►
Description
The Committee on Housing, Neighborhood Development and The Homeless of the Council of the City of Philadelphia held a Public Hearing on Tuesday, February 15, 2022, at 10:00 AM to hear testimony on the following items:
211029 Resolution authorizing the Philadelphia City Council Committee on Housing, Neighborhood Development and the Homeless to conduct public hearings to explore the crisis of expiring affordable housing subsidies and the impact of those expirations on the availability of affordable housing units in the City of Philadelphia.
A
Madam
chair,
council,
members
and
participants,
we
are
pronouncing
live.
Thank
you.
I
understand
that
state
law
currently
requires
that
the
following
announcement
be
made
at
the
beginning
of
every
remote
public
hearing
as
follows.
Due
to
the
current
public
health
emergency
city,
council
committees
are
currently
meeting
remotely.
A
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
phl
counsel
dot
com.
I
now
note
that
the
hour
has
come
sydney.
Charles,
would
you
please
call
the
roll
to
take
attendance
members
that
are
in
attendance?
A
H
A
Good
morning
very
good,
thank
you.
Now,
a
quorum
of
this
committee
has
been
established
and
this
hearing
is
now
called
to
order.
This
is
the
public
hearing
of
the
committee
on
housing,
neighborhood
development
in
the
homeless.
Regarding
resolution
number
two,
nine,
mrs
shurls,
will
you
please
read
the
title
of
the
resolution.
A
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.
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
to
be
recognized
in
order
to
comply
with
the
sunshine
act.
The
chat
feature
must
only
be
used
for
this
perfect
purpose.
A
A
Many
of
us
have
known
for
years
that
there
is
an
affordable
housing
crisis
and
that
many
individuals
across
our
city
in
the
nation
are
unable
to
keep
up
with
the
skyrocketing
cost
of
living
on
salaries
that
have
not
increased
in
any
meaningful
way
in
decades
to
make
matters
worse.
During
a
time
when
more
state
and
federal
dollars
than
ever
are
needed
to
ease
this
crisis,
we
are
seeing
a
steady
decline
in
the
funding
allocated
to
creating
and
preserving
affordable
housing.
A
Data
on
philadelphia
renters
shows
that
there
are
more
than
140
000
renter
households
in
the
city,
making
less
than
35
000
annually
and
of
those
households.
53
pay
more
than
half
of
their
household
income
on
rent
payments.
A
report
from
the
national,
low-income
housing
coalition
details
this
affordability
crisis
in
shocking
detail.
A
In
order
to
afford
the
average
rent
for
a
two-bedroom
unit
in
philadelphia,
an
individual
would
need
to
have
an
annual
household
income
of
fifty
thousand
four
hundred
dollars
or
twenty
four
dollars
and
twenty
three
cents
an
hour
at
minimum
wage.
That
means
a
person
would
have
to
work
three
full-time
jobs
or
work
for
132
hours
a
week
to
afford
an
average
two-bedroom.
A
This
is
simply
not
sustainable.
The
only
permanent,
affordable
housing
in
philadelphia
is
housing
owned
by
the
philadelphia
housing
authority.
All
the
remaining
federally
subsidized,
affordable
housing
have
contracts
or
rent
restrictions
that
expire
at
some
point
in
the
future.
Our
focus
today
is
on
those
affordable
rental
units
that
could
be
lost
when
these
contracts
or
restrictions
expire.
A
These
affordable
units
are
in
developments
that
were
either
financed
through
the
federal,
low-income
housing
tax
credit
program
or
are
operating
with
rent
subsidies
under
what
is
called
project-based
section
8
contracts
over
the
next
five
years.
117
affordable
developments
in
philadelphia
with
5
430,
affordable
units
will
reach
the
point
where
these
affordability
contracts
will
expire
and
owners
will
be
allowed
to
opt
out
of
maintaining
these
units
as
affordable.
A
When
we
look
forward
10
years
that
number
balloons
to
218
projects
and
12
286
units,
while
new,
affordable
housing
is
being
built
in
philadelphia,
it's
not
being
built
fast
enough
to
keep
up
with
the
increasing
demand,
putting
an
even
greater
strain
on
the
rental
market,
like
many
components
of
affordable
housing.
This
danger
disproportionately
affects
low-income
black
philadelphians
as
a
primary
residence
of
these
units.
For
this
reason,
the
preservation
of
these
housing
units
is
a
critical
racial
equity
issue
for
philadelphia
with
the
private
real
estate
market
hotter
than
it's
ever
been.
A
Today's
hearing
is
about
preserving
the
affordable
housing
stock
that
we
already
have
in
the
city
of
philadelphia
and
what
we,
as
a
city
government,
need
to
be
doing
to
ensure
that
these
units
remain
affordable
over
the
long
term.
We
as
a
collective
have
a
responsibility
to
provide
housing
that
will
not
bankrupt
our
citizens.
We
must
create
innovative
federal
state
and
local
partnerships,
allocate
more
funding
and
develop
regulatory
solutions.
A
I
hope
that
the
testimony
we
hear
during
today's
hearing
will
help
highlight
solutions
and
a
path
forward.
I'm
also
very
grateful
that
we
will
have
some
of
philadelphia's
residents
joining
us
today
who
are
experiencing
the
effects
of
these
opt-outs,
as
we
speak,
so
that
we
can
ground
ourselves
in
the
perspectives
of
our
constituents.
A
A
A
G
H
H
Thank
you
to
the
residents
of
subsidized
housing,
who
are
at
the
meeting
today,
as
well
as
those
who
could
not
be
here
for
all
their
work,
to
ensure
that
policy
solutions
are
responsive
to
their
lived
experience
and
expertise,
and
thank
you
to
the
many
people
working
on
the
topic
of
preservation,
including
the
local
initiative,
support
corporation
list,
which
leads
preservation,
work
both
locally
and
nationally,
as
well
as
deputy
mayor,
ann
padilla
and
melissa.
Long,
who
has
championed
these
issues.
H
Meaningful
progress
on
the
preservation
of
subsidized
housing
requires
ongoing
commitment
from
government
officials
and
partnership
between
them
and
the
many
organizations
and
people
in
the
room
here
today.
My
name
is
vince
reyna
and
I'm
an
associate
professor
in
the
department
of
city
and
regional
planning
at
the
university
of
pennsylvania
and
the
faculty
director
of
the
housing
initiative
at
penn
in
2018.
I
helped
the
city
of
philadelphia
write
its
10-year
housing
plan
alongside
lisk.
That
plan
endorsed
and
adopted.
H
Much
of
the
framework
and
solutions
proposed
by
the
city's
preservation
task
force,
which
I
had
the
opportunity
to
work
with
two
years
prior,
I
was
asked
to
provide
some
framing
comments
today,
many
of
which
are
meant
to
be
broad,
but
all
of
which
I
would
gladly
dive
into
further
going
forward.
The
first
thing
to
keep
in
mind
is
that
we
are
seeing
what
we
are
seeing
at
university
city.
Town
homes
is
not
new,
nor
is
it
a
one-time
event.
H
The
us
government
has
long
used
public-private
partnerships
whereby
the
government
subsidizes
a
private
owner
to
develop
a
property
and
maintain
it
for
a
fixed
period
of
time
to
produce
housing
generally
and
affordable
housing.
Specifically,
this
model
emerged
in
the
1960s
and
has
become
the
primary
means
through
which
subsidized
housing
is
created
and
maintained
outside
of
the
public
housing
program.
H
This
development
model
extends
beyond
just
federal
programs
and
applies
to
local
ones
as
well,
including
current
production
programs
in
philadelphia
and
with
this
model
comes
several
distinct
opportunities
and
challenges,
as
I
outlined
in
a
paper
published,
the
lincoln
is
due
for
land
policy
in
2018
and
has
been
shown
in
the
work
by
scholars
like
dr
catherine
howell
at
virginia
commonwealth
university,
as
well
as
researchers
at
the
national
income
housing
coalition.
There
are
distinct
risks
facing
our
existing
subsidized
housing
stock.
These
risks
include
expiration
rate.
H
H
The
property
is
developed
on
in
some
programs
like
project-based
section
8
subsidy
contracts
are
renewable
and
some
owners
can
add
can
can
and
do
renew
their
subsidy
for
another
set
period
of
time
for
other
programs
like
the
low
income,
housing
tax
credit
program,
the
partnership
in
the
program
ends
at
the
fixed
period
and
an
owner
would
need
to
reapply
for
a
new
round
of
support
to
technically
remain
in
the
program.
A
subsidy
contract
ending
or
expiring
means
that
the
legal
obligations
tied
to
that
subsidy,
which
requires
units
to
be
affordable,
also
end.
H
However,
sometimes
units
do
remain
affordable.
In
some
cases,
additional
affordability
restrictions
exist
beyond
the
subsidy
contract
or
other
local
protections
might
be
triggered.
For
example,
some
localities
require
that
all
units
exiting
subsidy
programs
must
adhere
to
some
form
of
rent
control
or
rent
regulation
model.
That
only
allows
for
gradual
price
increases,
finally
absent
any
support
or
regulations.
Some
owners
may
choose
not
to
increase
rents,
but
the
absence
of
legal
obligations
allows
them
to
do
so
at
any
point
in
time.
H
The
second
challenge
is
depreciation
and
rehabilitation
risk,
which
is
the
risk
that
a
building
becomes
uninhabitable.
Much
of
our
existing
subsidized
housing
stock
is
old
and
in
need
of
significant
investment.
Property
investments
are
essential
for
both
the
well-being
of
the
households
in
the
property
and
the
viability
of
the
property
themselves.
H
If
these
needs
are
not
met,
a
property
subsidy
contract
can
be
revoked.
Finally,
there
is
appropriations
risk
which
stems
from
the
uncertainty
around
whether
and
at
what
level
the
federal
local
government
will
fund
subsidy
programs.
Some
subsidized
housing
properties
have
provisions
in
their
contracts.
Saying
assistance
is
subject
to
annual
appropriations,
while
others
have
contracts
for
programs
that
no
longer
exist
and
therefore
cannot
be
renewed.
The
appropriation
risk
also
applies
to
having
sufficient
resources
to
reinvest
in
the
properties
when
repairs
and
upgrades
are
needed
in
all
settings.
H
This
means
that
preservation
is
tied
to
a
government
commitment
to
the
subsidized
units
that
are
in
existence,
including
addressing
their
ongoing
needs.
The
third
risks
are
not.
The
three
risks
are
not
mutually
exclusive:
they
can
all
all
three
can
affect
our
subsidized
properties.
At
the
same
time,
preservation
needs
are
reoccurring,
and
the
conversation
we
have
here
today
should
extend
to
how
we
think
about
what
is
being
subsidized
and
produced
now,
because
those
are
potential
future
preservation
needs.
The
next
important
framing
point
is
to
think
about
why
we
preserve
properties.
H
First
in
a
city
like
philadelphia,
there's
a
shortage
of
affordable
housing,
especially
of
affordable
housing,
meeting
high
housing
quality
standards
and
that
reality
alone
makes
preservation
important.
Some
studies
suggest
that
it
is
often
but
not
always
cheaper
to
preserve
existing
housing
that
develop
to
then
develop
new
units,
which
means
preservation.
Efforts
could
sometimes
be
a
more
efficient
way
to
ensure
a
set
of
pool
of
affordable
housing.
Further,
this
presents
an
opportunity
to
leverage
federal
resources
that
would
be
lost.
Otherwise,
another
reason
for
preservation
is
access.
H
Is
it
is
difficult
to
build
new,
affordable
and
or
subsidized
housing
units
in
high-cost
areas?
My
own
research
with
dr
jacqueline
begley,
focusing
on
new
york
city,
shows
that
owners
often
exit
subsidized
housing
programs
in
areas
with
high
price
appreciation,
which
means
the
areas
becoming
less
affordable,
are
the
ones
with
it
where
owners
often
opt
out
of
the
renewal
of
their
subsidy
contracts
and
work
with
dr
michael
lenz.
H
We
show
that
such
explorations
present
a
challenging
landscape
nationally
for
preserving
access
to
neighborhoods
that
have
lower
poverty
rates,
better
performing
schools
and
other
local
amenities,
important
for
child
development
and
household
economic
and
physical
well-being.
A
third
clear
reason
for
preservation
is
that
losses
of
these
units
present
a
real
cost
to
low-income
households
who
live
in
the
properties.
In
theory,
tenants
and
properties.
With
an
expiring
section,
a
contract
have
access
to
a
powerful
form
of
support,
which
is
a
tenant
protection,
voucher,
a
safety
net
that
exists
in
no
other
affordable
housing
program.
H
This
means
that
when
a
project-based
section,
8
contract
ends,
tenants
are
offered
a
section
8
voucher
that
they
can
use
to
lease
their
existing
unit
or
find
a
new
one
on
the
private
market.
But
in
reality,
this
safety
net
has
many
holes.
My
research
with
ben
winter,
focused
on
whether
households
offered
a
tenant
potential
voucher
use
the
subsidy.
H
We
found
that
the
voucher
is
not
used
by
most
households,
despite
desire
to
use
it
at
a
high
level
of
household
demand
for
the
subsidy,
there
is
extensive
research
showing
the
many
challenges
households
face
when
trying
to
use
their
voucher,
not
the
least
of
which
some
owners
will
not
accept
it.
Those
few
households
who
use
the
voucher
to
move
tend
to
move
to
lower
poverty
tracks.
However,
the
subsidy
offers
the
weakest
safety
net
for
households
where
the
head
is
older
than
62
or
black,
as
well
as
those
with
children
on
average.
H
Those
who
do
not
use
their
voucher
lose
over
460
dollars
per
month
of
rental
assistance,
which
is
equivalent
to
roughly
41
percent
of
their
effective
income.
This
is
a
huge
shock
to
households,
many
of
whom
are
low
income
and
on
fixed
incomes.
These
numbers
show
that
we
cannot
assume
the
existing
protections
work
well
and
equally
for
everyone.
H
Thus,
while
our
focus
is
often
on
preserving
the
subsidy
on
a
property,
we
must
not
forget
the
needs
of
the
tenants
in
properties
if,
when
and
where
the
subsidy
is
actually
ended,
they
need
support
as
they
try
to
access
and
maintain,
affordable
and
stable
housing
and
many
people
and
resources
in
the
community
that
they
relied
on
for
their
everyday
well-being.
These
needs
are
also
ongoing.
My
work
with
greg
preston
shows
that
households
who
live
in
subsidized
housing
have
lower
odds
of
being
evicted
in
similar
households
and
market
rate
properties.
This
means.
H
Loss
of
subsidized
housing
has
long-term
implications
for
household
stability.
So
what
do
we
do?
Well
in
many
ways?
Answering
this
question
is
the
goal
here
today.
I
know
many
other
panelists
will
present
solutions
and
again
I
asked
to
ask
people
to
look
over
the
many
ideas
put
forth
in
the
city
of
philadelphia's
preservation
and
housing
plans.
But
again
in
the
interest
of
framing,
I
want
to
offer
three
key
items.
First,
there
needs
to
be
an
ongoing
federal
and
local
commitment
to
financing
streams
that
ensure
resources
for
preservation.
H
Some
of
these
resources
exist
already
through
programs
like
the
low
income,
housing
tax
credit
program
and
the
growing
suite
of
local
programs
under
under
current
leadership.
However,
additional
solutions
could
include
acquisition
loan
funds
focused
on
preservation
and
things
along
those
lines.
Resources
should
also
extend
to
support
tenants,
effective
preservation
challenges
through
legal
assistance
that
increases
their
ability
to
protect
their
rights,
access
to
housing,
navigators
to
help
them
understand
how
to
use
existing
protections
and
a
broader
set
of
services
that
acknowledge
their
many
needs
are
ongoing
needs.
H
Second,
there
is
a
distinct
opportunity
to
acknowledge
that
the
city
has
a
lot
of
regulatory
authority
it
can
use,
some
of
which
can
apply
to
existing
subsidized
housing
properties
and
to
new
developments
to
address
future
preservation
needs,
as
the
city
has
shown.
Combining
resources
and
regulations
is
an
effective
approach
that
should
be
applied
here
in
the
preservation
setting
and
finally,
there
is
a
need
to
both
invest
in
the
capacity
of
the
city
to
actively
monitor
needs
and
challenges,
as
well
as
support
the
capacity
of
legal
service
organizations,
attending
organizations
and
the
nonprofit
development
community.
H
So
they
can
meaningfully
engage
in
proactive
preservation
efforts.
The
reality
is
that
every
moment
is
an
important
policy
moment
for
the
existing
stock
of
subsidized
housing.
I
hope
the
efforts
today
reflect
an
ongoing
commitment
to
preservation
that
will
result
in
the
successful
protection
of
much
needed,
affordable
housing
in
the
city
of
philadelphia.
A
Thank
you
so
much,
mr
rayna,
and
before
we
move
on
with
the
testimony,
I
wanted
to
highlight
one
thing
that
you
said
in
your
testimony.
That
was
just
shocking
to
me
when
I
talked
to
you
a
few
weeks
ago,
which
is
when
we're
told
you
know
that
an
owner
is
opting
out,
but
not
to
worry,
because
everyone
is
getting
such
an
eight
vouchers
and
they'll
be
able
to
find
new
housing.
A
J
Thank
you
good
morning.
My
name
is
vincent
o'donnell
and
thank
you
so
much
for
your
interest
in
the
critical
issue
of
preserving
affordable
housing
and
for
the
opportunity
to
testify
today.
You're
going
to
note
a
lot
of
unplanned
redundancy
of
my
testimony
with
professor
raynus,
a
very
important
framing
statement,
which
I
wholly
endorse.
J
I
would
like
to
thank
you
councilmember
gautier
and
the
other
co-sponsors
for
your
leadership
in
focusing
attention
on
the
issue
of
expiring
federal
subsidies
and
use
restrictions
in
multi-family
housing.
I'm
currently,
a
private,
affordable
housing
consultant
who's
worked
for
over
45
years
with
state
and
local
government
nonprofit
developers
resident
organizations.
J
I
was
formerly
vice
president
for
preservation
at
the
local
initiative
support
corporation
and
I
currently
advise
the
commonwealth
of
massachusetts
and
the
city
of
boston
in
their
affordable
housing
preservation
strategies.
My
primary
mission
personally
is
to
promote
the
creation
and
preservation
of
safe,
affordable,
multi-family
housing.
I
also
work
closely
with
hud
at
the
local
and
headquarters
leadership
level,
on
issues
specifically
related
to
assisted
multi-family
housing
preservation.
J
So
this
nation
relies
on
the
private
sector
to
produce
hundreds
of
thousands
of
units
of
affordable
housing
using
a
wide
variety
of
mechanisms.
However,
the
commitments
and
obligations
between
the
federal
government
and
private
owners
are
not
permanent
funding
and
regulatory
control
form
a
quid
pro
quo,
and
these
business
agreements
have
finite
terms.
This
means
that
owners
of
subsidized
multi-family
housing
may
have
the
legal
right
and
a
financial
incentive
to
discontinue
receiving
financial
assistance,
deregulate
the
housing
and
return
to
market
level
rents.
J
J
Each
program's
affordability
mechanism
has
a
corresponding
risk
in
the
late
1970s.
A
mandate
for
a
high
level
of
rapid
production
led
to
a
wave
of
hud
foreclosures,
with
no
mandate
for
restoring
failed
properties
to
affordable
use.
Subsidized
mortgages
could
be
prepaid,
terminating
affordability
requirements
and
mortgage
maturity.
Regulatory
agreements
simply
expired,
long-term
project-based
section
egg
contracts
expire.
J
The
low-income
housing
tax
credit
program
requires
a
minimum
15-year
extended
use
agreement
after
an
initial
15-year
compliance
period,
but
there
are
loopholes,
just
as
properties
are
approaching
the
end
of
that
regulatory
period.
Also,
this
inventory
includes
properties
that
were
built
or
renovated
30-50
years
ago.
Virtually
all
need
major
capital.
Investment
for
sustainability,
for
many
prudent
asset
management,
refinancing
and
new
capital
or
rent
subsidies
are
enough,
but
some
have
fallen
into
distress
and
are
in
danger
of
failure.
In
these,
a
change
of
ownership
may
be
needed.
J
We
need
incentives
for
owners
either
to
improve
their
performance
or
transfer
the
property
to
a
preservation
purchaser
committed
to
permanent
affordability
and
quality
housing
through
coordinated
national
advocacy.
We
have
developed
a
preservation
toolkit
that
meets
these
challenges.
It's
complicated.
It
relies
on
financial
incentives
that
are
intended
to
make
preservation
the
easy
door
and
owners
are
at
some
point
in
time,
still
free
to
choose
a
different
path
and,
as
our
efforts
to
heal
distressed
communities
begin
to
succeed,
rising
values
may
make
the
market
rate
path
more
attractive.
J
Ultimately,
both
regulation
and
resources
are
required
for
sustainability
of
this
valuable
portfolio.
If
we
don't
preserve
it,
it's
more
costly
to
replace
it,
because
this
inventory
was
created
primarily
with
federal
funding
under
federal
rules
that
permitted
the
regulation
at
some
point
in
time.
I
believe
the
financial
burden
of
the
solution
should
primarily
be
the
federal
governments,
yet
there
is
also
an
essential
role
for
state
and
local
government
data
collection
and
analysis
to
which
properties
are
at
risk.
J
Interagency
coordination,
cultivation
of
a
preservation
mission
in
the
housing
community
and
development
subsidies,
such
as
soft
loans
and
tax
credits.
Nonprofit
purchasers
see
starkly
that
patient
capital
is
lined
up
to
support
all
cash.
No
due
diligence
purchases
at
irrational
prices,
the
return
on
equity
will
come
when
an
inevitably
rising
market
makes
it
feasible
to
displace
tenants
and
convert
to
conventional
use.
We
can
only
hope
that
in
the
meantime,
the
unsustainable
economics
don't
threaten
the
habitability
of
the
housing
itself.
J
The
economic
pressure
to
deregulate,
upends,
conventional
wisdom,
we've
seen
low-income
african-american,
seniors
displaced
from
a
weak
market,
section,
8
property
for
conversion
to
luxury
apartments
for
young
professionals,
low-income
housing,
tax,
credit,
assisted
properties
are
routinely
marketed.
As
a
quote,
significant
value.
Add
opportunity,
unquote,
based
on
exploiting
the
extended
use
agreement
loophole
I
mentioned
earlier.
The
market
is
efficient
and
structured
to
reap
these
opportunities
when
and
where
they
appear.
Regardless
of
the
negative
impact
on
racial
equity.
J
I've
addressed
the
general
shape
of
the
preservation
challenge
andrew
fishkoff's.
Testimony
more
specifically
later
will
re
quantify
the
dimensions
of
the
potential
threats
to
philadelphia's
inventory
of
subsidized
multi-family
housing.
As
you
have
chair
guilty,
I
recommend
taking
his
analysis
to
heart
nationally.
I
find
that
not
only
in
overheated
markets,
but
also
in
relatively
weak
sub
markets.
There
are
holes
in
the
safety
net
that
will
be
exploited,
reducing
the
affordable
housing
stock,
harming
the
residents
and
communities
the
housing
is
serving.
J
I
commend
liske
and
all
the
members
of
philadelphia's
preservation
network
for
their
foresight
and
for
organizing
a
community-based
collaboration
to
sustain
this
essential
community
resource.
The
written
testimony
includes
a
somewhat
more
detailed
and
technical
summary
of
the
issues
I've
been
describing
and
thank
you
again
for
the
opportunity
to
testify.
A
Thank
you
very
much,
mr
o'donnell,
for
your
testimony
and
also
for
your
work.
I
strongly
agree
with
you
that
we
need
the
federal
government
to
step
in
here
to
help
us
with
this
federal
program.
I
also
want
my
colleagues
and
the
public
to
know
that
we
invited
officials
from
hud
and
phfa
well
several
times
to
attend
and
they
declined
to
participate,
and
so
I
hope
that
this
is
a
conversation
that
we
can
have
together,
because
it's
such
a
critical
one
for
the
city
of
philadelphia,
miss
melissa,
long.
B
Hello
good
afternoon,
I'm
melissa
long,
I'm
the
director
of
the
city's
division
of
housing
and
community
development,
and
I'm
pleased
to
provide
testimony
today
on
bill
number
211029
in
many
apologies
that
I
did
not
submit
written
testimony,
but
I'm
happy
to
testify.
So
thank
you
for
the
opportunity.
B
The
city
cannot
do
it
alone
and
our
partners
need
that
support
as
well.
So
I'm
I'm
pleased
to
say
that
you
know.
Over
the
last
several
years,
the
city
has
issued
a
preservation,
request,
preservation,
rfp,
and
I
think
it's
really
important
for
not
only
those
that
need
that
are
at
their
15
years.
But
we
recognize
that
projects
need
capital
investment
several
years
into
before
it
becomes
an
issue.
B
So
we
we
are
committed
and
have
been
over
the
last
several
years,
issuing
a
preservation
rfp
to
provide
resources,
and
we
just
actually
and
the
recent
one
awarded
nine
projects
for
about
almost
23
million
dollars
worth
of
subsidy.
So
that
is
incredibly
critical.
We're
also
working
with
our
partners
phdc
to
sort
of
retool
a
small
landlord
investment
program,
because
one
of
the,
in
addition
to
the
housing
action
plan,
the
city
worked
with
partners
on
a
study
of
the
naturally
occurring
affordable
housing.
B
As
we
all
know,
many,
the
majority
of
landlords
in
philadelphia
are
small
landlords
and
so
also
working
to
implement
the
recommendations
that
align
with
the
city's
housing
action
plan.
And
again,
I
think
you
know
continue
to
work
with
our
partners.
Council
and
lisk
get
a
right
of
first
refusal,
but
you
know
also
recognizing
that
not
just
city
resources
will
be
necessary
to
be
made
available
to
have
a
successful
to
have
that
regulatory.
B
Strategy
work.
I
think
it's
also
very
important
that,
in
addition
to
capital
improvements
for
these
projects,
that
we
think
about
the
operating
subsidy
and
rent
support
and
again
you
know-
we
continue
to
advocate
at
the
national
level
of
the
need
for
increased
vouchers
and
sustainable
rental
assistance
for
those
that
may
not
need
that
deep
of
subsidy.
B
I
think
you
know,
while
we
had
almost
250
million
dollars
of
emergency
rental
assistance,
those
funds
are
expended
and
we
still
have
30
000,
tenants
and
landlords
and
that
had
submitted
rental
applications
requiring
nearly
400
million
dollars
of
support.
So
the
need
for
rental
assistance
and
housing
vouchers
is
is
very
significant
and
the
city
did
three
years
ago
recognizing
that
many
tenants
in
low-income
housing,
tax,
credit
financed
developments
are
rent
burdened
and
working
again
with
our
partners
and
with
over
two
million
dollars
a
year
in
housing.
B
Trust
funds
launched
a
shallow
rent
program
to
assist
tenants
who
are
rent
burdened
in
those
projects
and
for
a
very
long
standing
period,
utility
assistance.
We
have
had
a
program
financed
with
housing,
trust
funds
to
provide
utility
assistance
for
renters
so
and
I
think
to
the
data
piece.
I
know
that
my
staff
is
working
with
city
council
staff
on
creating
a
database
so
and
working
with
lisk
on
that
as
well.
A
A
Both
of
your
testimonies
highlight
that
this
isn't
a
new
problem
and
that
it
requires
proactive
coordination
and
participation
from
a
variety
of
sectors
which
pieces
of
this
puzzle
do.
You
feel,
are
most
important
for
philadelphia
to
be
focusing
on
right
now,
as
we
look
to
extending
the
life
of
these
affordable
housing
sites.
I'd
like
you
both
to
weigh
in
on
that.
J
You
want
to
go
first,
let's
try,
okay!
Well,
I
I
I
think
it's
the
the
federal
resources
can
be
there
if,
if
properly
orchestrated-
and
so
I
think
part
of
the
what's
it
important-
is
to
have
a
a
strategy
that
that
is
a
practical
alternative
for
a
given
owner.
We
don't
have
a
coercive
situation
and
regulation
process.
J
J
It's
much
simpler
to
do
a
preservation
transaction,
because
the
regulatory
burden
kind
of
falls
away
for
a
transaction
which
is
going
to
maintain
the
affordability.
So
I
think
the
city
can
help
to
create
an
atmosphere
and
help
to
create
a
consensus
within
the
development
community
and
also
to
build
the
capacity
of
nonprofit
and
other
purchasers
who
were
committed
to
permanent
affordability.
J
A
J
Well,
this
was
something
which,
for
over
10
years,
maybe
15
years
was
an
annual
ritual
with
the
state
legislature,
because
we
have
home
rule
issues
in
massachusetts.
So
this
legislation
had
to
come
from
the
state,
not
from
the
city
or
we
could
have
gotten
it
by
requesting
home
rule
permission,
but
in
any
event
it
was
a.
It
was
a
commun
real
estate,
community-wide
discussion
and
every
year
these
proposals
were
basically
shot
down
by
the
real
estate
development
community.
J
J
A
lot
of
tenants
got
hurt
and
finally,
folks
in
the
state
legislature
decided
that
they
really
needed
to
do
something,
and
they
asked
our
statewide
advocacy
organization,
citizens,
housing
and
planning
association,
of
which
I
was
a
board
member
to
to
convene
a
task
force
to
come
up
with
a
solution
that
everybody
could
could
support,
not
just
live
with,
but
support,
and
we
we
just
had
at
it
for
about
a
year
and
came
up
with
something
which
we
we.
The
advocates
had
to
recognize
that
we
couldn't
coerce.
J
We
couldn't
require
an
owner
to
take
less
than
market
value
for
their
property.
We
couldn't
even
require
the
owner
to
sell
we,
but
we
we
maximized
the
opportunity
where
there
was
the
ability.
So
if
an
owner
decided
to
sell,
then
we
could
step
in
with
a
writer
first
refusal
and
we
had
to
offer
the
same
terms
in
terms
of
a
purchase,
and
that
meant
that
somebody
had
to
back
that
up.
You
know,
as
as
one
person
said
at
the
beginning
of
that
discussion,
when
it
was
kind
of
confrontational.
J
Well,
if
the
state
wants
to
do
something,
they
already
have
the
power
they
can
declare,
they
can
use
eminent
domain
powers
and
they
can,
you
know,
buy
the
property
and
that's
that
was
not
a
constructive
way
to
go.
Everybody
recognized
that,
and
so
we
felt
that
we
had
to
develop
a
kind
of
a
consensus
approach
again.
A
H
H
Is
that
clearly
there's
a
lot
of
momentum
going
on
with
university
city,
town
homes,
around
kind
of
building,
critical
connections,
and
I
think
acknowledging
that
that's
a
moment
where
there
is
capacity
building
going
on,
but
also
there
is
a
distinct
statement
about
where
capacity
gaps
are,
and
so
this
current
moment
is
a
real
important
learning
opportunity
for
not
just
how
you
approach
this
one
development,
but
how
you
approach
them
going
forward.
You
know
one
of
the
things
that's
come
up
here
is
clearly.
This
is
a
repeat
game
right.
H
It's
in
order
to
renew
a
contract
five
times
and
then
not
renew
it
right.
They
can
renew
it
in
perpetuity.
Each
time
presents
an
opportunity
for
an
owner
to
essentially
assess
their
needs,
but
potentially
leverage
their
position
as
well,
and
so
I
think
in
some
ways
what
you're
doing
here
also
is
setting
a
precedent
for
how
the
city
wants
to
respond
in
this
context,
and
the
response
really
comes
across
a
broad
set
of
things
right,
one
is
public
statements
right.
H
Another
is
kind
of
supporting
the
capacity
and
collaboration
of
groups
working
on
this
another
is
kind
of
being
out
there
with
the
data
and
realities
about
it
and
proposing
legislation
around
it
and
others
making
critical
links
like
vin
said
about.
You
know
what
are
the
consequences
so
clearly,
these
are
market
transactions.
A
B
A
Okay,
so
I
know
that
we're
all
grateful
for
the
council
president's
leadership
on
the
neighborhood
preservation
initiative
and
that
this
will
offer
more
resources
for
affordable
housing.
Development
and
preservation
does
dhcd
have
a
sense
of
how
many
preservation
grants.
It
will
now
be
able
to
offer
thanks
to
new
funding
that
is
coming
from
mpi
and
how
that
compares
to
the
number
of
buildings
whose
affordability
contracts
are
at
risk
of
expiring.
B
And
I
think
we're
getting
a
good
sense
of
that
and
you
know
we're
continuing
to
forecast
that
out,
but
with
the
recent
proposal
that
we
issued
over
this
past
fall
commit
you
know,
nine
projects
with
you
know
almost
23
million
dollars
in
subsidy.
A
majority
of
that
thank
you,
council,
president
city
council
and
the
administration.
For
this
end,
these
npi
dollars.
A
Okay,
you
talked
earlier
about
the
city's
housing
action
plan
from
2018
and
how
it
identified,
affordable,
housing,
rental
preservation
as
a
key
area
of
need.
Are
there
any
specific
recommendations
from
that
plan
that
you
feel
are
of
primary
importance
for
the
city
to
focus
on
and
implement
at
this
time
related
to
this
issue.
B
B
I
will
add
yep
because
I
think
it
is
important,
because
I
really
I'm
looking
at
vincent
right.
We
do
need
to
continue
to
advocate
at
that
federal
level
right
because
they,
I
think,
what's
very
critically
important
and
really
recognize
and
that
even
low
income,
housing,
tax
credits
with
rents
at
less
than
60
percent
and
many
of
our
tenants
are
cost
burden
or
severely
cost
burden
and
in
desperate
need
of
you
know,
ongoing
flexible
beds.
B
I'm
going
to
say
this,
my
friends
from
hud,
listening,
flexible
funding
for
for
for
rental
assistance
and,
of
course,
increased
housing
vouchers,
because
that's
very
in
in
order
to
ensure
that
that
our
very
very
low
income
residents
can
remain
in
those
tax
credit
units
that
are
preserved
or
newly
produced
right.
One
of
the
biggest
challenges
that
we
have
and
in
naturally
occurring
affordable
housing
is
definitely
rental.
Assistance.
A
Okay,
so
we've
all
you
know,
I
think
everyone
on
this
panel
and
and
myself,
we've
all
talked
about
how
we
critically
need
hud
to
step
in
here.
Does
the
city
have
have
what
steps
have
we
taken
or
what
steps
have
we
thought
of
to
meaningfully
engage
hud
as
well
as
phfa
in
this
conversation,
given
what
we
know
can
happen
in
the
next
five
to
ten
years.
B
You
know,
I
think
you
know
we
work
with
the
mayor's
administration
working
with
hud,
and
I
can
tell
you,
as
you
can
imagine
that
I
also
advocate
tirelessly
at
our
regional
level,
and
you
know
in
the
hopes,
because
a
lot
of
that
is
around
right.
It's
one
thing
to
to
the
increased
allocation
to
the
extent
money.
A
B
You
know,
I
think,
and
being
strategic
about
it,
because
in
recognizing
the
city
has
limited
resources
and
especially
and
being
now
two
years
into
the
pandemic,
and
I
think
it's
again
and
we
have
great
partners-
is
increasing
our.
You
know
calling
on
partners
right
to
help
and
we
have
in
the
past,
lisk
and
pacdc
to
you
know.
G
G
I
just
wanted
to
ask
if
the
city
is
tracking
data
around
our
naturally
occurring,
affordable
housing
stock
and
how
it
has
changed
since
the
pandemic
and
if
you
all
could
break
that
down
between,
like
single
family
homes
or
those
that
are
like.
You
know,
one
to
four
units
like
a
duplex
or
tri-flex
quadplex
and
then
high-rises
or
larger,
affordable
housing
units.
B
G
Okay,
that'll
be
great,
because
what
I
really
want
to
do
is
understand,
particularly
for
the
record
and
for
council
members.
Understanding
is
what
is
happening
with
our
naturally
occurring,
affordable
housing
since
the
pandemic
and
where,
if
we
could
sort
of
map
it
out
where
the
most
constraints
are
so
that
we
understand
where
the
most
resources
are
needed
and
how
we
should
prioritize
those
resources
for
individuals,
and
I
think
we
can't
manage
what
we
don't
measure.
G
You
know
going
from
downtown
northern
liberties,
brewery
town,
pushing
up
into
the
northwest
and
some
of
the
other
areas
and
just
how
the
housing
stock
has
just
changed
in
general.
So
I
think
we
really
need
to
get
a
really
robust
picture
of
exactly
what's
happening
now
that
we
have
the
census
results
and
then
what's
going
on
through
the
pandemic.
So
we
understand
where
we
have
to
put
resources
for
individuals
and
for
families
to
try
to
help
them
preserve,
and
you
know,
stay
in
the
naturally
occurring
affordable
housing
that
they're
currently
in
okay.
B
Yes,
absolutely-
and
I
also
think
you
know
during
the
pandemic-
and
I
remember
having
a
conversation
with
hud,
especially
with
small
landlords
right
where
we
had
a
very
small
allocation
of
I
mean
it
was
11
million
dollars
of
community
development.
Block
grant
cares,
act,
money
right
and
for
those
land,
the
small
landlords.
G
Okay,
that'll
be
great,
and
we
thank
you
all
for
the
work
that
you've
been
doing
even
around
the
the
tangled
title
piece,
which
you
know.
I
know
that's
separate
from
this
hearing,
but
it's
also
a
part
of
home
ownership
preservation
in
the
city
and
keeping
folks
in
there
naturally
occurring
affordable
housing
for
families.
G
Because
one
thing
I
think
we've
heard
a
lot
about
is
the
condition
of
the
housing
stock
and
that
the
housing
stock
is
older
here
in
the
city
which
I
think
plays
into
some
of
the
other
things
we're
seeing
happening
across
the
city.
So
how
are
we
looking
at
the
bipartisan
infrastructure
package
is
an
opportunity
to
try
to
get
some
additional
competitive
dollars
in
for
the
owners.
B
I
think
I
know
the
with
the
final
infrastructure
package
was
passed.
I
I
would
need
to
go
back
and
I'm
I
think
that
there
is
not
as
much
opportunity
for
for
rental
assistance
or
housing
that
ended
up
coming
in
that
final
bill
at
that
level.
So
again,
I
would
definitely
want
to
get
back
to
you
on
on
that
as
well.
I
know
that
it
was
in
the
original
right.
G
Yeah,
but
you
know
what
melissa
I
was
thinking
more
so
around
not
just
the
sort
of
rent
subsidies,
but
more
so
around
opportunities
for
let's
say
weatherization
upgrades
in
a
property,
other
environmental
aspects
that
we
could
potentially
you
know,
do
competitive
funding
for
if
the
city
would
apply.
You
know
for
that
particular
funding.
So
looking
at
opportunities
for
unique
funding
opportunities
outside
of
the
rent
subsidies
that
may
or
may
not
be
available.
B
Yeah-
and
I
think
the
opportunity
is
going
to
be
in
the
build
back
better
bill
right
that,
I
think,
is
not
the
infrastructure
bill
and
I
think
the
buildback
better
bill
is
currently
stalled,
so
we
can
advocate
for
for
that
one
to
get
past.
I
think
the
housing
related
weatherization
capital
improvements,
I
think,
are
that's
more
in
the
build
back
better
bill.
B
G
Yeah
and
I
just
yeah-
I
just
wanted
to
make
sure
that
we
are
thinking
about
all
of
the
potential
opportunities
that
may
abound
with
some
of
the
dollars.
We
know
that
are
sort
of
one-time
infusions
for
cities
to
provide
help
in
any
way
we
can
for
our
housing
stock,
which,
particularly
for
older
city
like
philadelphia,
so
I
I
was
just
simply
trying
to
think
outside
the
box
to
figure
out
what
more
can
we
do
in
order
to
to
try
to
make
a
difference
for
our
constituents?
G
A
K
K
K
You
were
talking
about
that,
but
yet-
and
still
no
one
has
approached
these
owners
before
ahead
of
time
to
say:
okay,
this
is
getting
ready
to
happen.
Your
contract
is
about
to
to
to
expire.
What
are
you
going
to
do
so?
If
you
decide
to
sell,
are
you
going
to
give
the
renters
or
the
tenants
an
opportunity,
maybe
to
buy
into
the
property
and
or
the
city
the
opportunity
to
have
first
crack
at
buying
or
bidding
on
certain
properties?
I
don't
understand
how
this
can
go.
K
K
So
now,
all
of
a
sudden
as
black
people,
we
don't
have
enough
money
or
housing
for
black
people,
black
and
brown
people
when
in
reality
we
know,
there's
more
white
people
in
this
country
than
there
are
blacks,
but
it's
always
seems
to
come
down
to
the
other
of
where
it
doesn't
where
we
don't
have
enough
housing,
affordable,
housing,
okay,
now
I'll
get
into
what
I
wanted
to
say.
Basically,.
K
K
K
K
If
developers
don't
set
aside
or
build
more
affordable
housings
across
the
city,
instead
of
marginalizing
the
working
poor.
To
appease
a
certain
group
of
the
work,
a
certain
class
or
group
of
people
create
more
mixed
income,
neighborhoods
being
that
philadelphia
is
one
of
the
most
segregated
cities
in
america.
K
A
L
L
L
I,
when
I
first
moved
into
town
homes
they
had
a
community
center
for
and
they
had
a
community
center
for
the
residence
use.
The
then
management
closed
down
the
community
room
years
later,
the
community
room
went
under
a
renovation.
The
property
management
expanded
the
leasing
office.
Then
they
put
a
small
resource
center
there
for
the
resident's
use
which
helped
those
who
were
searching
for
employment
or
needed
computers
for
school.
L
Our
children
had
schools
to
go
to
such
as
drew
elementary
school
and
university
city
high
school
recreation,
centers
such
as
powell,
who
poured
into
our
children
into
the
community
as
well
as
volunteers
from
drexel
and
penn,
who
would
become
mentors
for
for
the
children
of
our
neighborhood.
The
volunteers
would
take
the
children's
to
the
movies,
the
libraries
and
would
take
these
children's
on
walks.
They
created
bonds
with
our
children
and,
and
it
gave
these
children
who
was
our
future,
something
to
look
forward.
So
it
was
less
tension
because
the
children
had
outlets
to
be
children.
L
They
thought
of
our
children
by
tearing
down
the
schools
to
make
parking
lots
for
cars,
so
their
cars
were
more
important
than
our
children's
future,
as
well
as
luxury
living
spaces
for
their
students.
Then
the
students
stopped
coming
around
the
resource
center
was
taken
away,
one
by
one.
Our
amenities
were
stripped
from
us
university
city.
L
Townhomes
is
one
of
few
places
left
that
accommodate
those
working
class
families
who
make
much,
who
make
too
much
to
get
assistance
from
the
government
but
does
not
make
enough
to
be
able
to
live
comfortably
without
wondering
where
our
next
meal
will
be
coming
from.
Affordable
housing
was
designed
to
assist
those
who
not
only
fall
in
this
category,
but
for
those
who
are
also
on
fixed
income
and
in
their
reality,
they
would
be
homeless
because
the
new
homes
and
apartments
that
they
have
built
are
starting
at
eighteen
hundred
dollars
a
month.
L
If
I
work
a
full-time
job
and
cannot
afford
that
kind
of
rent,
what
makes
you
think
someone
who
depends
on
government
on
the
government
can
afford
market
rate
rent.
You
all
know
that
cutting
back
on
federal
funding
for
affordable
housing
makes
no
sense.
People
have
become
displaced
and
forced
into
homelessness
because
they
lost
their
affordable
housing
through
gentrification
and
consistent
defunding.
L
How
much
more
are
y'all
going
to
take?
Why
are
y'all?
Why
are
the
working
class
citizens
and
those
on
fixed
incomes
being
pushed
out?
We
want
more,
affordable
housing,
not
less,
affordable
housing
gives
those
who
may
not
be
able
to
pay
market
rent
a
chance
to
still
have
a
home
to
raise
their
children
and
grandchildren
as
the
words
of
project
home
says.
None
of
us
are
home
until
all
of
us
are
home.
This
means
no
one
with
true
concern
for
human
beings.
L
How
can
one
be
successful
if
they're
worrying
about
if
they're
worried
about
shelter
the
government
put
finances
everywhere,
but
where
they
need
to
be
putting
finances,
stop
treating
us
like
pawns
and
not
people?
We
deserve
better
and
those
who
are
taking.
The
funding
should
be
ashamed
of
themselves.
L
Give
us
an
opportunity,
give
the
residents
the
opportunity
to
buy
their
own
buildings.
Therefore,
we
can
become
homeowners
and
form
a
fund
to
help
residents
by
building
by
funding,
I'm
sorry
and
form
of
funds
to
help
residents
buy
buildings,
give
training,
so
residents
can
form
associations
and
run
their
own
buildings.
Also,
can
we
have
associations
or
classes
to
help
those
who
don't
have
good
credit
scores?
L
They
never
gave
us
a
chance
to
be
homeowners.
They
never
gave
us
a
chance
to
to
even
be
a
a
buyer
in
the
market.
They
just
disregarded
us
and
my
my
issue
is-
and
I
and
I
explained
this
over
numerous
times-
I
work
with
the
homeless.
I
work
for
I
work
for
project
home
and
I
informally
for
resources
for
human
development.
So
I
see
both
sides
of
it.
I
don't
just
see
the
homeless
side
as
I've
been
homeless.
I
also
see
the
side
where
I
see
people
get
vouchers
and
they
can't
even
get.
L
It's
like
y'all
told
us
that
we
had
to
get
out
and
they
in
july
of
2021,
yet
we
still
haven't
even
received
any
section
8
vouchers.
They
said
that
they
would
give
us
vouchers
in
in
march
or
april.
That's
not
enough
time.
Anyone
who's
ever
purchased
a
home
or
looked
for
a
home
in
in
any
in
any
aspect
of
the
word
know
that
it
takes
more
than
two
and
three
months
to
find
a
home.
You
want
us
out
by
july,
but
you're,
giving
us
vouchers
in
march
and
april.
A
Thank
you,
miss
alexander,
thank
you
for
sharing
your
story
in
in
the
midst
of
something.
That's
very
painful.
That's
happening
to
you.
Thank
you
for
talking
about
the
injustice
that
this
presents
to
the
residents
of
the
town
homes
and
thank
you
for
highlighting
what
I
think
are
reasonable
requests
on
how
people
should
be
should
be
treated.
Thank
you
two
for
your
critical
work
at
project
home.
M
My
name
is
rachel
garland
and
I'm
the
managing
attorney
of
the
housing
unit
community
legal
services.
About
a
dozen
years
ago,
16
families
living
in
society
hill
came
to
community
legal
services
for
help.
Many
of
them
were
elderly,
black
matriarchs
of
families
who
had
grown
up
for
generations
in
society
hell
or
they
all
went
to
school
at
mccall,
and
many
of
them
went
on
to
teach
or
work
as
crossing
guards
at
mccall
and
worship.
At
mother
bethel.
M
Then
again
in
2017,
overmont
house
opted
out
of
their
subsidy
contract,
forcing
the
households
to
relocate
from
their
homes
of
40
years.
It
was
these
experiences
that
prompted
community
legal
services
to
work
with
temple
law,
schools,
sheller
center
for
social
justice
in
2017
to
produce
the
danger
of
the
opt-out
report.
M
The
report
found
that
over
thousands
of
philadelphia
families
living
in
subsidized
housing
are
at
risk
of
losing
their
affordable
housing
in
the
coming
decade.
This
is
because
federal
law
allows
owners
of
section
8
project-based
housing
to
opt
out
of
preserving
their
properties
as
affordable
housing.
M
Section
8
project-based
housing
began
in
the
1960s
as
a
way
for
the
federal
government
to
finance
mortgages
and
provide
subsidy
contracts
to
providers
of
affordable
housing.
What
makes
project-based
housing
unique
is
that
the
subsidy
is
tied
to
a
particular
building
or
a
set
of
buildings
in
a
particular
neighborhood
for
generations.
As
tenants
move
in
or
out,
the
property
continues
to
act
as
a
source
of
affordable
housing
in
that
particular
neighborhood.
M
M
They
can
sell
it
for
commercial
use,
they
can
demolish
the
property
and
there
are
often
significant
economic
incentives
for
owners
to
opt
out
and
eliminate
these
affordable
housing
units,
which
are
often
in
gentrifying
neighborhoods
once
an
owner
is
opted
out.
The
source
of
affordable
housing
ends
and
cannot
be
reinstated
at
a
later
date.
Congress
stopped
allocating
funding
for
section
8
project-based
housing
assistance
payments
contracts.
Over
40
years
ago,
major
of
the
opt-out
report
looked
at
all
of
philadelphia's
project-based
properties,
using
a
number
of
risk
factors.
M
18
of
the
properties
were
in
gentrifying
census,
tracts
and
24
of
the
properties
had
inspection
scores
of
89
or
lower,
putting
them
at
increased
risk
of
opt
out
to
avoid
negative
consequences
by
hud
at
least
16
properties
in
philadelphia
met
two
out
of
these
three
risk
factors
and,
unfortunately,
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
lasted
in
2016..
M
Not
only
are
these
tenants
forced
to
move
out
of
the
home,
they
have
lived
in
for
years,
often
decades.
They
most
often
can
no
longer
remain
in
their
neighborhoods
and
struggle
to
find
replacement,
housing
and
other
far
less
economically
advantageous
areas
of
the
city.
The
preservation
of
section
8
project-based
housing
is
a
critical
racial
equity
issue.
Here
in
philadelphia.
M
Unfortunately,
philadelphia
is
continuing
to
see
owners
choosing
to
opt
out
of
these
project-based
subsidies,
forcing
households
to
displace
from
their
long-term
homes,
most
recently
university
city
townhomes
in
west
philly,
which
you've
just
heard
from
two
tenants
about
how
it's
affecting
them
and
their
neighbors.
Personally,
there
are
73
households
in
that
property
complex
in
2019,
we
worked
with
philadelphia's
preservation,
network
and
city
council
to
introduce
a
notice
requirement
that
would
provide
advance
notice
beyond
the
minimal
notice
required
by
hud.
M
A
K
K
There's
so
many
things
that
couldn't
be
done
is
easy
and
simple.
You
know,
I
think
it
and
making
it
more
accessible
or
more
mixed
incomes.
Then
you
wouldn't
have
places
ready
to
close
those
down
or
owners
ready
to
close
certain
places
down,
because
it's
not
the
desirable
type
of
people
that
they
want
in
the
area
because
the
area
is
changing.
K
So
there
are
things
that
can
be
done.
I
know
altman
hasn't
changed
his
mind.
He
probably
sold
the
building
and
this
is
just
a
formality
because
I
don't
see
anything
stopping
altman
from
selling
this
property,
so
we'll
still
be
out
on
the
street
and
as
it's
been
brought
up,
where
are
we
going
to
go
when
most
people
are
getting
these
vouchers
lee?
K
You
know
so
you
have
to
and
then
there's
all
of
this
building
around
us
all
this
new
building
around
us,
but
getting
still
nothing
is
allocated
for
low
income,
it's
all
for
students
and
faculty.
So
some
of
that
could
have
been
you
know.
Development
in
this
area
should
have
been
brought
up
with
city
council
when
they're
giving
out
these
permits
to
developers
to
say
ho
wait.
K
A
Thank
you
so
not
only
more,
you
know
and
more
appropriate
notice,
but
support
to
tenants
so
that
you
all
can
own
the
homes
the
places
that
you've
been
calling
home,
yeah
again
miss
alexander.
How
would
you
answer
that
question?
What
would
you
want
to
see
from
your
government
to
make
sure
that
this
doesn't
happen
in
the
future.
L
I
would
like
to
see
more
of
a
fight.
I
really
believe
like
it
is
being
addressed,
but
it's
in
a
passive
way
to
you
know
to
to
to
like
not
be
so
confrontational,
but
I
don't
feel
like
you
know
the
the
council.
Members
are
fighting
enough
for
us.
I
don't
feel
like
the
government
is
fighting
enough
us
like
we're
just
disregarded
it's
no
way
that
we
had
no
contact.
L
I
mean
I,
I
know
that
you
have
personally
came
out,
and
you
know
spoken
with
us,
but
a
lot
of
these
people
that
we
voted
for
they're,
not
even
reaching
out
to
us
they're,
not
even
supporting
we're
standing
with
us,
and
I
think
that
it
has
to
it
has
to
go
further
than
just
you
know.
Just
meeting
like
come
out
and
support
with
us
like
show
us
that
y'all
care,
because
again
words
are
being
you
know,
you're
saying
you
care
and
we're
having
these
meetings.
A
C
It
hits
us
as
well.
I
don't
want
to
call
it
a
borderline,
but
the
the
the
block
that
I
grew
up
on
as
a
kid
58th
in
filbert
I
was
looking
on
zillow
and
how
much
they're
wanting
for
starter
homes
that
have
been
renovated
there,
and
I
can't
help
but
think
about
how
some
of
my
kids
can't
afford
to
live
on
the
block.
I
grew
up
on.
C
C
C
The
genesis
for
the
whole
good
cause
law
was
because
of
this
case
and
now
we're
seeing
it
spread
to
buildings
where
there
are
protective
classes,
whether
you're
in
the
military
or
a
veteran.
You
get
a
subsidy
people
with
disabilities,
some
of
them
get
subsidies,
but
they're
inching
them
out
to
try
to
get
a
turnover
in
residence.
C
I
think
the
term
was
used
tenants
market
rate
tenants,
changing
the
dynamic
in
them
in
whole
neighborhoods.
So
I
don't
know
what
we
should
be
doing
with
our
partners
at
the
federal
level
to
kind
of
take
a
hard
look
at
those
kinds
of
covenants
that
are
now
expiring.
That's
number
one
and
then
the
other
thing
is:
what
is
it
gross
median
income?
C
What
then
happens
is
that
area
median
income
is
calculated
on
montgomery
county
bucks
county
along
with
philadelphia,
county
incomes
and
people
who
originally
got
in
on
these
deals
are
now
being
priced
out
of
these
deals.
These
are
people
with
good
pensions,
former
police
officers,
teachers
that
can't
afford
that
rent
once
calculated
with
the
area
counties.
So
I
don't.
I
don't
know,
madam
chair,
where
we
go
with
this,
but
it
has
become
particularly
in
my
district,
a
increasing
problem
and
very
problematic.
A
Thank
you,
chair
jones.
I
mean
yes
thank
you
for
highlighting
that
this
is
a
dire
situation
across
the
city
and
for
also
highlighting
how
problematic
ami
is.
You
know
we
have
many
developers
coming
to
the
city
wanting
to
deliver
affordable
housing
at
80
percent
of
ami,
the
average
third
district
resident
is
at
34
of
ami,
so
the
gap
between
what
people
can
actually
afford
and
what's
being
produced
is,
is
huge
right
and
definitely
should
be
a
concern
for
for
all
of
us
here.
A
Okay,
I
mean,
I
think,
that
you're
bringing
up
and
just
further
clarifying
that
this
is
an
issue
across
the
whole
city
that
and
that
we
have
to
be
all
in
right.
It
can't
just
be
that
the
city
is
expected
to
figure
this
out
on
our
own.
We're
gonna
need
on
the
state
government,
the
federal
government-
and
you
know
private
entities
to
really
be
at
the
table
figuring
out
how
we
preserve
affordable
housing
in
our
city
and
and
also
deliver
more
affordable
housing
to
our
residents.
A
G
G
After
listening
to
the
remarks
from
my
district
council
member
and
colleague,
councilmember
jones,
outside
of
the
apartment
buildings
that
have
the
federal
subsidies
similar
to
university
city
townhome,
is
there
any
way,
or
is
there
someone
in
city
government,
either
from
property
to
planning,
l,
I
or
elsewhere
that's
tracking
the
ownership
movement
of
these
apartment
high-rises
in
the
city?
And
I
say
that
because
of
the
situation
that
councilmember
jones
is
uniquely
aware
of
that
we're
faced
with
in
the
fourth
council
district,
but
specifically
in
in
my
area.
G
So
how
can
we
get
someone
in
the
city
of
philadelphia,
either
in
planning
or
in
coordination
with
l
and
I
to
track
the
ownership
of
all
the
apartment
high-rises
in
the
city,
because
very
rarely
do
we
find
out
from
either
the
previous
owner
or
the
owner
that
purchases,
the
property
that
the
property
is
under
new
ownership?
And
we
need
to
be
able
to
track
that,
particularly
because,
once
that
happens,
the
rents
increase,
and
we
know
that
it's
unaffordable
for
those
living
in
our
community.
G
A
A
We
just
didn't
have
the
capacity
at
that
time
with
a
property
that
is
that
valuable
to
step
in,
or
at
least
we
we
haven't
yet
created
the
capacity
for
ourselves
to
really
intervene
with
a
property
that
could
be
as
valuable
as
100
million
dollars
right,
and
so
this
is
going
to
take
some
substantial
resources
and
also
us
having
stronger
policies.
I
think,
as
well
as
a
working
partnership
on
this
issue
with
state
and
federal
government.
A
M
M
I
think
there's
a
few
models
nationwide
that
we
can
look
at,
and
I
think
it
would
really
take
the
preservation
network
and
city
council
in
the
city
thinking
through
how
to
make
that
a
viable
option
here
in
philadelphia,
because
there
are
some
differences
just
in
terms
of
costs,
and
you
know
how
how
we
institute
that.
I
think
the
right
of
first
refusal
is
a
good
first
step
right.
M
I
think
the
writer
first
offer
and
writer
first
refusal
gives
the
opportunity
to
other
providers
of
affordable
housing
and
to
the
city
to
other
developers
to
at
least
have
the
opportunity
to
see
if
this
is
something
that
they
might
be
able
to
purchase
and
councilmember
gilbert,
richardson
and
councilmember
jones.
You
know,
I
think
some
of
what
we've
been
working
on
has
been
specifically
tailored
to
properties
that
already
have
subsidies
in
place,
either
project-based
properties
or
low-income
housing,
tax
credit
properties.
M
And
so
there
are
other
things
that
we
might
want
to
consider
expanding
to
be
able
to
include
those
properties
as
well.
It's
just
in
the
case
where
there
is
a
subsidy
tied
to
the
property
that
subsidy
itself
is
such
a
valuable
resource
for
that
neighborhood,
that
we
don't
want
to
lose
that,
in
addition
to
the
serious
concern
of
displacement,
so
I
think
right
of
first
refusal
is
a
strong
first
step.
M
I
don't
think
it's
going
to
solve
many
of
these
problems,
though,
without
the
component
of
affordability
and
going
back
to
university
city
townhomes,
like
I
don't
know
that
university
city
townhomes,
if
we
had
a
right
of
first
refusal,
would
have
put
anyone
in
a
position
to
step
in
and
purchase
the
property
because
of
its
location
because
of
what
it's
being
you
know
marketed.
As
you
know,
the
type
of
purchaser
that
it's
being
marketed
to.
A
A
A
F
Yes,
thank
you
very
much.
My
name's
andrew
fishkoff,
I'm
the
executive
director
of
the
philadelphia
office
of
local
initiatives,
support
corporation
known
as
lisk
I'd
like
to
thank
you,
council,
member
gaudier,
for
your
leadership
in
introducing
this
resolution
and
to
all
of
the
council
members
president
on
the
committee
for
your
commitment
to
protecting
and
preserving
affordable
rental
housing
in
the
city
of
philadelphia.
F
Let
me
start
by
applauding
city,
council
and
the
administration
for
committing
400
million
dollars
in
bond
proceeds
over
the
next
four
years.
Under
the
neighborhood
preservation
initiative,
a
portion
of
these
funds
will
play
a
critical
role
in
preserving
affordable
housing.
In
addition,
we
congratulate
the
city
for
recently
awarding
funds
for
nine
preservation
projects
totaling
773
units.
F
F
More
than
half
of
philadelphia
renters
spend
more
than
30
percent
of
their
monthly
income
on
rent
and
utilities.
Our
city
lacks
nearly
72
000,
affordable
apartments
for
people
with
very
low
and
low
income.
Households,
philadelphia
lost
nearly
24
000
market
rate
apartments
that
had
rents
that
were
750
or
less
in
the
past
15
or
more
years.
These
are
the
apartments
we
refer
to
as
naturally
occurring.
F
This
is
especially
troubling
when
we
consider
the
publicly
assisted
properties
that
have
been
lost
already
due
to
inadequate
preservation
strategies.
We've
discussed
some
already.
I
just
want
to
highlight
the
220
seniors
who
were
displaced
in
2016
when
the
owner
of
overmont
house
converted
the
property
in
council
member
jones's,
fourth
district
to
student
housing.
The
property
had
been
subsidized
through
federal
housing,
finance
funding
and
it
provided
section
8
subsidies
to
seniors
for
40
years.
F
The
it
is
worth
noting
in
the
case
of
university
city
townhomes
that
the
owner
is
doing
what
the
owner
of
overmont
house
did
not,
which
is
to
work
with
the
department
of
housing
and
urban
development
through
a
program
known
as
8bb,
to
ensure
that
the
subsidies
that
have
currently
been
in
place
for
university
city
townhomes
can
be
transferred
to
other
properties
in
philadelphia,
while
no
solace
and
comfort
for
residents
in
university
city
townhomes
for
the
city
to
maintain
these
section.
8
subsidies
within
the
city
is
crucially
important
as
a
preservation
strategy.
F
It
is
important
also
to
add
that
university
city
townhomes
provide
70
homes
consisting
of
192
bedroom
and
51
three
or
more
bedroom
apartments.
The
loss
of
these
multi-bedroom
homes
underscores
a
deeper
crisis
for
philadelphia's
families,
because
most
new
development
produces
apartments
with
fewer
bedrooms
foundation
for
the
future
is
the
companion
to
the
city's
housing
action
plan.
F
In
it,
we
included
core
recommendations
and
strategies
to
address
at-risk
properties
and
preserve
essential,
affordable
rental
housing
in
the
city.
These
strategies
include
developing
new
financing
options
and
revenue
streams
to
preserve
at-risk
properties,
strengthening
the
capacity
of
residents,
owners
and
others
to
repair
recapitalize
and
manage
properties,
enacting
new
laws
and
regulations
to
support
long-term
preservation
of
affordable
rental
housing
and
improving
available
and
actionable
data
about
publicly
assisted,
affordable
rental
properties.
F
Thanks
to
resolution
211029,
we
highlight
the
need
of
these
strategies
to
be
implemented
and
with
the
understanding
that
they
will
be
most
effective
if
they
work
in
concert
with
each
other.
To
this
end,
lisk
and
the
preservation
network
strongly
support
open
and
actionable
data
been
discussed
earlier
during
ms
long's
testimony,
but
city
council
administration
need
to
commit
to
working
together
to
develop
a
publicly
accessible
online
preservation
database
for
at-risk
rental
properties.
F
We
need
supportive
regulations
that
amend
the
city
of
philadelphia's
housing
code
to
ensure
city
mortgages
include
the
right
of
first
refusal,
language
and
a
provision
that
debt
repayment
will
be
directed
to
preserving
at-risk,
affordable
housing
while
not
all
affordable
rental
housing
properties
have
mortgages
from
the
city.
Many
of
them
do
and
we
need
to
make
sure
that
we
use
this
tool
to
our
best
long-term
reservation
strategies
and
then
finally,
financing
options
and
revenue
streams
to
preserve
at-risk
properties
according
to
hud.
F
Preserving
existing,
affordable
housing
is
generally
much
more
cost
effective
than
new
construction
by
as
much
as
50
percent
less
expensive.
With
this
understanding
list
of
the
preservation
network
acknowledge
that
new
resources
will
be
essential
for
preserving
at-risk
housing.
Three
important
funding
vehicles
are
the
debt
repayment
on
city
mortgages,
funding
from
the
neighborhood
preservation
initiative
and
also
allocating
the
0.5
percent
of
the
city's
total
general
fund
appropriations
to
this
philadelphia
housing
trust
fund,
as
approved
by
voters
in
november
of
2021..
F
In
addition
to
these
recommendations,
as
has
been
discussed
earlier,
some
preservation
network
members
would
like
to
revisit
the
2019
legislation
that
supports
preservation
of
affordable
housing.
This
legislation
could
require
a
right
of
notice
and
write.
A
first
refusal
on
all
publicly
assisted,
affordable
rental
housing
list
is
available,
ready
and
willing
to
work
with
others
on
such
legislation.
F
A
Thank
you
so
much,
mr
frischkoff,
and
thank
you
so
much
for
list
work
on
the
preservation
network,
not
only
to
provide
the
city
with
data,
but
to
really
bring
forward
some
policy
recommendations
that
can
help
on
this
issue.
I
did
want
to
correct
one
thing
for
the
record
university
city:
townhomes
includes
about
16
two
bedrooms.
A
The
rest
of
the
development
is
actually
three
bedrooms
and
four
bedrooms,
so
I
think
it's
important
to
note
that
what
we're
really
losing
is
housing
that
is
affordable
to
working
class
families
in
a
very
amenity-rich
neighborhood
and
what
we're
seeing
be
produced
on
the
private
market
are
studios
one
bedrooms,
two
bedrooms
and
on
the
home
ownership
side,
housing
that
not
many
people
in
this
area
can
afford.
So
we
are
losing
the
ability
for
families
to
live
in
neighborhoods
of
choice,
and
I
think
that
should
be
an
important
aspect
of
this
conversation.
D
Sure,
good,
hello,
everybody,
I'm
dina,
schlossberg
and
well.
I'm
gonna
start
with
my
testimony.
Thank
you
for
the
opportunity
to
testify.
I
am
dana
schlossberg
and
I'm
the
executive
director
of
regional
housing,
legal
services.
I
would
like
to
thank
council
member
goodyear
and
the
co-sponsors
to
this
resolution.
Resolution
number
211029
for
their
interest
in
housing,
affordability
and
for
the
recognition
that
preservation
of
existing
subsidized,
affordable
housing
is
at
a
very
critical
juncture
for
the
city.
D
Some
of
you
know
who
we
are,
but
I'll
tell
you.
Regional
housing.
Legal
services
is
a
unique
organization.
We
are
a
statewide
nonprofit
law
firm
and
a
legal
aid
program.
Our
mission
is
to
work
to
create
housing
and
economic
opportunity
in
underserved
communities
in
pennsylvania
and
to
affect
systematic,
systemic
change
for
the
benefit
of
lower
income.
Households
statewide.
D
We
are
not
litigated
litigators.
Rather,
we
focus
on
innovative
project
and
policy
solutions
to
help
create
sustainable,
equitable
communities
that
provide
safe,
stable
and
affordable
homes
for
all
persons.
We
especially
focus
our
work
on
developing
and
preserving
households
for
housing
for
households
and
individuals
who
are
lower
income.
D
We
also
provide
legal
representation
to
non-profit
organizations
engaged
in
affordable
housing,
development
preservation
and
equitable
development
initiatives,
including
many
many
non-profit
and
community
development
organizations
involved
in
and
committed
to
housing,
affordability
in
philadelphia,
regional
as
regional
housing.
We
have
a
deep
expertise
in
housing,
development,
regulatory
systems
and
financing
structures.
We
understand
the
mechanics
of
affordable
housing
development
and
the
myriad
issues
that
encompass
these
systems.
D
We
do
this
work
because
we
believe
that
housing
is
fundamental
and
that
all
people,
regardless
of
income,
have
the
right
to
safe,
affordable
homes
and
neighborhoods
of
choice.
We
also
do
this
work
because
we
recognize
the
racial
and
economic
inequities
that
are
embedded
in
the
laws
and
policies
of
the
american
housing
system.
We
strive
to
find
ways
to
redress
these
inequities
as
recognized
by
resolution
211029.
The
city
of
philadelphia,
is
at
a
crisis
point
when
it
comes
to
affordable
housing.
D
The
need
is
far
greater
than
the
supply
we've
heard
this
over
and
over
and
over
again
today
in
the
testimony.
But
it
stands
to
say
it
one
more
time.
We
cannot
afford
to
build
our
way
out
of
this
crisis.
As
mr
frischkoff
of
let's
just
stated
in
his
testimony
testimony.
Our
city
lacks
nearly
72
000
units
of
housing
to
serve
our
most
vulnerable
community
members.
D
22
percent
of
philadelphia
households
are
severely
cost
burdened,
meaning
they
spend
50
percent
or
more
of
their
income
on
housing
costs
and
54
of
the
city's
renters
are
cost
burdened,
meaning
they
spend
more
than
30
percent
of
their
income
and
housing.
This
need
to
preserve,
affordable
subsidized
rental.
Housing
is
not
unique
to
philadelphia
throughout
the
state.
It
is
estimated
that,
as
of
2021
over
60
7
600
public
publicly
supported
rental
homes
with
affordability,
restrictions
are
expiring
in
the
next
five
years.
D
This
is
an
issue
that
needs
to
be
addressed
in
a
comprehensive,
strategic
manner
here
and
statewide,
but
as
a
municipality,
we
need
to
galvanize
around
strategies
to
preserve
existing,
affordable
subsidized
housing.
Much
of
the
subsidized
housing
at
risk
in
philadelphia
is
a
neighborhood
such
as
west
philadelphia
that
we've
heard
of
over
and
over
again
today
that
are
experiencing
deep
economic
and
demographic
changes.
D
Regional
housing
was
the
founding
member
of
the
philadelphia
preservation
network.
We
endorsed
the
testimony
of
our
partners,
lisk
and
cls,
and
that
of
vince
o'donnell
and
vince
reena,
who
are
national
experts
on
housing
preservation
and
we
and
we
endorsed
the
testimony
of
rashida
phillips,
who
was
a
written
testimony,
who's
just
basically
a
national
expert
in
all
things
housing,
and
we
especially,
we
especially
appreciate
this
testimony
today
of
miss
alexander
and
ms
smith,
your
voices
more
than
anybody
else's
voices
matter
and
what
you
said,
carries
more
weight
than
almost
anybody
else.
D
In
my
view,
so
one
of
the
but
back
to
back
to
why
we're
coming
up
trying
to
come
up
with
some
solutions
among
the
strategies
described
in
the
testimony
of
lisk
and
others,
is
a
regulatory
framework
to
support
encourage
the
preservation
of
existing
subsidized,
affordable
housing.
We
believe
law
should
make
sure
to
serve
and
support
the
rights
of
people
who
are
underrepresented
and
marginalized
due
to
their
race
to
their
economic
status,
and
a
regulatory
framework
is
part
of
ways
in
which
we
can
address
and
preserve
and
protect
our
most
vulnerable.
D
You've
heard
this
before,
but
in
2019,
the
regulations
subcommittee
of
the
preservation
network
promoted
a
regulatory
scheme
that
would
provide
a
coordinated
approach
to
preserving
existing
subsidized,
affordable
housing
development.
This
regulatory
scheme
requires
that
owners
of
existing,
affordable
subsidized
rental
housing
development
provide
notice
of
their
intent
to
opt
out
of
this
regulatory
framework.
D
The
goal
of
this
notice,
of
course,
is
to
provide
the
parties
granted
the
notice
ample
time
to
locate
a
new
proposed
owner
of
what
we
were
calling
and
describing
is
write.
A
first
offer
that
write
a
first
offer
provides
some
opportunity
to
an
eligible
party
to
acquire
the
development,
with
the
promise
of
maintaining
affordability
into
the
future.
D
If,
if
no
such
provo
proposed
owner
comes
forward,
the
existing
property
owner
is
free
to
market
the
prop
property
subject
to
the
right
for
an
affordable
housing
developer
to
match
the
purchase
price
of
a
market
rate
offer.
Should
one
then
exist
what
we're
calling
matched
agreement
of
sale.
This
mechanism
is
just
critical
to
an
essential
to
create
a
path
to
preserve
existing
subsidized,
affordable
housing.
D
D
A
First
for
lisk
we
have
learned
in
our
research
about
other
cities
that
allow
for
tenants
to
organize
to
purchase
sites
in
danger
of
expiring
affordability.
Can
you
talk
a
little
more
about
this
option
and
how
it
could
work
here
in
philadelphia,
and
I
also
invite
ms
garland
from
cls
to
weigh
in
on
this.
If
she
chooses.
F
Yeah,
though
I
appreciate
the
question
and
I'm
actually,
if
vince
o'donnell
is
available
and
willing
to
help
address
her
from
the
from
the
perspective,
you
know
just
while
not
being
an
expert.
You
know
I'll
first
point
to
washington
dc,
which
has
had
sort
of
an
exceptional
mandate
for
for
giving
residents
the
opportunity
to
buy
not
just
for
for
subsidized
apartments,
and
yet
is
you
know,
to
some
degree,
perhaps
been
so
successful
that
it's
been
hard
to
get
other
municipalities
to
to
replicate
it.
F
But
recently,
I
believe
in
the
miniature
minneapolis
has
now
moved
forward
with
a
a
similar
model,
and
I
think
you
know
I'll
hand
it
to
vince.
In
a
moment.
I
guess
what
I
would
say
is
the
my
experience
in
and
also
then
being
able
to
implement
once
once
something
is
passed.
Is
we
can't
just
put
a
law
in
place?
F
We
then
also
have
to
build
a
system
or
infrastructure
of
support,
so
whether
it's
its
residents
like
ms
smith
and
alexander
or
others
that
they
have
sort
of
the
tools
and
support
they
need
if
this
becomes
an
option.
So
I
would
just
say
you
know
say
that
if
we
were
to
get
to
that
part,
we
would
really
want
to
think
through
whether
it's
working
with
turn
or
the
legal
services
or
others.
What
we
need
to
have
in
place
to
then
actually
make
it
a
successful
model.
J
May
I
add
to
that.
Thank
you
andy.
I
appreciate
the
the
handoff
yeah.
I
I've
worked
with
resident
organizations
in
dozens
of
properties
in
massachusetts
and
elsewhere,
with
thousands
of
units
that
have
converted
to
some
form
of
resident
ownership.
There's
quite
a
variety,
that's
possible.
It
could
be
a
housing
cooperative
in
many
cases,
it's
a
non-profit
corporation
where
the
residents
are
the
members
of
the
corporation
and
their
variations
on
a
theme,
and
they
we've
had
lots
of
success
with
that.
J
We
require
that
those
organizations
also
not
be
profit-making
organizations
that
that
they
were
basically
there
committed
to
permanent
affordability
and
that
meant
not
taking
out
equity.
So
there
are
lots
of
successes
there.
It
does
require
the
same
resources
as
for
a
private
owner
to
make
the
housing
technically
acceptable
and
and
both
affordable
and
good
sustainable
housing.
J
J
This
present,
this
really
presents
a
problem
currently
for
resident
ownership
models,
and
but
we
we
have
so
many
different
variations
on
a
theme.
For
example,
this
is
a
great
opportunity
for
partnership
with
a
non-profit
that
shares
a
commitment
to
a
long-term
affordability
and
I'm
working
with
a
tenant
group
in
massachusetts
that
has
had
a
30-year
partnership
with
a
private
developer
with
the
help
of
lisk
and
others.
J
D
No,
that
is
correct.
There
are
a
number
there's,
a
couple
of
organizations
nationally
and
a
few
in
ohio
who
are
really
who
have
perfected
the
model
of
building
in
home
ownership
at
the
end
of
the
15-year
compliance
period,
and
we
have
a
number
of
now
non-profit
organizations
that
we're
working
with
that
are
also
looking
at
how
we
can
control
both
affordability
and
give
more
resident
ownership
and
access
and
control.
So
it
can
be
done
even
within
the
construct
of
the
limited,
low-income
housing
tax
credit
structure.
J
J
A
J
Sure
there
were
a
variety
of
sources.
Some
of
it
was
simple
grant
making
from
foundations
to
cover
the
upfront
costs.
Some
of
it
came
from
hud
for
a
while,
when
the
when
we
had
the
prepayment
crisis
of
the
late
80s
early
90s
congress
authorized
hud
to
make
specific
grants
for
capacity
building
and
and
for
tenant,
organizing
as
well,
and
then
local
governments
do
this.
In
in
massachusetts,
the
city
of
city
of
boston
and
the
state
of
the
massachusetts
both
have
committed
resources
to
a
quasi
public
organization.
J
Where
I
used
to
work,
it's
called
cdec
and
they
they
promote
capacity
building,
and
they
were
kind
of
like
the
the
broker
for
these
funds
and
sort
of
quality
control.
To
make
sure
that
the
technical
assistance
providers
were
knew
what
they
were
doing
and
working
in
the
best
interest
of
the
tenant
clients.
K
Yeah,
I'm
sorry
I
had
my.
I
was
muted
first
I'd
like
to
thank
mr,
mr
fisk,
mr
fiskhoff
and
miss
slothsberg
for
understanding
that
is
racial
is
inside
the
system.
It's
been
a
bias
against
people
of
color,
and
thanks
for
acknowledging
that
I
have
a
question
going
towards
you
mentioning.
There
are
400
million
dollars
right
here
in
the
city
right
now
for
affordable
housing.
I'm
wondering
is
any
of
that
money
going
to
be
used.
K
A
A
A
I
think
that
you
know
in
order
to
get
enough
resources
which
would
be
tens
of
millions
of
dollars
for
this
extremely
valuable
property.
We
would
need
city
resources,
state
resources,
federal
resources
and
probably
private
resources
from
you
know,
foundations
and
institutions.
That
would
have
the
wherewithal
to
help
us.
So
that's
my
personal
opinion,
but
I
don't
know
if
other
folks
would
want
to
weigh
in.
A
K
A
I
agree
with
you:
it
can
be
done
it's
about
whether
there
are
enough
people
who
have
enough
will
to
make
it
happen,
and
those
are
people
that
go
beyond
me
and
you,
but
thank
you
for
making
that
point
I'll.
Let
other
folks
weigh
in
on
the
other
question.
Is
there
you
know
the
fact
that
you
know
there
are
so
many
property
owners
that
won't
take
section?
Eight,
it's
just
a
huge
problem.
D
D
We
do
have.
We
do
have
a
choice
of
income,
discriminatory
policy
in
pennsylvania.
You
can't,
I
mean
in
philadelphia.
You
can't
discriminate
based
on
the
source
of
income.
I
recognize
that,
of
course,
the
way
that
landlords
are
getting
around.
That
is
by
simply
saying
we
don't
have
enough
sufficient
income
to
pay
that
rent,
but
if
there
was
both
kind
of
a
more
enforcement
of
that
source
of
income
discrimination,
I
think
that
could
go
a
long
way.
D
D
That
would
be
available
and
affordable
to
people
whose
incomes
are
at
or
below
40
percent
of
area
median
income,
so
community
benefits
agreements
in
support
of
community
benefits.
Agreement
is
another
another
opportunity
and
the
third,
I
would
say
this
is
this
also
goes
to
wilma
smith.
The
city
gives
a
lot
of
money
to
a
lot
of
organ
to
a
lot
of
developers.
D
D
A
Thank
you
so
much,
and
I
would
be
remiss
if
I
didn't
mention
the
mandatory
inclusionary
zoning
law
that
I
worked
on
with
council
member
quinones
sanchez
that
was
just
signed
into
law
by
mayor
kenny.
That
will
mandate
that
at
least
20
of
large
developments
be
affordable,
be
deeply
affordable
and
so
hoping
that
can
help
offset
this
issue
in
the
third
and
seventh
districts.
J
A
A
B
A
E
Good
afternoon
everyone,
my
name,
is
dao
bay
and
I'm
testifying
today.
As
a
member
of
the
building
industry
association
of
philadelphia.
I
want
to
thank
chair,
gauthier
and
the
rest
of
this
committee
for
allowing
me
to
provide
testimony
on
resolution
21
10
29
regarding
the
impact
of
aspiring,
affordable
housing
subsidies
on
philadelphia.
E
I
was
raised
in
the
point
breeze
area
of
the
city.
I
have
been
surrounded
by
crime
throughout
my
life
and
understand
that
access
to
clean,
safe,
affordable
housing
is
critical
to
helping
people
get
out
of
the
cycle
of
poverty
that
they
feel
they
have
been
stuck
in.
It
is
a
key
component
to
get
out
of
poverty.
Therefore,
a
safer
city,
the
investment
in
home
ownership
and
community
healing
has
proven
to
reduce
gun
balance.
E
As
a
returning
citizen,
anti-gun
violence
activist
contractor
and
growing
real
estate
developer,
I
have
seen
the
benefits
of
affordable
housing
projects
provided
to
people
in
need.
The
federal
subsidies
that
our
topic
of
this
hearing
have
provided
housing
that
the
city
would
not
otherwise
have,
but
those
costly
subsidies
expire,
and
it
is
the
city
of
philadelphia's
jobs
to
fill
this
gap.
Aspiring
subsidies
are
only
an
issue
because
philadelphia
has
failed
to
adopt
policies
that
will
consistently
feed
the
pipeline
of
new,
affordable
housing.
E
The
city
have
had
40
years
to
plan
for
when
the
terms
of
these
subsidies,
how
de-subsidized
housing
projects
within
and
could
have
ensured
the
rate
of
new,
affordable
housing
being
built
outpace.
The
units
expired
subsidies,
those
would
be
modern
units
meet
those.
These
would
be
modern
units
that
meet
the
needs
of
today's
residents
and
families.
E
The
city
owns
thousands
of
parties,
but
has
failed
to
leverage
these
assets
amidst
an
affordable
housing
crisis.
City
council
has
the
power
to
move
the
needle
and
address
this
this
crisis
now,
but
it
continues
to
squander
its
best
opportunity
to
generate
significant
opportunities
of
affordable
housing
for
its
residents.
E
If
you
want
more,
affordable
units
allow
disposition
of
public
land
to
the
private
sector,
as
well
as
consistent
with
current
law,
so
that
affordable
housing
can
be
built
at
a
meaningful
scale.
Private
sector
developers
and
bia
membership
have
the
financial
capabilities
and
resources
to
help
solve
this
problem
and
the
willingness
to
be
the
city's
partner.
Instead
of
adopting
policies
that
block
the
private
sector
from
producing,
affordable
housing,
we
encourage
you
to
use
the
400
million
in
npr
funds
that
the
bia
supported
to
buy
down
affordability
levels
on
public
land
disposition.
E
I
have
been
on
the
bia,
affordable
housing
committee
for
the
last
year
and
have
seen
its
plan
for
affordable
housing.
I
have
also
been
qualified
as
a
participant
in
the
phdc
minority
developer
program.
Now
more
than
ever,
I
understand
that
the
lack
of
affordable
housing
is
a
crisis
that
city
council
has
the
power
the
power
to
solve
the
previously
subsidized
buildings
are
unable
to
be
maintained
and
run
effectively
at
their
current
rental
rates.
Without
additional
subsidies,
new
more
efficient
modern
units
are
needed
now,
as
well
as
a
growing
demand
for
senior
housing.
E
A
I
I
Now,
evictions,
like
those
that
took
place
at
the
our
villa
and
are
proposed
at
the
university
city
town
homes,
may
be
legal,
but
they
are
certainly
not
just,
and
there
are
not
only
unjust.
They
are
cruel
at
the
arvilla.
The
effects
were
tragic,
leading
to
the
death
of
an
82
year
old,
who
had
resided
there
for
50
years,
and
our
neighborhood
was
changed
for
the
worse
by
the
loss
of
our
neighbors
and
of
affordable
homes.
I
When
we
met
with
several
city
council
members
at
the
time,
we
were
warned
that
we
should
not
expect
to
find
an
answer
to
this
problem
in
city
council.
I
hope
that
that
discouraging
assessment
is
no
longer
true.
The
time
has
come
for
the
city
in
its
development
zeal
to
stop
waving
the
banner
of
property
heights
rights
as
somehow
superior
to
human
rights,
particularly
the
right
to
shelter.
I
I
I
attended
a
final
planning
department
meeting
where
city
planners
presented
a
residence
of
the
university
city
southwest
area
with
a
series
of
maps
showing
how
the
city,
through
its
philadelphia,
2035
comprehensive
plan
intended
to
develop
our
area.
I
pointed
out
to
the
city
planner
that
the
city
appeared
to
be
planning
to
replace
ucth
with
a
dense
upscale
development,
including
a
hotel
and
retail,
and
this
is
many
years
ago.
I
asked
him
why
the
city
would
eliminate
affordable
housing
there
and
what
would
become
of
the
current
residents,
who
clearly
constituted
a
thriving
community.
I
I
The
irony
of
the
continuation
of
this
exploitative
renewal
urban
renewal
project
escaped
escaped
him,
as
it
apparently
escaped
many
civic
leaders
today.
So
you
know
to
to
to
finish.
You
know
it's
clear
that
there
are
limitations
to
what
city
government
can
do
to
build
and
preserve
subsidized
housing.
I
A
Thank
you,
ms
mcgettigan,
for
for
your
testimony
for
your
work
with
our
villa
and
for
highlighting
you
know
the
city's
complicity
along
with
local
institutions
in
you
know
the
removal
of
the
black
bottom,
how
the
town
homes
got
here
in
the
first
place,
which,
as
you
rightly
state,
makes
it
even
more
imperative
that
we
be
at
the
table
to
affect
a
different
outcome.
Thank
you,
mr
ryan.
Spec.
Are
you
there
and
connected.
E
Thank
you
very
much
appreciate
the
opportunity
to
speak
with
you
all
today
wanted
to
provide
some
insight
into
the
work
that
our
company
spat
group
is
doing
along
the
lines
of
this
committee.
Hearing
recently,
we
have
come
to
find
that
partnerships
are
a
very
creative
way
to
ensure
that
both
the
development
industry,
as
well
as
affordable
housing
operators,
can
keep
affordable
housing
intact.
E
E
But
we
were
able
to
then
utilize
those
monies
to
take
what
was
essentially
a
development
with
only
a
quarter
occupancy
to
full
occupancy.
But
the
wonderful
part
of
this
partnership
was,
we
extended
the
deed
restriction
25
years,
so
the
affordability
of
these
units
remained
intact
and
at
the
time
that
we
did
this
partnership,
the
affordability
restriction
was
only
a
few
years
away
from
its
expiration.
E
A
A
A
A
Thank
you
for
sharing
so
many
ideas
about
what
we
can
be
doing
as
a
city
at
this
critical
time,
and
you
know
this
is
for
me
this
is
a
conversation.
That's
not
just
that!
Doesn't
just
stop
at
this
hearing
and
I
look
forward
to
working
together
both
on
the
immediate
issue
at
hand,
the
university
city,
town
homes,
as
well
as
the
broader
issue,
to
make
sure
that
families
are
not
displaced.