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Dallas Texas
March 2016
What We Do:
Conduct Research
Provide a forum for sharing of best practices
Write, edit and publish books and magazines
Organize and conduct meetings
Direct outreach programs
Conduct Advisory Services Panels
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Make presentation
Produce a final report
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The Panel
Chair
Philip Payne
Principal and CEO, Ginkgo Residential
Charlotte, North Carolina
Tony M. Salazar
President - West Coast Division
McCormack Baron Salazar
Los Angeles, California
Meaghan Shannon-Vlkovic
Vice President and Market Leader, Enterprise
Community Partners
Atlanta, Georgia
Panelists
Kent Collins
Principal, Centro Development, LLC
Austin, Texas
Nancy Montoya
Principal, TTA
New Orleans, Louisiana
Dionne Nelson
Principal and Chief Executive Officer
Laurel Street Residential
Charlotte, North Carolina
Mark Shelburne
Senior Manager, Novogradac & Company LLC
Raleigh, North Carolina
Jake Wegmann
Assistant Professor, Community and Regional
Planning Program, University of Texas at Austin
Austin, Texas
Roger L. Williams
Principal, RW & Associates, LLC
Potomac, Maryland
Stockton Williams
Executive Director, Terwilliger Center for Housing
ULI-the Urban Land Institute
Washington, DC
Sponsor
City of Dallas
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March 2016
Bernadette Mitchell
Heather Lepeska
Timothy Glass
The Assignment
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March 2016
The City asked the Urban Land Institute to assemble a panel of housing,
land use and economic development experts to:
Interview stakeholder groups identified by the City and ULI;
Review the Citys existing housing policies and practices;
Review best practices of other municipalities related to the
development of affordable and mixed-income housing; and
Present to the Housing Committee suggested policies and practices
for inclusion in the Citys new housing policy.
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Growing Diversity
Source:
NeighborhoodPlus
Plan, p. 8
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Source:
NeighborhoodPlus
Plan, p. 8
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Source:
NeighborhoodPlus
Plan, p. 13
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Dallas
City Hall
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Source: www.dallascityhall.com
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Source: www.dallascityhall.com
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Source: www.dallascityhall.com
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Source: www.dallascityhall.com
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Source: www.dallascityhall.com
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Source: www.dallascityhall.com
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Source: www.dallascityhall.com
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Source: www.dallascityhall.com
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Source: www.dallascityhall.com
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Source: www.dallascityhall.com
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Partners
Dallas Housing Authority (DHA)
Dallas Independent School District (DISD)
Dallas Habitat for Humanity
The Real Estate Council (TREC)
Community Housing Development Organizations (CHDOs)
Inclusive Communities Project
Dallas Area Rapid Transit (DART)
Community and Service Organizations
For-profit developers
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Enough Planning
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Responsibility
Consolidated Plan
City Manager
NeighborhoodPlus
City Manager
GrowSouth
Mayor
buildingcommunityWORKSHOP plan
City Manager
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PRINCIPLES
GO BIG
Vision
Leadership
Political Will
Innovation
Goals and Metrics
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PRINCIPLES
GO COMPREHENSIVE
Housing Only Part of Solution
Work in Both Economically Distressed and High Opportunity
Areas
Public / Private Partnerships
Land Banking
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PRINCIPLES
GO LONG-TERM
Commitment Beyond Terms and Cycles
Consistent and Transparent Policies and Procedures
Accountability
Data-Driven Analysis Reporting
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PRINCIPLES
GO REGIONAL
Include the City of Dallas and Adjacent Regions in Affordable
Housing and Economic Opportunity Initiatives
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PRINCIPLES
GO SUSTAINABLE
Financial and Economic
Environmental
Sustainable
Resilient
Healthy
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RECOMMENDATIONS
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RECOMMENDATIONS
For TIF and Other City Funded Projects:
Create a Sliding Scale to Allow Affordable Units at Below 80%
AMI
Require Affordable Units or a Payment in Lieu
Require Voucher Acceptance
Use Upzoning to Create More Affordable Units
MF-1(A), MF-2(A), MV-1, MV-2 Increase Density and Height
Limitations
51A Greater Utilization of Form Based Zoning
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Set clear and transparent goals and objectives with City Council approval
Assess and recommend changes to the housing and community investment policies,
procedures and structures
Based upon data driven criteria and
Including benchmarks and measurements
Review and approve of all housing and community development decisions prior to
presentation to City Council for approval
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City Departments/Staff
Taskforce CEO
Taskforce Manager
Consultant Team
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One priority neighborhood in core Southern Dallas recommended, such as Lancaster corridor,
Frazier, UNT@Dallas, SW center mall, Cedars or Wynnewood Village.
One priority neighborhood that builds upon the current momentum near the downtown core,
such as West Dallas, Fair Park or Bishop Arts
Plan and select catalytic projects in these areas that provide the opportunity for true
revitalization
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Work with other institutions/agencies to create joint development plans (e.g. DART, DISD,
Dallas County Hospital)
Obtain a memorandum of understanding between key partners for better coordination
of development activities
Success will be limited if mixed-income developments dont effectively leverage
transportation, education and healthcare
Increase the placement of Housing Choice Voucher holders by leasing to a partner entity
that then subleases to voucher holders
Partner could serve as a guarantor and streamline the rental process
Program can be modeled after corporate rental program
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Engage a third party listing service for a more transparent and comprehensive tracking of
available affordable units (e.g. SocialServe.com)
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Management Options:
City/Dallas Housing Finance Corporation DHFC
Community Development Financial Institution (CDFI)
Nonprofit
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Explore continued opportunity to develop Low Income Housing Tax Credit (LIHTC) projects
Make written comments to Qualified Allocation Plan
Move forward existing applications for preservation projects
Work with other cities and developers with similar concerns
Establish a compliance monitoring team to track affordable units in existing and future projects
Establish appropriate affordability periods for units in city-funded projects
Identify and redeploy funds from stalled projects
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City has approved $16 million in current budget, approved a density bonus,
seeking state legislation to provide additional dedicated revenue.
Affordable housing is one of the top priorities of my administration, and we are
pleased that many of the Citys initiatives are reflected in Housing NOLA.
Mayor Mitch Landrieu
Takeaway for Dallas: Set bold goals, commit real money, exercise political will.
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Gap financing to support development serving households earning 60% AMI and
below ($38,500).
Capitalized by a portion of proceeds from City GO bonds, backed by property taxes.
Has committed $93 million, leveraged $544 million in total development, produced
5,542 units.
Most recent bond issue (2014) passed with 60 percent of the vote two-year
campaign led by Chamber of Real Estate and Building Industry Coalition, Greater
Charlotte Apartment Association, American Airlines, and others.
Takeaway for Dallas: Include housing in the GO bond, build a coalition to make the
case to voters.
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Takeaway for Dallas: Regional collaboration to expand housing opportunity can work.
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Questions
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