Affordable Housing for Low, Moderate and Middle Income Families
affordable housing for a range of household incomes. While all CHDC
developments are economically integrated, each development has a
specific range of income guidelines. The majority of developments
house households earning a maximum of 80% of area median income.
Those limits range from $30,470 for a single person to $43,520 for
a family of four. CHDC has taken the initiative to increase access
for moderate and middle income households to its housing and is
currently developing projects for families and individuals with
household incomes ranging from $47,600 to $89,760.
of its developments are small apartment houses that were in poor
condition. Originally 4 and 5 story walkup tenements, buildings
are rebuilt entirely from within, and restored on the exterior.
Often, small buildings are joined into one new structure an elevator
installed. CHDC pays specific attention to location and integration
of its developments into both the block and the neighborhood. Great
attention is given to livability of apartments and overall building
developed are kept permanently affordable through legal mechanisms
regulating use and occupancy.
Supportive Housing for Individuals
supportive housing in the Clinton community to meet two goals:
- To increase
the supply of affordable housing with supportive services needed
for persons with social service needs
- To address
the serious quality of life problems generated for their neighbors
by poorly managed or long-term troubled SRO or tenement buildings
CHDC instead views these difficult buildings as a neighborhood opportunity. Working closely with Manhattan Community Board #4 and local block associations, CHDC has been able to carefully site and develop a number of supportive housing developments. Our development focus has two major emphases--quality building design and integration into the community of social service needy tenants. All supportive developments have integrated populations, 60% of the tenants are formerly homeless individuals and 40% community residents. Some developments further integrate persons with special needs such as seniors, the mentally ill or persons living with HIV within the formerly homeless population.
PRESERVATION AND DEVELOPMENT
and Support to Neighborhood Organizations
administrative and staff support to block and neighborhood organizations.
Meeting rooms, office facilities are available free for neighborhood
use. CHDC also provides staff support for meetings, events and volunteer
efforts. Annually, CHDC co-sponsors with the Hell's Kitchen Neighborhood
Association a Spring Event Planting and Clean Up.
and Support to Tenant Organizations
technical assistance for tenant associations and tenant-owned housing
cooperatives. Technical Assistance has included budgeting, developing
scopes of work for building renovation, negotiating with city agencies,
coordinating temporary relocation for tenants, building acquisition,
coop conversion, assisting with landlord/tenant litigation and dispute
Building and Coalitions
develop around current issues have built a strong community on the
Westside of Manhattan. CHDC participates in such coalitions and
has often taken a lead role. Both CHDC and the residents of the
communities of Clinton, Hell's Kitchen and Chelsea share a common
goal to foster the both the preservation and production of more
permanently affordable housing in our area. CHDC's work in community
coalitions is to provide information regarding housing development
and zoning to more effectively communicate the community's goals.
CHDC also provides research through surveys, planning and mapping
to support a coalition's purpose and point of view to public and
private sector stakeholders. Coalitions are often comprised of block
associations, community board members, elected officials and groups
organized specifically to address an issue. In recent years, one
very successful coalition was the Hell's Kitchen/Hudson Yards Alliance
organized to shape the newly proposed Westside zoning to balance
development and preservation and prevent the construction of a football
Chelsea are neighborhoods of mostly small tenement buildings, many
with fewer than 20 apartments, often in poor condition, and difficult
to manage. This type of building is not a prime candidate for the
property management private market. Clinton Housing Development
Company (CHDC) provides neighborhood-based building management services
to a variety of clients for a monthly fee of 5% to 11% of rent billed
or collected. CHDC currently manages 699 units and 48 stores in
75 buildings located in Clinton, Hell's Kitchen and Chelsea neighborhoods
offers the standard menu of property management services including
rent/maintenance billing and collection, complaints, contracting
for repairs, filings and registrations, bill payment, budgeting
and financial reporting, and resolving tenant disputes. Services
are tailored to the client. Some clients handle all repairs, with
CHDC responsible only for financial reporting. Others choose to
handle all financial functions themselves, with CHDC responsible
for day-to-day management of the physical plant. Most clients engage
CHDC to manage a full range of standard services.
CHDC is often
requested to assume management of buildings in crisis due to combination
of past poor management, tenant/landlord disputes, or tenant cooperative
internal disagreements. CHDC's tasks are particular to each case.
Most requests include developing a plan for short and long term
stabilization of the physical plant, regularizing tenancy, resolving
outstanding tenant repair needs, commencing legal action to evict
tenants involved in illegal activities and projecting financial
needs. In most crisis-ridden buildings, such problems are interwoven
and complex. CHDC's task to untangle them is usually completed within
12 to 18 months, at which time the building owners, in consultation
with CHDC, can begin to develop long-term plans for the properties.
an in-house maintenance crew has provided a low-cost alternative
to hiring expensive contractors. Through a work order system, jobs
are scheduled on a weekly basis. The crew is experienced in all
types of electrical, plumbing, plaster and masonry repairs. Most
CHDC management clients use the service frequently for small repairs.
In addition, the service can also complete medium-sized contracts,
such as plastering and painting public areas, tiling bathrooms,
stuccoing exterior walls and renovating vacant apartments. The maintenance
crew of 12 performs over 800 work orders and 50 larger projects
purchases superintendent and other maintenance supplies in bulk.
Management clients request supplies through a work order system.
Savings are between 30 and 40% of retail price even including a
2% CHDC administrative fee.
Moderate Income Cooperatives
8 buildings, 68 apartments, 8 stores
CHDC or individual Tenant Associations, these small low and moderate
cooperatives range from 9 to 26 apartments. The shareholders, formerly
tenants of city owned buildings have varying degrees of management
experience. Most are extremely long term residents, between 20 to
62 years in the same buildings and apartments, very committed to
their homes. These groups have been involved managing their homes
since the late 1970's.
City Housing Programs
5 buildings, 52 apartments, 6 stores
CHDC has participated
in many New York City housing programs. New York City's Department
of Housing Preservation and Development (HPD) often approaches CHDC
to take over property management of troubled properties. Many of
these buildings were a part of the city's in rem stock. Taken from
the private sector for non-payment of real estate taxes, all were
in extremely poor physical condition. CHDC's main management goal
in such buildings is Crisis Intervention services detailed above.
Subsequent to physical stabilization, all city programs move the
building toward full renovation. CHDC has worked or is working with
HPD's Tenant Interim Lease (TIL), Direct Lease, Special Initiatives
Program (SIP), Community Management (CMP), Neighborhood Revitalization
(NRP), and Supportive Housing (SHP) Programs.
54 buildings, 524 apartments, 24 stores
also manages housing it has developed through various New York City
housing programs, zoning requirements and incentives or private