houston county conversation...address the county’s housing needs offer the opportunity to improve...

HoustonandHarrisCountyHousingConversationEventReportFebruary20,2017

Preparedby:HoustonLISC&RiceUniversity’sKinderInstituteforUrbanResearch

HoustonandHarrisCountyHousingConversation:EventReport 1

LocalSteeringCommitteePaulCharlesExecutiveDirectorNeighborhoodRecoveryCDCToryGunsolleyCEOHoustonHousingAuthorityAllisonHayExecutiveDirectorHoustonHabitatforHumanityElizabethLoveProgramOfficerHoustonEndowmentTomMcCaslandDirectorHousingandCommunityDevelopmentCityofHoustonRayMillerCapitalOfficerCapitalOneBankMaryLawlerExecutiveDirectorAvenueCDC

WandaLeBlancPublicHousingPolicyAdvisorOfficeofHarrisCountyJudgeEdEmmettDaphneLemelleCommunityDevelopmentDirectorHarrisCountyCommunityServicesDepartmentAssataRichardsExecutiveDirectorSankofaResearchInstituteAmandaTimmExecutiveDirectorLocalInitativesSupportCorporationHoustonKathrynTurnerLoanOfficerCorporationforSupportiveHousingKyleSheltonDirectorofStrategicPartnershipsKinderInstituteforUrbanResearchRiceUniversity


EventSponsorsWethankthesponsorsoftheevent.Thefollowingpolicysuggestionscomedirectlyfromparticipantsintheconversation.


ParticipatingExpertsLouBernardySeniorVicePresidentandDirectorofDevelopment,TexasMcCormackBaronSalazarAmandaEdwardsAt‐largeCityCouncilMemberHoustonCityCouncilToryGunsolleyCEOHoustonHousingAuthorityRickJacobusPrincipalStreetLevelAdvisorsDaphneLemelleCommunityDevelopmentDirectorHarrisCountyCommunityServicesDepartment

AndreaneciaM.MorrisExecutiveDirectorHousingNOLAElizabethMuellerAssociateProfessorofCommunityandRegionalPlanningUniversityofTexasatAustinChuckPerryManagingPartnerPerryRoseLLCSusanJ.PopkinSeniorFellowUrbanInstituteHeatherK.WayClinicalProfessorUniversityofTexasSchoolofLaw


IntroductionTheKinderInstituteforUrbanResearchatRiceUniversity,theLocalInitiativesSupportCorporation(LISC),andCSHarepleasedtopresentthisreportsynthesizingmajorthemesfromtheHoustonandHarrisCountyHousingConversation.Theconveningwasmadepossiblebythecoordinatedeffortsoftheco‐sponsoringorganizations,withsupportfromtheHoustonEndowmentandJPMorganChaseCo.Wealsowanttothankthemembersoftheeventsteeringcommittee,aswellastheexpertcommentatorsfromHoustonandbeyond.Finally,wewanttothankthemorethan200publicstakeholderswhoattendedtheevent.Formoreinformationabouttheeventitself,includingtheopeningdatapresentation,agenda,andkeytermglossary,pleasevisitkinder.rice.edu/houstonhousing.Weapplaudtheentiregroup’sefforttoengagethecomplicatedsubjectofhousinginconcreteways.Theworkofaddressinghousingneedsacrosstheentireregionrequiresacollaborativeeffortbetweengovernment,theprivatesector,serviceproviders,advocates,andresidents.Eachofthesegroupshaveimportantanduniquerolesincreatingandmanaginganeffectivesystem.Thisincludeslaudingpastwork,acknowledgingtheshortcomingsofthecurrentsituation,andjointlypursuingtheimplementationofahousingapproachthatworksforall.ThehousingconversationwasfacilitatedbyCSHandfollowedtheirfishbowlcharrettemodel.Thisapproachbringsinnationalexpertsandsurroundsthemwithlocalstakeholdersandcommunitymembers.Theprocessencouragesequalparticipationamongthesegroupswitheverystakeholderhavingaspacetovoiceopinions,thoughts,andconcerns.Theconversationwasnotintendedtoreachconsensus.Rather,itwasanattempttoidentifymajorissuesaroundhousing,tobringforwardproductiveideasforaddressingthem,andtohighlighttopicsthatstakeholdersmustgrapplewithfurther.Inthisway,itrepresentsanimportantefforttocreatesharedknowledgearoundhousingissuesinHoustonandHarrisCounty.Thepiecespulledfromtheconversationandtiedtogetherinthisreportpinpointplacesofenergyandcontentionwithinthisongoingconversation.Theyrepresenttouchstonesdrawnfromawiderangeofperspectivesthatcanbeusedtoinformfutureplansandprocesses.TheefforttoadequatelyhouseallresidentsofHoustonandHarrisCountyinsafeandaffordablehousingisanurgentregionalmatter.Everyone,regardlessofincome,wantshousingthatisaffordabletothem.Addressinghousingneedsforpeoplewithlowerincomes,however,remainschallenging.Hundredsofthousandsofresidentsliveeitherinhomesthataresubstandardorwheremortgageandrentalcostsconsumetoomuchoftheiroverallhouseholdincome.Heavyhousingcostsleavefamiliesfinanciallystretchedandvulnerabletoaslewofotherproblems.


KeyData

‐ Acrossallincomes,305,905householdsinHarrisCountyfaceseverehousingproblems(lackingkitchenorbathfacilities,overcrowding,orhighcosts).1

‐ 214,665householdsinHarrisCountymakelessthan80%ofthemedianincomeandspendmorethan50%oftheirtotalincomeonhousing.2

‐ TheHouston‐Woodlands‐SugarLandMetropolitanareaprovidesonly18affordableunitsforevery100householdsthatareextremelylowincome(belowthepovertyorlessthan30%ofmedianincome.)ThethirdworstratioofallU.S.metroareas.3

ResidentsineverymunicipalityfromHoustontoHumbleareseekingbetter,moreaffordablehousingoptions.Whilesomepopulationgroups—especiallynon‐whiteresidents,low‐incomehouseholds,andimmigrants—confrontapreponderanceoftheproblemsstemmingfrominadequatehousing,theissueextendsbeyondthosegroups.Insufficient,unaffordablehousingcrossesracialandethniclinesandtouchesfamiliesfrommanyincomelevels.Itisnotanurbanorsuburbanissue,butaregionalone.Housingisakeystonesystem,connectedtomanyotherelementsofanindividual’sdailylife—fromeducationtotransportationtohealthcare.Becauseofitspervasiveness,attemptstoaddressthecounty’shousingneedsoffertheopportunitytoimprovethelivesofresidentsandimprovetheefficacyofgovernmentsthroughoutHoustonandHarrisCounty.Thefishbowlconversationillustratedthatwhileanumberoforganizationsandindividualshaveworkedtirelesslytoaddressthehousingneedsoftheregion,muchworkremains.Theenergyintheconversationshowedthatthisisacriticaltimefortheregiontograpplewithhousing.Findingwaystobringcitizenengagementintoconcertwiththeactionsofthepublicandprivatesectorisessentialiftheregionistoreachsolutions.Noonegroupcansolvethisissuealone.Withthescaleandscopeoftheproblemandtheimportanceofthesolutioninmind,thegoalsofthisreportarethreefold.First,itsaimstoreflectkeypiecesoftheconversationaroundhousinginHoustonandHarrisCountythatemergedduringtheevent.Thisdescriptionhelpsestablishsharedknowledgeoftheissuesandopportunitiesconnectedtohousing.Italsoprovidesarichdocumenttowhichmanystakeholderscontributed.Becauseofthisitstandsasaguidepostthatallstakeholderscanreturntoinordertoinformfutureefforts.Second,itprovidesofficialsandagenciesinHouston,HarrisCounty,andothercountymunicipalitieswithatoolboxofideasabouthowtheymightapproachtheissueofhousinginamoreproductive,cooperative,andpubliclyengagedmanner.Withnumerousarea1UnitedStatesCensusBureau,ComprehensiveHousingAffordabilityStrategy2009‐2013,HarrisCounty.2Ibid.3NationalLowIncomeHousingCoalition,“TheGap:AShortageofAffordableHomes,”March2017.


jurisdictionsconsideringstrategichousingplansandundertakinginitiativestiedtohousing,thesuggestionscontainedhereprovidepotentialactionstepsandidentifyissuesthatmayneedadditionalattentioninfutureplans.Third,thereportidentifieswaystoencouragesolutions‐orientedcommunityengagementthatistiedtotheexperiencesandneedsofresidents.Itoffersresidents,housingadvocates,andserviceproviderswithanopportunitytogiveinputintothehousingconversationonanequalfootingwithelectedofficialsandpolicymakers.Italsotaskscitizenswithremainingproductivelyengagedintheconversationandworkingwiththepublicandprivatesectorstohelpcreateahousingsystemthatworksforall.Throughoutthisreport,thetermhousingsystemisusedasacatchalltodescribetheoverarchingcollectionofactorsandstructuresinvolvedinthefunding,building,managing,anduseofalltypesofhousinginHoustonandHarrisCounty.Thistermisusedprimarilyinareaswhereideasrequiretheengagementofallstakeholders.Specificactorswillbetaggedinthereportwhereappropriate.HighlightingInterconnectedThemesGiventhebreadthoftheissuessurroundingthetopicofhousing,theeventitselfwasorganizedintothreebroaddiscussiontopics:

1. HousingforPeople2. HousingforPlaceandCommunity3. HoustonandHarrisCountyHousingPriorities

Thesetopicsallowedforawide‐rangingconversation.Theinsightsandcommentaryofferedideasforhowgovernment,developers,advocates,serviceproviders,andresidentscouldworktogetherandseparatelytoadvanceeffortstoprovidesafeandaffordablehousingacrossthehousingcontinuum.Ratherthananalyzethekeypointsofeachofthesediscussionsindividually,thisreportdrawsoutthemajorthemesthatemergedinandacrossthediscussions.Thethemesarebasedontheinputofthepanelistsandcommunitystakeholderswhoparticipatedinthedaylonghousingconversation.Thesevencross‐cuttingthemesidentifiedinclude:

1. SharedUnderstanding2. SharedVision/GoalSetting3. ToolsandPolicies4. PublicAccountabilityaroundHousing5. AuthenticCommunityEngagement6. PoliticalWillandLeadership7. InterwovenIssues


Eachsectionwillbeginwithabriefintroductionofthetheme.Thiswillbefollowedbyalistofkeyobservationsdrawnfromtheconversation.Somepointsnoteareasofcontentiondrawnoutduringtheeventthatwillrequireadditionalattentionanddiscussion.Othersstandasconcretepolicystepspulledfromtheexperiencesofexpertsandmembersofthepublic.Bothtypesofobservationsshouldinformthesubsequenteffortsundertakenbyofficials,residents,publicandprivatesectorhousingproviders,andadvocates.SharedUnderstandingStakeholdersintheconversationreachedaconsensusthatagreatneedexistsforsharedunderstandingofissuesaroundhowthehousingsystemoperatesandhowresidentsnavigateit.Thismutualunderstandingshouldincludebasicdefinitionsoftermsandprograms,allowforthecreationanddisplayofaccessiblehousingdata,offerin‐depthacknowledgementofwhataffordablehousingmeans,andhelpdispelcommonmisconceptionsabouttheplaceofsubsidizedaffordablehousingandthosewhouseit.Inordertobeeffective,thisknowledgesharingmustworktoovercomelanguagebarriersandthechallengesinherenttogettingpeopleofdifferentraces,incomelevels,andeducationallevelsinvolvedinthesamedialogue.Forexample,thehousingconversationsurfacedtensionbetweenhomeownershipandrentalhousing,aswellasbiasesandmisperceptionsaboutownersandrenters.Educationaroundsuchissuesoffersanopportunitytoeasetensionandhighlightthecomplexityofthehousingsystem.Attemptingtocreatethistypeofmutualknowledgealsoopensthedoorforallstakeholderstograpplewiththewayspastpublicactionshaveshapedcurrentcircumstances.Historicalunderinvestmentinlow‐incomecommunities,whetherinhousingorbasicinfrastructure,createsconsequencesfortheresidentsofthosecommunitiesthataredifferentfromthosefacedbycitizensinbetterservedcommunities.Historicallyrootedandongoingissuesaroundrace,segregation,andunequalaccesstoopportunityfornon‐whiteresidentslikewisemustinformthisdiscussion.Acknowledgingthesedifferencesiskeytoensuringthatallinvolvedinthehousingconversationseehowimprovementsacrossthehousingcontinuumcouldbenefitthewholeregion.Outlinedbelowarekeyideasandstrategiesdrawnfromstakeholdersintheconversationabouthowtodevelopsharedunderstandingaboutthehousingsystem:

1. Establishsharedtermsandknowledgeofthehousingsystem.Thepublicdocumentsandengagementprocessesofpublicagenciesandhousingprovidersshouldincludelessjargon,cleardefinitionsofkeyterms,anddirectinformationaboutaccessingexistingprogramsinmultiplelanguages.Peopleneedtoknowwhatexistswithinthesystemandwhattheyqualifytouse.

2. Providepubliclyaccessibledata.Publicagenciesshouldcontinuetocollectdataabouthousingneedsandexistingsupplyandworktoimproveitsaccessibility.Thisdatashouldcutacrosstheregionandtouchonthefullhousingspectrum.


a. Acoordinateddataapproachshouldbedevelopedbetweenpublicagencies,universities,serviceproviders,advocates,residents,andprivatedevelopers.

b. Publicentitiesshouldconsiderpresentingdatainvisualwaystohighlightthespatialaspectofthisissue.SeetheexampleofPolicyLink’sNationalEquityAtlasortheeffortsundertakenbycitieslikeDenverandPortland.

3. Dispelmisconceptionsaboutpubliclysubsidizedhousingandclients.Advocatesandserviceprovidersshouldworkwithresidentsandelectedofficialstoshowthebreadthofsubsidizedhousingclients,typesofunits,andrangeofpublicsubsidy.FHAloans(subsidizedmortgagesforhomeowners)andHousingChoiceVouchers(subsidizedrentfortenants)arebothformsofpublicsectorhousingsupport,butareviewedverydifferently.Thiseffortcouldhelpreduceoppositiontonewprojectsifdoneproactively.

a. Createacountywideeducationcampaigntosupporthousingaffordableforall.Increasesharedunderstandingthathousingisforeveryone.Peopleofdifferentincomelevelsneeddifferentsolutions,buteveryoneneedsaplacetolive.

4. Createinformationabouthousingneedsbygeography.Documentingthe

affordablehousingsupplyanddemandbyproximitytoemploymentcenters,servicesorpoliticaljurisdiction,similartotheapproachtakenbyHousingWorksAustinforeachcitycouncildistrict,canshowhowneedexistsacrossthecityandcounty.

5. Continuepublicconversationsonhousingandinterconnectedsubjects.ThefishbowleventdidnotstarttheconversationabouthousinginHarrisCountyanditshouldnotbeseenasaculmination.Ratheritshouldencouragecontinuedconversationsthatgrapplewithtopicsthefirstfishbowlwasunabletocoversuchashealth,safetyoreducation.

6. Allparticipantsinthehousingsystemmustacknowledgethatexistingpubliclysubsidizedhousingdoesnotmatchtheneed.TosupportinnovativeandtransformativeeffortstocreatemorehousingoptionsinHoustonandHarrisCountyresidentsandofficialsmustrecognizetheurgencyofthehousingproblemandthelimitationsofthecurrentsupply.

7. Allparticipantsinthehousingsystemmustrecognizehousingasanequityandjusticeissue.Residentsofdifferentracialgroups,incomelevels,andphysicalabilitiesfaceuniquechallengesintheireffortstoaccesssafeandaffordablehousing.Creatingasystemthatworksforallrequiresrecognizingthewaysthathistoricandcurrentpoliciesandsocialpracticeslimittheoptionsofnon‐white,poor,andimmigrantgroups.Publicengagementeffortsandhousingpolicydocumentsshouldmarkthisrealityandacttorectifydisparateimpacts.

8. Allparticipantsinthehousingconversationmustacknowledgethatdifferentresidentsseehousingandcommunityindifferentways.Thefishbowldiscussion


madeitclearthatthereisnosingleideaofwhatahomeorcommunityshouldlooklike.Creatingaspacewherevariousconceptionsofhomeandcommunitycanbeheard,especiallyfromresidentswiththeleastpoliticalinfluence,canensuretheformulationofplansthatincludemanypeople’sexperiences.

SharedVisionEffectivelytacklingthecounty’shousingchallengesrequiresacollectivevisionofaction.Actorsinvolvedwithhousingmustdiscussandagreeuponasetofboldgoalsthatmatchtheurgencyofthecounty’shousingneedsandthatresultinprogramswithmeasurableoutcomes.Thecraftingofthisvisionshouldincludeparticipationfromstakeholdersacrossthehousingsystem.Housingplansandtheprocessofdevelopingthemprovideanessentialspacewithinwhichtocreatesuchasharedvision.Asetofgoalsshouldbedevelopedintheearlystagesofanyplanandshouldstemfromsharedunderstanding.Thevisionshouldinformthetoolsandpoliciespursuedbystakeholdersandshouldestablishbenchmarksforevaluatingthoseprograms.Outlinedbelowarekeyideasandstrategiesdrawnfromstakeholdersintheconversationaboutwhatasharedvisionforachievingregionalhousinggoalsshouldinclude:

1. Establishclear,boldgoals.Theurgencyofthehousingsituationisclear.HoustonandHarrisCountyshouldmatchthaturgencywithasetofgoalsthatcansignificantlyaddresstheneed.

2. Recognizethathousingeffortsbenefitall.Thesuccessorfailureofahousingeffortisnotisolated.Itisnotjustresidentswhobenefitfromaneffectivesystemofaffordable,safehousing.Theadequateprovisionofhousingwouldbenefitthewholecounty.Ifthecostofprovidingsupportservicestoresidentsisreduced,jurisdictionscanprovideotherservicesmoreefficiently.Businessesandemployerscanbenefitfromhavingemployeesclosertoworkandwithmoremoneytospend.Propertyowners,renters,andhomeownersallbenefitfromstrongercommunities.

3. Acknowledgeequityasaprimaryaimofallhousingefforts.HoustonandHarrisCountycelebratesthediversityofourpeople,buttoorarelydoweacknowledgethatwithinthatdiversitynotallresidentsarepresentedwithequalopportunities.Equityshouldbeofparamountimportance.Housingpoliciesandgoalsshouldaimtocreateupwardmobilityacrossallgroups.

a. Thesamecaveatappliestoresidentsindifferenthousingsituations.Rentersandhomeownersshouldbetreatedasequalsandtheirneedsshouldbeaddressedwithequalcommitment.

4. Worktosecureinvestmentforcommunitiesacrossavarietyofsectorsand

needs,notjusthousing.


5. Developstrategiesthatrecognizedifferenthousingneedsbygeography,population,income,andotherfactors.Customized,neighborhood‐levelapproachesshouldbecreatedinconjunctionwithcommunityinput.

Tools&PoliciesThroughoutthehousingconversation,stakeholdershighlightedtoolsandpoliciesthatalignwiththecommunityengagementandaccountabilityideasdiscussedbelowandthatcouldhelpadvancehousingpolicyinHoustonandHarrisCounty.However,itwasalsonotedthatthereisnosilverbullet.Stakeholdersrecognizedthatanarrayoftoolsmustbeusedtoeffectivelyaddressthemanyissuesweface.Itislikewisecriticalthatanytoolsandpoliciespursuedmeshwiththesharedvisionandhousinggoalsdevelopedbystakeholdersintheregion.Theexpertsinvolvedintheconversationmadeitclearthatcentraltotheimplementationofeffectivetoolsandpoliciesisanattachedefforttoidentifytheresourceslocalgovernmentscontrolorcanraisethatcanbededicatedtohousing.Theyalsosuggestedthatduplicationofeffortsshouldbeavoided.Finally,allparticipantsintheconversationsuggestedthatlocalleadersdrawlessonsfromothercitiesabouthowtoeffectivelydeploynewpolicies.EffortssuchasHouston’scurrentendeavortodevelopahousingplanarecritical.Comprehensiveplanningensuresthathousingtoolsandpoliciesareinplacefromthebeginningandthatallstakeholdershaveauniformandclearunderstandingabouthowandwhencertaintoolsandpolicieswillbeused.Inaddition,betterandmoretransparentdataiscriticaltoensuringtherightpoliciesarebeingimplemented.Outlinedbelowarekeyideasandstrategiesdrawnfromstakeholdersintheconversationaboutwhattoolsandpoliciesmaycontributetoachievingtheregion’ssharedvisionaroundhousing:

1. Developabalanced,multi‐prongedapproachtobringinghousingtobothhighopportunityareasandunderservedcommunities.

a. EncouragemorepartnershipsbetweenHoustonandHarrisCounty,includingajointfairhousingassessment.

2. Expandcurrentlocalfundingstreamsforaffordablehousing.a. Houstoncouldexpandamountsdedicatedtoaffordablehousinginfuture

generalobligationbondreferendums.b. HoustoncouldextendthepolicyfordedicatingaportionofTIRZfinancing

foraffordablehousingfrompetition‐TIRZ’stoallTIRZ’s.Thecitycouldthendedicatethosefundstoanaffordablehousingtrustfundsubjecttoanannualplanningprocesswithpublicinputandoversight.

c. Expandfundinginthecityandcountybudgetsforaffordablehousingtobringfundingforhousingonparwithotherpublicinfrastructureprogramssuchasparksandlibraries.


d. Expanddown‐paymentassistanceandrehabassistanceprogramsinthecityandcounty.

e. Manyhomeownersarefacingdisplacementbecausetheirpropertytaxeshavebecometoohigh.Investigatethepossibilityoftaxabatementstohelpmitigatedisplacementconcernsoflong‐term,low‐orfixed‐incomeresidents.

3. Adoptnewandinnovativefundingstreamsandfinancingtools.Publicfundingwillneverbeenoughtoaddressthehousingneedsorourregionandisatriskofdecreasingdramatically.Thus,stakeholdersshouldengagecorporatepartnersandphilanthropytoinvest.

a. Public‐privatepartnershipssuchastheinvestmentsmadeunderMayorDaleytosupportthePlanforTransformationfortherevitalizationofCabriniGreenandotherpublichousinginChicagoofferoneinnovativeexample.

b. Ensurethatsomeinvestmentsflowthroughthecommunitybysupportingtheworkofcommunitydevelopmentcorporationsandothernon‐profits.

c. Createataxabatementprogramtoincentivizeprivatedevelopmenttoincludeaffordablehousing.See,forexample,thetaxabatementprogramsinChicagoandNewYorkCity.

d. ConsidercreatingaHousingTrustFundsimilartoAustin,whichplacesaportionofallpubliclandsalesintothetrust.

e. ResearchTransitOrientedDevelopment(TOD)approachessuchasDenver’s,wherea$24millionfundwithmultiplefundingstreamsallowsthecityandsurroundingcountiestorapidlyrespondtoopportunitiestoacquireandlandbankexistingmultifamilyhousinginhighopportunityandgentrifyingneighborhoods

4. Leveragepubliclandassetsthatthecityandcountycontrol.Conductan

inventoryofunderutilizedorsurpluspublicly‐ownedlandandidentifyopportunitiesforutilizingthelandforaffordableormixed‐incomehousing.

5. Adopttoolstopreserveaffordablehousingandprotectagainstdisplacementinareaswithrisingpropertyvaluesandredevelopmentpressures.

a. Anumberofresidentstakeholdersraisedtheissueofdisplacementandexpressedadesiretohavetheoptiontoremainintheircurrentcommunities.

b. HoustonandHarrisCountycansupporttheestablishmentofneighborhoodcommunitylandtrusts(CLT).StakeholdersintheThirdWardaswellasNearNorthsidearealreadyconsideringthis.GuadalupeNeighborhoodDevelopmentCorporation’sCLTinAustinisasuccessfulcasestudy.

c. HoustonandHarrisCountycouldputlong‐termresalerestrictions(viacommunitylandtrustsordeedrestrictions)inplaceinallhousingreceivinggovernmentsubsidies.

d. LocalofficialscouldasktheTexasLegislaturetoextendHomesteadPreservationDistrictstoHoustonandcreatedistrictsinlow‐incomeneighborhoodsofHoustonfacingredevelopmentanddisplacementpressures.


6. BroadenopportunitiesfortenantswithHousingChoiceVouchers(arentalsupportprogram)andvouchersthroughotherprogramstoliveinhigheropportunityanddesegregatedcommunities.Thisisacontentiousissuethatwasbroughtuprepeatedlyintheconversation.Thereareanumberofwaystoaddresspiecesofit,butavarietyofideasexistaroundhowbesttodoso.

a. LocalgovernmentscansupporteffortstomakeitillegalforlandlordstodiscriminateagainstHousingChoiceVoucherholders.

b. Houstoncouldpassanordinancerequiringanyprojectthatreceivespublicfundsinanyformtonotdiscriminatebasedonsourceofincome.

c. LocalgovernmentscouldprovidefundingforatenantmobilityprogramsimilartotheInclusiveCommunitiesprogramintheDallas‐FortWorthmetroplex.Citiesandcountycanfacilitatepartnershipswithprivatelandlordstoaccepttenantswithrentalassistanceandprovideotherservicestotenants.

d. HoustonandHarrisCountycouldworkwiththeU.S.HousingandUrbanDevelopmentDepartment(HUD)andhousingauthoritiesintheregiontoofferhigherfairmarketrentsinhigheropportunityneighborhoodsforHousingChoiceVoucherholders.

e. AllagenciescouldexpandfairhousingtestingandenforcementofsourceofincomediscriminationprotectionsinfederalLowIncomeHousingTaxCredit(LIHTC)4properties.

f. RequirelandlordsinanyhousingdevelopmentsreceivingcityorcountysubsidytoacceptapercentageoftenantswithHousingChoiceVouchervouchers.

7. ExploretheEstablishmentofa9%LIHTCset‐asideforHouston.Thiswould

helptoimprovestabilityandgreatercertaintyfordevelopersandfocusedleverageforcityfinancing,thusprovidingadditionalflexibilityforcommunityengagementopportunities.

a. LosAngelessuccessfullypursuedthisoption.b. Thisispotentiallycontentiousgiventheimportanceofthefundingandthe

competitivenessoftheprogramtotheentireregion.

8. Establishanewdevelopmentinitiativethatencouragesinclusionaryhousingandmixed‐incomeprinciplesinmarket‐ratedevelopments.TheinitiativecouldbesimilartotheDowntownLivingInitiative,butshouldincludeaffordablehousingset‐asidesandadiversityofhousingoptionsfordifferentincomebrackets.Theprogramshouldconsiderarangeofland‐useincentives,suchasrelaxedparkingrequirements,increaseddensityandotherlanduseincentives.

9. Increasesupportofcommunitydevelopmentcorporations(CDCs).Beyond

directfinancialsupport,localgovernmentandphilanthropycansupportprograms,traininganddevelopmentopportunitiesthathelpcapacitybuildingeffortsoflocal

4LowIncomeHousingTaxCreditsareoneofthelargestfundingstreamsforaffordablehousingintheUnitedStates.Thecreditsaregiventodevelopersandthensoldtohelpfinanceaffordablehousingprojects.


CDCs.Thiswillprovidemuchneededsupportforgrowingcriticalhousingprogramssuchasrealestatedevelopmentanddown‐paymentassistance.

10. EncourageneighborhoodlevelplanningthatistiedtocommunityrevitalizationeffortsandfundingthroughtheTexasDepartmentofHousingandCommunityAffairs(TDHCA).

11. ReformandexpandcodeenforcementandlivabilitystandardsinHoustonand

HarrisCounty.a. Houstonshouldconsolidatecodeenforcementprogramsforsingle‐family

andmulti‐familyrentalhomesintoonecitydepartment.b. HoustonandHarrisCountycouldadoptamonthlyfeestructuretoprovide

anadditionalfundingstreamforcodeenforcement(forexample,Austinchargesafeeoncityutilitybills,LosAngeleschargesaperunitfeeformultifamilyowners)tomaketheinspectionprogramrevenueneutral.

c. HoustonandHarrisCountyshouldheightenmultifamilyhabitabilitystandardstobetteralignwiththestandardsintheInternationalPropertyMaintenanceCode.

d. Considertenantsupportservicessuchasaneducationeffortaroundtenantrights(similartoAustin’sBASTAprogram)oratenantrelocationordinancefortenantsdisplacedfromunitsshutdownforcodeviolations.

PublicAccountabilityaroundHousingCommunitysentimentinthehousingconversationhighlightedadesiretoseepublicagenciesandofficialsremainopenabouteffortsaroundhousingandrelatedservices.Residentsarticulatedasetofconcernsaboutalackofaccessibleinformationaboutthefinancialresourcesdevotedtohousing.Whilepublicofficialsdocumentthisinformationthroughexistingcompliancemechanisms,theobservationsofpublicstakeholderssuggestthatpublicagenciescouldcontinuetoworktoimproveaccessibilityandresponsiveness.Thisongoingworkiscentraltobuildingtrustwithresidents.Enhancingaccountabilityeffortsandsystemshelpsensurethehousingsystemismonitored,evaluated,andimprovedinwaysthatbenefitclientswhilestillachievingcompliancetargets.Atensionpointthatsurfacedduringthedaywasrelatedtothedesireforasystemthatisbasedondignityandrespectforthepeoplewhoneedmoresupporttoachievesafe,affordablehousing.Itisimportanttoacknowledge,however,thataccountabilityeffortsarenotone‐sided.Communitystakeholdersmustcontinuetoengageinandsupporttheeffortsofpublicagencies.Thisincludestalkingwithelectedofficialsabouttheimportanceofaccountabilityandcallingfortheresourcestomakeitpossible.Thepublicmustalsobeheldaccountableinitseffortstoparticipateintheregionalconversationaroundhousinginproductiveways.StakeholdersinthehousingconversationtiedtheconversationaboutaccountabilitytotheongoingdiscussioninHoustontocreateacomprehensivehousingplan.Theplanningeffort


offersavenuethroughwhichpublicagenciesandofficialscouldestablishclearaccountabilityandprogressmeasures.Outlinedbelowarekeyideasandstrategiesdrawnfromstakeholdersintheconversationabouthowaccountabilitycanbebuiltintothehousingsystem:

1. Publiclydocumentallexistinghousingprogramsandfundingstreams.Eachpublicentityshouldworktoimprovethewaystheyshareinformationabouthousingfunds.WhileofficialdocumentssuchastheHUD’srequiredConsolidatedPlansprovidethisinformationforfederalfundingsources,additional,moredetailedanddirectlyaccessibledocumentationcouldbebeneficial,especiallyaroundtheuseoflocalfunds.

a. Anyfuturecomprehensivehousingplansshouldincludeadetaileddiscussionofhowajurisdictionplanstouseitshousingfundingstreamsfromlocal,state,andfederalsources.

2. Createhousingadvisoryboardsinanyjurisdictionswherepublicfundsareusedindiscretionaryways.Forexample,Houston’staxincrementreinvestmentfundsforaffordablehousingareoverseensolelybytheTIRZboardsandthecity.Addingacitizenadvisoryboardcouldaddtransparencyandpublicinputtothewaysthatfundingisallocated.

a. Thecreationoftheseentitiesmustbedoneinawaythatensuresthecitizensservingarecommittedtoproactivelypursuingsolutionsacrosstheregion,ratherthanactingtoblockhousingopportunitiesinparticularareas.

b. Houston’sCommunityDevelopmentAdvisoryCommitteealreadyprovidespublicfeedbacktothecityonitsConsolidatedPlanandFairHousingpractices.TheroleofthiscommitteecouldbeexpandedashasbeendoneinAustintoincludeinputonfundingsourcessuchashousingbondsorotherprograms.

3. Establishahousingreportcardoranotheraccountabilitytoolineachmajorjurisdiction.Numerousstakeholdersintheconversationhighlightedadesiretohaveaconsistentandaccessibleprogresstracker.Suchareportcouldmeasurehousingoutcomes,trackchangesinresidentneeds,andprovideinformationaboutpendingprojectsandtheuseoffinancialresources.

a. NortheasternUniversity’sGreaterBostonReportCardisanexampleofareportcardtool.

b. Inconjunctionwiththeefforttoprovidedataonthehousingsystem,considerusingHouston’sGISOpenDataportaltohousedatafortrackingandanalysis.

4. Ensurethatpublicagenciesworkinginthehousingsystemareflexibleand

adaptabletoneedsofresidents.Housingisnotisolatedfromothercommunity‐levelserviceneedssuchascodeenforcement,publicsafety,orrefusecollection.Publicdepartmentsthatworkinneighborhoodsandwithinthehousingsystemmustrecognizetheirinterconnection,helpfacilitatetheserviceneedsofresidents


acrossdepartments,andworkwithotherdepartmentstomatchservicesrenderedtoservicesrequired.

a. Withinhousing,publicandprivatehousingprovidersmustcontinuetoconsiderprogramsthatserveavarietyofhousingneeds,notjustthecreationofnewhousing.Maintenanceandrepairprogramscanhaveasimilarlysignificantimpact.Theseprogramscanoftenmoreeffectivelyhelprespondtohistoricallackofinvestmentincertainareas.

5. Requirepublicreportingonhousingeffortsandevaluationofattendant

servicesofferedbyagencies.Anumberoffishbowlparticipantsreflectedonthefactthatdistrustordoubtexistsamongresidentsabouttheeffectivenessofvariouspublicagenciesandserviceproviders.Consistentreevaluationoftheservicesbeingrenderedandopencommunicationwithresidentsabouttheefficacyofthoseserviceswouldhelpbuildtrustwithclients.

a. Requirethatpublicagenciesgiveperiodicevaluationofprogressonhousingeffortstocitycouncil,communityboards/commissions,andparticularstakeholdersinvolvedininitiatives.

b. Inconjunctionwithresidentfeedback,periodicallyevaluateprogramsservingthepublic.

AuthenticCommunityEngagementThemosteffectiveengagementispurposeful.Itshouldcomeearlyintheprocessandhelptoshapepoliciesorplans.Ifengagementeffortscanbetiedintootherelementscapturedbythehousingconversationsuchasthecraftingofsharedvisionsorprogramaccountabilityandeffectiveness,thenresidentsandparticipantsarefarmorelikelytobeengaged.Akeyaspectofthisworkistomaketheprocessaccessibletothosewhodonotoftenparticipatebymakingitsimpler,ongoingandtiedtoconcretesteps.Theprocessshouldconsiderhelpingpeopleunderstandwhat’shappeningbymeetingresidentswheretheyareintheirknowledgelevelandcontext.Communityengagementalsoprovidesbuy‐inforcommunitiesthemselves–ithelpsthemclaimtheirspaceandimpactthepoliticalprocess.Thisworkisdifficultandtakestime.Itcannotbecontainedtoasinglestep,buthastobeongoing.Thework‐in‐progressnatureofthispracticewasevidentevenintheconversationitself.TheoverwhelmingmajorityofparticipantsofferingcommentsduringtheeventwereWhiteorAfricanAmerican.InacityandregionwheretheHispanicpopulationisapproachingthemajority,increasingthediversityoftheconversationandmakingitaccessibletoallisessential.Aswiththecreationofeffectiveprogramsandaccountability,publicofficialsandagenciescannotpursuethiseffortalone.Residentstakeholdersneedtopushforadequatefundingfortheseeffortsandcometothepublicsectorreadytoworktowardsolutionsthatleadtoimprovedhousingforallacrossthewholeregion.


Thechallengeofusingcitizenengagementeffectivelyistoovercomethelimitationsofa“not‐in‐my‐backyard”(NIMBY)mentality.Ratherthancomingtopublicengagementeffortslookingtolimitopportunitiesortosay“no”toalloptions,citizensneedtowillinglyengageinaprocessaimedatfindingsolutionsthatworkforeveryneighborhoodandeveryresident.Inclusiveengagementatthebeginningofanyprocessminimizesduplicationofeffortandensuresthatwhatisdevelopedgenuinelyreflectstheneedsofthecommunity.Inaddition,housingisnotsiloedwithinacommunity,butratheraffectsandisaffectedbyothercriticalissuessuchastransportation,economicdevelopment,andhealthcare.Communityengagementmustalsoincludeallvoices–renters,homeowners,landlords,businesses,policymakers,practitioners,anddevelopers–andbridgegapsbetweenthesegroups.Individualsoftenfillmultipleroles‐aresidentspeakingforthecommunitymayalsobeapractitioner.Thereisnosingle“voice.”Outlinedbelowarekeyideasandstrategiesdrawnfromstakeholdersintheconversationabouthowtobestpursuecitizenengagement:

1. Provideinformationandspaceforindividualstoengageeffectively.Residentsmustbeabletocomfortablyacknowledgetheissuestheyfaceanddiscussstrategiestoaddresstheseissues.Itisdifficulttoreacheveryonebuteffortsshouldalwaysbemadetodoso.

a. Fitcommunityengagementintothecommunity’sschedule.Examplesincludeeveningmeetingsforworkingresidents,innovativemeetingstructures,andattendingcommunityevents.

b. Connectwithstakeholderswhoareneglectedbytheseengagementprocesses.Severalstakeholderswhowererentersvoicedconcernsthattheywereviewedaslessimportantparticipants.Thisissuecameuprepeatedly.Makingsureallresidentsareincludedandvaluedisessential.

c. Offercommunitylevelsurveysinmultipleformats(i.e.online,paper)andlanguages.

d. Engagetrustedpartners,suchascommunitydevelopmentcorporationsandthefaith‐basedcommunity,toreachcommunitiesthatareoftenlessrepresented,suchasHispanics.

e. Developinnovativestrategiesthatbridgethegapbetweendifferentstakeholders.Employpeoplefromacommunitytocollectinformationorencourageparticipationwithinthatcommunity.

2. Reviewbestpracticesfromothercitiesthathavedevelopedauthentic

communityengagementstrategiesandengagewithcommunityorganizersworkinginthosecities.

a. North&NortheastPortland,inOregonb. HousingNOLA,ahousingplanandimplementationprocessinNewOrleans

3. DevelopcommunityengagementguidelinesandencourageHoustonandHarris

Countytoimplementthem.


a. Guidelinesandotherengagementprocessesshouldbebuiltinawaythatallowformeaningfulengagement,butthatalsosupportpolicyinitiativesthataimtoprovideadequatehousingforall.Participationshouldstartfromaplaceofgettingtosolutions,ratherthanlimitingprojects.

b. Theguidelinescouldhelpencouragesupportforcommunitydevelopmentcorporationsandotheradvocatesworkingtoengagecommunities.

PoliticalWill&LeadershipAddressingthechallengesofhousinginHoustonandHarrisCountywillrequireleadershipfromofficialsateverylevelofgovernmentandactiveparticipationfromresidents,developers,advocates,andserviceproviderstosupportsharedgoals.Theurgencyoftheissue,expressedbystakeholdersandasevidentinthedata,requiresthatresidentspushofficialstofullyaccountforhousingneedsandprovidethepoliticalbackingneededtotakeaction.Officialsmustbewillingtousealltoolsattheirdisposalandtoconsiderthecreationofnewinnovationstosolvetheproblem.PoliticalwillisacriticalcomponenttotacklinghousingchallengesinHoustonandHarrisCounty.Throughoutthehousingconversationspeakersrepeatedlyreturnedtotheideathatwithoutpolicy‐makerssteppinguptoadvocateforadditionalfundingandpushingbackagainstlimiting“notinmybackyard”(NIMBY)attitudes,littlewouldchange.Thisresponsibilityappliestoresidentsandpublicstakeholdersaswellwhohavetocometotheprocesspreparedtofindsolutions.Politicalleadershipmustbefoundatthelocal,stateandfederallevels,butanumberofspeakershighlightedtheimportanceoflocalleadersidentifyingandembracinginnovativesolutions.Otherserviceareas,suchasschooldistricts,thatareimpactedbyhousingshouldalsogetinvolved,acknowledgechallengesandpushforsolutions.Advocatesmustmakeitpossibleforpublicofficialstostepuptotheissueandthenholdthepublicleadersaccountable.Engagingadiversearrayoforganizationsandindividualswhosupportaffordablehousingbothspotlightstheimportanceoftheissueforpolicy‐makerswhilealsoprovidesappropriatesupportforthemtoengage.Theongoingpoliticalefforttoaddresshousingisnotaneasytaskandrequireson‐goingeducation,engagementandtrust.Outlinedbelowarekeyideasandstrategiesdrawnfromstakeholdersintheconversationabouthowbesttoencouragepoliticalwillandleadershiparoundtheissueofhousing:

1. Createmeaningfulopportunitiestoengagekeyvoicesthatvocalizeneedstopolicy‐makers,includingthefaith‐basedcommunity,residents,corporations,communitydevelopmentcorporations,communitynonprofitsandcivicclubs.

a. Developadiversecoalitionthatcanadvocateforaffordablehousingintheregionandholdpolicy‐makersaccountable.

2. Connecthousingchallengeswithothercriticallocalissues.Housingisnota

stand‐aloneissueandmanyotherareas(i.e.schools,healthandcrime)require


innovativewaystoaddressinter‐connectedchallenges.Theseopportunitiescanattractnewpoliticalchampionsandresources.

3. Advocatesandresidentsshouldbuildlong‐termrelationshipswithpolicy‐

makers,sothatwhencrisesarise,theconnectionhasbeenestablishedalready.

4. Encourageinter‐governmentalentitiessothatjurisdictioncanworkmorecloselywitheachother(i.e.HoustonandHarrisCounty)todiscusschallengesandstrategizeaboutsolutions.

5. EncourageHoustontodevelopacomprehensivehousingplan

a. Establishesaclearsetofstrategiesandgoalsbasedondataandcommunityinputtoaddresshousinganddetermineprioritiesforallpublicsectorinvestment

b. Particularlynotedintheconversation,encourageHoustontotakeavestedinterestinTIRZfundsforaffordablehousingtoensureitisbeingusedstrategically.

6. Undertakeaninnovativehousingprojectthatmodelseffectivepolicies,fundingsourcesandcommunityengagement.Thiscanhelpsetthestageforsubsequentopportunities.

a. LookforsiteswhereHoustonorHarrisCountypossessleverage,e.g.identifysiteswherepubliclandcanbeusedfortheprojectorasanincentive.

7. Ensurethathousinggoalsarelinkedtoeffortsinotherdepartmentsand

jurisdictions.a. BothHoustonandHarrisCountyshouldholdregularmeetingswithleaders

overseeinghousing,economicdevelopment,transportationandplanningtofacilitatecollaborationandidentifyopportunitiesforincorporatingaffordablehousingpoliciesintoothercityprograms.Documentfindingspublicly.

b. HoldregularmeetingsbetweenHouston,HarrisCounty,andleadersfromothermunicipalitiestoidentifysimilaroverlaps.Documentfindingspublicly.

InterwovenissuesHousingisanintegralpartofpeople’slives,butitcannotbeviewedinisolationfromotherimportantelements.Education,healthcare,transportation,employmentandwages,andthehistoryofvariouscommunitiesareallconnectedwithhousing.Thehousingdiscussion,therefore,canprovideaspacethroughwhichtotietheseinterwoventopicstogetherineffective,reinforcingways.Partnershipsneedtobebuiltandreinforcedacrosspublicandprivateentitiesinordertoensurethecreationofcohesiveandcompletecommunitiesthatworkforallresidents.Publicofficials,advocates,andserviceprovidersinvolvedwiththehousingsystemmustworkwithcolleaguesacrosssectorstotieservicestogether.Thiseffortshouldrespondtotheneedsvoicedbydifferentcommunities.


Individualhousingplanscannotaddressalltheissuesthatstemfromtheseinterwovenissues.Carefulefforts,however,thatestablishcleartiesbetweenhousingprogramsandotherlinkedservicescouldbeeffectivelaunchingpointsforusingthehousingdiscussiontoaddressawidevarietyofissues.Outlinedbelowarekeyideasandstrategiesdrawnfromstakeholdersintheconversationabouthowtobestconnectinterwovenissueswiththehousingsystem:

1. Cultivatepartnershipswithkeyinstitutionsoperatingininterconnectedareas.Publicandprivatehousingprovidersshouldconnectwithschooldistricts,healthcareproviders,transportationagencies,privatebusinesses,andotherentitiestoidentifycommonresourcesandareasofneed.Housingplandocumentsshouldidentifyareasofcommondialogueandaction.

a. Aschooldistrict,forexample,couldofferlanditownsforhousingprojectsorworkwithahousingagencytocreateprogrammingthataimstoeducateschoolfamiliesabouthousingprograms.

2. Supporttheimplementationoffamily‐sustainingwagesthroughmajor

employersandpartners.Withhigherincomes,housingoptionsbecomemoreaffordable.Housingissuesshouldbetiedintodiscussionsaboutthegrowthofthecity’seconomyandworkforce.Schooldistricts,cities,andmajorprivatecompaniescouldinstitutefamily‐sustainingwageswithintheirorganizationstohelpimprovetheeconomicsituationofmanyHoustonandHarrisCountyhouseholds.

a. Anumberofconversationparticipantsnotedtheimportanceofpursuinghigherwagesasatoolforhouseholdstoimprovetheirhousingsituation.

3. Viewcommunitydevelopmentasaholisticendeavor.Publicagenciesand

partnerscanworktostrengthenexistingcommunitiesusinghousingaseitherananchororasupport.Thestrengtheningofacommunitydoesnothavetostartwithhousing,andagencieswithinthehousingsystemcanbringadditionalservicesintohousingprojects.

a. Majorinvestmentsintohousingmustbecoupledwithinvestmentsinotherinfrastructureandcapitalimprovements.

b. HoustoniscurrentlydevelopingaCompleteCommunitiesinitiativethatseeshousingasonecomponentofalargerefforttostrengthencommunities.

c. Housingandtransportationcostsandsolutionsshouldbeconsideredjointly.Thetwomakeupalargeshareofeveryhousehold’sspending.TheCenterforNeighborhoodTechnologyusesahousing+transportationmechanismtocalculateaffordability.

d. Intheconversationtherewasclearfocusanddebateontheimportanceofeducationandschooldistrictinvolvementincommunities.Ideasthatcameouttotieeducationandhousingtogetherincludedensuringequitablecapitalinvestmentinallcommunitiesandworkingtomakeschoolsinallneighborhoodssuccessful.


4. Housingagenciesandpartnersmustsupporttheeffortsofoneanother.Forschoolstosucceedfamiliesneedstablehomes.Itiseasierforaworkertoretainemploymentiftheyhavestablehousing.Thesamelogicappliesforhousingdevelopmentsandcommunitiesaswhole.Leadersinthehousingsystemshouldsupporteffortsofinterconnectedsystemstostrengthentheirservicesandefficacy.Ineachdirection,leadershipwillneedtogobeyondtheircomfortzonestoachievebetter,moreholisticresults.

ConclusionWewouldliketoagainthanktheparticipantswhojoinedtheconversation,theexpertpanelists,thesteeringcommitteemembers,andthesponsorswhomadetheHoustonandHarrisCountyHousingConversationasuccess.Participationincludedmorethan200personsfromadiversearrayofconstituencies:non‐profits,governmentagencies,financialinstitutions,developers,communitydevelopmentcorporations,serviceproviders,foundations,universities,communityleadersandresidents.Eachparticipantexpressedtheirknowledgeandpassionabouttheissue,whilemaintainingrespectforeachotherandaddressingcomplexchallenges.ItisthroughthismutualengagementthatHoustonandHarrisCountywillbeabletoeffectivelyaddressitshousingchallenges.ThesynthesizedthemesandideasoutlinedinthisreportprovideasetofbroadlysourcedandpassionatelyheldthoughtsonwhataregionalhousingsolutionmightlooklikeforHoustonandHarrisCounty.Thisisadocumentthatallstakeholdersshouldbeabletorefertoforguidanceandideas.WithHouston’sCompleteCommunitiesinitiativetakingshape,plansforanewcomprehensivehousingplanintheworks,andongoingplanningworkoccurringatthecountyandinothermunicipalities,theinformationofferedhereisvital.Theconversationcapturedamomentofgreatenergyaroundthisissue.Committedpublicservants,advocates,developers,andresidentshavealreadyputyearsofworkandeffortintoimprovingourhousingsystem.Themomentumsoevidentinthecharrettemakesitclearthatnowisamomentwhereadditionaleffortcanbuilduponthatpreviouswork.Theconversationcreatestheopportunitytohelpmovetheregiontowardbecomingaplacewithadiverserangeofaffordablehousingavailableforalltypesofpeopleinallpartsofthecounty.Weencourageeveryonetofindopportunities,bothinourcommunitiesaswellascitywide,toengagearoundtheseideas.WefirmlybelievetheHoustonandHarrisCountycommunityhastheopportunitytousethisreporttocontinuethisimportantconversation.Wehopetheongoingconversationaroundaffordablehousingoffersanopportunitytostayengagedandtocontinueexpandingthedialogueinordertomeaningfullyshapethecity,county,andregion.

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