Affordable Housing Task Force — Columbia, SC
Date: 2021-12-14
Time: 11:00

COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING AGENDA
 TUESDAY, DECEMBER 14, 2021


The Columbia Affordable Housing Task Force will conduct an Advisory Committee Meeting on
Tuesday, December 14, 2021 at 11:00 a.m. using video conferencing technology. The meeting
will be streamed online at www.columbiasc.gov. For more information, please contact the City
Clerk’s Office at (803)545-3045 or cityclerk@columbiasc.gov.

CALL TO ORDER
COMMITTEE DISCUSSION

1. Columbia Equity Survey (Housing)

2. Affordable Housing Unit Goal

3. Committee Reports

  Public Education & Awareness Committee - Ms. Brenna Bernardin, Chair
 - Outreach Plan
  Partnerships - Ms. Jennifer Moore, Chair
  Legal & Zoning - Ms. Lila Anna Sauls & Ms. Sue Berkowitz, Co-Chairs
  Financing - Mr. Reggie Barner, Chair
  Accessibility - Ms. Julie Ann Avin, Chair

ANNOUNCEMENTS
ADJOUIRNMENT




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COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING AGENDA
 TUESDAY, DECEMBER 14, 2021


The Columbia Affordable Housing Task Force will conduct an Advisory Committee Meeting on
Tuesday, December 14, 2021 at 11:00 a.m. using video conferencing technology. The meeting
will be streamed online at www.columbiasc.gov. For more information, please contact the City
Clerk’s Office at (803)545-3045 or cityclerk@columbiasc.gov.

CALL TO ORDER
COMMITTEE DISCUSSION

1. Columbia Equity Survey (Housing)

2. Affordable Housing Unit Goal

3. Committee Reports

  Public Education & Awareness Committee - Ms. Brenna Bernardin, Chair
 - Outreach Plan
  Partnerships - Ms. Jennifer Moore, Chair
  Legal & Zoning - Ms. Lila Anna Sauls & Ms. Sue Berkowitz, Co-Chairs
  Financing - Mr. Reggie Barner, Chair
  Accessibility - Ms. Julie Ann Avin, Chair

ANNOUNCEMENTS
ADJOUIRNMENT




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MEETING DATE: December 14, 2021

DEPARTMENT: City Clerk

FROM: Erika Hammond, City Clerk

SUBJECT: Committee Reports
FUNDING SOURCE &
ORIGINAL BUDGET:

PURPOSE:
Public Education & Awareness Committee - Ms. Brenna Bernardin, Chair
 - Outreach Plan
Partnerships - Ms. Jennifer Moore, Chair
Legal & Zoning - Ms. Lila Anna Sauls & Ms. Sue Berkowitz, Co-Chairs
Financing - Mr. Reggie Barner, Chair
Accessibility - Ms. Julie Ann Avin, Chair




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MEETING DATE: December 14, 2021

DEPARTMENT: City Clerk

FROM: Erika Hammond, City Clerk

SUBJECT: Affordable Housing Unit Goal
FUNDING SOURCE &
ORIGINAL BUDGET:




Updated: 12/10/2021 5:52 PM Page 1
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MEETING DATE: December 14, 2021

DEPARTMENT: City Clerk

FROM: Erika Hammond, City Clerk

SUBJECT: Columbia Equity Survey (Housing)
FUNDING SOURCE &
ORIGINAL BUDGET:




Updated: 12/10/2021 5:54 PM Page 1
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COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
 TUESDAY, DECEMBER 14, 2021


The Columbia Affordable Housing Task Force met on Tuesday, December 14, 2021 using video
conferencing technology. The Honorable Tameika Isaac Devine, Chair called the meeting to
order at 11:02 a.m. and the following members were present:

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

COMMITTEE DISCUSSION

1. Columbia Equity Survey (Housing)

Councilmember Tameika Isaac Devine said we asked City Council for an equity survey and the
results were released a couple of months ago. City Council, County Council, and the two school
districts have received this data. I will continue to have conversations in the community about
the data. Dr. Kathleen Brady looked at many metrics and it is very illuminating in understanding
where we are in the Midlands. The data is aggregate among the City of Columbia, Richland

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 COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
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County, and Lexington County. Housing is the single largest expenditure of most households and
that is why this is an important indicator when looking at equity within our community. The lack
of affordable housing effects peoples’ economic mobility and being able to address issues of
concentrated poverty. We have to look at economic equity to make sure we are getting people
out of poverty and that we are addressing other indicators such as health and education. Richland
and Lexington Counties are in the top ten with the state’s highest point-in-time count for
homelessness. Homeownership is the biggest way for economic mobility. Nationally and locally,
African American homeownership rates are extremely low in comparison to white Americans. In
the City of Columbia, the white population is 52% of the overall population, but 68% of
homeownership and 40% of rentals. Whereas, African Americans are 35% of the total
population, but 25% of homeownership and 50% of the rental population. Hispanics are 6.9% of
the overall population, but 2.3% of homeownership and 5.6% rentals. The Equity Survey
recommended that the city and counties look at how to increase homeownership in minority
populations. There is information on affordability and the percent of households where renters
spend at least 30% of their income. In Richland County, we are looking at 21.2% in the last five
years. The report also includes best practices from the national Equity Atlas on policies to ensure
affordable housing for all:

  Raise funds to increase the supply of affordable homes through housing trust bonds
  Require or incentivize the inclusion of affordable housing within new development
 inclusionary zoning, community benefits agreements, density bonuses or other
  Preserve affordable rental housing, particularly apartments located near job transit, and
 services
  Ensure strong tenant protections such as “just cause” eviction ordinances, policies, and
 rent control to prevent displacement
  Implement a renters tax credit to help reduce rents for low-income families

The report talks about segregated communities. Richland County is the third highest segregated
community in the state, behind Charleston and Beaufort. There is data on that along with the
percent of children living in concentrated poverty by race. African American children are at
15.1%. Hispanic children are at 9.25%. White children are at 1.6%. If you want better outcomes
for children then you have to improve the outcomes of where they are living.




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2. Affordable Housing Unit Goal

Councilmember Tameika Isaac Devine said we talked about having a goal for adding affordable
housing units to the inventory on an annual basis. We also said that we would talk about the
number of affordable housing units that went into inventory this year and the ones that are slated
to come online in 2022.

Krista Hampton, Planning and Development Services Director said the next year is rather
encouraging. We had some single family residential. We see the construction costs but we can’t
guarantee that these will be affordable and remain affordable. These are all rental projects
identified as affordable. This year, 63 units came online. Next year, we have approximately
1,800 units planned. Of which, 650 are student housing. Depending on the construction timeline,
some of these may creep into 2023. I credit some of this to incentives provided by the Workforce
and Senior Affordable Housing Act. This does not account for scattered site housing. Some of
these are public-private partnerships.

Councilmember Tameika Isaac Devine asked if the demand and capacity will still exist once
Columbia Housing’s 2030 plan is done.

Krista Hampton, Planning and Development Services Director said yes, as long as this state tax
credit stays in force we will continue to see development happen.

Councilmember Tameika Isaac Devine asked the members if 1,800 units is a realistic number on
a continuous basis.

Ivory Mathews, Columbia Housing said as long as we maintain access to state credits we will be
able to make a dent in the number of units needed in our community. We need to look at the
number of smaller projects coming through the city and county permit process. We have several
projects that have not made their way through the process yet. The State Fiscal Accountability
Authority (SFAA) will meet on Tuesday, December 21, 2022 at 10:00 a.m. We have four
projects on that agenda for the board’s consideration.

Bryan Grady, PhD, SC Housing said various issuers are seeking volume bond cap authority.
There is a certain amount of money that the IRS gives each state to issue in taxes and bonds. In
South Carolina, the SFAA formally approves those transactions. There has been a dramatic
increase in the number of people coming to the SFAA looking for bond authorization to finance
affordable rental housing. Our agency has been involved in that process and we are expecting a
thorough review of those projects in that meeting.

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 COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
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Councilmember Tameika Isaac Devine said 1,800 is good. Our deficit is over 16,000. An annual
goal of 2,000 gets us there in eight years. We talked about a ten-year goal as a recommendation
to city Council. They can decide whether to commit to this goal or change it.

Jim Zieche, More Justice said we may still be behind after a ten-year period, but we will be in
better shape than we are today. It is an admirable goal.

Bryan Grady, PhD, SC Housing said there are a lot of moving parts that dictate how much
affordable housing will be produced. The 16,000 units from my analysis is reflective of a high-
level need. It is a stretch goal.

Councilmember Tameika Isaac Devine said it is a stretch goal. It is a recommendation and we
will see what Council decides to do. If this task force is comfortable with making that as a
recommendation, that will give them something to measure. It might help with funding
incentives that the city considers moving forward.

Councilman Sam Davis said I am in agreement with the point before us in terms of long-term
goals. The numbers speak for themselves and other governments need to look at the numbers. If
you just look at the City of Columbia, you run the risk of depopulating people who really need
housing. I received a call from a woman in the Harbison area and she was complaining that her
rent was going up from $800 to $1,700 per month. She is a single-mother and she can’t afford
that. There is something going on with rent controls, also. The higher the rents, the less
availability you will have for people who are the target of our committee’s work. I would not
pull back from the projections that are on the table. A housing shortage exists and Columbia
needs to show that we are serious about decent affordable housing.

Ivory Mathews, Columbia Housing said before we got the results to our affordable housing study
in Greenville, we toyed around with the number of units we thought we needed in the affordable
housing range. When the results came back, we found that there was a lack of housing stock for
all income categories. When there’s a lack of housing stock for all income categories, the people
with the most resources are the ones who will have access to those units that are traditionally
made available to people at moderate to low incomes. If we look at affordable housing in a silo
and not at the need for housing across the board, then we might be missing the mark when
setting the numbers. I don’t know what the right number is, but we need to shoot for something
attainable. The box checking process can be 18 to 24 months before we have a groundbreaking
and start construction. Then there is another 24 months of construction. I will say one-third of the
1,800 units if it is for the city proper.

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Bryan Grady, PhD, SC Housing said the 16,000-unit deficit is for the county. A comparable
number for the city is about 7,500 in terms of a rental-housing deficit. There needs to be a
component designed for low and moderate-income homeownership. If there are not homes for
current renters to purchase, those people are unable to exit renting. That drives up the demand for
rental housing and therefore increases the cost to rent. There needs to be an affordable
homeownership component.

Councilmember Tameika Isaac Devine said we have been using 16,000 because our goal is to
make sure the Midlands are covered. The numbers provided by Krista are just for the city. Bonita
Shropshire and I talked about Bryan doing a housing assessment after the elections. This is a
priority for two of the new Councilmembers but I don’t know where Council will be. I will give
a report at the next Council meeting and I will include a recommendation for an official request
from the new administration to SC Housing for this needs assessment. Is this the same study
Greenville did?

Bryan Grady, PhD, SC Housing said Greenville hired a paid consulting firm that was able to
bring a lot more resources to the table than a two-person state research office will be able to
provide. I don’t want to promise that level of polish, but we produced a statewide housing needs
assessment in 2019 and again earlier this year. If the recommendation is made, we would want
input from the new city administration and other relevant stakeholders on what such a project
would look like. We would be in a position to make relevant evaluations and recommendations
that would inform the city’s decisions and policymaking.

Councilmember Tameika Isaac Devine said we can have a goal and the study can inform things
moving forward. Our professionals are suggesting that it be one-third of 1,800. That’s about 600
units for the city and it will take twelve and half years to get there. I think there will be more and
We are in a unique position with resources and a national conversation on the housing crisis. If
not 2,000, then 1,000. Dylan suggested 600 for next year and then incrementally increasing it.

Ivory Mathews, Columbia Housing said holding us to a number and getting a firm commitment
from everybody is certainly moving in the right direction. Affordable housing is still a negative
word to some people and it is sometimes low hanging fruit for conversations. The 600 is
something we can certainly meet.

Councilmember Tameika Isaac Devine said Sue suggested 10% of the need, which is 750. It
sends a message that we will be addressing the need in a way that can be evaluated. Are we
comfortable with setting 750 units as the goal that will be evaluated on an annual basis?

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Sue Berkowitz, SC Appleseed Legal Justice Center said 10% is not a huge amount, but it is not
an overwhelming amount for those who will be charged with developing the housing.

Jim Zieche, More Justice asked how much would it cost for the city to bring 600 units on.

Jeff Larimore, Midlands Housing Trust Fund said that is a loaded question, because you have to
evaluate the style of project you wish to deliver. Commodity prices will vary over a 10-year
period. Projects underway estimate at $70 million or more. Collectively, we have to develop a
public-private partnership agreement to target a goal of 600 to 750 a year because we are
challenged structurally. There’s growing economy in the state that should get private
engagement.

Ivory Mathews, Columbia Housing said the Columbia City Council approved five privately
owned affordable housing developments on December 7, 2021. The Housing Authority plans to
issue bonds for those developments: four new construction projects and one acquisition rehab
project. That is 728 units at $92 million. A lot of these funds go into underground infrastructure.

Councilmember Tameika Isaac Devine said Habitat for Humanity will come back to Richland
County with a project in 2022.

Brittani Richards, Habitat for Humanity said we are partnering with the Columbia Housing
Development Corporation to take on some additional properties to further our footprint in
Columbia.

Councilmember Tameika Isaac Devine said this is our recommendation going into 2022. Let’s
have this as a priority to start chipping away at the deficit and monitoring the amount of new
housing or affordable housing units being added back into the inventory. My report to Council
next week will be asking them to consider a goal of 750 units annually that will be evaluated
annually. Currently, Krista has permitted 1,800 so that shouldn’t give them heartburn for next
year. We know that things fluctuate but it is this task force’s position that if there’s a definitive
goal people will stay conscience about how to chip away at that deficit.




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3. Committee Reports

Brenna Bernardin, Fast Forward reported on behalf of the Public Education & Awareness
Committee and the Partnerships Committee. We have a communications strategy for community
members and for outreach and partnerships. We have from both committees, a list of 30 groups
to do outreach to as well as a draft script.

Councilmember Tameika Isaac Devine said several of us participated in a meeting with More
Justice. They have been working with the county on a housing trust fund and that plan is moving
forward. There may be some use of the Public Education & Awareness Committee and the
Partnerships Committee. If we are moving forward with a referendum, the public needs to be
educated first and we need to make sure those things are aligning.

Jim Zieche, More Justice said we heard in our research that there is a lack of education on the
need for affordable housing. That cuts across elected officials and the community. I will invite
Brenna to join the coalition so that we are lockstep moving forward.

Councilmember Tameika Isaac Devine said I want to talk with you Sue before my presentation
next week. Since Judge Coble left, there isn’t anyone at the county that I am having
conversations with about eviction court. That is still something that I want to work with you on
to see if we can make a recommendation or bypass the city altogether and talk to the county
about eviction court.

Sue Berkowitz, SC Appleseed Legal Justice Center said groups from around the state submitted
an applicationto HUD for legal representation. South Carolina was not selected but I think we
can do it if we get the right staffing to help with making that work.

ANNOUNCEMENTS

Councilmember Tameika Isaac Devine announced that Julie Ann Avin of MIRCI received the
Order of the Palmetto.

Ivory Mathews announced that Sue Berkowitz was named the SC Housing Advocate of the Year.




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 COLUMBIA AFFORDABLE HOUSING TASK FORCE MEETING MINUTES
 TUESDAY, DECEMBER 14, 2021

Councilmember Tameika Isaac Devine said this is my last meeting as your chair. I will no longer
be a councilperson as of December 31, 2022. I asked Councilman Duvall to chair this task force
but I don’t know what is going to happen. This is an ad-hoc committee. By ordinance, the mayor
will appoint the chairperson. I am hopeful that this task force will remain intact. There is a lot of
work that we are already doing together. In some form, this task force will remain together. I will
make the recommendations next week. In January, there will be a lot of conversations. This is an
amazing group of great talent. There is still a lot of work to be done. I am passionate about this
and I am going to keep working to address this equity issue. Affordable housing will continue to
be top of mind for all of us and we will continue to work to make a dent and make the lives of
the people who live here better.

ADJOUIRNMENT

The meeting adjourned at 12:05 p.m.

Respectfully submitted:



Erika D. Moore Hammond, CMC
City Clerk




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