Midwest Archives

Saint Paul, Minnesota Anti-Displacement Strategy

November 20, 2024 / Comments Off

Facing housing affordability pressures, the City of Saint Paul engaged HR&A to develop an anti-displacement and community wealth-building strategy. HR&A provided the City with tools and strategies to mitigate displacement while supporting new development.

Since 2014, Saint Paul has undergone several transit improvements and redevelopment projects, which have sparked real estate investment pressures in surrounding communities and raised concerns about housing and commercial affordability. In response to these challenges, HR&A helped the City to develop an anti-displacement and community wealth-building strategy that simultaneously addressed the City’s need for new housing development and identified tools and strategies intended to minimize displacement risk for its existing residents and small businesses. The team identified changes in demographics, housing supply, housing demand, affordability, and small business presence over the last decade to assess displacement risks and trends citywide and in various Saint Paul neighborhoods.

Through engagement with a community advisory committee consisting of representatives of local businesses, community organizations, and local developers, HR&A was able to supplement its quantitative analysis with direct insights on the current housing and business challenges faced by residents across the city. HR&A used these findings to inform its review of potential tools and strategies that the City could deploy to mitigate displacement and tested the feasibility of those tools and strategies through financial analyses of prototypical developments.

As part of this work, HR&A analyzed the potential for an inclusionary zoning policy in the city, as well as the role the new citywide rent stabilization ordinance was playing in anti-displacement efforts. HR&A provided the City with an extensive list of recommended tools, policies, and strategies that could be deployed to mitigate displacement while still supporting new development and investments within Saint Paul.

Explore

Explore HR&A’s Existing Conditions Report

Learn more about the work on St. Paul’s Anti-Displacement Plan and Community Wealth Building Technical Study website

Press

St. Paul looks for ways to curb displacement — Finance and Commerce

Photo: Mississippi River Walk – City House- Credit Visit Saint Paul

Amazon Housing Equity Fund

November 20, 2024 / Comments Off

HR&A is supporting program design and implementation for Amazon’s Housing Equity Fund, a $2 billion commitment to preserve existing housing and create inclusive housing developments through below-market loans and grants to developers, public agencies, and minority-led organizations. HR&A led negotiation and underwriting efforts for over 9,000 new affordable homes in the Washington DC area and will continue to support Amazon with their additional commitment of $1.4 billion.

HR&A Advisors has been working with Amazon since 2020 to help develop and implement the Amazon Housing Equity Fund, which was founded to help increase affordable housing opportunities in locations where Amazon has a significant presence. In cities like Washington D.C., Nashville, Austin, and Seattle, among others, we have helped Amazon address affordable housing shortages via subsidized loans, grants, and partnerships with local governments and nonprofits. Since helping design and then launch the program in January 2021, we have supported Amazon’s efforts to preserve 21,000+ homes and have underwritten and closed over $1B in housing transactions for the public sector and impact investors. A key tenant of the AHEF is also to provide access to capital for minority-led developers, resulting in 62% of these transactions supporting BIPOC-led developers. 

To develop a large-scale portfolio investment strategy for housing affordability, HR&A created an affordable housing finance summary of potential investment strategies, conducted a landscape analysis of peer investments in housing, worked with Amazon to refine investment goals and priorities, and developed a clear and concise financial framework to evaluate potential investment options. HR&A conducted an initial market scan in target geographies, assessed the housing need in those geographies to evaluate programmatic components, and conducted high-level financial analysis to test investment portfolio scenarios.

After the first phase leveraging Amazon’s initial $2 billion investment to preserve 21,000+ homes and positively impact 46,000+ residents, Amazon committed an additional $1.4 billion for a second phase.

Explore

Check out the Amazon Housing Equity Fund’s website

Learn about Amazon’s second round of $1.4 billion in funding

2024 Amazon Housing Equity Fund Impact Report

Press

Q&A with Senthil Sankaran, Managing Principal, Amazon Housing Equity Fund — UrbanLand Magazine

Amazon Promised to Deliver Affordable Housing. How’s It Doing? — Bloomberg

Everything you need to know about Amazon’s Housing Equity Fund—a $3.6 billion commitment to help people access affordable housing — Amazon

Op-Ed: A Simple Housing Fix for Wake County —  INDYweek

Greater Corktown Neighborhood Framework & Choice Neighborhood Implementation

August 31, 2021 / Comments Off

In May 2021, the U.S. Department of Housing and Urban Development (HUD) announced the award of a $30M Choice Neighborhood Implementation Grant to the City of Detroit that will make the Corktown Framework Plan a reality. The grant and Framework Plan were both a direct result of work HR&A has done over the last 2 years in Detroit to identify strategies that deliver equitable economic development.

The Greater Corktown Neighborhood Framework, shaped by the community and released in November 2020, focuses on reinforcing this vibrant and diverse neighborhood as a place of opportunity for all residents, leveraging transformative investment under way by the Ford Motor Company in a new mobility innovation district anchored by the revitalized Michigan Central Train Station. HR&A’s team, led by Kate Collignon, worked with Perkins & Will and the Detroit Planning Department to set the stage for neighborhood infrastructure and policies that preserve affordability while fueling neighborhood and citywide economic growth. The plan dovetails with the creation of the 27.5-mile Joe Louis Greenway — plans for which HR&A also supported as part of a team led by Smithgroup – which will increase mobility and recreational opportunities, and connect neighborhoods throughout Detroit to employment centers like that emerging in Corktown.

This plan became the basis for the Choice Neighborhood Implementation Grant application. Under the agency’s Choice Neighborhoods Initiative, five communities received a combined $150M to invest in neighborhoods to spur comprehensive revitalization. Working alongside the Detroit City Housing Department, an HR&A team led by Phillip Kash developed an approach and helped to prepare the application that led to a $30M award for Corktown. This is HR&A’s second successful Choice Neighborhood Implementation Grant application. The first was for the redevelopment of the Saint Paul’s Quadrant in Norfolk, VA.

Now awarded, the Choice Grant will serve as the foundation of making The Corktown Plan a reality. It will preserve the existing public housing in the neighborhood and create more than 700 new affordable and mixed-income homes. In addition, the grant will leverage over $800M in additional public and private investment in public space, community facilities and commercial development.

The redevelopment approach sets a new gold standard for public housing redevelopment:

It will follow the Build First principal. New affordable housing will be built for current public housing residents before any units are demolished, ensuring that no one is forced out.
It will exceed 1:1 replacement for deeply affordable units. When completed there will be 152 units that are deeply affordable units as opposed to the 87 that existed before.
The supply of affordable housing in the neighborhood will increase, even as the market strengthens. In addition to the 152 deeply affordable units (30% AMI), there will be another 500+ units of affordable housing.
There will be affordable homeownership, and the opportunity to build wealth. The project includes 150 units of affordable homeownership and $5M in down payment assistance to make those homes affordable for households who would otherwise lack the wealth to purchase them.
Nonprofit ownership and control will increase. The Community Builders, a well-respected national nonprofit, will own and operate the majority of the housing developed. The current ownership is entirely by for-profit organizations.

Read more on the project:

See more from our project partners:

Economic Incentives Realignment for Columbus, OH

May 21, 2020 / Comments Off

HR&A guided a repositioning of Columbus’ incentive portfolio to promote equitable growth and enhance regional competitiveness.

Challenge

To spark economic growth and urban investment, many cities turn to economic incentives. But, as markets change over time, incentives can lose their effectiveness or fail to address new priorities or challenges. In Columbus, Ohio, the use of incentives supported investment in its downtown and surrounding core neighborhoods, and some questioned whether those incentives were still required. At the same time, some neighborhoods still struggled to attract investment, further compounding disparity; the Columbus region remains one of America’s most segregated metro areas by income.

In repositioning its incentive programs, the City saw an opportunity to address these challenges and advance its goals of promoting inclusive neighborhood development and enhancing its competitiveness as a business destination. The City engaged HR&A to assess previous program performance and examine new strategies for the use of incentives that could support equitable growth.

Solution

Working with the City’s economic development department, HR&A reviewed the effectiveness of existing programs. The team assessed the impact of incentives on development activity in neighborhoods across the city, examining how incentives affect the financial feasibility of development.

HR&A’s analysis showed that residential tax abatements impact development feasibility in market-ready neighborhoods differently than in persistently disinvested neighborhoods. This insight helped the City structure and refine its incentive offerings by neighborhood type to encourage development of mixed-income communities with affordable housing and public benefits.

The team also evaluated the relative competitiveness and commercial incentive portfolios of Columbus, its peer cities, and neighboring municipalities. This comparative analysis helped Columbus identify gaps in its offerings and identify opportunities to refine its commercial incentives to enhance its ability to attract and retain quality jobs.

Impact

In early 2018, the Mayor of Columbus announced progressive changes to the City’s incentive programs to drive the creation of new affordable housing in high opportunity neighborhoods, building from the recommendations of HR&A’s study. With a clearer understanding of the positioning and impact of its residential and commercial incentive portfolios, the City created different affordability requirements for three neighborhood types. In order to receive incentives, standard types of residential projects in neighborhoods with strong market conditions are required to provide affordable housing units, office space, or a payment to the Affordable Housing Trust for Columbus and Franklin County. The City also raised the minimum wage that jobs must offer to be eligible for job creation incentives from $12 to $15 per hour.

READ THE STUDY

Inclusive Incentive Strategy for Indianapolis

March 2, 2020 / Comments Off

HR&A created actionable strategies and policy recommendations for incorporating inclusivity into Indianapolis’ economic incentive programs.

Challenge

Indianapolis is a flourishing city and an emerging tech hub. Despite its successes in attracting new residents and new investment, certain segments of the population have been unable to participate in the city’s growing momentum. Recognizing this challenge of uneven access to opportunity, the Greater Indianapolis Chamber of Commerce (“Indy Chamber”) made a commitment to rethink its economic development programs to support more equitable growth across the city. The Indy Chamber engaged HR&A to evaluate its existing economic incentive programs and develop recommendations to re-orient programs in service of supporting inclusive growth and broadening access to opportunity.

Solution

HR&A has advised a range of clients on strategies to leverage economic development tools to advance core policy objectives around inclusivity. In Indy, we worked with the Chamber to evaluate their tax abatement and training grant programs and recommend how they could be re-oriented to better align with inclusive development priorities. After reviewing past incentive usage and performance, HR&A traveled to Indianapolis to host a series of stakeholder roundtables and assembled a steering committee of key organizations dedicated to advancing inclusive growth across Indy. Conversations were structured to share perceptions of existing incentive programs, identify community priorities in terms of desired inclusive outcomes, and understand perceived barriers impeding access to opportunity.

Following this initial round of engagement, HR&A benchmarked national best practices from cities that have explicitly incorporated equitable outcomes into their incentive programs, to draw out implementation considerations and lessons to help inform the development of recommendations for Indy. We refined these recommendations with key stakeholders, including major employers, city officials, and community-based organizations. HR&A assembled its recommendations in a final briefing book, providing an implementation roadmap to help the Chamber operationalize policy changes and meet inclusive growth goals.

Impact

Our recommendations included changes to the tax abatement and training grant programs to align evaluation criteria with inclusive values, as well as the establishment of a community impact network. The Community Impact Network is a pioneering new shared-values approach whereby businesses receiving economic incentives are required to commit to supporting an initiative from a menu of actions, developed in partnership with community organizations, designed to achieve tangible progress on inclusive growth priorities like workforce training, quality public education, and investment in distressed neighborhoods. HR&A crafted a narrative around the policy rationale and benefits associated with each recommendation and developed an implementation roadmap to guide the process. The Mayor’s office announced HR&A’s recommendations to advance inclusive economic opportunity – which prioritized a higher minimum wage, health and childcare benefits, workforce training, and positive community impacts – in summer 2019.

READ THE STUDY

Equitable Economic Development and Mobility Strategy for Grand Rapids

February 26, 2020 / Comments Off

HR&A led development of a strategic roadmap to achieve equitable economic development and mobility in the City of Grand Rapids.

Challenge

Driven by expansions in the healthcare and manufacturing industries, the Grand Rapids economy grew significantly following the recession, with unemployment hitting a low of 3.4% in 2018. However, this prosperity has not reached everyone in the city. The challenges facing Grand Rapids — chief among them racial and neighborhood-level disparities in access to economic opportunity and reliable and safe transportation to good jobs — are deep-seated issues that have frustrated the best efforts of many American cities. A strategy that is successful in addressing these issues must capitalize on the city’s advantages to continue to drive economic growth, while broadening opportunity and targeting initiatives to communities that have so far been left out.

Solution

HR&A led an interdisciplinary team that worked closely with the City of Grand Rapids and a steering committee of civic, business and resident stakeholders to develop strategies to advance the city’s economic development and mobility objectives. As part of this effort, HR&A conducted in-depth interviews and analysis to identify the city’s strengths and challenges, and gathered input from community members about the intersection of equity and economic development in their daily lives. HR&A then worked alongside the City and committee members to develop viable strategies that address the existing gaps in Grand Rapids’ economic development toolkit.

Recognizing that mobility also plays an integral role in economic opportunity and access, HR&A also supported Nelson\Nygaard’s work to develop relevant strategies to improve transportation safety and accessibility. HR&A subsequently developed a strategic plan designed to achieve the goal of a more equitable, just city. The final plan, Equitable Economic Development & Mobility Strategy was released in January 2020; it provides detailed guidance on actions the City and its partners will take to promote inclusive economic growth and equitable transportation access.

Implementation of the plan is currently underway, beginning with 11 near-term strategies including employing an equitable development scorecard to evaluate and award incentives, expanding resources provided to Corridor Improvement Authorities, and creating a transparent and visible centralized information hub for economic development services.

Development Management & Public Financing Strategy for Broadway Station

November 29, 2018 / Comments Off

Broadway Station Partners crafted a market-supportable master plan and a public financing strategy to develop one of Denver’s largest and most complex transit-oriented development sites.

Challenge

After acquiring the former Gates Rubber Company plant, Broadway Station Partners pursued development of one of Denver’s only remaining urban transit-oriented development sites. Located three miles from downtown and directly adjacent to one of the busiest light rail stations in the city, the site will provide much needed housing, office space, and walkable retail in one of the fastest growing cities in America.

Solution

Working closely with an engineering and planning team, HR&A advised Broadway Station Partners on strategies to unlock and create value by identifying activating uses, infrastructure improvements, and amenities. The team’s assessment of the local real estate market and financial feasibility of different development densities, typologies, and infrastructure programs informed the master plan, which targets infrastructure investments that improve connectivity and placemaking to unlock potential for development density and value.

To understand the extent of public financing needed for the substantial infrastructure improvements, HR&A analyzed the potential for value-capture tools to fund infrastructure development. To do this, the team assessed the impact of the development program, phasing, local market, and financing structures among other considerations for potential capital sources – including tax increment financing (TIF) and revenues from the site’s metropolitan district, or special taxing district. This analysis formed the foundation of the landowner’s tax increment financing request, financing plan, and negotiations with local public authorities, ensuring that revenues generated by the site are sufficient to finance required infrastructure and help produce market returns for the landowner in the long-term.

IMPACT

The Denver City Council unanimously approved the landowner’s $140 million public infrastructure financing request, including a $90 million tax increment financing package, the second largest ever approved in the city. Infrastructure development on the site broke ground in 2018.

Designing a Leadership and Training Program for Career Coaches

October 29, 2018 / Comments Off

Skillful is helping transform local labor markets by building the capacity of frontline coaches in the Colorado workforce system.

CHALLENGE

Colorado enjoys one of the lowest unemployment rates in the country, but this low number masks the struggle of underemployed and chronically unemployed Coloradans. Some of the most vulnerable are the estimated 62% of Coloradans who do not have a bachelor’s degree. To connect workers with quality jobs, the Skillful Initiative works with states to develop labor markets that value skills and training over degrees or other proxies for qualifications. In Colorado, the team engaged HR&A to develop a program that would build the capacity of career coaches in public workforce development centers, community colleges, high schools, and career service non-profits across the state to better connect job seekers with quality career paths.

Solution

To understand Colorado’s most pressing labor market challenges, we interviewed over 40 workforce development professionals. We realized that Colorado had fundamental workforce issues, such as the disconnect between workforce centers and higher education, and struggles to engage rural populations. Based on Skillful’s prior work, we also knew that the insights of front-line career coaches—individuals serving as a first point of contact for job seekers in career offices across the state—could be instrumental in devising solutions that would actually confront on-the-ground, systemwide challenges.

With this knowledge, we started designing a program to provide the most dedicated career coaches with the training and support to be effective problem solvers for the state. We collaborated with workforce development experts to design a relevant and practical curriculum that built leadership and analytical skills, while ensuring that coaches could make significant contributions to the workforce development system. A key part of the program is their work in action teams to tackle specific issues, such as how to engage rural job seekers or best leverage online career resources, and develop potential policy solutions to pitch to State leadership. Apart from content development, we also ensured that Skillful could confidently run the program by designing a blueprint that included timelines, budgets, curricula, and evaluation metrics—as well as guidelines for the program launch, application process, and onboarding of new staff.

Impact

In 2017, Colorado’s Governor launched the Governor’s Coaching Corps with Skillful and the Markle Foundation. The corps selected 25 career coaches to participate in the inaugural program and create policy ideas that were presented to state leaders for potential implementation. Now, career coaches are working outside of silos and sharing resources to better assist job seekers across organizations and regions in Colorado. The corps launched a larger virtual community of practice that engages upwards of 150 coaches across the state in regular webinars to learn from and contribute to the work of the corps in devising policy solutions. To date, 20 governors across the United States have also pledged to implement a version of the Coaching Corps in their states as part of the Markle Foundation’s Skillful State Network.

King's Drive and Walker's Point Equitable Transit Oriented Development

Commercial and Residential Affordability Study

August 27, 2018 / Comments Off

After planning a new streetcar line, the City of Milwaukee created an affordability strategy to mitigate the potential displacement of residents and businesses in existing neighborhoods due to increased market demand.

CHALLENGE

Too often, infrastructure improvements spark patterns of development and neighborhood change that inadvertently displace the very people who would benefit from those investments the most. The City of Milwaukee, while planning a new streetcar line to connect the Walker’s Point and King Drive neighborhoods to the City’s historic core, wanted to ensure that the people living and working in these neighborhoods would benefit from the transit investment and the market demand it creates.

The City of Milwaukee engaged HR&A to analyze how new development driven by the streetcar could strengthen neighborhoods and create better connections within the city. Additionally, the City wanted to understand its options for ensuring that residential, commercial, and retail rents could remain affordable to existing residents.

Solution

To clarify the expected market demand associated with the new streetcar, HR&A evaluated the local real estate market, trends, and demographics, and explored whether gentrification and displacement occurred under existing market conditions.

This market analysis informed the city’s understanding of future development needs, and the city further engaged the team to identify appropriate commercial development and tenant types, as well as a phasing strategy for the implementation of a detailed tenanting strategy.

HR&A also explored state and local policy to recommend tools that would achieve the city’s goals of (1) retaining residents and neighborhood character, (2) increasing affordable and mixed-use development, and (3) improving housing quality and homeownership prospects for area residents. To maintain the affordability of retail spaces, HR&A recommended the city develop new programs that would allow existing businesses to benefit from the transit investment, empower local entrepreneurs – including minority and women-owned businesses, and create a mix of jobs that are accessible to the existing community.

Impact

HR&A identified and described a series of effective housing and retail affordability programs to inform ongoing City planning conversations. HR&A rated the potential impact of each of affordability mechanism against City goals to develop a suite of recommended priority options for further consideration.

READ THE REPORT HERE

Creating a Racial Equity Agenda for the United States Conference of Mayors

August 27, 2018 / Comments Off

The United States Conference of Mayors developed a comprehensive understanding of the programs, policies, and projects that are effectively advancing racial equity across the country.

CHALLENGE

Across the country, discriminatory policies and practices have created lasting disparities in social and economic outcomes across races. To work against this harmful legacy, the United States Conference of Mayors, with its strong tradition of leadership on issues of civil rights and social justice, is using its national platform to help mayors and cities understand and implement the policies and practices that can reduce racial inequities in cities.

The organization engaged HR&A to survey existing racial equity programs in cities and create a set of recommendations for how it could help member cities proactively make meaningful change in their policies and practices.

Solution

To understand their most pressing challenges, we interviewed mayors and staff from 13 cities. The collective feedback showed that some cities are incorporating racial equity through place-based initiatives, programmatic initiatives, and policy change. Additionally, cities are seeking help from external partners to directly address race in their communities. We learned the importance of mayoral leadership and that clear definitions of equity are needed to translate commitments into practice. Synthesizing our findings, we outlined the ways that the U.S. Conference of Mayors could serve as an important convener for mayors and a source of best practice and technical assistance.

Our deepest insight emerged from our conversations with economic development departments. Unlike many social services, these functions are siloed from conversations on racial disparity even though they are charged with decisions that impact the physical, demographic, and economic realities of communities. This insight helped us design a program that would connect these departments with training, resources, and technical assistance to embed equity into daily practice.