Affordable Housing Task Force — Columbia, SC
Date: 2021-08-10
Time: 11:00

COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING AGENDA
 TUESDAY, AUGUST 10, 2021

The Columbia Affordable Housing Task Force will conduct an Advisory Committee Meeting on
Tuesday, August 10, 2021 at 11:00 a.m. using Video Conferencing Technology. The meeting
will be streamed online at www.columbiasc.gov. For questions regarding the meeting, please
contact the City Clerk at (803)545-3045 or cityclerk@columbiasc.gov.


CALL TO ORDER
APPROVAL OF MINUTES

1. Approval of May 11, 2021 Affordable Housing Task Force Meeting Minutes

COMMITTEE DISCUSSION

2. Revision to the Definition of Affordable Housing - The Honorable Tameika Isaac-Devine

3. Columbia Housing Update: Vision 2030 - Ms. Ivory Matthews, Chief Executive Officer
 and Executive Director and Ms. Cindi Herrera, Senior Vice President of Development /
 Columbia Housing

ANNOUNCEMENTS
ADJOURNMENT




 Page 1 of 1

COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING AGENDA
 TUESDAY, AUGUST 10, 2021

The Columbia Affordable Housing Task Force will conduct an Advisory Committee Meeting on
Tuesday, August 10, 2021 at 11:00 a.m. using Video Conferencing Technology. The meeting
will be streamed online at www.columbiasc.gov. For questions regarding the meeting, please
contact the City Clerk at (803)545-3045 or cityclerk@columbiasc.gov.


CALL TO ORDER
APPROVAL OF MINUTES

1. Approval of May 11, 2021 Affordable Housing Task Force Meeting Minutes

COMMITTEE DISCUSSION

2. Revision to the Definition of Affordable Housing - The Honorable Tameika Isaac-Devine

3. Columbia Housing Update: Vision 2030 - Ms. Ivory Matthews, Chief Executive Officer
 and Executive Director and Ms. Cindi Herrera, Senior Vice President of Development /
 Columbia Housing

ANNOUNCEMENTS
ADJOURNMENT




 Page 1 of 1
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 Attachment: AHTF_MN_05112021 (6890 : Approval of May 11, 2021 Affordable Housing Task Force Meeting Minutes)
 COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
 TUESDAY, MAY 11, 2021

CALL TO ORDER
The meeting was called to order at 11:03 a.m. by Chair Tameika Isaac Devine.

 Attendee Name Title Status
 Tameika Isaac Devine Chair, Columbia City Council Present
 Jeff Armstrong Family Promise Present
 Julie Ann Avin MIRCI Present
 Reggie Barner The Barner Group Absent
 Sue Berkowitz SC Appleseed Legal Justice Center Present
 Brenna Bernadin Fast Forward Present
 Bryan Grady State Housing Finance & Development Present
 Authority
 Dylan Gunnels Mutual Aid of the Midlands Present
 Tonya Isaac Resident Absent
 Jeff Larimore Midlands Housing Trust Fund Absent
 Ivory Matthews Columbia Housing Authority Present
 Jennifer Moore United Way Absent
 Mary Louise Resch Habitat for Humanity Present
 Shayla Riley Coldwell Banker Present
 Lila Anna Sauls Homeless No More Present
 Gregory Sprouse Central Midlands Council of Governments Present
 Allison Terracio Richland County Council Present
 Regina Williams Board Member Absent
 Lester Young Just Leadership Absent
 Jim Zieche More Justice Present
 Chris Zimmer Truist Bank Present
 Pamela Bynoe-Reed Central Midlands Regional Transit Authority Present

COMMITTEE DISCUSSION

1. Revision to the Definition of Affordable Housing - The Honorable Tameika Isaac-Devine

Councilwoman Tameika Isaac Devine said I made a presentation to City Council regarding the
work of the Affordable Housing Task Force. The Mayor is concerned that our definition includes
"homeownership opportunities for people at every income level". He understood our rationale but
thought that we should include an income level range that we are targeting.

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 Packet Pg. 2
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 Attachment: AHTF_MN_05112021 (6890 : Approval of May 11, 2021 Affordable Housing Task Force Meeting Minutes)
 COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
 TUESDAY, MAY 11, 2021
Lila Anna Sauls, EdD, HDFP, President and CEO of Homeless No More said 50% of AMI in
Richland County is about $25,000 for one person and $29,000 for a two-person household and
80% of AMI is $40,000 for one person and $46,000 for a two-person household. Federal funding
takes your income into account when deciding rent. At 50%, zero to four bedrooms are capped at
$636 to $1,000. At 80%, zero to four bedrooms are capped at $1,000 to $1,600. AMI impacts the
rent. Most people like mixed-use developments. Let's look for a maximum percentage.

Sue Berkowitz, Director of the SC Appleseed Legal Justice Center said more than a majority of
folks are living paycheck to paycheck. It would be helpful to have that data. She asked for more
time to consider this.

Councilwoman Allison Terracio, Richland County Council said most people may not know what
terms like 80% of AMI mean.

Teresa Wilson, City Manager said it almost sounds like you are talking about attainable housing
but we are still referring to it as affordable housing which brings on these connotations that people
have associated with affordable housing for years. I didn’t know if that is worth putting back on
the table if we are going to continue to discuss the definition. It seems like some cities are moving
more towards attainable housing.

Brenna Bernadin, MPH, Program Director at Fast Forward suggested focusing on the rent level
instead of the income level. For example, people spending over 30% of their gross income. Let’s
look at it as a rent or housing payment problem.

Councilwoman Tameika Isaac Devine asked Brenna, Lila Anna, Sue, and Bryan to pull the bullet
points out prior to the next meeting.

2. City of Charleston Housing Court Program - Mr. Jeff Yungman, Director of One80 Place
 Legal Services

Jeff Yungman, Legal Services Director at One80 Place in Charleston, SC provided an overview of
Charleston’s Housing Court, which came about as a result of the 2017 Eviction Lab Report
(https://evictionlab.org) by Princeton University. North Charleston was ranked number one in the
country for the highest rate of evictions and Columbia came in eighth. A lot happens to a person
when they are evicted. A study estimated that 70% of households facing eviction receive no legal
representation. Tenants with an attorney were less likely to be evicted. I reviewed a dozen housing
court programs and the program in Montgomery County, Pennsylvania fit what I hoped to do in
Charleston. We started out with a pro-bono attorney, legal services attorney, and two law students

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 Packet Pg. 3
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 Attachment: AHTF_MN_05112021 (6890 : Approval of May 11, 2021 Affordable Housing Task Force Meeting Minutes)
 COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
 TUESDAY, MAY 11, 2021
at the court. We thought this should be a holistic approach. We cannot deal with legal issues
without dealing with other issues. The Trident Urban League received a grant from the S. C. Bar
Foundation to provide funding for tenants and they provide financial counseling. We also used 2-
1-1 to provide other financial and housing referrals. The first housing court was held on October
2, 2019. We now have four magistrate court locations that hold one housing court docket one day
per week. We don't do a lot of litigation; we negotiate to keep that person housed. Sometimes that
includes a payment plan or an agreement to have the tenant move without having an eviction on
their record. We educate tenants and landlords on their rights. In 2020, we held 282 eviction
hearings in the four housing courts. Of those cases, 208 were dismissed or settled resulting in 74%
of tenants who appeared in housing court not being evicted. Our major problem is getting pro-
bono attorneys to assist us. If you can get buy-in from the magistrate court judges, the rest should
be smooth sailing.

A housing court manual and other resources can be found online at
https://www.scbar.org/lawyers/bar-programs/pro-bono-program/volunteer-resources/housing-
court-pilot-resources/.

Sue Berkowitz, SC Appleseed Legal Justice asked if the grant Charleston Pro-Bono Legal Services
received is sustainable.

Jeff Yungman, Legal Services Director at One80 Place in Charleston, SC said yes, it is sustainable
over time. We are looking to start additional housing courts.

Sue Berkowitz, SC Appleseed Legal Justice asked how did the landlords responded.

Jeff Yungman, Legal Services Director at One80 Place in Charleston, SC said in general, the
landlords like having someone to negotiate and open up communication between them and the
tenant.

Councilwoman Tameika Isaac Devine asked if a few judges conduct homeless court or is it all
magistrates. Is there any benefit to having a couple of dedicated judges to help?

Jeff Yungman, Legal Services Director at One80 Place in Charleston, SC said we have four judges
and I am sure that Judge Mikell and Judge Steinberg will speak with your judges.

Councilwoman Tameika Isaac Devine asked if tenants have access to a fund and financial
counseling to help tenants understand budgeting.


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 Packet Pg. 4
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 Attachment: AHTF_MN_05112021 (6890 : Approval of May 11, 2021 Affordable Housing Task Force Meeting Minutes)
 COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
 TUESDAY, MAY 11, 2021
Jeff Yungman, Legal Services Director at One80 Place in Charleston, SC said if they receive
funding through the Trident Urban League, they have to meet with a financial counselor at least
once to discuss their budget. We will do anything we can to get people what they need to remain
housed.

Sue Berkowitz, Director of the SC Appleseed Legal Justice Center said it looks like the housing
legal pilot program money may be released soon. This might be the right time for the City of
Columbia to start thinking about this.

Jeff Yungman, Legal Services Director at One80 Place in Charleston, SC said the Supreme Court
is now deciding to allow six hours of continuing legal education (CLE) credit for attorneys that
provide pro-bono work for housing court.

Councilwoman Tameika Isaac Devine said we look forward to watching Charleston’s progress.
The Legal & Zoning Committee can discuss whether or not this is something we would like to
pursue here. You should also speak with Judge Coble because he was instrumental in setting up
our homeless court.

3. Public Education & Awareness Committee Report - Ms. Brenna Bernadin, Committee
 Chair

Brenna Bernadin, MPH, Program Director at Fast Forward / Public Education & Awareness
Committee Chair said the finalized draft of the talking points were shared at the last meeting. We
will use this when we start talking with community groups, neighborhood associations, and
churches. We are determining who we need to target. The Partnerships Committee is looking at
the business side of the community. I want to make sure we are talking about the different
definitions of housing insecurity. I welcome ideas for additional talking points. I have been asking
people questions to get them thinking about affordable housing and how things are changing for
them. As soon as we come up with the definition, we have a list of places where we can begin
outreach and we will work with the city's Public Relations Department to share additional
information.

APPROVAL OF MINUTES

4. Approval of April 13, 2021 Affordable Housing Task Force Meeting Minutes

Upon a motion made by Jim Zieche and seconded by Ivory Mathews, task force members voted
unanimously to approve the April 13, 2021 Affordable Housing Task Force Meeting Minutes.

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 Packet Pg. 5
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 Attachment: AHTF_MN_05112021 (6890 : Approval of May 11, 2021 Affordable Housing Task Force Meeting Minutes)
 COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
 TUESDAY, MAY 11, 2021
ANNOUNCEMENTS

Ivory Matthews, Chief Executive Officer/Executive Director for Columbia Housing reported that
the Housing Authority is at the cusp of completing its redevelopment plan to address its affordable
housing portfolio. We will also make a presentation to City Council on June 1st at 2:00 p.m.

Jim Zieche, MORE Justice reported that the Nehemiah Action Assembly was held on April 26,
2021. I want to thank Councilwoman Terracio for supporting our push for an affordable housing
trust fund for Richland County.

Councilwoman Devine asked the subcommittee to review the definition of Affordable Housing
prior to the next meeting. I am working on a couple of things regarding federal resources and I
hope we can have that conversation next month. June is National Homeownership Month and
homeownership is an option for affordable housing.

For rental assistance as a result of the Coronavirus pandemic, please contact The Cooperative
Ministry at cacoopmin.org or (803)799-3853.

NEXT MEETING DATE

Tuesday, June 8, 2021 at 11:00 a.m.

ADJOURNMENT

The meeting was closed at 12:05 p.m.

Respectfully submitted:



Erika D. Moore Hammond, CMC
City Clerk




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 Packet Pg. 6
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Affordable Housing Task Force Report
City of Columbia, South Carolina




 Attachment: Affordable Housing Task Force Report Draft (6891 : Revision to the Definition of Affordable Housing)
Affordable housing is a continuum of equitable, inclusive, and quality rental and
homeownership opportunities for people at every income level, which is critical to creating
safe, complete, and thriving communities.

 Councilwoman Tameika Isaac Devine, Chair Mary Louise Resch, Habitat for Humanity
 John Andoh, The Comet Jeff Larimore, Midlands Housing Trust Fund
 Jeff Armstrong, Family Promise Jennifer Moore, United Way
 Julie Ann Avin, MIRCI Shayla Riley, Coldwell Banker
 Reggie Barner, The Barner Group Lila Anna Sauls, Homeless No More
 Sue Berkowitz, SC Appleseed Legal Justice Center Gregory Sprouse, Central Midlands COG
 Brenna Bernardin, Fast Forward Councilwoman Allison Terracio, Richland County
 Dr. Bryan P. Grady, SC State Housing Regina Williams, Booker Washington Heights
 Dylan Gunnels Lester Young, Just Leadership
 Tonya Isaac, North Columbia Resident Jim Zieche, More Justice
 Ivory Matthews, Columbia Housing Authority Chris Zimmer, Truist Bank

Facts:
  There is a statewide shortage of over 87,000 homes affordable and available to extremely low-
 income (ELI) households, those earning no more than 30 percent of area median income,
 according to the National Low Income Housing Coalition, making this group uniquely unlikely to
 have access to safe, decent, and affordable housing.
  Nearly 7,500 low-income renter households in Columbia are experiencing particularly
 unaffordable or substandard housing conditions, representing 30 percent of all renters citywide.
 This includes all cost burdened ELI renters, as well as severely cost burdened very low-income
 renters and all low-income renters living in homes that are overcrowded or lacking the most basic
 amenities.

Affordable Housing Unit Goal:
To adequately address the needs of affordable housing in our community, it is imperative that we set
aggressive but realistic goals to help add or preserve affordable housing units giving special attention to
low income and extremely low income residents’ needs. The Affordable Housing Task Force will
monitor 2021 building permits and certificates of occupancy to establish unit goals for 2022, 2023, and
2024.

Committee Priorities:
Accessibility - Julie Ann Avin, Chair

The accessibility committee will delve into solutions for making access to quality affordable housing a
reality for people within special populations i.e., people with mental illness, formerly incarcerated
persons, people with disabilities, seniors and other populations.




 Last Revised April 13, 2021 – Page 1
 Packet Pg. 7
 2.a




Financing - Mr. Reggie Barner, Chair

The financing committee will identify effective affordable housing financing tools that can be utilized.
Current tools under consideration include, but are not limited to the City of Columbia local affordable




 Attachment: Affordable Housing Task Force Report Draft (6891 : Revision to the Definition of Affordable Housing)
housing tax abatement program, social impact fund for private investors, an affordable housing bond, one
cent sales tax program, tax increament financing, multi-county industrial park legislation, unclaimed state
funds, land banks, an affordable housing impact fee, and a county-wide trust fund.

Legal & Zoning - Sue Berkowitz and Ms. Lila Anna Sauls, Co-Chairs

The legal & zoning committee will review laws needed to advance affordable housing opportunities, laws
that are an impediment to affordable housing, and zoning changes necessary to support the development
of more affordable housing. Other areas of focus include mechanisms to address the issue of providing
assistance and funding for persons facing eviction and innovative ideas for the reuse of abandoned
properties like hotels and motels.

Partnerships - Jennifer Moore, Chair

The partnerships committee will bring together partners, such as other nonprofits and community based
organizations that can help support the mission of the Affordable Housing Task Force.

Public Education & Awareness Committee - Brenna Bernadin, Chair

In collaboration with the partnerships committee, the public education & awareness committee will develop
a strategy to help communicate the message of what affordable housing is and why it is needed, while
working to dispel negative stereotypes about affordable housing and who we serve. We want to start a
success story model. The goal is to demonstrate the worth and positive side of affordable housing, to debunk
the myths, and work with opposition.

 OUTREACH CATEGORIES


 Funding
 Business,
 State & Local Entities Potenital
 Municipal Community & Neighborhood Community
 Housing & Homebuyers Media Outlets
 Developers Housing Associations Coalitions
 Agencies Real Estate & Renters
 Developers
 Partners




 Last Revised April 13, 2021 – Page 2
 Packet Pg. 8
 Presentation to Columbia City Council




 May 18, 2021



 3.a
Packet Pg. 9

 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 3.a




 Quality Affordable Housing




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 Over the next 9 years, Columbia Housing will make an investment
  of over $500 million dollars in preserving and expanding
  affordable housing through public/private partnerships, many of
  which have been secured and you’ll hear more about them later in
  the presentation.

 This investment will improve the quality and increase the supply
  of affordable housing, while also creating a significant
  contribution to the local economy and expanding opportunities
  for minority, women and small businesses.



 Packet Pg. 10
 3.a




 Essential Mission




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
Columbia Housing was created by the City of Columbia to perform
an essential role in our community…
  … provide affordable housing for citizens with low and
moderate incomes.

Our Mission…
… leverage the power of housing to build a foundation for
individuals and families to thrive.




 Packet Pg. 11
 3.a




 Public Housing




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 While often used generally to represent all affordable
 housing, Public Housing is actually a specific federal
 program and was the first federal program to provide
 safe, decent, and affordable housing for low-income
 families.
Since the 1990’s, the federal commitment to the Public Housing Program has
diminished and funding has been significantly reduced resulting in a capital
backlog of over $60 BILLION nationwide.

 To address this backlog of capital needs,
 the Federal Government has turned to the private market.




 Packet Pg. 12
 3.a




 Strategic Framework




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
Vision 2030 is the strategic framework through which Columbia Housing
will reposition our Public Housing portfolio and create new affordable housing in
the City of Columbia and throughout Richland County through the creation of
public/private partnerships utilizing private capital.

Conversion tools provided by HUD will result in the elimination of all Public
Housing in the City of Columbia and transitioned to another affordable housing
platform.

HUD conversion tools provide protection for residents and tenant rent continues
to be based on 30% of monthly adjusted income. Rental assistance funds
from HUD pay the difference between tenant rent and the market rent.




 Packet Pg. 13
 3.a




 Strategic Framework




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
Vision 2030 is the culmination of almost two years of planning in which
every Public Housing property has been thoroughly assessed by third party
professionals including architects, engineers, appraisers and environmental
consultants.

 Columbia’s Public Housing has capital needs of over $250 Million.

Public Housing is statutorily prohibited from accessing private capital, but HUD’s
Rental Assistance Demonstration (RAD) Program removes properties from
the Public Housing Program to enable access to market debt and equity.




 Packet Pg. 14
 3.a




 Strategic Framework




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
RAD provides rental assistance for the
converted property under a property based
voucher platform with a long-term
contract renewed in perpetuity.

RAD requires ownership or control by a
public or non-profit entity.

A Use Agreement is also recorded under RAD ensuring that the units remain
permanently affordable to low-income households




 Packet Pg. 15
 Our Partners




Packet Pg. 16 3.a
 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 3.a




 Oak at St. Anna’s Park
  Forest Drive, Washington Street, Ontario Street and McDuffie Street




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 (Gonzales Gardens – Council District 2)


Senior Units 95
Family Units 190
TDC $58,148,544
Est. Closing Date November 2021
Est. Occupancy Date April 2023




 Packet Pg. 17
 3.a




  Haven at Palmer Pointe




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 Carter Street and Two Notch Road
(Marion Street Replacement – City Council District 2)




 Senior Units 150
 TDC $31,212,954
 Est. Closing Date November 2021
 Est. Occupancy Date April 2023




 Packet Pg. 18
 3.a




Allen Benedict / Oak Read




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 Harden Street and Read Street
 (Columbia City Council District 2)


 CONVERSION REPOSITIONING
PROPERTY
 STRATEGY STRATEGY
 New construction
  Allen
 168 Senior Units
 Benedict Demolition
 195 Family Units
  Court
 Q2 - 2022

 Transfer of Substantial Rehab
Oak Read
 Assistance to Eliminate Efficiency Units
 Highrise
 ABC Site Q3 - 2023




 Packet Pg. 19
 3.a




Latimer Manor Lorick Ave and West Ave
Arrington Manor College St and Oak St




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 (Columbia City Council District 2)

 CONVERSION REPOSITIONING
 PROPERTY
 STRATEGY STRATEGY
 New Construction
 Latimer RAD 220 +/- Rental
 Manor Demolition 50 Homeownership
 Q2 2022
 New Construction
 Arrington RAD
 80 +/- Senior Units
 Manor Demolition
 Q4 2022




 Packet Pg. 20
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Reserves at Faraway 2000 Faraway Drive
 (Richland County)




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
Dorrah Randall Dorrah St and Randall Ave
 (Columbia City Council District 1)


 CONVERSION REPOSITIONING
 PROPERTY
 STRATEGY STRATEGY

 RAD New Construction
 Reserves
 Demolition TBD


 Dorrah RAD New Construction
 Randall Demolition TBD




 Packet Pg. 21
 3.a




Hammond Village Marlboro St and River Dr
 (Columbia City Council District 1)




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 Lewis Scott Court Eastover, SC
 (Richland County)

 CONVERSION REPOSITIONING
 PROPERTY
 STRATEGY STRATEGY

 Substantial Rehab
  Hammond RAD Conversion
 FHA223f


 Lewis Scott Substantial Rehab
 RAD Conversion
 Court FHA 223f




 Packet Pg. 22
 3.a




 Scattered Sites




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 CONVERSION REPOSITIONING
PROPERTY
 STRATEGY STRATEGY

 18 Properties / 476 Units
 Small
 RAD Conversion 70 Units Demolished
 Properties
 407 Units Rehabbed

 295 Homes
Single Family Disposition and
 155 Rehab/Lease Purchase
 Homes Demolition
 140 Sell or Demo




 Packet Pg. 23
 3.a




Village at Nazareth
 New Development




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
  Gervais St and Millwood Ave

(Columbia City Council District 1)


 Senior Units 90

 Family Units 160

 Retail Commercial

 TDC TBD




 Packet Pg. 24
 3.a




Willows at Wateree




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 New Development
 Shakespeare Rd and Roof St
 (Richland County)

 Senior Units 104
 Family Units 160
 TDC $64,350,007
 Est. Closing Date January 2022
 Est. Occupancy Date July 2023




 Packet Pg. 25
 3.a




Hunt Club
New Development




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
  Hunt Club Rd
(Richland County)


 Family Units 160
 TDC $39,249,876
 Est. Closing Date January 2022
 Est. Occupancy Date July 2023




 Packet Pg. 26
 3.a




 Huntington Court




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 New Development
 Trenholm Rd and O’Neil Ct

Family Units 228
TDC $40,421,451
Est. Closing Date June 2022
Est. Occupancy Date December 2023




 Packet Pg. 27
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 Affordable Housing Portfolio 2030




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 COLUMBIA HOUSING AFFORDABLE PORTFOLIO
Public Housing Portfolio 1998 2,911
(*includes Hendley, Saxon Homes, ABC, Gonzales Gardens)
Public Housing Portfolio 2021 1,684
Vision 2030 Units To Be Eliminated (323)
Vision 2030 Public Housing Converted 1,361
2030 TOTAL PUBLIC HOUSING 0
Vision 2030 New Development 1,550
2030 TOTAL AFFORDABLE HOUSING UNITS 2,911




 Packet Pg. 28
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 Multi-Family Housing
 Revenue Bonds




 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 Columbia Housing also facilitates affordable housing development
  serving as the “conduit issuer” of multifamily housing revenue bonds. on
  behalf of developers.

 “Tax-exempt” bonds provide a substantial savings in interest costs on
  long-term debt financing if the issuer of the bonds is a unit of local
  government.

 Bonds enable at least 50% of the costs financed with tax-exempt bonds
  automatically qualify for non-competitive federal and state Low Income
  Housing Tax Credits (the “LIHTCs”) creating equity for the property.




 Packet Pg. 29
 Pending Bond Transactions


Packet Pg. 30 3.a
 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)
 QUESTIONS??




 23


Packet Pg. 31 3.a
 Attachment: Columbia Housing Presentaiton REV (6895 : CHA Update)

COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
 TUESDAY, AUGUST 10, 2021

CALL TO ORDER

 Attendee Name Present Absent Late Arrived
 Tameika Isaac Devine   
 Jeff Armstrong   
 Julie Ann Avin   
 Reggie Barner   
 Sue Berkowitz   
 Brenna Bernadin   
 Pamela Bynoe-Reed   
 Bryan Grady   
 Dylan Gunnels   
 Tonya Isaac   
 Jeff Larimore   
 Ivory Mathews   
 Jennifer Moore   
 Mary Louise Resch   
 Shayla Riley   
 Lila Anna Sauls   
 Gregory Sprouse   
 Allison Terracio   
 Regina Williams   
 Lester Young   
 Jim Zieche   
 Chris Zimmer   
APPROVAL OF MINUTES

1. Approval of May 11, 2021 Affordable Housing Task Force Meeting Minutes –
 Consideration of this item was deferred.

COMMITTEE DISCUSSION
Councilwoman Tameika Isaac Devine introduced Pamela Bynoe-Reed of the Comet as a new
appointee on the task force. She is a Columbia native who has worked in the community in
various capacities and with various organizations.


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 COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
 TUESDAY, AUGUST 10, 2021

2. Revision to the Definition of Affordable Housing - The Honorable Tameika Isaac-Devine

Councilwoman Tameika Isaac Devine recalled that when the task force presentation was made to
City Council, there were questions about the definition of affordable housing. There was
discussion about using affordable housing versus attainable housing and about the language. We
asked a subcommittee of the task force (Lila Anna Sauls, Sue Berkowitz, Brenna Bernardin, and
Bryan Grady) to wordsmith the definition.

Lila Anna Sauls, EdD, HDFP, Homeless No More presented a revised definition: Affordable
housing consists of inclusive, equitable, and safe places to live, for owners and renters, priced
such that all Columbians can afford necessities of living and fully participate in our community.
We were intentional about leaving out a number. We wanted this to be a definition that included
our most at-risk and the working class. We wanted a true community definition.

Councilwoman Tameika Isaac Devine said we can reach our intended population by the goals
that we set. This definition keeps people from stereotyping who affordable housing is for.

Lila Anna Sauls, EdD, HDFP, Homeless No More noted that she received a recommendation to
change participate to engage.

Councilwoman Tameika Isaac Devine said after we wordsmith the definition, we can get it back
to City Council for consideration.

Councilwoman Allison Terracio expressed concerns with continuing to use affordable versus
attainable or another word. In order to get things done, the first thing you have to do is brand it in
such a way to create more space for people to imagine something different.

Ivory Mathews, Columbia Housing said in my industry and trade association groups, we still use
the term affordable because people easily understand it regardless of the housing options being
provided. Affordable covers a broad spectrum of opportunities.

Bryan Grady, PhD, SC State Housing said the word affordable has been stigmatized so a group
came up with attainable as a buzzword that says the same thing. The term used more broadly is
affordable.




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 COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
 TUESDAY, AUGUST 10, 2021

Councilwoman Tameika Isaac Devine said we will talk about the educational plan and branding
next month. Affordable is more widely used by practitioners. Are we stepping into our mission if
we change the wording to make it more acceptable instead of doing the work to educate them as
to why affordable housing is good? Let’s think about that as we discuss the education roll out,
our role, the schedule, and whether or not we want to change that terminology.

Pamela Bynoe-Reed, The Comet said from a marketing standpoint, I lean more towards
attainable because it is more empowering. Affordable infers that the person is lacking while
attainable infers that this is something I can reach for and actually get.

3. Columbia Housing Update: Vision 2030 - Ms. Ivory Matthews, Chief Executive Officer
 and Executive Director and Ms. Cindi Herrera, Senior Vice President of Development /
 Columbia Housing

Ivory Mathews, Chief Executive Officer and Executive Director for Columbia Housing reported
that Columbia Housing has received final approvals to demolish Allen Benedict Court. Our
Vision 2030 plan is a strategic framework by which Columbia Housing will use guiding
principles to reposition our entire public housing portfolio and to create new, quality, affordable
housing through public/private partnerships using private capital. Plans include the investment of
over $500 million for preservation, redevelopment, and new construction of affordable housing.
We provide affordable housing to 6,500 families throughout the City of Columbia and Richland
County through our housing choice voucher, public housing, and non-subsidized affordable
housing programs. Conversion tools provided by HUD will result in the elimination of all public
housing in the City of Columbia and transition to another affordable housing platform. HUD
conversion tools provide protection for residents. Rents will be based on 30% of monthly
adjusted income. There will be no negative impact on the families. Vision 2030 is the
culmination of nearly two years of planning in which every public housing property we own has
been thoroughly assessed by third party professionals. Columbia’s public housing has capital
needs of over $250 million. To meet these needs, we will transition our entire public housing
portfolio to HUD’s Rental Assistance Demonstration (RAD) program and other programs that
will enable access to market debt and equity.

Cindi Herrera, Senior Vice President of Development for Columbia Housing said RAD provides
rental assistance for the converted property under a property based voucher platform with a long-
term contract renewed in perpetuity. RAD requires ownership or control by a public or non-
profit entity. A use agreement has to be recorded on the property to ensure that the units remain
permanently affordable to low-income households. In South Carolina, over 1,800 units have
been converted, raising $53.3 million in private capital to improve the condition of those units.

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Last year, we issued a national solicitation to bring in private partners. We have some of the best
national affordable housing developers that have partnered with local organizations to build more
capacity. The Oaks at St. Anna’s Park, which is the former Gonzales Gardens will consist of 95
senior units and 190 family units. The total development cost is over $58 million and it is all
private capital. We anticipate closing in November 2021 with occupancy in April 2023. The
Haven at Palmer Pointe at Carter Street and Two Notch Road will replace the Marion Street
High Rise. This is a three-story building with 150 senior units. The total development cost is
over $31 million. We plan to close in November 2021 with occupancy around April 2023. It will
also include a small commercial component for medical offices and other complimentary
services. We will be moving forward with the demolition of Allen Benedict Court within the
next 30-days. We have begun our preliminary redevelopment plans for this site. The conceptual
plan includes 168 senior units, 96 family units, and 99 workforce housing units. The total
development cost is $88 million. We anticipate that the first phase will close in June 2022 with
occupancy in June 2024. We are still working on preliminary design concepts for Latimer
Manor. This will be a new construction project under RAD. We anticipate that there will be over
220 rental units and 50 homeownership units. We anticipate closing on the first phase in the
second quarter of 2022 with the entire project being completed by 2026. Arrington Manor is a
small senior building. It will be a RAD demolition. We anticipate building a new senior facility
with approximately 80 units. The Reserves at Faraway and Dorrah Randall are RAD projects that
will be redeveloped by demolishing the existing housing and replacing it with new construction.
These projects will probably move forward in 2024, 2025, and 2026.

We will be utilizing South Carolina Affordable Housing Initiatives, Inc., a non-profit to
redevelop Hammond Village (78 units) and Lewis Scott Court (67 units) ourselves as a RAD
conversion. We will be doing substantial rehab using the FHA financing under their 223f
mortgage program. Columbia Housing’s scattered site portfolio consists of 18 smaller properties
that total 476 units. We have identified 70 units that need to be demolished and the remaining
units will be rehabbed. We can also do these through our non-profit. We have almost 300 single
family homes. About 155 of them will be substantially rehabbed and put under a lease purchase
program for residents. The remaining homes will be demolished or sold to other non-profits. Our
goal is to expand the number of affordable housing units. New developments include the
Willows at Wateree (104 senior units and 160 family units), Hunt Club (160 units), and
Huntington Court (228 family units). In 1998, the Housing Authority had 2,911 traditional public
housing units. Today, we have 1,684 public housing units. Through Vision 2030, we are going to
lose 323 units and the remaining 1,361 units will be converted. By the end of 2030, all of our
public housing will be eliminated and replaced with affordable housing. We are creating 1,550
units in new development for a total of 2,911 affordable housing units in 2030. Columbia
Housing also facilitates affordable housing development by serving as the conduit issuer of

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multifamily housing revenue bonds on behalf of developers. The tax exempt bonds result in
substantial savings on interest costs on long-term debt which enables these units to become
affordable. We have multiple pending bond projects. There are three projects with a total of 348
units that will be preserved. We have 1,1128 units that are scheduled for new construction. All of
these projects are scheduled to close in 2022. We are happy to expand affordable housing
through tax exempt bonds, too.

Pamela Bynoe-Reed, The Comet said it would be great to ensure that public transportation is
available where Columbia Housing is expanding properties.

Regina Williams, Booker Washington Heights Community asked if Columbia Housing is
working with the Department of Mental Health to provide housing for our mentally challenged
population.

Cindi Herrera, Senior Vice President of Development for Columbia Housing said a total of forty
units have been set aside in two of our developments for mental health clients based on a grant
we received.

Julie Ann Avin, MIRCI said we are working with the Department of Mental Health on the
development of another youth home for females ages 17 to 24. We have properties specifically
for individuals with mental illness. We have a voucher program through the continuum of care
for homeless individuals who are experiencing mental illness. We have to increase those
vouchers as well. Regna is welcome to join the accessibility committee.

Councilwoman Tameika Isaac Devine said we need to make sure we are looking at the number
of those units that are available. Seeing this presentation and understanding the transformation of
inventory will help to eliminate the stigma of affordable housing. We have to aggressively set
goals and the expertise on the task force will help us to ensure that there is more inventory to
supplement what Columbia Housing is transitioning from.

Shayla Riley, Coldwell Banker asked if there is a way to involve the real estate community as a
resource to assist people with transitioning out of temporary or rental housing.

Jeffrey Armstrong, Family Promise suggested that elements of the presentation be extracted and
used to create a FAQ or talking points for public education and awareness.

Tonya Isaac, North Pointe Estates asked if information on homeownership will be made
available to the residents of North Pointe Estates.

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Cindi Herrera, Senior Vice President of Development for Columbia Housing said yes. We will
be working with everyone when we launch the lease purchase program. The goal is to prepare
the tenants while they are in the units.

ANNOUNCEMENTS

Councilwoman Tameika Isaac Devine asked the committees to meet and be prepared to make
presentations next month. We will also lead with our education committee and next steps for
engaging the community.

ADJOURNMENT

The meeting was closed at 12:08 p.m.

Respectfully submitted:



Erika D. Moore Hammond, CMC
City Clerk




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