built or rehabilitated more than 500 units of housing in the neighborhood.
Diamond, who noted his role in building housing in the former Waterworks buildings near the Chestnut Hill Reservoir, expressed his preference for designs other than what he called "squat, flat boxes" built on Comm. Ave. since the 1930s. He and several nearby residents said that the neighborhood has more than enough affordable units and needs more of the market-rate variety.
"Allston-Brighton has a lot of affordable housing," said mechanic Harry Nesdekidis. "It's bringing down our quality of life, while the taxes we pay are going up."
But Charlie Vasiliades, a development corporation board member, disagreed, saying that with Allston-Brighton at 13 percent, only West Roxbury, Hyde Park, and Back Bay have smaller percentages of affordable rental units.
The developers now await analysis from the Department of Neighborhood Development, which will accept community input for another week or two, according to spokeswoman Kerry O'Brien. In about a month, the department will send its recommendation to the Public Facilities Commission, which will tentatively designate a developer. Depending on the timing of the financing, shovels could be in the ground by next year, O'Brien said.
Comments may be sent to the Boston Department of Neighborhood Development at 26 Court St., Boston 02108.
Brighton - A condominium project designed with a 1930s feel was the first pick of the Brighton Allston Improvement Association board for a highly visible, city-owned site. Three other proposals with fewer total condos, but more subsidized units for lower-income buyers, are still on the table as the city's Department of Neighborhood Development prepares a recommendation for 1501 Commonwealth Ave.
"We felt this was the better proposal," said Lorraine Bossi, a member of the association's board. The $18 million proposal that the board endorsed would offer 57 one-, two-, or three-bedroom condos spread out over four stories, and two stories of parking, said developer Merrill Diamond. Currently, a three-story former nursing home, now vacant, occupies the spot near the Brighton Marine Health Center and a wooded city park.
The runner-up preference at the association's meeting on May 1 was from the Allston-Brighton Community Development Corporation, which has built or rehabilitated more than 500 units of housing in the neighborhood.
Diamond, who noted his role in building housing in the former Waterworks buildings near the Chestnut Hill Reservoir, expressed his preference for designs other than what he called "squat, flat boxes" built on Comm. Ave. since the 1930s. He and several nearby residents said that the neighborhood has more than enough affordable units and needs more of the market-rate variety.
"Allston-Brighton has a lot of affordable housing," said mechanic Harry Nesdekidis. "It's bringing down our quality of life, while the taxes we pay are going up."
But Charlie Vasiliades, a development corporation board member, disagreed, saying that with Allston-Brighton at 13 percent, only West Roxbury, Hyde Park, and Back Bay have smaller percentages of affordable rental units.
The developers now await analysis from the Department of Neighborhood Development, which will accept community input for another week or two, according to spokeswoman Kerry O'Brien. In about a month, the department will send its recommendation to the Public Facilities Commission, which will tentatively designate a developer. Depending on the timing of the financing, shovels could be in the ground by next year, O'Brien said.
Comments may be sent to the Boston Department of Neighborhood Development at 26 Court St., Boston 02108.
Sunday, May 11, 2008
National Low Income Housing Coalition Reports from the Capitol
Foreclosure Prevention Bill Passed by Financial Services Committee: On May 1, the House Committee on Financial Services, chaired by Representative Barney Frank (D-MA), approved H.R. 5830, the FHA Housing and Homeowner Retention Act. The legislation would allow the Federal Housing Administration to refinance at-risk borrowers into viable mortgages.
H.R. 5830 would provide a voluntary program to permit the FHA to provide up to $300 billion in outstanding loan guarantees to help refinance at-risk borrowers into viable mortgages. The program would require a participating lender to accept a substantial write-down of principal in exchange for a “short payment” (i.e., a payment for less than the outstanding balance as payment in full) from the proceeds of a new FHA-guaranteed mortgage. The new loan would have terms that the borrower can reasonably be expected to pay, and the borrower would agree to share future home appreciation with the federal government.
The program is available only to borrowers who occupy the residence subject to the refinancing and such borrowers cannot own any other homes. The existing loan must have been originated on or before December 31, 2007. The program would be overseen by a “Refinance Program Oversight Board,” consisting of the Secretary of Treasury, the Secretary of HUD, and Chairman of the Federal Reserve.
The bill would also authorize $210 million for foreclosure counseling, including counseling to veterans recently returning from active duty in the armed forces, with at least $30 million targeted to low income and minority homeowners and $35 million to assist with legal aid.
Floor Action on Foreclosure Crisis in House on May 7-8: The House is expected to spend at least one day and possibly two in the coming week to move major legislation to address the foreclosure crisis.
H.R. 5818, the Neighborhood Stabilization Act of 2008, will be considered as a stand-alone bill. This bill, sponsored by Representative Maxine Waters (D-CA), chair of the House Financial Services Subcommittee on Housing and Community Opportunity, would establish a $15 billion loan and grant program for the purchase and rehabilitation of owner-vacated, foreclosed homes, with the goal of stabilizing and occupying them as soon as possible. Half of the grant funds would be required to support housing for very low income families (VLI, families at or below 50% of AMI) and half of that amount—25% of the total—would be for extremely low income families (ELI; families at or below 30% of AMI) (see Memo, 4/25). This bill has drawn a veto threat from the Administration due to its price tag.
H.R. 5830, the FHA Housing and Homeowner Retention Act, will also be considered, most likely as an amendment to H.R. 3221, the housing stimulus bill that passed the Senate passed on April 10 (see Memo, 4/11). (The Senate actually added its provisions as an amendment to a bill, H.R. 3221, that the House had already sent to the Senate. The Senate then sent it back to the House.)
Additional amendments to H.R. 3221 could include H.R. 5579, the Emergency Mortgage Loan Modification Act of 2008, which makes it easier for servicers to modify troubled mortgages without threat of liability to investors (see Memo,H.R. 5720, the Housing Assistance Tax Act of 2008, which makes several changes to the Low Income Housing Tax.
Credit and Housing Bond programs and provides a tax credit for first-time home buyers (see Memo, 4/11); H.R. 1427, the Federal Housing Finance Reform Act of 2007, which reforms the regulatory system for the Government Sponsored Enterprises (GSEs) and would provide funding for a National Housing Trust Fund (see Memo, 10/12/07); and H.R. 1852, the Expanding American Homeownership Act of 2007, which reforms the FHA program (see Memo, 9/21/07). 4/25);
By amending a Senate-passed bill, the House will set the stage for a conference between the House and Senate on the various initiatives and programs passed by the House. H.R. 1427 and H.R. 1852 previously passed the House; H.R. 5830, H.R. 5579 and H.R. 5720 have been reported out of committee, but have not been considered by the full House.
Senate Letter Supports Funding for Current and New Vouchers: Twenty-five senators, led by Senators Russell Feingold (D-WI) and Susan Collins (R-ME), sent a letter to the chair and ranking member of the Senate Appropriations Subcommittee on Transportation, Housing and Urban Development and Related Agencies on April 28, urging “the highest fiscally responsible increase in funding for the Section 8 Housing Choice Voucher program” in FY09.
“We ask that you include funding sufficient to renew existing vouchers as well as fund new vouchers in fiscal year 2009,” the letter to Subcommittee Chair Patty Murray (D-WA) and Ranking Member Christopher Bond (R-MO) said. The letter commends the Subcommittee for is support for the voucher program in FY07 and FY08.
Committee Consideration of Asset Management Bill Delayed: The House Committee on Financial Services this week postponed the scheduled mark up of H.R. 5829, the Public Housing Asset Management Improvement Act of 2008. This bill, which was introduced by Representative Albio Sires (D-NJ) April 17, is the second version of the asset management legislation. The first version faltered on February 26 on the House floor when an unexpected amendment threatened to send the bill back to the Financial Services Committee. (see Memo 4/18). A new markup date has not yet been scheduled.
National Housing Trust Fund / Senate Committee Postpones Consideration of GSE Bill: The Senate Committee on Banking, Housing and Urban Affairs, chaired by Senator Christopher Dodd (D-CT), has rescheduled a mark-up of pending legislation that would restructure Fannie Mae and Freddie Mac, the housing-related government sponsored enterprises (GSE). The mark- up was scheduled for Tuesday, May 6, and now is tentatively set for Thursday, May 8. The delay will allow additional time for Chairman Dodd and Ranking Member Richard Shelby (R-AL) to work out solutions to several areas of disagreement.
The Committee will also at the same time take up legislation to use the Federal Housing Administration (FHA) to prevent foreclosures. The GSE provisions and the FHA provisions are expected to be two titles of one bill.
The Senate’s GSE overhaul is expected to include provisions to establish an Affordable Housing Fund, modeled after S. 2391, the Government Sponsored Enterprise Mission Improvement Act of 2007, introduced by Senator Jack Reed (D-RI) on November 16 (see Memo, 11/19/07). The NHTF campaign is working to have S. 2523, the National Affordable Housing Trust Fund Act, included in the overall bill. Senators John Kerry (D-MA) and Olympia Snowe (R-ME), the lead sponsors of S. 2523, sent a letter to Chairman Dodd and Ranking Member Richard Shelby urging inclusion of S. 2523.
New Cosponsor of S. 2523 (National Housing Trust Fund): Senator Patrick Leahy (D-VT) cosponsored S. 2523, the National Affordable Housing Trust Fund Act of 2008, the week of April 28. There are now 18 cosponsors of the bill, in addition to Senator John Kerry (D-MA), who introduced the bill in December.
NLIHC Submits Comments on Proposed PIH Rent Study: In comments submitted to HUD on April 28, NLIHC raised two areas of concerns in a study of rents and rent flexibility being proposed by HUD’s Office of Public and Indian Housing.
According to the Federal Register notice (FR-1594-N-06), the stated purpose of the study is to “review possible reforms and alternative rent structures to the current income-based approach for calculating rental subsidies in [the Public Housing and Housing Choice Voucher] programs.” The study is designed to survey housing authorities, households on waiting lists, and those admitted to public housing or the voucher program in the past year.
NLIHC’s first area of concern, as raised in the letter, is that the study’s sample for survey research appears to be too limited to achieve its purpose. Despite its stated broad purpose, HUD does not propose to collect information from either private landlords or longer-term residents. Not only are these two large constituencies likely to be affected by any reforms to the program, but they are also likely to provide valuable insight, particularly on past changes to rent policy and the impact of the existing alternative rent programs already in place at some housing authorities. NLIHC’s comments conclude that “omitting the perspectives of landlords and longer-term residents will make the sample unrepresentative for the purposes described and will seriously bias the results.”
The second concern raised in NLIHC’s comments is that HUD’s Paperwork Reduction Act submission states that there are no plans to publish the results of the $2 million study. NLIHC commented that a study of this magnitude should have a public purpose and inform the public debate.
NCH Report Calls For Action to Break the Foreclosures to Homelessness Cycle
Washington, DC – The National Coalition for the Homeless released a report today forecasting an increase in homelessness due to the foreclosure crisis. The report, Foreclosure to Homelessness: the Forgotten Victims of the Subprime Crisis, summarizes the findings of a national survey of state and local homeless coalitions conducted in winter 2008 to ascertain whether their communities were seeing an increase in homelessness due to the foreclosure crisis.
Among the survey findings:
61 percent of survey respondents reported an increase in homelessness in their communities since the foreclosure crisis began in 2007.
Respondents reported a variety of living arrangements among the newly homeless victims of the foreclosure crisis, including stays with family and friends, in emergency shelters, and on the streets.
The report criticizes state legislatures and Congress for their inattention to homelessness prevention initiatives in their response to the foreclosure crisis. “Nearly forgotten in the foreclosure crisis are the thousands of homeowners and renters who have become homeless once their equity is exhausted,” said Bob Erlenbusch, President of the National Coalition for the Homeless. ”We hope this report will sound an alarm and inspire policymakers to take proactive measures that prevent more Americans from falling from foreclosure to homelessness.”
Among the policy recommendations offered by NCH to break the foreclosure to homelessness cycle is an infusion of funds into the federal Emergency Food and Shelter Program, a highly effective program already in place to provide rental and mortgage assistance to persons at risk of homelessness. At the request of NCH and other organizations, Congress is now considering action on this recommendation as part of foreclosure relief measures.
Foreclosure to Homelessness: the Forgotten Victims of the Subprime Crisis, is available on the NCH web site here.
The National Coalition for the Homeless, is the oldest national organization advocating with and on behalf of persons experiencing homelessness. Our mission is to end homelessness. The National Coalition for the Homeless engages in public education, policy advocacy, and grassroots organizing. We focus our work in the areas of housing justice, economic justice, health care justice, and civil rights.
April 23, 2008 Contact: Michael Stoops
(202) 462-4822 x19 voice (202) 277-3782 mobile
mstoops@nationalhomeless.org
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