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Six affordable housing developments will receive Housing North Carolina Awards on Sept. 10 for excellence in affordable housing. Sponsored by the NC Housing Finance Agency, the awards recognize outstanding affordable housing that can serve as a model for other communities. Winners in Monroe and Winston-Salem turned around homeownership or rental developments that hit hard times during the recession, stabilizing the neighborhoods and preserving property values. Winning developments in Greensboro and High Point renovated or replaced dilapidated rental communities with attractive, energy-efficient apartments, and the Taylorsville winner created a community of six independent apartments for persons with disabilities and special needs.
The winners were selected for affordability; design (attractiveness, energy-efficiency); contribution to the community; sustainability as affordable housing; and features such as services for residents and creative partnerships.
Nearly 1,000 people are expected to attend the 24th annual awards luncheon during the NC Affordable Housing Conference at the Raleigh Convention Center.
The winners are:
- East Village, Monroe, a homeownership community that was nearly derailed when the recession hit during its construction, now has 28 attractive, well-landscaped, owner-occupied homes. The development partners, Monroe Union Community Development Corporation and the City of Monroe, refocused their strategy and partnered with a new builder, Advantage Homes of Monroe. They offered new buyers down payment assistance and provided foreclosure prevention assistance for struggling homeowners. As a result, the growing subdivision has stabilized and property values have recovered to pre-recession levels.
- Smith Farm, Winston-Salem, a 144-home community, was transformed from an incomplete subdivision riddled with foreclosures to a thriving neighborhood. Habitat for Humanity of Forsyth County partnered with the City of Winston-Salem and Forsyth County to purchase and build out the abandoned lots.
- The Enclave, Winston-Salem, a 68-apartment development for families, was resurrected after the original developer went into foreclosure. North Carolina Housing Foundation and Miller Valentine Group partnered with the City of Winston-Salem and Forsyth County to complete the project, producing affordable apartments with open floor plans, porches and patios.
- Park Terrace Apartments, High Point, replaced an old 250-unit public housing property with a flourishing, tree-lined community of 172 apartments for families. A mix of townhouses and garden-style apartments, the development was built by Laurel Street Residential with support from the Housing Authority of the City of High Point.
- Wesley Heights, Taylorsville, is a six-apartment community that provides independent living for persons with disabilities and the formerly homeless. It was developed by the Wesley Community Development Corporation and The Affordable Housing Group of North Carolina, Inc. The one- and two-bedroom apartments are handicap-accessible and feature patios and covered porches.
- Village Crossing, Greensboro, was renovated from a distressed rental property into 20 accessible and energy-efficient apartments, with nine reserved for persons with disabilities or persons who were previously homeless. Affordable Housing Management, Inc., re-developed the community with support from the City of Greensboro.
The NC Housing Finance Agency is a self-supporting public agency that has financed more than 215,000 affordable homes and apartments. The Agency is joining the NC Housing Coalition and the Community Investment Corporation of the Carolinas to sponsor the NC Affordable Housing Conference, Sept. 10-11, in Raleigh.
Editor: A description of each winner and the contact person follows:
East Village, Monroe
Before the recession, Monroe-Union Community Development Corporation teamed up with the City of Monroe to develop East Village as a multi-phase, mixed-income subdivision. The city secured a $250,000 infrastructure grant and waived water and sewer tap fees, and a private developer began building the homes. Construction halted, however, when the recession hit, and property values for the existing homes plummeted. Monroe-Union CDC and the City turned the community around by reworking their strategy and selecting a new builder to resume construction. They offered solid financing and pre-purchase counseling to home buyers and helped existing homeowners with foreclosure prevention counseling.
The result is a 28-home neighborhood with homeownership stabilized and property values restored to pre-recession levels. Low energy costs make the homes even more affordable: East Village was one of the first subdivisions built by a private builder to use SystemVision standards for energy efficiency, with average heating and cooling costs guaranteed not to exceed $30 a month.
The one- and two-story homes vary in style and design, featuring brick and siding in muted colors, front porches, concrete driveways and rear carports. Lots are landscaped to meet City requirements and are larger than typical affordable housing. The neighborhood has good access to transportation and other resources.
The three- and four-bedroom homes range from 1,300 to 1,635 square feet and sell for $127,000 to $153,000. The NC Housing Finance Agency provided buyers with first mortgages and in some cases, gap financing. The City of Monroe also offered up to $10,000 in down payment assistance.
Contact: Isabelle Gillespie, executive director, Monroe-Union CDC, (704) 283-8804.
Smith Farm, Winston-Salem
Smith Farm is a 144-home community in Winston-Salem that was saved from blight and a freefall in property values when Habitat for Humanity of Forsyth County stepped in. In partnership with the City of Winston-Salem and Forsyth County, Habitat Forsyth used Neighborhood Stabilization Funds to purchase the un-built lots and two foreclosed homes in the struggling subdivision.
At the time of purchase, the vacant lots were only partially graded, neighborhood streets had only one coat of asphalt, and foreclosure notices were posted on several homes. The partners finished paving streets and grading the lots. Habitat built 18 new homes and rehabilitated the foreclosed properties. Homes were built using Habitat’s traditional model of sweat equity and donated labor and materials. All of the homes were built above local code to the SystemVision standard for energy efficiency, and some have solar water heaters.
The new three- and four-bedroom homes average 1,100 to 1,600 square feet. Sales prices range from $98,000 to $110,000. Forgivable second and third mortgages from the City of Winston-Salem and gap financing from the NC Housing Finance Agency have made the new homes highly affordable for working families with lower incomes. The typical mortgage payment is $250 per month plus escrow and homeowner dues.
Home buyers received pre- and post-purchase homeownership counseling and contributed 300-400 hours of sweat equity. The Forsyth County Agricultural Extension Service provided plants and yard maintenance training. The neighborhood has greenspace, a park and pond, and a new elementary school.
Since completion, foreclosures among the non-Habitat homes have declined and the new homes have created an entrance that showcases a thriving community.
Contact: Sylvia Oberle, executive director, Habitat for Humanity of Forsyth County, (336) 765-8854, ext. 104.
The Enclave, Winston-Salem
The Enclave is a 68-apartment development in northwestern Winston-Salem. Originally designed as market-rate condominiums, the development faced an uncertain future after the initial developer went into foreclosure during the economic downturn. The property was only partially developed, suffering from vandalism and becoming an eyesore to the surrounding community when the development team of North Carolina Housing Foundation and Miller Valentine Group took over. Partnering with the City of Winston-Salem and Forsyth County, they turned the half-built condos into rental apartments for working families that were fully leased within a week of completion.
The development consists of 17 two-story buildings with 42 two-bedroom and 26 three-bedroom apartments. Because the original site plan and existing construction were easily converted to rental units, the resulting apartments retained exceptional amenities, including two full baths, open floor plans, porches and patios. Apartments range from 1,050 to 1,700 square feet and rents go from $320 to $700 per month.
The property features a community building with a multi-purpose room, kitchen, computer center and fitness room. Outdoor amenities include a picnic shelter with tables, grills and a playground. The neighborhood provides easy access to shopping, schools, employment and recreation.
After one year of full occupancy, the development has a waiting list of more than 100 families. A residents’ council is being formed to plan activities such as credit and other financial counseling, continuing education, job training, and health screenings.
The development was financed with federal and state housing credits awarded by the NC Housing Finance Agency, assistance from the City of Winston-Salem, and funds from the Neighborhood Stabilization Program.
Contact: Diane Evans, director of development, North Carolina Housing Foundation, (336) 768-9268.
Park Terrace Apartments, High Point
Park Terrace has 172 apartments for families in High Point, replacing an old 250-unit public housing site. The development was built by Laurel Street Residential in partnership with the Housing Authority of the City of High Point.
The project had been awarded tax credits but was forced to stop development when the recession froze the tax credit equity market. Park Terrace was able to navigate the economic downturn, however, thanks to Tax Credit Assistance Program funds that allowed construction to begin immediately.
The community features a mix of three-story garden style apartments and two-story townhome apartments with tree-lined streetscapes and sidewalks, upgraded street lighting and on-street parking. The one-, two-, and three-bedroom garden apartments range from 860 to 1,040 square feet with rents from $335 to $690. Townhouse apartments have three bedrooms and 1,400 square feet with rents from $390 to $710, depending on income targeting.
Amenities include a community center, a courtyard, two playgrounds, a gazebo and two picnic shelters with grills. Park Terrace also offers programs and services to help residents work toward long-term economic self-sufficiency. High Point Housing Authority partners with local agencies, including Guilford Technical Community College, the YWCA, the Job Link Career Center and the Macedonia Family Resource Center, to offer services such as GED and technology classes, tutoring, before/after school care, adult literacy and counseling.
The development has had an impact on the economic activity and revitalization of the local community by supporting underused businesses and sparking the City’s investment of infrastructure funds into the road connection immediately south of the neighborhood.
The development was financed with federal and state housing credits awarded by the NC Housing Finance Agency.
Contact: Dionne Nelson, chief executive officer, Laurel Street Residential, (704) 561-5235.
Wesley Heights, Taylorsville
Wesley Heights provides independent living for persons with special needs in Taylorsville. The six-apartment community was developed by the Wesley Community Development Corporation and The Affordable Housing Group of North Carolina, Inc. The development is a short walk to downtown, providing easy access to restaurants, shopping and other resources.
The duplex style buildings feature four one-bedroom and two two-bedroom apartments, with three that are fully handicap-accessible. The apartments range from 680 to 940 square feet and include private entrances with covered front porches and rear patios. Each apartment is cable and internet ready and includes a full kitchen equipped with energy-efficient appliances and a pantry. Residents share a picnic area with a grill.
The development was built to SystemVision standards for energy efficiency and includes Energy Star certified appliances. Fiber cement siding and drought resistant plants will keep maintenance costs low over the property’s lifetime.
Smokey Mountain Center provides services for the residents, including case management and counseling. The local community has supported the development, including donations of furniture from a local church for a resident who had been previously homeless. In addition, residents can help make decisions about their community by having a representative serve on the Board of Directors of the Wesley CDC.
The Housing Trust Fund, managed by the NC Housing Finance Agency, provided financing for Wesley Heights.
Contact: Kathy Stilwell, executive director, The Affordable Housing Group of North Carolina, (704) 342-3316.
Village Crossing, Greensboro
Village Crossing in Greensboro is a major renovation of a 1960s development that turned a mostly vacant eyesore into 20 accessible and energy-efficient apartments. Affordable Housing Management, Inc., developed the community with support from the City of Greensboro.
To achieve greater accessibility and energy-efficiency, Affordable Housing Management gutted the existing apartments down to their outer walls and redesigned them into 10 one-bedroom and 10 two-bedroom units. Of those, 15 are handicap-accessible and five are handicap-equipped. While preserving the original footprint of the buildings and several large trees, the developer reconfigured the site to achieve accessibility, add parking and relocate utilities underground. Site amenities include a picnic area and bike racks.
The rehab work has received National Green Building Standard Emerald level certification, the highest level possible, attained only by buildings that improve energy and water efficiency by at least 50 percent over the existing conditions. The apartment complex is Energy Star certified and one of the first in the country to receive Department of Energy funding for energy efficiency improvements through the City of Greensboro.
Rents are $364 for one-bedroom units and $475 for two bedrooms. Nine apartments are reserved for persons with disabilities or who were previously homeless through referrals made by the Greensboro Housing Coalition and Partnership Village, a transitional rental community next door. Both Partnership Village and the Coalition provide services to residents as needed.
The NC Housing Trust Fund, managed by the NC Housing Finance Agency, provided financing for the renovation of Village Crossing. Additional assistance came from the City of Greensboro and the Neighborhood Stabilization Program.
Contact: David Levy, executive director, Affordable Housing Management, (336) 273-0568.
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