CLPHA Press Room

From WBMA Birmingham:

The city of Birmingham, Birmingham City Schools, and the Housing Authority of the District of Birmingham (HABD) launched the "Every Day Counts" initiative in January as an effort to combat the issue of chronic absenteeism in schools.

This effort came after the 2022-2023 Alabama Department of Education report card showed 23% of Birmingham City Schools students chronically absent. On top of that initial number, 25% of those chronically absent students come from economically disadvantaged homes.

The heart of the "Every Day Counts" initiative is an offer of funds to help subsidize the students' families' housing costs as an incentive for perfect attendance.

The incentive is monetary either towards their rent or their utilities, so we get donations from partners and then we come back, and we offer this as an incentive," said Larry Williams, chief of housing and programs with HABD.

In January, only two public housing households qualified for the drawing, but in February, there were 135 students qualified. Nine families, from nine public housing communities in Birmingham, received $300 to go towards their monthly housing costs.

"We all know that if they are not in school, they are not being educated so this is about really pushing them and getting them excited about learning," said Williams.

The "Every Day Counts" initiative also provides public housing residents additional resources that support regular attendance and improved literacy, like transportation assistance to and from school and homework help. So far, 65 children are receiving homework assistance, and 42 adults are participating in literacy programs.

Read WBMA Birmingham's article.

From Hudson Valley Property Group's press release:

Hudson Valley Property Group (HVPG), a leading, national affordable housing preservation company, today announced that it has completed a $71 million acquisition, preservation and renovation project at Grandview Terrace Apartments, a 283-unit senior housing complex located in the Journal Square Neighborhood of Jersey City, New Jersey.

The upgrades to Grandview Terrace encompass a variety of holistic improvements including building modernization, energy efficiency upgrades, unit renovations and the addition of an enhanced, high-definition monitoring system providing site wide security coverage and ensuring adherence to HVPG's community standards.

"We're elated to unveil the revitalized Grandview Terrace, a collaborative effort with the Jersey City Housing Authority (JCHA) and HUD that will ensure long-term affordability for local seniors that were previously at-risk of losing access to this affordable housing and possibly being displaced," said Jason Bordainick, co-founder and managing partner of Hudson Valley Property Group. "From the comprehensive modernization to the installation of advanced security measures, every aspect of this project reflects our commitment to creating secure, inviting places for our residents to call home."

The renovations within the 283-unit complex totaled $15.2 million (~$53,500 per unit) and include new kitchen cabinetry and countertops; new high-efficiency, stainless steel appliances; high output lighting and water conserving fixtures; and the creation of fully compliant ADA and H/V units. Interior upgrades also included new flooring with subfloor repairs; wall patching and painting; and a new sky lounge for residents with a stretching room, community room, library and computer center with views of New York City.

The initial acquisition and substantial rehabilitation of the Grandview Terrace Apartments was financed with equity from HVPG's second affordable housing fund (HVPF II) and a construction loan from Key Bank. Upon completion of the 16-month construction and preservation project in February 2024, the loan was refinanced under the HUD Section 223(f) program with KeyBank.

To ensure the long-term affordability of the property, HVPG secured a new, 20-year HUD Regulatory Agreement. Additionally, HVPG was able to unlock new rental subsidy for tenants as a result of the previously existing expired HUD 202 restrictions through both project-based and tenant-based Section 8 vouchers. The Jersey City Housing Authority played a critical role in this project and serves as the new contract administrator for all of the HUD Section 8 voucher units. HVPG and JCHA worked in partnership to secure new Section 8 subsidy for 267 low-income households that did not previously receive any rental assistance. This will ensure that income-qualified tenants are protected and will pay no more than 30% of their income in rent. No residents were displaced because of this transaction.

"The JCHA appreciates the opportunity to partner with Hudson Valley Property Group, HUD, the City and the County to preserve and provide quality, safe affordable housing to the senior citizens of Jersey City and Hudson County at Grandview Terrace", said Patricia Ramirez, Director of the Housing Choice Voucher Program of the Jersey City Housing Authority.

From Hudson Valley Property Group's press release:

Hudson Valley Property Group (HVPG), a leading, national affordable housing preservation company, today announced that it has completed a $71 million acquisition, preservation and renovation project at Grandview Terrace Apartments, a 283-unit senior housing complex located in the Journal Square Neighborhood of Jersey City, New Jersey.

The upgrades to Grandview Terrace encompass a variety of holistic improvements including building modernization, energy efficiency upgrades, unit renovations and the addition of an enhanced, high-definition monitoring system providing site wide security coverage and ensuring adherence to HVPG's community standards.

"We're elated to unveil the revitalized Grandview Terrace, a collaborative effort with the Jersey City Housing Authority (JCHA) and HUD that will ensure long-term affordability for local seniors that were previously at-risk of losing access to this affordable housing and possibly being displaced," said Jason Bordainick, co-founder and managing partner of Hudson Valley Property Group. "From the comprehensive modernization to the installation of advanced security measures, every aspect of this project reflects our commitment to creating secure, inviting places for our residents to call home."

The renovations within the 283-unit complex totaled $15.2 million (~$53,500 per unit) and include new kitchen cabinetry and countertops; new high-efficiency, stainless steel appliances; high output lighting and water conserving fixtures; and the creation of fully compliant ADA and H/V units. Interior upgrades also included new flooring with subfloor repairs; wall patching and painting; and a new sky lounge for residents with a stretching room, community room, library and computer center with views of New York City.

The initial acquisition and substantial rehabilitation of the Grandview Terrace Apartments was financed with equity from HVPG's second affordable housing fund (HVPF II) and a construction loan from Key Bank. Upon completion of the 16-month construction and preservation project in February 2024, the loan was refinanced under the HUD Section 223(f) program with KeyBank.

To ensure the long-term affordability of the property, HVPG secured a new, 20-year HUD Regulatory Agreement. Additionally, HVPG was able to unlock new rental subsidy for tenants as a result of the previously existing expired HUD 202 restrictions through both project-based and tenant-based Section 8 vouchers. The Jersey City Housing Authority played a critical role in this project and serves as the new contract administrator for all of the HUD Section 8 voucher units. HVPG and JCHA worked in partnership to secure new Section 8 subsidy for 267 low-income households that did not previously receive any rental assistance. This will ensure that income-qualified tenants are protected and will pay no more than 30% of their income in rent. No residents were displaced because of this transaction.

"The JCHA appreciates the opportunity to partner with Hudson Valley Property Group, HUD, the City and the County to preserve and provide quality, safe affordable housing to the senior citizens of Jersey City and Hudson County at Grandview Terrace", said Patricia Ramirez, Director of the Housing Choice Voucher Program of the Jersey City Housing Authority.

From the Chicago Housing Authority's press release:

The Chicago Housing Authority (CHA) Board of Commissioners approved funding for Phase IC of the Lathrop redevelopment at Tuesday’s Board Meeting. This long-awaited third phase will focus on the Lathrop South campus (south of Diversey Avenue) and will address all remaining vacant buildings on the Lathrop site. 

As part of project, Lathrop Community Partners (CHA’s development partner) will rehabilitate seven existing historic buildings on the site, while three existing buildings will be demolished to add an accessible new construction building with an elevator, as well as additional parking and open space. The exterior of the “Powerhouse building” will also be renovated. Altogether, the project will add a total of 309 new or renovated mixed-income apartments to the campus.

These rehabilitated or new apartments come in addition to the 488 apartments that have already been delivered to the site during the award-winning earlier phases of construction, bringing the total number of apartments at Lathrop to 797.

Final closing on funding and construction start are expected for the fourth quarter of 2024, with project completion at the end of 2026. 

“Today’s board action brings us one step closer to completing our vision for the new Lathrop: a vibrant and sustainable mixed-income, mixed-use community where all families, including those who live in subsidized housing, feel welcome and can thrive,” said CHA CEO Tracey Scott.

CHA’s Board approved a construction loan of up to $37 million towards the project. The total project cost is approximately $205 million. Lathrop Community Partners includes Related Midwest LLC and Bickerdike Redevelopment Corporation.

From the Boston Housing Authority's website:

Mayor Michelle Wu yesterday celebrated the completion of J.J. Carroll House, a deeply affordable housing development in the Brighton neighborhood built in partnership between 2Life Communities, the Boston Housing Authority, and the City of Boston’s Mayor’s Office of Housing. The project replaces JJ Carroll Apartments, an aging 64-unit Boston Housing Authority public housing site, providing 142 new, modern, energy-efficient homes for seniors and residents with disabilities. JJ Carroll House joins 2Life’s existing 763-apartment Brighton campus.

The redevelopment includes 114 deeply affordable units supported by the Section 8 voucher program, 27 affordable Low-Income Housing Tax Credit units, and one unit for an on-site manager. Massachusetts Senator Elizabeth Warren, Representative Ayanna Pressley, Lieutenant Governor Kim Driscoll, B, Secretary Ed Augustus of the Massachusetts Executive Office of Housing and Livable Communities, Secretary Kate Walsh of the Massachusetts Executive Office of Health and Human Services, Boston City Council President Ruthzee Loujeune, Regional Administrator of the U.S. Department of Housing and Urban Development Juana Matias, and MassHousing Executive Director Chrystal Kornegay were all on hand for the celebration.

"One of our highest priorities is ensuring that older Bostonians and disabled residents are able to live and thrive in the city they’ve always called home,” said Mayor Michelle Wu.  “This redevelopment in Brighton preserves JJ Carroll’s affordability and more than doubles the number of residents deeply rooted in our community. I want to thank all of our partners here for their work to create needed affordable housing across our region."

“I was delighted to celebrate the completion of the newly constructed J.J. Carroll House in Brighton, a beautiful space that will provide essential housing for our seniors and people with disabilities,” said Senator Elizabeth Warren. “I will keep fighting for funding at the federal level to help grow our housing supply and make building more spaces like this one in Massachusetts easier. It will take continued partnership among the federal, state, and local governments and private investments to meet our housing needs in Massachusetts, but we have the leadership and the will to get it done."

“I was honored to celebrate the completion of the J.J. Carroll House, which will help us address the housing crisis in Boston while ensuring care for our elders is made a priority,” said Congresswoman Pressley. “Families need the peace of mind that their loved ones are being taken care of in a safe and nurturing environment, and this redevelopment will help provide just that. Thank you to the 2Life team and the Boston Housing Authority for their collaboration and delivery on this much-needed project for our elders, folks with disabilities, and communities writ large."

"Housing is our state's biggest challenge, and innovative solutions are key to helping solve our housing crisis," said Lt. Governor Driscoll. "This reopening of the J.J. Carroll House shows the impact of public-private partnerships and how we can all work together to bring affordable homes to the people of Massachusetts. We're grateful for their work bringing new, modern, and accessible housing to our state."

J.J. Carroll House illustrates the power of public-private partnerships to address the region’s growing housing crisis and serves as a model of affordable, service-enriched living. The development integrates healthcare and housing, promotes senior living that is community-based and exceeds sustainability standards, all while providing housing that addresses the two biggest threats to healthy aging:  loneliness and economic insecurity.

In 2019, the BHA selected 2Life to redevelop J.J. Carroll Apartments. 2Life worked closely with J.J. Carroll residents and BHA on a plan to replace the existing buildings with a new building that is more comfortable, energy efficient, and accessible, including universal design and adaptability features that enable residents to stay in their apartments even as their physical needs change.

“Together, 2Life Communities and BHA and our residents came up with an incredible vision for the future of the JJ Carroll community, and now that vision is realized,” said BHA Administrator Kenzie Bok. “This project fully integrates JJ Carroll into the neighboring 2Life Communities Brighton campus, giving our residents access to a host of programs and supportive services as well as new, efficient, high quality homes that will significantly improve their health and quality of life. It will also more than double the number of units at JJ Carroll, adding critical housing for Brighton’s seniors. This is an example of what we want to do all over Boston: provide more housing to anchor residents in our neighborhoods and allow them to age in place."

“MassHousing was thrilled to help support 2Life Communities and the Boston Housing Authority deliver these new, deeply affordable homes,” said MassHousing Executive Director Chrystal Kornegay. “The new J.J. Carroll House will provide healthy, supportive, service-rich homes to seniors, while incorporating advanced clean energy building technologies. It is a showcase for mission-driven housing development."

All the apartments at J.J. Carroll are affordable to households up to 60 percent of Area Median Income (AMI) with Section 8 project-based vouchers subsidizing 114 apartments so that eligible residents pay only 30 percent of their income toward rent, making those apartments truly affordable to even those with extremely low incomes. A significant number of residents are formerly unhoused individuals.

"It is fitting that we celebrate the completion of the JJ Carroll House. 2 Life, in partnership with the Boston Housing Authority and its residents, has collaboratively forged a community that offers affordable housing, essential services, and vital connections to the wider community," stated Sheila Dillon, Chief of Housing. "Many of Boston’s older residents want to remain in the city, yet the waitlists for existing senior developments are long. This new development will provide a home for 142 senior households, enabling them to not only live but thrive and actively contribute to this vibrant neighborhood of Boston. Congratulations to all involved."

J.J. Carroll House includes a Program of All-Inclusive Care (PACE) center, operated by Lynn-based Element Care, a testament to the role that integrated housing and healthcare plays in successfully supporting aging adults. This comprehensive health and wellness program allows low-income seniors with advanced healthcare needs to receive comprehensive, coordinated care at home and in the community.

“Intentionality is baked into every facet of this project, from its thoughtful design approach to the innovative way we’ve integrated housing and health care to the best-in-class sustainability efforts,” said Amy Schectman, 2Life’s Saul & Gitta Kurlat Chief Executive Officer. “The partnerships with the Boston Housing Authority and Element Care allow us to provide the path to optimal aging via aging in community.”

J.J. Carrol is 2Life’s first certified Passive House building and, when certified, will be the largest multifamily Passive House building in Massachusetts and in the top 10 in the United States and Canada. Core elements include an airtight building envelope, high-quality windows and doors, solar energy, and high-performing ventilation systems to improve indoor air quality and comfort. Passive House is the highest standard for energy efficiency, using the building envelope to better retain warm air in the winter and cool air in the summer.

J.J. Carroll features ample community space along with amenities including fitness centers, art space, a unisex hair salon, a resident-run resale shop, and outdoor space including a community gathering plaza on Chestnut Hill Ave. The building has a connective corridor that allows residents to easily access all of 2Life’s Brighton campus.

“Now, at 71 years young and happily settled here at 2Life, I am ready to live,” said Beverly Gilbert. “I am already meeting new people, am moving around more, and am starting to find new ways to help my community. If 70 is when you start living and being more active, then bring it."

The total cost for the redevelopment is approximately $88.3 million, funded by the Massachusetts Executive Office of Housing and Livable Communities, City of Boston Mayor’s Office of Housing, City of Boston Community Preservation Fund, MassHousing, Wells Fargo Bank, Dorfman Capital, Mass Save, and the George B. Henderson Foundation. Dellbrook | JKS served as the general contractor.

“HUD is proud to join our partners in making this innovative and critically important public housing redevelopment possible,” said HUD New England Administrator Juana B. Matias. “This project ensures the continued availability of affordable units for seniors in Boston, provides residents with a strong sense of care and community, and stands as a shining example of how the public and private sectors can work together to preserve, improve and expand public housing."