►
Description
The Committee on Housing, Neighborhood Development and The Homeless of the Council of the City of Philadelphia held a Public Hearing on Monday, April 24, 2023, at 1:00 PM to hear testimony on the following items:
221017
An Ordinance amending Chapter 7-200 of The Philadelphia Code, entitled “Preservation of Affordable Housing,” to modify certain requirements that must be met before a change in ownership, other disposition, or other change in property interest occurs with respect to certain affordable housing properties in Philadelphia, and making technical changes, all under certain terms and conditions.
221018
An Ordinance amending Chapter 7-200 of The Philadelphia Code, entitled “Preservation of Affordable Housing,” to provide for a City directory of affordable housing subsidies and their duration, all under certain terms and conditions.
A
A
A
B
Due
to
the
current
Public
Health
Emergency
city
council
committees
are
currently
meeting
remotely,
we
are
using
Microsoft
teams
to
make
these
remote
hearings
possible
instructions
for
how
the
public
May
View
and
offer
public
testimony
at
public
hearings
of
council
committees
are
included
in
the
public
hearing,
notices
that
are
published
in
The,
Daily,
News,
Inquirer
and
legal
Intelligencer
prior
to
the
hearings
and
can
also
be
found
on
phlcounsel.com
I
now
note
that
the
hour
has
come
Andrew
Goodman.
Will
you
please
call
the
roll
to
take
attendance
members
that
are
in
attendance?
B
You
a
quorum
of
the
committee,
has
been
established
and
this
hearing
is
now
called
to
order.
This
is
the
public
hearing
of
the
committee
on
housing,
neighborhood
development
and
the
homeless
regarding
bill
number
221017
and
Bill
number
221018,
Mr
Goodman.
Will
you
please
read
the
title
of
the
bills.
C
Yes,
first
bill
number
221-017
amending
chapter
7-200
of
the
Philadelphia
code
entitled
preservation
of
affordable
housing
to
modify
certain
requirements
that
must
be
met
before
a
change
in
ownership.
Other
disposition
or
other
change
in
property
interest
occurs
with
respect
to
certain
affordable
housing
properties
in
Philadelphia
and
making
technical
changes
all
under
certain
terms
and
conditions.
B
Before
we
begin
to
begin
their
testimony
says
we
have
for
today
invited
to
the
meeting
to
testify
should
be
aware
that
this
public
hearing
is
being
recorded,
because
the
hearing
is
public
participants
and
viewers
have
no
reasonable
expectation
of
privacy.
By
continuing
to
be
in
the
meeting,
you
are
consenting
to
being
recorded
additionally
prior
to
recognizing
members
for
the
questions
or
comments
they
have
for
Witnesses.
B
I
will
note
for
the
record
at
this
time
that
we
will
use
the
chat
feature
available
in
Microsoft
teams
to
allow
members
to
signify
that
they
wish
okay
in
order
to
comply
with
the
sunshine
at
the
chat.
Feature
must
only
be
used
for
this
purpose
before
we
begin,
I
have
remarks
about
the
legislation
for
the
community.
B
Is
to
convene
this
hearing
that
will
focus
on
two
bills
that
are
that
are
a
part
of
the
people's
preservation
package,
which
I
introduced
in
Council
last
December.
Our
discussion
today
will
focus
on
bills,
two
two
one:
zero
one,
seven
and
two
two
one
zero
one:
eight.
When
combined
these
bills,
do
three
things
bill
number
two,
two
one:
zero
one
seven
expands
the
list
of
organizations
that
property
owners
must
notify
when
they
intend
to
sell
their
government
contracted,
affordable
housing
properties.
B
This
bill
also
requires
affordable
housing,
property
owner
and
other
affordable
housing
providers
or
tenant
organizations.
The
first
chance
to
bid
on
expiring,
affordable
developments,
as
well
as
an
opportunity
to
match
a
market
rate
offer
for
the
sake
of
maintaining
affordability
before
an
affordable
housing
contract
officially
expires.
Meanwhile,
bill
number
221018
authorizes
the
city
to
directory
of
all
government
contracted,
affordable
housing
properties.
B
B
Members
of
this
committee
already
know
how
urgent
and
catastrophic
affordability
opt-outs
are,
as
we've
held
hearings
on
this
topic
in
the
past.
Just
last
week,
the
city
and
I
announced
a
settlement
with
the
property
owner
that
opted
out
of
its
affordability.
Contract
I
am
incredibly
proud
of
this
settlement,
which
was
possible
because
the
UC
Town
Homes
residence
refused
to
be
bulldozed
by
corporate
interest.
B
I'm
grateful
for
their
unwavering
activism
and
determination,
which
gave
me
the
strength,
I
needed
to
negotiate
with
ivid
and
ultimately
win,
but
this
historic
settlement
is
far
from
Equitable,
because
70
families
will
still
lose
their
homes.
So
that
is
why,
if
we
take
nothing
else
away
from
the
UC
townhome
Saga,
it
is
that
the
city
must
take
a
bolder
and
more
professional
approach
to
affordable
housing
presentation.
B
Well,
over
12
000
units
of
government
assisted,
affordable
housing
are
at
risk
of
expiring
over
the
next
10
years.
We
all
know
the
saying
about
how
the
most
affordable
home
is
the
one
that
already
exists,
and
that
is
so
very
true
in
this
case.
There's
no
version
of
reality
where
we
build
enough
affordable
housing
to
keep
up
with
the
amount
we
risk
losing.
That
is
why
we
must
act
now,
because
12
000
homes
is
more
than
a
statistic.
B
It
represents
12
000,
Philadelphia
families
who
deserve
high
quality
housing
in
neighborhoods
that
provide
provide
walkable
access
to
jobs,
health
care,
education,
Transit
and
public
spaces,
and
at-risk
buildings
are
more
than
just
buildings.
They
are
communities
unto
themselves
safe
havens,
opportunities
to
level
the
playing
field
and
ensure
a
rapidly
changing.
Neighborhoods
are
still
safe
for
the
people
who
have
been
here
for
generations,
and
let
me
be
crystal
clear
and
overwhelming
proportion
of
residents
who
live
in
expiring,
affordable
housing
sites
are
black.
B
This
is
absolutely
a
racial
justice
issue,
because
we
must
decide
if
the
city
will
once
again
let
economic
interests,
catapult
black
families,
out
of
areas
of
opportunity
or
stand
up
for
what
is
right
today,
you
will
hear
from
philadelphiaans
who
endured
opt
out
in
relocation.
You
will
hear
about
the
powerful
economic
forces
at
play
that
lead
to
affordability,
opt-outs,
primarily
occurring
in
neighborhoods,
with
proximity
to
robust
amenities
and
opportunity.
B
You
will
hear
about
how
former
tenants
of
expired,
affordable,
housing
properties
are
kicked
to
the
curb
with
nowhere
to
live
within
their
budget
in
their
community,
and
you
will
hear
about
how
affordability
opt-outs
are
incredibly
dehumanizing
and,
in
some
cases,
even
life-threatening
and
I
hope.
You
will
all
remember
that
for
each
short
story
shared
here
today,
there
are
thousands
more
like
it
and
tens
of
thousands
more
that
will
be
written
if
we
do
not
take
steps
to
keep
low-income
residence.
B
The
people
preservation,
the
people's
preservation
package,
is
a
result
of
expert
testimony.
We've
heard
in
this
committee
over
the
past
few
years,
as
well
as
additional
research
that
staff
conducted
into
how
other
cities
successfully
combat
this
issue.
I
consider
these
bills
of
good
and
worthy
starts
to
bolstering
affordable
housing
preservation,
though
certainly
not
a
solution
by
themselves.
They
are
balanced,
Earnest
and
great
direction
that
will
help
us
as
a
government,
be
better
prepared.
Give
our
affordable
housing
providers
an
opportunity
to
engage
when
cells
do
occur.
Well,
I'm,
not
totally
disrupting
the
market.
B
F
Remember,
oh
okay,
all
right!
Thank
you!
So
much
Madam
chair,
you
know.
The
events
at
UC,
Town
Homes
over
the
past
year
are
clear
illustration
on
why
we
need
these
bills.
Eight
months
ago,
I
remember
taking
the
pledge
and
standing
with
you
with
the
families
at
UC
Townhomes,
as
they
fought
to
keep
their
homes
and
I
am
inspired
by
the
historic
victory
that
you
guys
won
last
week,
because
we
know
there
are
several
other
incidents
that
had
happened
throughout
the
city
that
went
away
in
silence.
F
We
can
be
certain
that
there
are
more
HUD
contracts
expiring
soon
and
that
more
families
will
face
we'll
be
faced
with
life-altering
news
that
will
force
them
to
leave
their
homes.
What
both
these
bills
promise
in
advance
notice
and
and
time
to
prepare,
they
give
families
and
Advocates
a
fighting
chance
against
gentrification
skyrocketing
rents
and
the
displacement
this
that
destabilizes
families
and
communities
a
chance
to
prepare
a
chance
to
organize
a
chance
to
develop
the
kind
of
innovative
solutions
that
Philly's
housing
crisis
demands.
F
Housing
instability
causes
tremendous
stress
and
anxiety,
it
stretches
families
to
the
breaking
point
and
it
contributes
to
some
of
our
City's
most
pressing
problems
from
poor
attendance
in
school
to
persistent
gun
violence.
It's
no
coincidence
that
our
neighborhoods
with
the
least
housing
stability
are
those
are
our
neighborhoods
with
the
highest
rates
of
gun
violence.
F
These
bills
represent
two
simple
changes
that
we
can
make
to
increase
stability
and
predictability
for
Working
Families.
They
offer
a
chance
to
win
more
victories
like
a
settlement
last
week,
which
will
recreate,
which
will
create
a
hundred
units
of
permanently
affordable
housing
and
more
opportunities
for
families
to
own
their
homes
and
I'm.
Grateful
to
you,
councilmember
Gauthier,
for
your
continued
leadership
on
this
issue
and
look
forward
to
working
for
more
innovative
solutions
for
Philadelphia's
housing
crisis.
Thank
you.
B
D
D
A
lot
of
people
think
this
is
somebody
else
problem
the
fifth,
the
Third
and
the
second
councilmatic
districts,
but
I
want
to
testify
to
you
today
that
it's
a
fourth
councilmatic
district
issue
as
well.
Penguyen
is
the
first
time
I.
It
came
across
my
wheelhouse
to
to
deal
with
and
there's
nothing
nothing
more
saying
than
people
that
have
to
leave
not
knowing
exactly
where
they're
going
to
go
particularly
senior
citizens
who
are
used
to
familiar
surroundings.
This
is
where
I
get
my
hair
done.
D
This
is
who
I
go
play
cards
with
on
Fridays.
This
is
my
doctor's
appointment
route
to
get
to
their
offices
and
they
know
that
plan
their
lives
around
that
and
to
have
that
rug.
Snatched
from
under
them
is
not
only
stressful,
but
it
it.
It
can
contribute
to
the
longevity
of
literally
their
lives,
places
like
playing
whim,
The,
Pavilion
and
others
are
in
close
proximity
to
a
lot
of
amenities.
I
think
that's
the
common
denominator.
D
D
So
these
properties
that
were
once
under
HUD
contract
have
become
market
rate
targets
and
we
need
to
be
conscious
of
them.
It's
not
just
in
our
districts,
it's
city-wide
from
the
Northeast
to
South
Philly.
So
thank
you
again.
Member
got
here
for
bringing
this
up
and
I
look
forward
to
the
testimony.
Thank
you.
B
H
H
I
am
the
executive
director
of
Regional
Housing
legal
services
and
I
would
like
to
thank
council
member
gutier
and
the
co-sponsors
to
this
bill.
Council
members,
Brooks
bass,
Driscoll,
Johnson,
Vaughn
and
Lazada
for
their
interest
in
housing,
affordability
and
housing
preservation
and
for
the
introduction
of
these
very
important
bills,
just
a
little
bit
five
minutes
or
less
on
Regional
Housing.
H
We
are
a
very
unique
organization,
we're
a
Statewide,
what
we
call
ourselves
as
a
Statewide,
nonprofit,
Law
Firm,
but
we're
also
a
legal
aid
program
and
a
sister
organization
to
Community,
Legal,
Services
and
Pla.
We
have
a
very
unique
expertise
in
affordable,
sustainable
housing
and
related
components:
community
and
economic
development,
utility
matters
and
preservation
of
home
ownership
for
almost
50
years.
50
years
come
next
file.
H
We
provide
legal
representation
to
non-profit
organizations
engaged
in
affordable
housing,
development
and
preservation
and
Equity
Equitable
development,
including
dozens,
if
not
hundreds
over
the
years
of
non-profit
and
Community
Development
organizations
involved
in
and
committed
to
housing,
affordability
in
Philadelphia.
We
have
a
deep
expertise
in
Housing,
Development
regulatory
systems
and
structures,
and
we
understand
the
mechanics
of
affordable
housing
development
and
the
Myriad
issues
that
Encompass
these
systems.
H
We
do
this
work
because
we
believe
that
housing
is
fundamental
and
that
all
people,
regardless
of
Vermont
or
source
of
income,
have
the
right
to
Safe,
affordable
homes
and
neighborhoods
of
their
choice.
We
also
do
this
work
because
we
recognize
the
racial
and
economic
inequities
embedded
in
the
laws
and
policies
of
the
American
housing
system
and
strive
to
find
ways
to
address
these
inequities.
H
The
council
member,
both
both
council
member
Brooks
and
councilman
gutier,
have
talked
about
the
how
the
looming
housing
crisis
here
in
Philadelphia,
but
a
bear
stating
again.
We
are
at
a
crisis
point
when
it
comes
to
affordable
housing,
and
we
that
was
made
even
more
clear
and
more
present
as
a
result
of
the
changes
that
that
loomed
during
the
pandemic.
H
The
need
we
have
today
and
the
need
we'll
have
in
the
future
is
far
greater
than
the
supply
we
cannot
afford
to
Simply
build
new
housing
is
a
way
out
of
this
crisis.
The
city
needs
a
coordinated
and
comprehensive
strategy
to
preserve
our
existing
subsidized,
affordable
rental
housing.
Almost
50
percent
of
our
City's
households
spend
at
least
30
percent
of
their
income
on
rent
and
housing
expenses,
making
them
cross
burdened,
as
defined
by
the
U.S
Department
of
Housing
and
Urban
Development,
and
the
highest
proportion
of
cost
burden.
H
Renderer
households
are
located
in
parts
of
North
and
West
Philadelphia.
The
need
to
preserve,
affordable
subsidized
rental
housing
is
not
unique
to
Philadelphia.
We
heard
the
comment
that
in
the
next
10
years
or
so,
12
000
units
of
subsidized
rental
housing
are
at
risk,
but
nationally
it's
estimated
that
over
325
000
publicly
supported
rental
homes
with
existing
affordability.
Restrictions
are
at
risk
of
expiration
during
the
next
five
years,
300
to
25
000..
This
is
a
tsunami
waiting
to
happen
and
Pennsylvania
as
a
state,
let
alone
the
city
is
not
immune
in
Pennsylvania.
H
It
is
estimated
that,
as
of
the
end
of
2022
over
7
600,
publicly
supported
rental
homes
with
existing
subsidies
on
them,
with
affordability,
restrictions
or
also
at
risk
of
expiration.
So
we
have
to
we
need.
This
is
an
urgent
understand.
We
need
to
be
addressed
in
a
comprehensive
strategic
manner.
We
need
to
do
that
here
in
the
city.
H
We
need
to
be
leaders
in
this
at
the
state
and,
quite
frankly,
the
entire
country
needs
to
kind
of
take
this
on,
but
as
a
municipality
which
is
you
know
what
we're
here
to
talk
about
today,
we
need
to
Galvanize
around
strategies
to
preserve
existing,
affordable
subsidized
housing.
A
considerable
amount
of
the
subsidized
housing
at
risk
in
Philly
in
Philadelphia
is
in
neighborhoods
and
parts
of
West
Philly
that
are
experiencing
deep
economic
and
demographic
changes.
H
This
is
a
racial
Equity
issue
at
its
core
residents,
who
are
lower
income
who
live
in
historically
black
gentrified
neighborhoods,
who
are
forced
to
relocate
due
to
gentrification
and
displacement,
tend
to
move
to
poor
non-gentrifying
neighborhoods
within
the
city.
This
exacerbates
racial
segregation
and
inequality.
H
The
existing
use
of
the
property
now
I
want
to
also
say
that
I
applaud
council
member
goodier
for
her
tireless
advocacy
and
the
ability
to
reach
some
kind
of
a
resolution
with
ibed
Andrew
frischkoff
who's
going
to
talk
about
the
Pres
is
here
from
listen,
he's
going
to
talk
about
the
preservation,
Network
and
Regional
Housing.
We
were
a
founding
member
of
the
Pennsylvania
of
the
Philadelphia
preservation.
Network
myself,
along
with
Rachel
Garland,
is
going
to
testify.
H
Next,
let
lead
the
regulation
subcommittee
of
the
preservation
Network,
so
we
and
we
endorse
the
testimony
of
our
of
our
colleagues
from
Lisk
and
from
CLS
and,
of
course,
from
Vince
O'donnell,
who
is
a
national
expert
on
all
issues
of
preservation?
One
of
the
strategies
that
the
preservation
Network
seeks
to
employ
is
a
regulatory
framework
to
support
and
encourage
the
preservation
of
existing
subsidized,
affordable
housing,
and
we
submit
that
the
introduction
of
these
two
bills
will
help
to
expand
the
regulatory
framework
here
in
Philadelphia
in
2019.
H
The
regulation
subcommittee
of
the
preservation
Network
promoted
a
regulatory
scheme
that
would
provide
a
coordinated
approach
to
preserving
existing
subsidized,
affordable
rental
housing
that
this
regulatory
scheme
require
that
owners
of
existing,
affordable
subsidized
rental
housing
provide
notice
of
their
intent
to
opt
out
of
the
regulatory
framework.
The
goal
of
the
notice
is
to
provide
the
parties
who
receive
the
notice
ample
time
and
opportunity
to
locate
a
new
proposed
owner
called
writer
first
offer,
who
will
then
acquire
the
development
with
the
promise
of
maintaining
affordability
into
the
future.
H
If
no
such
proposed
owner
comes
forward,
the
existing
owner
is
free
to
market
the
property
subject
to
the
right
for
an
affordable
housing
developer
to
match
the
purchase
price
of
a
market
rate
offer
should
one
then
exist.
This
final
mechanism
is
essential
to
create
a
path
to
preserve
existing
subsidized,
affordable
housing
here
in
Philadelphia.
H
190860-A,
which
established
the
beginnings
of
a
regulatory
framework
that
would
allow
for
an
organized
and
structured
response
to
for
owners
of
existing
federally
and
state
subsidized
development's
notice
of
attempt
to
out
out
opt
out
of
the
regulatory
framework.
We
apply
council
member
goodier
for
the
introduction
of
Bill
number
22101,
700
and
221017.
H
Oh
one
nope
801,
sorry,
which
amends
and
the
first
one
two
two
one
zero
one,
seven
hundred
which
amends
section
7
200
of
the
Philadelphia
code,
which
we've,
which
is
entitled
preservation
of
affordable
housing.
These
proposed
amendments
will
modify
and
strengthen
requirements
imposed
on
owners
of
subsidized
rental
properties
before
they
may
sell,
dispose
of,
or
make
certain
other
changes
to
this
housing
and
this
Builds
on
the
existing
regulatory
framework.
The
council
passed
into
law
in
2019
in
particular.
These
proposed
amendments
will
do
some
of
the
following.
H
In
advance
of
the
time
the
owner
intends
to
withdraw
from
the
housing
contract
or
to
sell
the
property,
and
you
know
very
importantly,
expands
a
list
of
parties
to
whom
the
notice
of
this
and
tent
must
be
provided
to
ensure
more
parties
can
work
together
towards
a
solution
to
preserve
the
affordability
on
site,
as
well
as
to
address
that
the
Myriad
of
needs
of
the
residents
who
reside
in
those
homes.
The
bill
also
provides
that
no
owner
may
enter
into
a
binding
agreement.
H
A
sale
for
a
property
that's
covered
by
this
ordinance
and
so
notice
of
the
Salient
terms
of
the
sale
are
made
public
to
a
list
of
eligible
parties
must
be
called
qualified
organizations,
companies
and
tenant
organizations
that
commit
to
maintaining
the
property
as
affordable
housing
and
have
the
kind
of
financial
capacity
to
carry
this
carry
out
this
activity,
and
that
provides
these
parties
an
opportunity
to
match
the
terms
of
the
sale.
This.
What
some
call
write?
H
A
first
refusal
which
we
like
to
call
matched
agreement
of
sale,
is
critical
to
the
overall
structure
to
capture
as
many
opportunities
for
preservation
of
existing
subsidized
rental
housing
as
possible.
This
proposed
regulatory
framework
is
not
novel
or
unique.
A
form
of
this
regulatory
framework
has
been
adapted
by
many
other
Municipal
jurisdictions,
including
such
places
as
Chicago
Illinois,
Washington,
DC,
Santa,
Cruz,
California
and
Denver
Colorado
in
2019.
When
the
initial
part
of
this
regular
regulatory
framework
passed,
there
was
concern
raised
from
private
for-profit
developers
that
they
would
be
hampered
by
this
requirement.
H
In
addition,
we
submit
that
eligible
parties
now
have
greater
access
to
resources
to
exercise
this
Master's
agreement
of
sale
through
such
funding
sources
as
the
neighborhood
preservation
initiative
and
the
new
state
Housing
Opportunity
Grant
Program,
which
has
set
aside
over
40
million
dollars
for
preservation.
There
are
other
sources
that
can
be
brought
to
the
table,
including
increased
Fair
dollars,
Etc
and
other
kinds
of
of
subsidized
resources
to
enable
an
eligible
party
to
quickly
match
the
terms
of
the
sale
and,
more
importantly,
preserve
the
existing
affordable
homes.
H
I
welcome
the
opportunity
to
discuss
this
regulatory
framework
with
members
of
city
council
is
part
of
a
comprehensive
approach
to
addressing
critically
needed
housing
preservation
in
Philadelphia
I
want
to
thank
you
for
the
opportunity
to
provide
this
testimony
and
I
welcome
any
questions
you
may
have.
Thank
you.
B
I
Good
afternoon
my
name
is
Rachel
Garland
and
I
am
the
managing
attorney
the
housing
unit
and
Community
Legal
Services.
Thank
you
for
the
opportunity
to
address
the
committee
and
support
of
both
of
these
bills.
I
wanted
to
talk
a
little
bit
about
why
it
is
that
we
see
this
as
an
issue,
and
so
for
me
personally.
I
It
started
a
dozen
years
ago
when
I
was
a
new
attorney
at
Community
Legal
Services,
and
about
16
families
showed
up
in
our
waiting
room
for
intake
one
day,
they'd
all
come
in
together
from
a
property
in
Society
Hill
known
as
Washington
Square
East,
because
they've
received
a
notice
from
their
landlord.
That
said
that
their
subsidy
was
ending
and
they
were
all
going
to
have
to
move
out
of
their
property,
and
they
were
deeply
concerned
because
many
of
them
had
lived
there
for
decades.
If
not
Generations.
I
I
For
the
most
part-
and
there
is
no
longer
this
locality
of
subsidized
housing
in
Society
Hill
leaving
Society
Hill
as
possibly
the
whitest
and
the
most
affluent
neighborhood
that
we
have
here
in
Philadelphia
yeah-
and
this
was
not
a
sole
example
again
in
2017.
The
owners
of
another
subsidized
housing
building
over
Mountain
House
chose
not
to
renew
their
subsidy
contract
and
again,
the
residents
of
that
property
had
to
relocate.
I
Is
they
looked
at
a
number
of
factors
that
would
likely
influence
an
owner
to
opt
out
to
end
the
subsidy
contract
so
that
we
as
a
city
and
a
community,
could
begin
to
anticipate
where
these
opt-outs
might
happen
and
begin
to
think
through
what
preservation
strategies
could
exist?
To
preserve
these
and
it's
important
to
note
that
section,
8
project-based
housing,
so
the
the
type
of
the
main
type
of
property
that
we're
considering.
I
And
what
makes
project-based
housing
unique
is
that
the
subsidy
is
tied
to
a
particular
building
or
a
particular
set
of
buildings
in
one
neighborhood
and
so
for
Generations.
As
tenants
move
in
or
out
of
the
property.
The
property
itself
continues
to
act
as
a
source
of
affordable
housing
in
that
particular
neighborhood.
I
And
the
issue
is
that
these
project-based
properties,
you
know
because
they're
privately
owned
when
the
subsidy
contract
ends.
It
is
the
owner's
Choice
whether
or
not
to
renew
the
subsidy
contract
and
there's
nothing
really.
That
can
necessarily
be
done
to
change
that
so
that,
when
the
owner
opts
out,
the
units
can
be
turned
into
private
market
rate
Apartments.
They
can
be
used
for
commercial
use
or
they
can
be
sold
or
demolished,
and
they're
often
significant
economic
incentives
for
owners
to
opt
out
and
eliminate
these
affordable
housing
units,
which
are
very
often
in
gentrifying
neighborhoods.
I
I
The
danger
of
the
opt-out
report
looked
at
all
the
Philadelphia's
project-based
properties,
using
these
risk
factors
and
of
the
44
properties
that
were
owned
by
for-profit
companies.
So
therefore
had
an
increased
incentive
to
opt
out
of
the
Section
8
contracts.
18
of
them
were
in
gentrifying
census,
tracts
24
of
them
had
inspection
scores
through
HUD
of
89
or
lower,
putting
them
at
an
increased
risk
of
opt-out,
to
avoid
negative
consequences
with
HUD,
and
at
least
16
of
the
properties
met
two
out
of
these
three
risk
factors.
I
This
opt-out
report
is
still
very
relevant
today,
and
it
still
provides
us
with
a
possible
roadmap
to
looking
at
which
properties
and
what
factors
we
might
want
to
consider
like
many
components
of
affordable
housing.
This
risk
of
opt-outs
disproportionately
affects
philadelphians,
who
are
low
income
and
black
Philadelphia
is
currently
going
through
the
affirmatively
furthering
fair
housing
process,
as
it
did
before
in
2016,
and
the
resulting
assessment
of
fair
housing
document
at
that
time
found
that
African-American
tenants
lived
in
project-based
housing
and
disproportionately
large
numbers
65
percent
of
residents
compared
with
44
of
the
City's
population.
I
That
also
showed
that
African-American
tenants
in
Philadelphia
were
also
disproportionately
likely
to
carry
a
severe
housing
cost
burden,
a
HUD
measure
based
on
residents,
paying
50
percent
or
more
of
their
income
to
housing
costs,
so
the
loss
of
any
affordable
housing,
and
particularly
the
loss
of
Section
8
project-based
housing,
is
hardest
felt
by
black
and
brown
populations
already
facing
severe
housing
challenges.
Not
only
are
these
tenants
forced
to
move
out
of
the
home,
they
have
lived
in
for
years
and
often
decades.
I
They
most
often
can
no
longer
remain
in
their
neighborhoods
and
will
struggle
to
find
replacement,
housing
and
other
far
less
economically
advantageous
areas
of
the
city.
The
preservation
of
Section,
8,
project-based
Housing
and
other
types
of
affordable
housing
is
a
critical
racial
Equity
issue
in
Philadelphia.
I
Because
of
these
instances
in
2019,
we
began
working
with
the
Philadelphia's
preservation,
Network
and
city
council,
to
introduce
a
notice
requirement
that
would
provide
advance
notice
beyond
the
minimal
notice
required
by
Hud.
Thanks
to
that
legislation,
the
owner's
decision
to
opt
out
of
their
project-based
contract
was
public
information
and
the
residence
city,
council
and
Advocates
could
work
to
advocate
for
preservation,
and
this
is
exactly
what
happened
in
University
City
Townhomes.
I
A
critical
component
of
the
preservation
efforts
must
be
the
inclusion
of
the
residents
and
the
preservation
process
and
if
they
are
interested
in
the
ultimate
disposition
of
the
property,
so
that
their
interests
and
the
interests
of
others,
similarly
situated
tenants,
can
be
the
driving
force.
I
think
that
the
bills
proposed
here
today
will
achieve
that.
I
appreciate
the
opportunity
to
address
the
committee
in
support
of
this
important
issue.
Thank
you,
council,
member
Gautier.
J
H
Foreign,
they
kind
of
build
on
themselves.
You
know,
like
it,
I
mean
if
you
had
a
right
of
first
refusal
and
only
if
writer,
first
refusal
or
Master's
agreement
to
say.
Oh,
we
don't
like
to
use
writer
first
refusal.
If
we
can,
it
would
be
as
effective
without
having
all
of
the
notice
requirements
and
the
obligations
for
there
to
bring
together
a
team
of
folks
who
are
interested
in
the
and
the
affordability
preservation.
H
H
I
also
think
that
probably
in
ranking
of
some
of
the
area
of
priority,
I
really
appreciate
that
the
that
this
bill
would
try
to
develop
both
data
I
guess
that
would
be
the
second
bill,
but
a
lot.
You
know
it
would
have
more
comprehensive
capturing
of
data,
but
in
the
first
bill
it
would
ought
the
amending
of
two
dash.
What
does
they
call
it?
Yeah
the
first
bill,
221017.
E
H
They
want
to
opt
out
of
a
contract,
we
have
ready-made
buyers
available
and
they've
already
been
screened
and
they've
already
been
identified
by
the
city
and
by
the
community
as
having
the
capacity
and
the
desire
and
interest.
So
I
think
you
need
the
eligible
parties
and
you
need
the
writer.
You
need
the
mattress
agreement.
A
sale
and
I
I
really
appreciate
that
in
this
revised
and
these
amendments,
there's
also
really
a
recognition
of
the
opportunity
for
tenant
organizations
to
have
a
voice
and
an
opportunity
to
purchase
so
I.
I
B
Yeah,
thank
you
so
much.
My
next
question
is
about
what
difference
it
could
have
made
me
to
have
these
interventions
in
place
at
the
time
of
other
adults
as
Garland.
You
talked
pretty
extensively
about
how
this
bill
might
have
been
useful
in
the
Society
Hill
and
even
in
the
town
homes
example,
but
Miss
schlossberg,
can
you
add
anything.
B
H
No,
no
for
sure,
I
think
that
there
are
some
both
some
smaller
opt-outs.
I
can
think
of
a
couple
in
West
Philly
by
some
of
the
for-profit
developers.
I
can
think
of
quite
frankly,
of
one
that
was
in
West
Philly.
That
was
a
non-profit
that
made
the
calculated
decision.
You
know
I'm,
not
judging
just
saying
they
made
the
calculated
decision
to
sell
a
building
that
was
in
the
you
know
a
very
well
recognized
School.
H
So
having
this,
if
this
framework
had
been
in
place,
the
opportunities
to
have
a
different
outcome
are
just
I
mean
you
can't
we
don't
know
what
the
past
would
have
brought,
but
we
we
know
that
release
would
have
had
an
opportunity
to
look
for
a
successful
purchaser
and
I
will
say
that
in
other
jurisdictions,
where
this
kind
of
framework
is
established,
it
quickly
becomes
the
norm
and
I
I.
Believe
that
probably
been
so
Donald
may
talk
about
it.
It
becomes
the
norm
and
people
don't
fight
back.
They
recognize.
This
is
how
it
works.
H
They
don't
file
constitutional
challenges,
they
say,
okay,
this
is
how
it
works,
and
you
know
what
I'm
gonna
get
paid
a
fit.
We're
not
asking
for
somebody
not
to
get
paid
a
fair
market
value
for
their
real
estate.
We're
saying
let
somebody
acquire
it
so
that
the
people
who
reside
there
and
the
community
can
maintain
and
continue
to
have
this
very
vital
resource
in
their
Community
I
could
think
of
one
project
that
both
CLS
and
Regional
Housing
have
participated
in.
H
That
was
also
in
a
different
part
of
Center
City
and
a
different
different
set
of
facts
and
it.
But
had
there
been
this
structure
in
place,
it
is
possible
that
the
residents
who
resided
there
would
have
been
able
to
utilize
the
resources
of
this
kind
of
structure
to
perhaps
acquire
the
building
themselves.
So
you
know
it
just
opens
up
opportunity
and
it
stops
the
bleed
and
it
creates
a
different
kind
of
discussion
and
conversation.
B
H
D
D
H
H
I
know
the
preservation
network
has
done
a
lot
of
research.
I
know
the
city
of
Philadelphia
has
done
a
lot
of
research
and
I
believe
the
numbers
somewhere
in
the
10
to
12
to
14
000
unit
range,
depending
on
whether
you're
looking
at
three
years,
five
years,
ten
years
and
whether
you're
looking
at
just
federally
subsidized
or
whether
you're
also
looking
at
the
low-income
housing
tax
credit
system
and
those
buildings
that
are
coming
to
the
end
of
the
30-year
cycle
of
compliance.
So
the
problem
is
pretty
big.
H
D
Does
it
make
sense
and
I
offer
this
to
you
as
well
Madam
chair
that
we
petition
the
state
to
come
up
with
a
pool
of
money
that
might
be
applied
to
the
financial
assistance
end
of
this
legislation?
Because,
again,
in
the
case
of
one
of
my
buildings,
they
what
they
did
was
no.
They
didn't
immediately
approach
people
about
leaving,
but
they
desire
they
were
desirous
of
renovating
if
they
could,
but
if
they
could
not
do
that
without
evicting
their
current
residence.
D
B
Yes,
it
makes
a
ton
of
sense
for
us
to
approach,
State
and
I
think
it's
about
expanding
the
pool
of
funding.
Actually
Center
refuse
has
been
a
champion
on
this
with
a
new
housing
options
program,
but
we
still
need
more
funding,
particularly
when
you're
talking
about
gentrifying
areas,
but
it's
not
just
the
money.
It's
also
the
flexibility.
B
The
rules
of
these
connected
to
some
of
these
funding
sources
that
could
be
used
to
purchase
or
renovate
these
properties
and
get
them
into
good
condition
are
extremely
rigid
and
it
is.
It
is
my
opinion
that
they
do
not
meet
the
needs
of
the
needs
that
we
have
on
the
ground
and
in
community.
So
I
would
love
to
work
with
you
on
this,
with
our
state
Partners
on
a
number
of
fronts,.
D
Look
forward
to
it,
it
impacts
so
many
people
and
an
interesting
thing.
These
are
working
people,
they're
the
Working
Poor,
often
and
they're
working
two
or
three
jobs
to
to
survive,
and
so
this
gets
them
like
a
gut
punch
and
the
amount
of
down
payment
security
that
is
required
to
move
somewhere
else,
they're,
not
getting
proper
assistance
from
people
to
relocate,
even
when
they
find
themselves.
At
the
your,
your,
your,
your
your
compromise,
you
were
able
to
come
up
with
for
the
University
folk.
D
H
I
wouldn't
say
I
I
would
thank
you
so
much.
Thank
you
for
the
question.
I
would
say
also
that
to
applaud
Senator
Hughes
for
his
for
the
Housing
Opportunity
Grant
funds,
and
then
the
advocacy
to
set
aside
I
think
it's
40
million
out
of
the
100
million
for
preservation
and
to
encourage
that
kind
of
expansion
of
resources
going
forward.
B
K
K
I
was
formerly
National
vice
president
for
preservation
at
local
initiative,
support
Corporation
Lisk,
where
Andy
is
now
I
currently
chair,
the
affordable
housing
preservation,
advisory
committee
for
the
Commonwealth
of
Massachusetts
and
I
advise
the
city
of
Boston,
an
affordable
housing
preservation
strategy
and
I
work
closely
with
HUD
at
local
and
headquarters
leadership
level.
On
specific
issues
related
to
preservation,
my
personal
primary
mission
is
to
promote
the
creation
and
preservation
of
safe,
affordable
multi-family
housing.
E
K
K
221017018
these
two
bills,
taken
together,
use
notice
requirements.
Excuse
me
notice
requirements,
data
analysis
and
purchase
rights
that
respect
and
owner's
right
to
realize
the
market
value
of
the
asset
they
have
created
and
sustained
I.
Think
Dina,
put
and
Rachel
put
it
eloquently
about
how
these
these
three
pieces
really
form
a
unit,
the
way
they
work
together
and
they
are
key
to
any
successful
preservation
strategy.
It
takes
lead
time
to
propose
a
viable
alternative
to
a
pending
exit
and
notice
requirements
address
that
issue.
K
I
won't
go
through
the
detailed
description
of
the
legislation
because
that's
been
done
and
you're
all
familiar
with
it,
but
I
do
want
to
say
in
my
work
at
risk.
I
was
there
almost
15
years.
I
saw
across
the
country
a
growing
awareness
in
various
jurisdictions
that
active
measures
such
as
these
were
needed.
K
This
last
legislation
provides
an
orderly
framework,
I
think
of
as
sort
of
a
process
choreography
with
a
message
that
it's
a
fair
process.
It
imposes
transaction
requirements
in
the
public
interest,
but
also
establishes
what
I
call
an
easy
door
for
preservation
that
legislation
and
its
implementing
regulations
have
been
fully
accepted
by
the
real
estate
community
and
they've,
been
incorporated
into
normal,
affordable
housing
transaction
structure,
in
addition
to
the
formal
requirements
or
maybe
actually
because
they
exist.
It's
also
provided
a
framework
for
negotiating
preservation
outcomes
in
an
orderly
way
and
for
this
approach
to
work
best.
K
G
K
Asking
people
to
take
the
time
to
give
notice
and
and
to
take
the
time
for
a
response
by
a
preservation
purchaser
to
to
use
an
opportunity
like
a
writer
first
refusal
or
write
a
first
offer,
then
we
are
gonna.
It's
gonna
be
good
if
we
can
offer
the
ability
to
close
quickly
once
once,
we've
gone
through
all
that
and
we
do
have
resources
for
that.
Organizations
like
Lisk,
for
example,
have
a
reasonable
I'm,
not
picking
your
pocket
Andy.
But
you
know
they.
K
K
Two
years
ago,
an
organization
in
Massachusetts
called
the
community
Economic
Development,
Assistance,
Corporation
or
cdac.
It's
a
state,
quasi-public
agency.
They
published
a
report
called
chapter
40
T
at
10..
If
you
don't
already
have
it,
I
will
send
a
copy
of
it
and
besides,
describing
that
legislation
and
its
outcomes
in
Massachusetts
this
it
does
a
survey
of
other
jurisdictions,
similar
laws,
and
so
that
question
has
come
up.
K
Massachusetts
all
have
some
kind
of
notice
requirement
and
in
terms
of
write,
a
first
refusal
or
a
right
to
purchase
or
write
a
first
offer.
There
are
many
such
the
systems
there
as
well:
California
Illinois,
Maine,
Maryland,
Oregon
and
Portland
in
particular,
Rhode
Island,
Denver,
Sacramento,
San,
Francisco,
Santa
Cruz.
K
If
these
things
are
enacted
in
a
fair
way
and
implemented
in
a
fair
way,
we
have
found
that
the
real
estate
Community
just
works
with
it
and
by
actually
most
of
the
folks
who
have
developed
this
housing
did
it
because
they
believe
in
affordable
housing.
They
may
have
other
things
going
on
in
their
trajectory
right
now,
where
they
don't
want
to
be
the
owners
anymore.
But
the
opportunity
to
create
a
preservation
solution
is
is
important
to
the
to
many
of
these
owners.
K
So
just
to
summarize
I
mean
there
is
a
healthy
variety
of
state
and
local
approaches
to
supplement
the
combination
of
continuing
Federal
resources
but
expiring
mandates.
These
approaches
have
the
same
principles
as
each
other
notice,
purchase
rights,
data
analysis
and
I
want
to
stress.
I
haven't
said
much
about
data
analysis,
but
it's
really
important.
We
started
doing
that
in
the
Boston
area
back
in
1972
and
it
it.
It
really
was
Illuminating
how
much
you
can
see
coming
at
you
and
understanding
the
resource
pipeline.
K
That's
going
to
be
necessary
to
to
match
that,
but
these
three
approaches
are
really
mainstream.
They're,
not
radical
and
many
jurisdictions
that
have
pers
historically
not
perceived
the
need
for
this
legislation,
because
maybe
they
were
in
Weak
multi-family
markets
and
there
was
not.
They
didn't
see
a
lot
of
pressure
for
conversion.
B
L
L
I
would
like
to
thank
council
member
Gautier
for
her
leadership
in
introducing
this
bill
and
to
all
of
the
city
council
members
on
the
committee
for
your
commitment
to
preserving,
affordable
housing
in
the
city
of
Philadelphia.
I
would
also
like
to
thank
the
members
of
the
preservation
Network,
including
Dina
and
Rachel
who've,
taken
the
time
to
review
this
bill
and
to
agree
on
the
following
testimony
on
behalf
of
the
preservation
Network.
L
These
are
precarious
times
for
lower
income.
Households.
Systemic
inequities
that
existed
prior
to
the
pandemic
have
become
more
evident
as
Philadelphia
moves
towards
economic
recovery,
lack
of
affordable
housing
and
job
loss
within
the
lower
wage
sectors
has
disproportionately
impacted
women
and
especially
black
women,
making
the
need
for
affordable
housing
development
and
preservation
for
them,
especially
acute
three
data
points,
some
of
which
you've
heard
I
think
previously
in
2022,
nearly
49
percent
of
Philadelphia
renters
spent
30
percent
or
more
of
their
income
on
rent
between
2008
and
2016.
L
L
Data
from
the
national
housing
preservation
database
suggests
by
2035
as
many
as
10
000
units
in
Philadelphia
may
be
at
risk
and
every
city
council
District
may
have
at
least
100
units
at
risk.
This
is
especially
sobering
when
we
consider
the
publicly
assisted
properties
that
have
been
lost,
some
of
which
have
already
been
cited
in
previous
testimony.
For
example,
in
2016
nearly
220
lower
income
seniors
were
displaced
when
the
building
owner
of
obermont
house
converted
the
property
to
student
housing.
L
That
property
had
been
subsidized
through
Federal
Housing,
Finance
funding
and
provided
Section
8
subsidies
to
seniors
for
40
years
in
2021
has
met.
Everyone
knows
the
owner
of
University
City
townhomes
and
Council
District
3
provided
an
opt-out
notice
on
his
HUD
Section
8
contact
after
almost
40
years.
It
is
worth
noting
that
the
owner
of
UCT
affirmatively
sought
approval
from
HUD
to
assign
existing
project-based
Section
8
funding
to
other,
affordable
housing
properties
in
West
Philadelphia.
L
L
With
this
reality,
many
UCT
residents
will
struggle
and
have
struggled
to
find
nearby
housing
and
will
be
displaced
to
other
parts
of
the
city
losing
ties
to
a
neighborhood
that
has
been
home
for
decades,
a
neighborhood
that
is
rich
in
amenities
with
access
to
employment,
education,
transportation
and
health
care.
It's
important
to
add:
University
City
Townhomes
provides
homes
for
families
which
consists
of
two
and
three
bedroom
apartments.
L
These
are
particularly
scarce
and
increasingly
scarce,
sir
in
the
city
and
the
loss
of
these
units
underscores
a
deeper
crisis
for
Philadelphia's
families,
and
particularly
women
of
color
with
children
for
Bill
number
221017
is
is
vital
that
it
will
address
two
critical
issues
not
addressed
through
a
HUD
8
BB
transfer.
The
legislation
seeks
to
preserve
HUD,
Section,
8
contracts
and
other
forms
of
affordability
at
their
original
locations
and
to
reduce
instances
of
displacement
for
residents
from
their
homes
foundation.
For
the
future
is
the
companion
to
the
city's
housing
action
plan.
L
It
includes
core
recommendations
and
strategies
to
address
at-risk
properties
and
preserve
essential,
affordable
rental
housing
in
the
city.
The
four
strategies
that
the
preservation
Network
seeks
to
advance
through
its
collaborative
work
model,
one
to
improve,
available
and
actionable
data
about
publicly
assisted,
affordable
rental
properties,
to
strengthen
the
capacity
of
residents,
owners
and
others
to
repair
recapitalize
and
manage
properties
for
long-term
affordability.
L
L
This
bill
presents
a
powerful
tool
to
preserve
Philadelphia's,
at-risk,
affordable
rental,
housing
and
tandem
with
the
other
three
preservation
strategies
and
foundation
for
the
future.
This
bill
will
further
Philadelphia's
Prosperity
by
helping
residents
stay
in
their
homes
and
neighborhoods,
while
they
seek
further
economic
opportunities.
Thank
you
again
for
the
opportunity
to
provide
this
testimony
today.
B
And
being
together,
I
mean
you
all
were
a
huge
piece
of
us
being
able
to
prepare
into
this
legislation
forward,
and
we
thank
you.
Thank
you
as
well.
Mr
O'donnell
for
your
continued
willingness
to
lend
your
expertise
on
this
issue.
I
have
one
question
for
you
and
your
experience.
What
have
the
perceived
worries
or
challenges
been
about
this
type
of
legislation
and
have
any
of
those
suspicions
actually
played
out
in
reality,.
K
K
It
takes
longer
to
go
through
a
writer
first
refusal
process
or
a
writer
first
offer
process,
and
it
adds
calendar
days
to
the
to
the
process
as
a
practical
matter
that
has
not
risen
to
the
level
of
of
something
which
is
making
it
making
it
unacceptable
it.
It
is
a
regulatory
layer
that
is
added,
but
frankly,
I,
think
in
in
transactions.
K
K
E
K
There
was
a
very
prescriptive
mechanism
for
how
how
those
properties
future
was
going
to
be
determined.
It
was
all
under
Federal
rules
and
there
was
a
a
specific
statutory,
explicit,
preemption
Clause.
That
said,
their
local
laws
could
not
interfere
with
the
Lipper
process
unless
they
were
of
General
applicability
and
there
were
several
attempts
at
some
local
or
state
statutes
that
failed,
because
they
specifically
conflicted
with
that
very
clear
language
but
other
than
the
the
New
York
case
that
I
mentioned
local
law.
79
I,
don't
I,
haven't
seen
any
kind
of
other.
L
You
know
and
having
only
130
days,
your
sort
of
notice
doesn't
give
you
even
a
sophisticated
buyer,
a
lot
of
time
to
necessarily
put
put
things
together.
But
if
tenants
and
elected
officials
and
others
are
aware
that
a
property
may
be
within
a
couple
of
years
of
its
contract
expiration,
there
can
be
proactive
conversations.
Tenants
can
be
forewarned
and
forearmed
just
even
the
possibility
to
have
a
voluntary
conversation
with
building
owners
and
management,
as
well
as
with
with
public
officials.
L
Just
to
say,
are,
should
is
there
anything
for
us
to
be
concerned
about,
and
if
so
are
there
opportunities
for
us
to
preserve?
I,
certainly
don't
want
to
alarm
residents
unnecessarily
for
any
reason,
and
you
know
in
many
cases
their
owners
are
not
going
to
look
to
to
sell
or
convert,
but
I
think
having
that
information
available
so
that
there
can
be
an
even
greater
runway
for
conversations.
I
just
want
to
sort
of
highlight
that,
in
addition,
so.
C
M
M
M
Some
were
new
neighbors
like
Nene
and
her
three
little
daughters,
who
had
just
been
welcomed,
maybe
five
or
six
months
earlier
to
University
City,
a
resource-rich
neighborhood
with
ample
Sparks
and
groceries
and
Trends
and
options
and
well-funded
schools
that
her
kids
could
go
to,
and
she
wasn't
given
a
heads
up
that
all
of
a
sudden
within
less
than
a
year,
he
would
get
two
months
notice
to
be
out.
We
have
no
idea
where
she
is
anymore.
Other
neighbors
had
been
there
longer
like
our
beloved
neighbor
Mr
Cyrus.
M
He
was
81
years
old.
He'd
lived
in
that
building
for
50
years
since,
before
it
became
taken
over
as
affordable
housing.
He
was
displaced
from
his
home
of
50
years
on
his
moving
day.
He
fell
and
broke
his
hip
as
part
of
a
comprehensive
relocation
assistance
that
didn't
even
with
some
crappy
ass
movers,
part
of
my
language
that
didn't
even
put
bookcases
up
against
his
walls
and
left
tripping
hazards
that
an
81
year
old
Elder.
M
You
know
he
fell,
he
broke
his
hip
and
within
two
months
his
life
had
come
to
a
close
and
he
could
still
be
having
tea
on
my
porch
right
now.
I
think
of
neighbors,
like
Kevin
who's.
Also
deceased
I,
went
and
visited
him
once
in
North
Philly,
where
he
was
staying
with
his
sister,
but
he
was
up
a
couple
flights
of
stairs
which,
for
someone
with
very
reduced
Mobility
for
him,
meant
he
basically
laid
in
bed
all
day,
whereas
he
had
more
access
to
neighbors
and
community
on
our
block.
M
Half
the
neighbors
from
that
building
we
were
in
touch
with
and
now
have
lost
touch
with,
because
again,
vulnerable
populations
are
harder
to
keep
track
of
and
have
many
other
things
on
their
plate.
One
of
them
who
may
be
able
to
join
us
to
testify
today
is
currently
in
the
hospital.
She
still
wants
to
speak
to
you
from
the
ER
at
Presby
because
she
thinks
this
is
an
important
issue.
M
Others
who
I
spoke
to
last
week,
who
wanted
to
speak
to
you
today
today
the
phone
is
disconnected
and
not
working
and
that's
you
know
the
challenges
of
our
most
marginalized
neighbors.
Until
all
of
a
sudden
have
the
rug
pulled
out
from
you
for
all
of
a
sudden,
the
neighborhood
that
you've
lived
in
I
didn't
even
tell
you
about
Marianne,
talana
Mary
and
her
daughter,
talana
lived
in
the
neighborhood
for
about
in
the
building
for
12
years,
and
her
daughter
grew
up
there.
You
know
it's
the
neighborhood.
M
M
Seeing
an
elder,
who
can
still
be
alive
right
now,
is
heartbreaking.
Seeing
people
just
go
Mia
and
seeing
the
like.
What
does
this
do
to
our
city
when
the
most
vulnerable
neighbors,
who
could
most
benefit
from
resource-rich
neighborhoods
as
resources
are
flowing
to
these
neighborhoods?
You
know
for
them
to
then
be
punted
further
away,
so
I'm
getting
some
texts
yeah
from
from
our
friend
Juana,
who
wants
to
speak
to
y'all,
but
she
may
not
be
able
to
get
in
via
the
team
system.
M
So
I
can
actually
put
her
on
speakerphone
if
you'd
like
and
try
to
give
her
a
call.
So
I
will
maybe
stop
by
rambling,
but
is
it
okay
if
we
cut
straight
to
miss
Levan
because
they
seem
to
have
her
texting
with
me
right
now,
so
I
can
get
her
on
the
line.
If
you
like,
or
does
anyone
have
any
clones
I'll
put
it
on.
M
A
Columbus
Property
Management
I
was
my
address,
I
kind
of
forgot
it
because
I
have
a
lot
of
ailments,
a
lot
of
elements
on
them,
but
I
was
very
near
and
they
just
you
know
up
and
had
us
move
out
of
affordable
housing
and
most
of
us
don't
have
money
to
you
know
move
and
we
have
friends
around
there
and
everything.
It
was
a
nice
neighborhood.
Now
I,
don't
think
I
live
at
I.
Don't
have
nobody
that
really,
you
know
like
JJ
was
one
of
my
old
neighbors
and.
E
M
M
B
Thank
you.
So
much
I
want
to
offer
to
follow
up
with
Miss
Wanda,
maybe
with
how
to
connect
to
our
right
to
council
program
to
see
if
that
may
be
helpful
in
getting
through
some
of
the
issues
in
her
current
housing
situation
and
I
also
want
to
thank
her
so
much
for
testifying
and
sharing
her
story,
even
as
she
goes
through
what
sounds
like
a
significant
Health,
Challenge
and
I'm.
B
Just
so
sorry
and
I
want
to
thank
you
JJ
for
your
advocacy
on
this
for
many
years
and
for
your
kindness
to
our
neighbors
I.
Remember
you
reaching
out
to
me
after
I,
had
won
the
Primary
in
2019,
but
before
I
started
an
office,
and
you
asked
me
to
sit
down
on
this
issue
and
you
asked
for
my
commitment
to
this
issue
and
I
just
want
you
to
know
that
I
took
it
to
heart
and
I
still
do
and
I'm
so
very
committed
to
to
this.
Thank
you.
B
N
N
Like,
for
example,
when
I
applied
for
one
of
these
homes
here,
everything
like
the
manager
at
that
time,
they
came
out
and
inspected
where
you
were
living
at
that
time.
Everything
was
fine
as
far
as
my
inspection
they
had
the
manager
has
said.
The
only
thing
you
know
we
have
to
do
now
is
to
wait
for
my
criminal
and
my
credit
background
check.
N
N
N
It
felt,
like
you
know
you,
you
just
get
kicked
out
of
your
home.
You
know,
you
know
we're
not.
We
know,
and
you
know
the
section
they
whatever
and
it's
like
we're
human
beings
and
how?
How
can
you
do
what
human
being
like
that
you
have
children
and
you
know
different
things
now,
it's
not
what
you
do.
It's
how
you
do
it
I
have
a
blueprint,
a
picture
of
a
blueprint
that
was
designed.
Excuse
me
designed
and
2012.
N
N
This
owner
to
you
know,
have
a
Section
8
complex,
in
other
words
I
I.
Might
you
know
not
be
making
it
very
clear,
but
okay
save
your
landlord,
and
you
know
the
law
is
in
effect
that
it's
20
years,
okay,
20
years
like
at
a
time
the
landlord
should
have
to
give
at
least
three
to
five
years
notice.
So
people
won't
just
be
like,
given
you
know
such
a
short
notice
and
made
smooth
out
that
beliefs
be
considerate
to
to
you
know
all
the
residents.
N
N
N
N
N
N
N
C
N
N
I
know
you
were,
you
know
you
were
fighting
and
like
doing
all
you
can
okay,
but
you
have
limitations
too,
and
you
know
this
is
Major,
for
you
know
everyone
at
University
City
townhouses,
and
this
is
extremely
major
for
you.
Okay
things
like
this.
Don't
just
happen
you,
you
know
you
was
fair
and
professional.
N
B
B
J
Thank
you,
Council,
council
member
again
for
the
opportunity
to
work
with
you,
your
staff
and
other
members
of
the
preservation
Network
on
amendments
to
this
bill.
We
are
especially,
we
especially
appreciate
you
working
with
us
and
the
administration
to
remove
language
from
section
72025
that
would
have
required
the
city
to
verify
the
qualifications
of
potential
buyers,
as
I
have
provided
in
previous
testimony
before
city
council.
J
The
city,
like
you
and
other
members
of
this
committee,
are
deeply
committed
to
preserving
existing,
affordable
rental
housing
units
through
its
our
last
two
preservation
requests
for
proposals.
The
city
committed
nearly
40
million
to
preserve
540,
affordable
rental
housing
units,
and
you
know,
in
addition
to
providing
very
critical
development
resources
to
make
improvements
to
existing
preservation.
We
also
work
with
pacdc
and
Lisk
if
Andy's
still
on
the
phone
on
building
capacity
for
our
non-profit
developers
to
help
preserve.
J
You
know,
while
we're
incredibly
supportive
of
Bill
221017
I,
do
want
to
note
and
Echo
the
others
testimony
that
the
city
can't
do
this
alone.
We
do
not
have
enough
resources
to
supply
potential,
all
potential
buyers
with
funding
to
acquire
these
affordable
rental
housing
developments,
and
we
look
forward.
J
You
know
provided
that
that
information
is
available
and
you
know
we
have
met
with
Lisk
and
the
preservation,
Network
work
and
we've
been
meeting
internally,
because
it
is
very
critical
to
have
this
resource
so
that
we
can
plan
and
be
ready
and
be
aware
of
of
expiring
preservation,
multi-family
rental
projects.
So
thank
you
for
this
opportunity
to
present
testimony
on
both
bills.
I
can't.
Thank
you
enough.
It's
a
really
great
process
when
we're
working
together
and
I'm
happy
to
answer
any
questions.
B
B
I
feel
enthused
about
the
way
that
funding
has
been
going
in
this
space,
with
both
local
and
state
options
that
have
opened
up
just
in
the
past
few
years,
and
you
have
certainly
my
full
commitment
and
and
I'm
sure
the
commitment
of
this
committee
and
the
full
Council
that
will
work
to
develop
even
more
sources
of
funding
for
this.
For
this
critical
need,
I,
don't
have
any
any
questions.
Are
there
additional
questions
or
comments
for
this
panel
from
members
of
the
committee?
B
C
B
C
C
G
My
name
is
Andre
Del
Valle
I'm,
the
vice
president
of
government
Affairs
for
the
Pennsylvania
apartment
apartment
association
representing
just
under
285
000
units
and
300
property
management
companies
across
the
Commonwealth
locally.
Here
in
Philadelphia,
we
represent
over
38
000
units
and
49
property
management
companies.
I'd
like
to
thank
you
for
allowing
me
to
testify
today
on
Bill
number
221017,
the
Pennsylvania
Apartment
Association
truly
believes
in
the
spirit
across
collaboration,
especially
when
it
comes
to
legislation
impacting
the
multi-family
housing
industry
locally.
G
We
have
worked
closely
with
phdc
assisting
in
emergency
rental
assistance,
rollouts
posting
briefings
for
both
housing
providers
and
residents,
while
also
troubleshooting
challenges
with
some
of
our
new
city
programs.
We
cross
collaborated
with
councilmember
Brooks
and
Community
Legal
Services
on
the
newly
implemented
renters
access
act
and
with
former
council
member
again
on
the
eviction
diversion
program.
Just
a
few
weeks
ago,
I
met
with
members
of
our
Pennsylvania
Congressional
Delegation
and
our
U.S
senators
in
Washington
D.C,
advocating
for
the
choice
in
affordable
housing
act
which
seeks
to
revitalize
the
U.S
Department
of
Housing
and
Urban
developments.
G
Hud
Section
8
housing,
Choice
voucher
program
I
highlight
this
cross-collaboration,
because
legislation
like
the
one
before
you
today
desperately
needs
to
have
an
open
dialogue
among
all
stakeholders
and
its
selected
officials.
The
legislation
before
you
today
and
bill
221017
has
a
number
of
technical
amendments
that
are
needed,
as
well
as
ambiguous
affirmations,
which
requires
the
owner
of
affordable
housing
properties
to
provide
each
of
the
following
at
least
12
months,
written
notice
of
their
intent
to
take
protected
action
in
the
city
outside
of
this
notice.
G
There's
also
right
right,
a
right
of
first
refusal,
which
seems
to
be
incredibly
overreaching
as
it
requires
an
owner
of
affordable
housing
who
receives
a
bonfire
offer
that
the
owner
intends
to
accept
from
an
entity
other
than
an
eligible
party
attendant
or
attendant
organization
organization.
The
owner
would
then
have
to
accept
any
matched
agreement
for
sale,
a
like
in
all
material
respect
in
the
offered
received.
This
creates
a
minimum
of
130
day
process
which
we
believe
with
disincentivize
some
of
these
housing
providers
to
want
to
continue
in
the
section
8
program.
G
While
we
appreciate
the
cross
collaboration
with
phdc
and
Community
Legal
Services,
we
don't
believe
that
either
party
has
the
financial
resources
to
purchase
an
affordable
housing
here
in
the
city
of
Philadelphia,
simply
adding
red
tape
to
a
program
that
continues
to
disincentivize
housing
providers
from
wanting
to
participate
in
the
program,
the
apartment
demand
is
growing
and
the
industry
needs
to
keep
up,
however,
producing
new
apartments
to
meet
this
demand
cards.
New
development
approaches,
more
incentives
and
fewer
restrictions
as
filled
up.
G
He
needs
to
build
3
000
new
apartments
each
year
just
to
meet
the
demand.
While
we
understand
the
intent
of
the
legislation,
the
requirements
are
ambiguous.
The
requirements
and
ambiguous
definitions
will
surely
lead
to
more
confusion
and
delays
in
the
sale
of
private
property.
The
Pennsylvania
apartment
association
association
has,
and
will
continue
to
stress,
the
need
for
profit,
Public,
Partnerships
and
cross-collaborating
to
address
the
challenges
our
city
faces.
G
We
welcome
an
opportunity
to
bring
all
stakeholders
together
to
sit
and
discuss
viable
options
while
not
punishing
an
owner
for
wanting
to
sell
their
property
or
reducing
our
affordable
housing
stock
by
disincent
sanitizing
housing
providers
with
the
requirements
in
Bill.
221-017
I'd
like
to
thank
you
for
the
opportunity
to
testify
today
and
look
forward
to
working
with
this
committee
and
council
members
in
the
future
on
any
legislation
impacting
the
multi-family
Housing
Industry.
B
B
We
also
did
make
significant
amendments
to
the
bill
post
introduction
that
I
think
clear
up
some
of
the
ambiguity
that
you're
referencing
and
beyond
that
I'd
like
to
offer
a
couple
of
other
responses
to
the
things
that
you
said.
First,
the
claim
of
the
bill
being
an
overreach
is
is
not
true.
These
steps
are
established
practice
and
municipalities,
large
and
small,
as
we've
heard,
through
the
testimony
from
Regional
Housing,
as
well
as
from
Vince
O'donnell.
B
We
consulted
with
many
legal
teams
on
this,
as
well
as
our
own
Law
Department,
and
everybody
agrees
that
there
haven't
been
many
challenges.
I
think
there
was
only
one
challenge
to
this
type
of
legislation
mentioned
today,
due
to
a
misunderstanding
of
the
preemption
laws
around
this
issue.
Next
I
want
to
clarify
that
the
time
period
to
allow
for
a
possible
match
is
not
130
days.
It's
60
to
90
days,
which
is
not
only
in
line
with
other
cities
like
ours.
It's
well
within
the
standard
due
diligence
period.
B
That
would
be
a
part
of
a
large
property
transaction.
So
we
are
not
considering
that
to
be
disruptive
once
it's
adopted
and
becomes
common
practice.
As
we
heard
it
will
become
second
nature
to
those
in
the
real
estate
Community,
and
we
do
not
believe
that
you
will
see
any
significant
drop-offs
or
delays
delays
and
how
these
deals
are
processed
in
any
entity
with
enough
capacity
to
implement
a
government.
Affordable
housing
contract
will
also
be
able
to
implement
the
minimal
notification
requirements
in
the
bill.
B
D
D
Right
well,
I,
but
I'll
look
at
it
as
well.
You
know.
So
you
know
there
is
a
delicate
balance,
but
there
has
to
be
protections,
but
it
does
not
have
to
be
onerous
and
so
we'll
take
a
look
at
it
and
I
will
I'll
make
I
want
I'd,
like
I,
am
going
to
vote
this
out
and
vote
in
favor
of
it,
but
we
have
time
for
final
passage
to
make
amendments
if
they
are
necessary.
So.
B
Okay,
thank
you
there
being
no
further
questions
from
members
of
the
committee
and
no
other
witnesses
to
testify.
I
want
to
thank
all
the
panels
and
Witnesses
for
their
participation.
Today,
we
value
your
opinions.
I
now
invite
all
panels
and
witnesses
to
please
disconnect.
Before
we
go
into
our
public
meeting.
We
will
now
pause
the
proceedings
briefly,
as
multiple
participants
lead.
The
hearing.
E
B
F
K
B
D
B
D
B
E
B
D
B
E
B
B
J
B
D
D
F
B
This
concludes
the
business
before
the
committee
on
housing,
neighborhood
development
and
the
homeless
for
today.
Thank
you
all
very
much
for
your
attendance.
Thank
you
for
your
work
and
your
partnership
on
this
issue
and
for
for
all
of
your
support.
I
really
really
appreciate.
All
of
you.
Thank
you,
madam
chair.
Thank.