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Put Together by Faith Action for Community Equity and the Tenants of Mayor W rights.

ii

Table of Contents C O V E R PA G E ........................................................... ii T A B L E O F C O N T E N TS ........................................... ii PR E F A C E ................................................................ iiii

IN T R O DU C T I O N .................................................... iiv

Review of Tenant Needs Assessment ........................ 1

I. Basic ....................................................................... 1 II. Living Room .......................................................... 6 III. Kitchen ................................................................. 9 IV. Bedrooms ........................................................... 13 V. Bathroom ............................................................. 18 VI. Linen Closet ....................................................... 22 VII. Other ................................................................. 24

Conclusion ................................................................. 31 Appendices ................................................................ 33 1. Tenant Needs Assessments .................................. 34

!

iii

Preface

The Mayor Wrights Tenant Needs Assessment (TNA) looks a little bit like a Capital

Needs Assessment done by an architect, but its different in some important ways, and it is not

SURGXFHGE\H[SHUWVDWOHDVWQRWH[DFWO\ The TNA was created after interviewing over two hundred residents in person, and

extensively covers eighty-five units dispersed throughout the complex. We believe this random

sampling gives a good feel not only of the physical needs of the property, but also with the spirit

of the place.

Residents were deeply committed to the process of producing this report and we hope it will demonstrate the value of their local knowledge of the complex. As one resident leader said,

,YHOLYHGKHUH\HDUV I know a lot about living here, you could say I am an expert on Mayor :ULJKWVRUHYHQRQSXEOLFKRXVLQJ 3XEOLFKRXVLQJLQWKH8QLWHG6WDWHVKDVEHHQSODJXHGE\VRFDOOHGH[SHUWV architects, social engineHUVSHRSOHZLWKGHJUHHVLQPDQDJLQJWKHOLYHVRIWKHSRRU0RVWO\LWKDVQWZRUNHGvery well. From the creation of ghettos in the sixties to the mass displacement and gentrification

of the nineties, resident voices have rarely been at the forefront of reconstruction, redevelopment

or renewal.

Mayor Wrights residents hope that it might be different this time, and are excited to help

plan their future.

iv

Introduction Affordable housing in general and public housing renovation in particular have been a

SDUWRI)$&(VFRUHDJHQGDIRURYHU\HDUVDQGZHKDYHEHHQDGYRFDWLQJIRUDWWHQWLRQWRMayor Wright housing for over four years. Mayor Wright Housing is an aging complex with

real repair and social issues that nevertheless serves as the housing of last resort for over 300 of

2DKXVORZ-income families. Sadly the outside image of the complex is shaped by news coverage of negative events like the recent stabbing. However a closer look into the place shows

a tightly knit community of people struggling to make ends meet. Lavish individual gardens,

resident repair of their own units and programs like Weed and Seed are the other side of the

Mayor Wright story and demonstrate the power of the residents to make things better.

FACE believes that there is a wealth of wisdom and knowledge in the current resident

population that can be tapped to help plan for the sites future. Over the years the biggest

problems in public housing were created by well meaning but technocratic social engineers who

refused to listen to the people they were set up to serve. This has led to problems both here and

on the mainland.

Fortunately in Hawaii there has been a turn in recent years towards independent and

serious resident involvement. Starting with the Lingle administration and continuing through the

Mayoral terms of Hanneman, Carlisle and Caldwell there has been a new effort on lifting up

resident voices and ideas as housing is sold, rehabbed or redeveloped.

Mayor Wright Housing represents the first foray into redevelopment under Governor

$EHUFURPELHVDGPLQLVWUDWLRQDQGLWVRXWFRPHZLOOVD\DORWDERXWWKHOHJDF\RIRXUFXUUHQWGovernor and his housing team. The redevelopment of Mayor Wrights offers our state a

tremendous opportunity to get things right. Part of getting it right is listening carefully to

resident voices like the ones in this report.

FACE and the residents are optimistic and excited about the chance to make big changes

at this complex!

1

I . Basic

2

A. Front Door OK Repair Replace Front Door 48% 31% 21%

The front doors of many of the apartments are in need of repair or replacement. Many of

the comments that were received from residents showed that the doors do not fit properly, have

unfixable structural problems, or have non-functioning doorknobs or locks.

7KHGRRUVWKDWGRQRWILWSURSHUO\FUHDWHDVSDFHZKHUHURGHQWVDUHJHWWLQJLQWRWKHKRXVHIURPXQGHUWKHGRRU:KLOHHQWU\LQWRWKHKRXVHE\URGHQWVLVQRWOLPLWHGWRWKHIURQWGRRUWKLV

creates an easy entry point for these unwanted intruders.

Cracks, termites and other internal problems were also frequently mentioned.

Problems with non-functioning or loose doorknobs and locks create a security problem.

Many of the doors also had peeling paint, and in one case no paint at all after it was installed.

Many of the doors are old, and without proper care will need to be replaced.

B. Downstairs Windows OK Repair Replace Downstairs Windows

43% 21% 36%

Many of the windows are in need of repair. The

biggest problem is that many of the windows are old

and rusted, making it very difficult to open and close.

There were also several complaints of louvers falling

out of windows easily and breaking. A recurring

problem with many of the windows is that many of the

curtain rods in that hold up the curtains covering the

downstairs windows have screws that have stripped the

holes that they are screwed in to, meaning that they do

not stay in the wall.

Rusted windows make it difficult for

tenants to open and close them.

3

C. Back Door OK Repair Replace Back Door 40% 22% 38%

The back doors of the units have many of the same problems as the front door. For

H[DPSOHWKHVSDFLQJ>EHWZHHQWKHGRRUDQGIORRU@ZKHQFORVH>d] [allows] roaches [and] mice >WR@FRPHLQ'RRUNQREVDQGORFNVZHUHDOVRUHSRUWHGEURNHQRULQQHHGRIUHSDLU7KHGRRUValso were observed as being old, and many are in need of painting. Chipping paint causes water

and other elements to enter and damage the door. Wooden doors expand when it rains. This

coupled with chipping paint or splintering doors means that when the weather changes and the

door expands, the elements are exposed to the interior of the door.

D. Upstairs Windows OK Repair Replace Upstairs Windows

35% 30% 35%

The upstairs windows also had many of the same problems as downstairs windows.

Broken screens, rusty handles, missing glass, and difficulty/inability to open and close were the

most frequently recurring comments from tenants.

E. Walkway OK Repair Replace Walkway 67% 22% 11%

The Tenant Needs Assessment indicates that the walkways in units are mostly in good

condition. The main issues tenants had with the walkways are chipping paint, floors that need

tile, and cracked floors. The chipping paint is one of the biggest concerns for residents. The

paint in many of the units is old, and when maintenance repaints the walls they do not spend the

time to take the old paint off, but rather paint over it, no matter what condition it is in. One

resident said that when they were looking at their wall when they moved in they noticed mounds

behind the paint. Not knowing what it was they pressed it and cockroach eggs fell out of the

wall. While it was taken care of right away, these problems are common.

4

F. Back Patio OK Repair Replace Back Patio 58% 24% 18%

While the back patio of units have a variety of issues, for the most part many tenants

VHHPHGWRKDYHDSRVLWLYHUHYLHZRILW2QHWHQDQWHYHQGHVFULEHGLWDVDVHFXUHGSDWLRIHHOVVDIH+RZHYHUVRPHRIWKHUHYLHZVZHUHQRWVRSRVLWLYH&UDFNHGIORRUV dim lighting, and water damage to the ceiling give cause for concern. Some tenants who use the patio to hang

clothes to dry commented that there is not enough space to properly hang the clothes, and the

clothes do not dry properly.

Residents who live on the ground level of their buildings have a gate that opens to the

general grounds. The residents are not allowed to lock this gate. The reason that management has

given for this is that if there is a fire, the lock is a fire hazard. However residents are very

concerned about the security of their homes if they leave this gate open.

G. Lighting OK Repair Replace Lighting 65% 12% 23%

Many tenants suggested that energy saving lighting would be a good improvement to

make to the units. For some tenants there is a concern about inconsistent lighting, where lights

would going off and on irregularly.

Many of the lighting fixtures are old. They are missing or have broken covers. When

tenants ask maintenance to replace them, maintenance told several residents that they would not

for fear of breaking the light and having to replace the entire thing, which could be very costly.

Another concern many tenants share is that their outlets are old and have insects and

lizards moving freely in and out of them. These pests leave feces and eggs inside the outlets

causing a great deal of concern for tenants.

H. Staircase OK Repair Replace Staircase 71% 16% 13%

5

The majority of comments about the staircases were positive. The most pressing issue

presented about the staircases was the lack of a handrail or grip to help elderly or disabled

tenants. There is also a concern about old paint chipping off of the walls.

I. Other OK Repair Replace Other 44% 12% 44%

Additional comments about units showed that curtain rod screws tend to come out of the

walls. Tenants find it difficult to keep curtains up when the screws will not stay in. For one

tenant noise is an issue. Their suggestion for rectifying this problem is to try to find a way to

make the floors sound proof.

6

I I . L iving Room

7

A. Floor OK Repair Replace Floor 45% 30% 25%

There was a lot of feedback from tenants about the

poor conditions of the floor in their living rooms. Cement

floors that either lack any tile or had tile that is coming off

are prevalent. Cracks and holes in the cement flooring also

cause concern about structural stability.

B. Walls OK Repair Replace Walls 60% 29% 11%

The biggest concern about the walls in the living room is that the paint is very old and

FKLSSLQJRII2QHWHQDQWFRPPHQWHGWKDWWKHZDOOKDVQHYHUEHHQSDLQWHGIRUPRUHWKDQtwenty \HDUV2QHWHQDQWVREVHUYDWLRQLVWKDWLIWKHZDOOLVSDLQWHGUHJXODUO\LWZLOOKHOSVHDOFUDFNVWKDWinsects use to get in.

C. Ceiling OK Repair Replace Ceiling 75% 12.5% 12.5%

There is an overall positive response from tenants about the ceiling in their living rooms.

There were reports of cracks and paint peeling off, but overall the ceilings are in good shape.

D. Lighting OK Repair Replace Lighting 74% 10% 16%

Lighting in the living room is very good. Some suggestions for improving the lighting

included new fixtures, brighter lights, and energy efficient lighting.

E. Other

Cracked cement floors are a problem in many units.

8

OK Repair Replace Other 28% 28% 44%

2YHUDOOWKHWHQDQWVELJJHVWFRQFHUQDERXWWKHLUOLYLQJURRPVLVWKHZLQGRZV:LQGRZV

are rusty and difficult to RSHQDQGFORVH2QHWHQDQWUHSRUWHGWKDWWKH\PDGH>D@ZRUNRUGHU>D@ORQJWLPHDJRRQHZLQGRZFDQWORFNRQHQHHGVUHSDLU>HG@

Another concern is that there is a space between the wall and the floor in many units. One

resident believes that this is a result of the age of many of the buildings. According to this

resident, when Mayor Wrights was built, much of the land surrounding the area was

undeveloped. Over the years as more development happened, the ground shifted and the

buildings began to tilt. While this is only speculation, this conception gives residents serious

concerns about the structural stability of the buildings today.

9

I I I . K itchen

10

A. Floor OK Repair Replace Floor 48% 33% 19%

Kitchen floors were reported as being in good condition. The most commonly repeated

repair is that the tiles are cracked or discolored.

B. Walls OK Repair Replace Walls 66% 22% 12%

The majority of tenants think that the walls of the kitchen are in good shape. The most

prominent problem ZLWKWKHZDOOVLVWKDWWKH\QHHGWREHSDLQWHG,QRQHXQLWWKHSDLQWWXUQ>HG@\HOORZEHFDXVH>RI@QHYHUEHLQJSDLQW>HG@$QRWKHUWHQDQWLVFRQFHUQHGDERXWWKHFRQGLWLRQRIWKHGU\ZDOO7KH\ZURWHWKDWWKHGU\ZDOO>ZDV@SRRUO\GRQH>WKHUHLV@DODrge gap between the GU\ZDOODQGIORRU>LWZDV@IL[HGZLWKFDXONLQJ C. Ceiling OK Repair Replace Ceiling 61% 25% 14%

A large number of tenants responded positively about the ceilings in the kitchen. The

main concern about the ceiling is that they need painted because the paint is chipping off.

D. Stove OK Repair Replace Stove 64% 13% 23%

The majority of the stoves in the kitchen were reported as old, but functioning. However,

the problems that some tenants have with their stoves are very serious. In conversation, one

tenant said that the stove door in her unit did not shut properly. When the tenant reported it to

maintenance it was taken for two hours, then returned unfixed. When the tenant reported it again

it was taken and replaced with a used door that still did not work properly. This tenant stated that

many of the repairs done by maintenance were done with old, used parts that created more

problems that they solved. Other tenants reported broken, cracked and infested stoves. Another

11

tenant said that they no longer used her stove because the heating was irregular and roaches are a

constant problem.

E. Refrigerator OK Repair Replace Refrigerator 60% 16% 24%

The Tenant Needs Assessment shows that many tenants feel that their refrigerators are in

good condition. Yet in conversation, some residents said there were serious problems in their

unit. The main issue is that the refrigerators are old, leaking, and infested. One tenant wrote that

WKHIULGJHGRHVQRWZRUNJRRGURDFKHVDQGDQWVDUHLQP\IULGJHDQGLWV\HOORZ7KHdifference in what tenants reported in the Tenant Needs Assessment, versus what was visually

shown by tenants can possibly be explained by the fact that many refrigerators still function, and

tenants feel that while it still works it can be used.

F. Countertops OK Repair Replace Countertops 43% 33% 24%

Many of the countertops are old. These old countertops are cracked, smell, are full of

KROHVDQGIDOOLQJDSDUW2QHWHQDQWZURWHWKDWWKHLUFRXQWHUWRSVPHOOVOLNHFRFNURDFK7KHcountertops that are falling apart create space for insects to move freely through the kitchen and

allow leaks to spread further and damage the wall, cabinets and floors.

G. Cabinets OK Repair Replace Cabinets 31% 32% 37%

The cabinets in many of the

units are in very bad condition. They

are old, cracking, infested, and falling

apart. Multiple tenants no longer use

their cabinets because roaches, ants

Leaking pipes and old cabinets are common.

12

and rats get into food, crawl over plates and leave feces. In conversation, one tenant said that the

roaches in her cabinet were so bad that she decided to bomb her kitchen. After the insecticide ran

its course, she returned to a floor entirely covered with dead roaches of varying size. Rat holes

are also a common occurrence in the worn out cabinets.

H. Lighting OK Repair Replace Lighting 78% 11% 11%

Lighting in kitchens is good. Multiple tenants suggested that energy efficient lighting

would be a welcome improvement. A few tenants are unhappy with the lighting, claiming that it

is too dim at night.

13

I V . Bedrooms

14

A. Floor OK Repair Replace B #1 Floor 51% 25% 24% B #2 Floor 62% 25% 13% B #3 Floor 59% 31% 10% B #4 Floor 50% 40% 10%

Many of the comments from tenants about the floors in their bedrooms focus on missing

RUFUDFNHGWLOHV6HYHUDOWHQDQWVFRPPHQWHGWKDWWKH\QHHGWLOHVWRFRYHUIORRURUWKDWWKH\KDYHYHU\VWDLQHGWLOHV>WKDW@QHHGWR>EH@FKDQJH>HG@$ODUJHQXPEHURIWKHXQLWVODFNDQ\VRUWof floor covering. Rooms without floor coverings instead have concrete floors. If a tenant wants

to cover their cement floor, they have to use their own money to buy tiles or carpeting. The

cracks from walls also create problems for some tenants because water leaks through and

damages the floor. The tenants with cement floors are very concerned about cracks in them.

These cracks can cause leaks to the rooms below them, or create uncertainty about the structural

stability of the building.

B. Walls

OK Repair Replace B #1 Walls 53% 33% 14% B #2 Walls 58% 30% 12% B #3 Walls 69% 25% 6% B #4 Walls 63% 32% 5%

The majority of the walls that were surveyed

are in good condition. The walls that need repairs

done are mainly in need of a fresh coat of paint. The

tenants observed that the paint is very old, some of

the bedrooms have not been painted years. The old

paint is chipping off of the walls. Some of the

bedroom walls have cracks, and holes that allow

insects to enter the room. One tenant wrote that there

DUHFUDFNVLQZDOOVDOORZLQJDQWVWRFRPHWKURXJKInsects (which can include ants, roaches, and rats)

Leaks in walls cause damage to walls, beds, and floors.

15

getting into the rooms often mean that the tenants have to use their own money to buy pest

control devices. Some of the cracks in the wall are caused by leaking water, which damages the

walls and floor (and anything on the floor).

C. Ceiling

OK Repair Replace B #1 Ceiling 77% 15% 8% B #2 Ceiling 80% 7% 13% B #3 Ceiling 82% 15% 3% B #4 Ceiling 72% 22% 6%

The majority of tenants think the ceilings in their bedrooms are in good condition. There

are a few issues with pipes leaking (or leaks coming through cracks from the unit directly

above), or paint coming off of the ceiling.

D. Lighting

OK Repair Replace B #1 Lighting 84% 10% 6% B #2 Lighting 77% 8% 15% B #3 Lighting 82% 11% 7% B #4 Lighting 63% 16% 21%

Overall lighting conditions in bedrooms are very good. There are several tenants who

suggested that energy saving light bulbs be used in the units. A few tenants who needed repairs

mainly needed to have the covers on their lights fixed. Some tenants commented that the lighting

in their bedrooms were too dim at night, making it difficult to see, or that some of the lighting is

inconsistent.

E. Closet Door

OK Repair Replace B #1 Closet Door

48% 25% 27%

B #2 Closet Door

49% 20% 31%

B#3 Closet Door

37% 33% 30%

B #4 Closet 50% 29% 21%

16

Door

While many tenants do not have a problem with the closet doors in their bedrooms, the

biggest concern for tenants about the door is that their closet lacks one. A lack of a closet door

was by far the most common comment written in the Tenant Needs Assessment. The tenants that

have closet doors that need repairs reported that they fit poorly, or their doorknobs need to be

replaced. It must be noted that the closets are designed not to have a door, so the comments about

the door must have been confused for another door.

F. Closet

OK Repair Replace B #1 Closet 55% 19% 26% B #2 Closet 69% 14% 17% B #3 Closet 57% 33% 10% B #4 Closet 46% 31% 23%

Many tenants like the closet in their bedrooms. One tenant even wrote that it was a,

JRRGVL]H:KLOHWKLVLVWKHGRPLQDQWIHHOLQJWKDWWHQDQWVKDYHWKHUHDUHDOVRYHU\UHDOFRQFHUQVDERXWWKHFORVHWV$QRWKHUWHQDQWZURWH,GRQWFDOOLWDFORVHWZKHre we hang our FORWKHVEHFDXVHLWVMXVWDVPDOOVSDFHZLWKRXWDGRRU7KHUHZDVOHVVRIDUHVSRQVHIRUPRUHpaint, or other damage to the closet. Many residents also commented that the rod in the closet

has the same problem and the rod holding up the curtains, it is old and falling out of the wall.

G. Other

OK Repair Replace B #1 Other 36% 21% 43% B #2 Other 35% 24% 41% B #3 Other 57% 14% 29% B #4 Other 40% 40% 20%

The biggest concern for tenants about their bedrooms is the windows. Many of the

windows are rusted and old. They are also difficult to open and close. There were reports that

some window screens fit poorly because of the bad condition the windows are in. Some tenants

have no screens at all. In the Tenant Needs Assessment there are multiple comments that say

WKLQJVVXFKDVZLGRZVDUHKDUGWRRSHQDQGFORVHDQGZLQGRZIUDPHVDUHUXVW\$QRWKHU

17

tenant is very concerned about the metal doors that are in the units. They can be very dangerous.

This tenant has children and fears that they will be injured because of the heavy metal doors.

18

V . Bathrooms

19

A. Floor OK Repair Replace Floor 34% 38% 28%

The bathroom floors have a lot of issues with cracked or broken tiles. Many are

VWDLQHGRUFRPLQJRIIIt needs to be noted that tenants are only allowed to have tiles covering the floors of the bathrooms and the kitchen. For units with cracked and broken tiles,

water leaks mean the floor is damaged in a place that is very hard to get to.

B. Walls OK Repair Replace Walls 37% 41% 22%

The feedback from tenants, about the walls of the bathroom, shows a need for repair.

Several tenants expressed a concern about the walls having physical damage, such as water

damage, holes and cracks. Some of these physical damages were caused by maintenance crews

carving holes in the wall to fix pipes or other damage, but never returning (or returning long after

the initial repairs) to fix the holes that were made by these repairs. There were complaints about

water leaking through the walls into other rooms of the units, either from cracks in the walls or

because other fixtures were so old that they no longer were fixed to the walls properly. This

leaking causes water damage to the walls as well as to the other rooms the water leaks into.

Another large concern was for paint that is peeling. Because many of the bathrooms have not

been repainted in a long time, the old paint is peeling. For parents with small children, or walls

that are already damaged by water, peeling paint poses a large problem. In some cases tenants

had not had their bathroom repainted in years.

C. Ceiling OK Repair Replace Ceiling 50% 26% 24%

A good number of the bathroom ceilings have leaks. Old pipes and incomplete

maintenance repairs cause damage and leaks. Several units complained about leaking from pipes

LQURRPVRUXQLWVDERYHWKHLUEDWKURRPV)RUVHYHUDORIWKHXQLWVWKHZDWHUOHDNLQJfrom XSVWDLUVLVDUHVXOWRIGDPDJHGSLSHVRUFUDFNVLQWKHIORRUZDOO7KLVOHDNLQJFDXVHVZDWHU

20

damage to both the wall and the ceiling. Another concern

that was raised is that ceilings are uneven, either due to

cracks or chipping paint.

D. Sink

OK Repair Replace Sink 27% 30% 43%

The majority of the sinks that were surveyed need to be replaced due to rust, cracks, or

WKHIDFWWKDWWKH\DUHYHU\ROG2QHWHQDQWFRPPHQWHGWKDWWKHVLQNKDGORWVRIUXVW>LWLV@YHU\ROG7KHUXVWDQGDJHRIWKHVLQNVKDVFDXVHGVRPHRIWKHPWREHJin falling off the wall. This separation of the sink from the wall coupled with leaks causes wall damage. One tenant

commented that when they reported the rust in the sink to management, all maintenance did was

paint over the rust. The age of these sinks can be seen in the inability of water to drain. One

WHQDQWVDLGWKHVLQNGRHVQWGUDLQJRRGZDWHUVLWVIRUPRUHWKDQKDOIDGD\ E. Toilet OK Repair Replace Toilet 38% 40% 22%

Like the sinks, many of the toilets are old. The age of the toilets can be seen by comments

VXFKDVWKH\DUHDOZD\VUXQQLQJRUWKDWWKHWRLOHW>LV@OHDNLQJZDWHURQWRWKHIORRU7RLOHWVthat drain slowly, leak, have missing screws, or need new seat covers were also repeatedly

UHSRUWHG7KHWRLOHWVWKDWDUHQRWIL[HGVHFXUHO\VRPHWLPHVOHDNDQGPRYHDQGZDWHUJR>HV@XQGHU>WKH@WLOH:DWHUGDPDJHWRWKHIORRURUOHDNVLQWRRWKHUURRPVDUHFDXVHGE\WKHVHOHDNLQJtoilets.

F. Tub OK Repair Replace Tub 26% 34% 40%

Many ceilings have holes left over from repairs.

21

The bathroom tub, like the other fixtures in the bathroom, is old. Age has caused leaks,

rusting, poor drainage, and water leaking into other rooms. Leaking is a primary concern for

PDQ\WHQDQWV2QHVSHFLILFDOO\PHQWLRQHGWKDWWKHZDWHUFRPH>V@RXWXQGHr the tub, [then] JR>HV@WKURXJK>WR@WKHEHGURRP/LNHWKHVLQNVLQWKHEDWKURRPVEHFDXVHRIDJHPDQ\RIWKHtubs also drain slowly.

G. Shower OK Repair Replace Shower 41% 33% 26%

The showers in the bathroom of many units are old, leaking and rusty. A common

comment is that the showers need to be replaced. Leaks cause water damage to the floor and

walls. These leaks create ways for insects to enter the bathroom.

H. Lighting OK Repair Replace Lighting 56% 23% 21%

For the most part, tenants seemed happy with the lighting in the bathrooms. The tenants

WKDWQHHGUHSDLUVFRPPHQWHGWKDWWKHOLJKWVQHHGQHZFRYHUVDQGZHUHGHVFULEHGDVROGAnother comment received was the desire for the bathroom lights to be brighter to help tenants

(particularly elderly or disabled) see more clearly.

I. Other OK Repair Replace Other 28% 21% 51%

The overall consensus was the bathrooms contained things that are old and in need of

repair. Broken hinges, cracks in walls (that allow leaks into other rooms), rusty windows and

dripping faucets were among the most prominent problems in bathrooms. One suggestion for

LPSURYHPHQWVWRWKHEDWKURRPLVWRKDYHKDQGLFDSDFFHVVLEOHWXEVVKRZHUDQGKLJKHUWRLOHWV[and] all bathrooms shouOGKDYHJUDEEHUVIRUVDIHW\

22

V I . L inen C loset

23

A. Door OK Repair Replace Door 65% 17.5% 17.5%

The linen closet doors were mainly given positive reviews by tenants. Several tenants did

report that they do not have a closet door or the doorknobs need to be replaced. It must be noted

that these closets do not have any doors, this was discovered after the report had been compiled.

The tenants who reported on this must have confused it with another door.

B. Shelves OK Repair Replace Shelves 71% 23% 6%

The shelves of the linen closet were also reported as being in good shape. However, one

tenant commented that an improved linen closet should be considered because the closets as,

WRRVKRUWQDUURZ>DQG@VKRXOGEHZLGHU C. Other OK Repair Replace Other 75% 17% 8%

Overall the tenants have a relatively positive view of the linen closets. One tenant

suggested that an improved linen closet would also have room for a washer and dryer.

24

V I I . O ther

25

A. Outside/Common Areas

Tenants have several suggestions for improving the outside/common areas of Mayor

Wright Housing. Cleanliness is a top issue for many tenants. These tenants see it as the

responsibility of every tenant to show respect for their homes and neighbors by doing things such

as: clean up after pets, not throw garbage on the ground, not spit betel nut juice or chewing

tobacco on the ground where everyone walks, respect the privacy of the tenants living on the

ground floor, and for parents or guardians to watch their children when they play outside and run

in the parking lots (some of the trash on the ground is the result of children throwing wrappers or

empty bottles wherever they want when they are finished with

them).

The walkways and grounds are cracking, and holes are

common. Pipes stick out of the ground, or holes leading to pipes

create a dangerous situation for everyone (particularly the very

young, the elderly, and the handicapped). Recently some of these

pipes and holes have been marked with bright red spray paint, but tenants are still very

concerned that late at night when they are in their yards one small misstep will lead to sprained

or even broken ankles. Some tenants have covered these protruding pipes and holes with pots,

rocks or slabs of concrete. The piping system needs to be redesigned to fix these flaws.

B. Social Environment

Many of the tenants are worried about the lack of a social environment that promotes

tenant interaction and community building. It is a very big concern when several tenants write

WKDWWKHUHLVQRVRFLDOHQYLURQPHQWDWDOOIn fact as residents were preparing this needs assessment there was another stabbing at the complex. Residents suggested both increased

security at night, and adding youth programs as ways to build community at the complex.

Crime and fear of violence hurt the social atmosphere in the complex. Drugs, gangs, and

drinking are a decisive influence the youth of Mayor WrLJKWV3DUWLFXODUO\DWQLJKWJUDIILWLJX\VKDQJLQJDURXQGDQGVPRN>LQJ@SRWDQGSHRSOHGULQNLQJRQFDPSXVDUHconstant problems. While these activities are not exclusive to the youth of Mayor Wrights, an increase in activities

for the youth, or more promotion of youth related activities in the immediate area (whether at

churches, Palama Settlement, or with Weed and Seed) would give the youth something to occupy

Walkways are full of cracks

26

their time and (hopefully) instill a more positive ethical or moral code. Residents are still

disappointed that the DOE failed to sign off on a federal after school program (Quantum

Opportunities) for Public Housing children that the complex was awarded in 2008. (Without the

DOE signature the program could not proceed)

C. Services at Mayor Wright Housing

There are mixed feelings about the services at Mayor Wright Housing while there is a UHDOVHQVHWKDWVHUYLFHVKDYHLPSURYHGXQGHU+DNLPVOHDGHUVKLSVHUYLFHVDUHVWLOOQRWZKHUHresidents hoped they could be. Some residents feel that the services provided are good and

responsive. However, others feel that they are slow, unpleasant and understaffed.

The residents who feel that the services can be improved cited several things that can be

done. When making repairs, maintenance workers have been known to not clean up after

WKHPVHOYHV2QHWHQDQWZURWHWKDWPDLQWHQDQFHZRUNHUVQHHGWRUHVSHFWWHQDQWVXQLWVZKHQHQWHULQJWRGRUHSDLUVDQGFOHDQXSDIWHUWKHPVHOYHVQRWZDONZLWKPXGRQWKHLUVKRHV$QRWKHUtenant pointed to a window that had recently been replaced. It had handprints from the caulk that

maintenance used to install the window.

A common concern was also the lack of a timely response when requests for repairs are

made. Tenants usually have to go to the office several times EHFDXVHZRUNRUGHUVKDYHWREHUHPLQGHGRYHUDQGRYHU5HVLGHQWVIHHOWKDWWKHUHDVRQWKDWWKHUHVSRQVHLVVRVORZLVEHFDXVHWKHUHLVDVKRUWDJHRIPDLQWHQDQFHZRUNHUV2QHWHQDQWVXJJHVWHGWKDWPDQDJHPHQWVKRXOGXVHtenants if [they are] short of wRUNHUV On the positive side many residents talked about an improvement in responsiveness and

attitude with regard to the maintenance staff. For many residents Hakim Ouansafi is given credit

for this transformation. Residents appreciate the effort the new director made in actually living

at the complex. This still resonates with residents and contributes to their new confidence in the

Housing Authority.

D. General Grounds

The common ground is not well set up for residents use. Not only does the complex

layout isolate some areas, the area is sterile and unwelcoming. The handful of trees still on sight

help the place feel better, but there is not enough trees for shade, and not enough beautification

efforts as a whole. In addition the common areas are often covered with scattered trash.

27

Several residents talked about the changes to the Kukui Gardens grounds and wished for

VRPHWKLQJOLNHWKDWWRKDSSHQDW0D\RU:ULJKWV0RUHWUHHVZRXOGPDNHLWIHHOOLNHDQLFHUplace, I walk through Kukui on my way home and it looks a lot better now I wish we could KDYHWKDW

7HQDQWVSHUFHSWLRQRIWKHJHQHUDOJURXQGVLVWKDWLWLVYHU\GLUW\>DQG@XQFOHDQ$WWKHsame time, tenants also realized that it is not entirely the responsibility of management or

maintenance to keep the grounds clean. It is also their responsibility to help. A perceptive tenant

UHDOL]HGWKDWWKHUHQHHG>V@>WREH@WHQDQWFRRSHUDWLRQWRNHHS>WKH@SODFHFOHDQWRRPDQ\SHRSOHtrash the grounds[.] [There is] too much rubbish around DWDQ\JLYHQWLPH The other concern people have about the grounds is that when the grass is cut maintenance blows the grass into

SHRSOHV\DUGVLQVWHDGRIFOHDQLQJLWXS)XUWKHUPRUHRQHWHQDQWFRPPHQWHGWKDWLWVHHPVOLNHgrass in common areas is cuWZKHQ+8'LVH[SHFWHG

E. Playground

There are many safety and aesthetic concerns about the playground. The playground is

IXOORIURFNVXQHYHQVXUIDFHVDQGKDVWKHDSSHDUDQFHRIDMXQN\DUG2QHWHQDQWZKROLYHVclose to the playground wrote that WKH\KDYHVHHQDORWRIGUXQNSHRSOHPDNHVL]]\RQWKHWLUHV7KHRSHQQHVVRIWKHSOD\JURXQGPDNHVLWLGHDOIRULOOHJDORUGDQJHURXVDFWLYLW\WRWDNHplace.

After talking with residents who have lived in Mayor Wrights for many years, it was

discovered that there used to be a more traditional playground. Repairs to the old playground

were constantly taking place because of vandalism. That is why the current playground is in

SODFH$QLPSURYHGSOD\JURXQGZLWKVRPHVZLQJVRU>D@MXQJOHJ\PZRXOGLGHDlly be able to be locked.

F. Parking Lots

7KHPRVWIUHTXHQWFRPPHQWDERXWWKHSDUNLQJORWVLVWKHODFNRIDYLVLWRUVSDUNLQJORWWhen tenants have family or guests visiting there is no place for them to park because street

parking is very limited. Serious consideration needs to be given to the design of an improved

parking lot.

28

Many tenants are very worried about numerous children of all ages running through the

SDUNLQJORW&KLOGUHQDV\RXQJDV\HDUROG>DUH@UXQQLQJLQSDUNLQJORWV1RPDWWHUKRw slow \RXJRWKH\FRPHUXQQLQJRXWRIQRZKHUHDOOWKHWLPH$ODFNRIDVXLWDEOHSOD\ ground, creates the possibility of a very bad scenario that has thankfully not occurred yet.

The parking lots are filled with potholes, uneven surfaces and poorly marked stalls. The

SRWKROHVDQGXQHYHQVXUIDFHVFUHDWHWRRPDQ\PXGG\DUHDVGXULQJKHDY\UDLQVZDWHUpuddles/pools iQVRPHVWDOOV7KLVFDQEHDSUREOHPfor elderly or disabled tenants.

G. Security (Day and Night)

Security got mixed reviews. Some tenDQWVWKLQNWKDWVHFXULW\LVILQHDQGGRLQJWKHLUMREDQGYHU\KHOSIXO3DUWLFXODUO\GXULQJWKHGD\VHFXULW\LVSHUFHLYHGDVGRLQJDYHU\JRRGMRE$VXSSRUWLYHWHQDQWZURWHWKDWWKH the day guards are real good, we should keep them, WKH\GRWKHMREVWKH\VKRXOGGRPeople were less positive about nighttime security overall. There was a strong sense that security had gotten better for a while DIWHUWKH*RYHUQRUYLVLWHG and had started to slide again recently. The tenants that had serious reservations were very concerned about security being

inconsistent. Many of the Micronesian tenants feel that security is too strict when dealing with

Micronesians. They feel that security is singling them out, profiling people who are entering the

KRXVLQJ2QHWHQDQWZURWHWKDWVHFXULW\GRHVWKLVE\RQO\ZKRHYHUWKH\NQRZWKH\OHWWKHPLQ2QO\0LFURQHVLDQ>V@WKH\FKHFN>,YH@VHH>Q@>LW@ZLWKP\RZQH\HV Several tenants also had suggestions for improving security at Mayor Wrights. A more

open dialogue between security and tenants would help improve relations. One tenant asked,

:KHQVHFXULW\LVSDWUROOLQJZKDWDUHWKH\ORRNLQJIRU",IRQHWHQDQWLVDVNLQJWKLVWKHQWKHUHare certainly other tenants with similar questions. Perhaps a monthly or quarterly meeting

between tenants and residents would help answer these questions. One resident suggested that

SHUKDSVWKHWHQDQWVVKRXOGGUDZXSDJRRGQHLJKERUSROLF\ kind of make some general rules DERXWKRZWROLYHWRJHWKHUDQGDVNVHFXULW\WRHQIRUFHWKHVHUXOHV

Another suggestion is using in house security. One tenant feels particularly strongly that if

tenants were to step up community involvement in the neighborhood walks that have been

popular in the past, tenants would have more input in security issues. Finally increased police

presence was requested by several residents - especially at night.

29

H. Pest Control

This is a chronic problem at Mayor Wrights, and

while the situation has improved over the last year, it is

still a very serious issue. Cockroaches, ants, rats and

bedbugs are common issues in many of the units. The

cost of taking care of pest problems can be very high for

UHVLGHQWV2QHWHQDQWZURWH:HPRYHGLQQRZD\to stop roaches, ants and mice. [I] [s]pend money every

month on roach traps, combat bait for ants, small roaches

and large. They even had the house treated about 7 months ago. Lasted 1 week, still hundreds of

DQWVURDFKHVODUJHDQGVPDOOPRVWO\LQNLWFKHQDQGEDWKURRP5DWVDQGLQVHFWVFRPHIURPdrainage systems and dumpsters.

Bedbugs are a constant problem. Bedbugs infest beds, sofas, and other furniture. This

means that tenants have to spend their very limited financial resources to replace infested

furnitXUH2QHWHQDQWUHSODFHGEHGVDVRID, love seats, curtains, chairs, carpet, etc. until I treated KRXVHWRNLOODOOEHGEXJV,Ws been about 5 years no bedbugs; but hundreds of ants, roaches large DQGVPDOODQGDERXWPLFHFDXJKWLQWUDSVHDFK\HDU

Most tenants do keep their units clean, and infestations occur because of reasons that are

outside of their control. But even the cleanest unit can still become infested when adjacent units

or common spaces are infested. Despite hard work of individual residents and the housing

authority staff this is a very serious problem that needs to be addressed immediately.

Pests are not limited to insects. Chickens have become a problem in Mayor Wrights as

well as the surrounding area. Youth catch them in order to hold chicken fights. This happens at

DOOKRXUVDVRQHWHQDQWUHSRUWHGWKDWWKHUHDUHFKLFNHQ>V@UXQQLQJDURXQGDQGPDNLQJQRLVHDOOhours. Kids [are] playing cock fighting with the chicken[s].7LJKWHUVHFXULW\FRQFHUQLQJchickens needs to be implemented.

I. Laundry

Some tenants dry their laundry at Mayor Wrights on clotheslines because they either do

not have a dryer or the dryer is broken. For families that run out of space on the clotheslines,

Rat holes, seen here at the bottom of a tree, are common.

30

WKH\XVHWKHLUODQDL)RUIDPLOLHVWKDWXVHWKHODQDLWKHUHLVDFRQFHUQWKDWLWLVWRRVPDOORUWKHFORWKHVGRQWGU\SURSHUO\6RPHIDPLOLHVDUHODUJHDQGFORWKHVDUHVSUHDGRQWKHJUDVVRURYHr railings by their units. Occasionally residents complain about their neighbors LWFUHDWHV a JKHWWRDSSHDUDQFHVDLGRQHWHQDQWA discussion on a better system of washing and drying clothes needs to take place. This problem is a good opportunity to create a cleaner atmosphere

for Mayor Wrights. One resident wondered if clotheslines could be built into a redesign of the

complex.

J. Community Room

7KHUHZHUHVHYHUDOWHQDQWVZKRZURWHFRPPHQWVVXFKDVZKDWFRPPXQLW\URRP"RUQHYHUEHHQWKHUH$FRPPXQLW\URRPFDQSOD\DNH\UROHLQFRPPXQLW\ vitalization. However the community room is located on the second floor, making it very difficult for the elderly or the

handicap to access it. The room is used to hold tenant meetings, but lacks the space to hold all of

the tenants. While these meetings generally do not have full tenant participation, it should be

able to accommodate all tenants if the need ever did arise.

The library, located in 25-A, offers programs for children. Minimal funding, and a small

staff mean that activities are limited. More support would provide youth with opportunities and

help keep them out of trouble. Frankly the rooms could become real sources of community

building, but they do not get enough attention or support.

K. Other Issues

The tenants of Mayor Wrights have a great deal of pride in their homes, and many have

lived there for years. 2QHWHQDQWZURWH,DPVWLOOSURXGWREHDWHQDQWLQWKLVFRPPXQLW\DQGYHU\PXFKZDQWWRGRP\EHVWLQPDNLQJP\FRPPXQLW\WKH%(67SODFHWROLYHLQ0DQ\tenants realize that to improve Mayor Wrights a lot needs to happen. Tenant responsibility and

LQYROYHPHQWLVNH\,IWHQDQWVZRXOGOLNHWRKDYH>WKHLU@KRXVHORRNQLFHLQVLGHDQGRXWLWLVessential that everyone do their part. The best example of this pride is the numerous gardens that

are planted in front of units. Many are remarkable and show the creative energy that the

residents have. Plans to redesign or repair the complex should thoughtfully incorporate the

residents own beautification efforts.

31

Conclusion This report was not produced by architects or engineers but by residents. To the resident

eye the physical construction of Mayor Wrights appears to be substantially dilapidated, though

still functional. Yet the complex really shows its age, and the repair needs of the place are

serious and expensive if Mayor Wrights is to extend its useful life far into the future. Moreover

the design is outdated and some residents felt had a depressing feel to it. While there are many

specific variations to possible plans for redevelopment at Mayor Wrights, broadly there are two

paths one where the complex is renovated in its current form, and the other where the existing site is essentially redrawn and demolition and reconstruction are done. Both paths have

advantages and disadvantages to the residents and the state as a whole.

Renovating the complex in its current form will minimize displacement of the current

neighborhood. Many residents have lived in Mayor Wrights for more than twenty years, and

there is an established community that is continuous and looks out for itself. In essence Mayor

Wright is a neighborhood, and neighborhoods take a longer time to grow than buildings do to

build.

Renovation of the current project is expensive and will at best simply update housing that

already does not make the best use of the space and is not well designed. If the Housing

Authority takes this route it will have to ensure that the rehab is total and based on the tenants

needs assessment this is likely to include gut rehab in some areas. We would hope that gut rehab

also includes some new development as the large site is under utilized, and onsite building might

assist in managing the temporary displacement that a gut rehab will require.

On the other hand demolition and reconstruction offer the chance to add affordable units

WRWKHVWDWHVLQYHQWRU\DVZHOODVWRFRQYHUWWKHSURSHUW\WRRQHWKDWKRXVHVDZLGHUPL[RI incomes. The property is large enough to do one for one replacement of public housing units and

still include new tax credit or even market rents. Kukui Gardens next door demonstrates the

feasibility of market rate housing in this area and adding market rate housing to any

redevelopment plan could serve as the incentive to attract a public-private partnership like Kukui

Gardens.

Demolition and reconstruction has been very controversial in other parts of the US as it

can lead to permanent displacement. If the Housing Authority chooses this route it will need to

take tremendous care in managing the movement of residents to other locations. It would do

32

well to avoid the model of Chicago and look hard at Seattle and San Francisco where current

residents were tracked while displaced and guaranteed the right of return when redevelopment

was complete.

Regardless of the route taken by the Housing Authority it is important that the current

residents and the current income mix be retained to whatever extent is possible. It would be the

height of irony if the site were redone for a new population, while current residents were

dispersed to other troubled properties. The Mayor Wrights residents will be watching this

unfolding process closely and hope to participate in it.

33

Tenant Needs Assessments