RES 1995-3060 - Revised housing replacement plan for Pleasantview East and West Towers 1
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November jA, 1995 95 N
�r ��4�ti CITY CLERK
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City of Omaha
OMAHA. N'L Bi A.SKJ:
Hal Daub,Mayor
Planning Department
Honorable President
Omaha/Douglas Civic Center
1819 Famam Street,Suite 1100
Omaha,Nebraska 68183-0110 and Members of the City Council,
(402)444-5200
(402)444-5150
Telefax(402)444-6140
The attached Resolution approves an Amended Housing Replacement Plan for
building towers#3 and#32 at the Pleasantview family development at 30th and
Parker Streets.
The City Council, on August 15, 1995 by Resolution No. 2012, previously
approved a Housing Replacement Plan for this project which replaced the 102
existing high-rise units with 102 new one-bedroom units. The Amended Plan
proposes, that in lieu of 102 one bedroom units, the Omaha Housing Authority
will construct 92 two bedroom and 10 three bedroom detached/semi-detached
single family units.
City of Omaha approval of the Amended Replacement Plan is required in order
for OHA to obtain HUD approval for demolition of any Public Housing unit and
a one-for-one replacement strategy. The attached plan envisions the new
construction of single-family units as replacement dwellings as defined in the
settlement of Hawkins v. Ciseros to which the City is a party.
We urge your favorable consideration of this Resolution.
Sincerely, Referred to City Council for
Consideration:
Oa 19
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Jeffr . J hn ... , AICP '
Planning Director Ai' Mayor's Office/Title ,
P:\PLN 1\-1497.SAP
Housing Replacement Plan
ar.
Pleasantview East and West Towers
Background:
Pleasantview Homes (Project NE26-P001-005) is located in Census Tract 52 which,
according to the 1990 Census, is the second most poverty impacted Tract in the City
with 48.5% of its population living below the poverty line. The area is further
impacted by the privately-owned 100 unit "Tommie Rose Garden" apartments, located
two blocks to the west. Overall, the area is severely impacted with low-income
assisted housing which has aided in the creation of economic and social problems for
the neighborhood.
II Goals:
Pleasantview Homes consists of 300 units, proposed for demolition are the 102 units
that make-up the two towers (East and West). OHA's goal, in accordance with the
settlement of Hawkins vs. Cisneros,is to reduce the density of low-income housing in
the area. The demolition of the East and West Towers at Pl'easantview is consistent
with the settlement of the lawsuit and with OHA's goals.
III. Objectives:
Section 18(b) (3) of the U.S. Housing Act of 1937 (as amended) requires one-for-one
replacement of the 102 units to be demolished over a six-year period.
IV. Plan Contents:
A. Method of replacement and dispersal while ensuring the same number of
individuals and families will be provided housing.
We propose to utilize the following replacement methods:
1. Turnkey New Construction of 102 single family detached/semi-
detached units. The units will consist of 92 two bedroom units and 10 three bedroom .
units.
This method will result in the necessary 102 units of one-for-one replacement housing.
The spread of units will assure dispersal of low-income housing across the City of
Omaha.
Table One illustrates the current unit composition of Project NE26-P001-005.
Table Two demonstrates the development methods to be employed and how the same
number of individuals and families will be provided housing.
For the purpose of this plan, "scattered-site" housing units are defined as OHA-owned
units that are not one of the following:
a. A Section 8 rental unit
b. Northampton Arms Apartments
c. Any OHA elderly high-rise apartment building
d. SouthSide Terrace Family Development
e. Pleasantview Family Development
f. Logan-Fontenelle Family Development
g. Hilltop Family Development
h. Spencer Family Development
i. Any other OHA development containing seven (7) or more units.
B. - Plan Schedule:
Table Three is the schedule of replacement by method. Replacement must be
completed within six years from the date of approval of the development application.
C. Site and Neighborhood Standards (24 CFR 941.202) and Table Six.
1. Federal
a.: For New Construction and Rehabilitation Properties
(1). Adequate in size, exposure and contour to accommodate
units.
(2). Must have streets to serve the site.
(3). Will further comply with:
(a). Title VI of the Civil Rights Act
(b). Title VII of the Civil Rights Act
(c). The Fair Housing Act
(d). Executive Order 11063
b. Additional standards for New Construction only. Properties must
not be located in/and:
(1). Area of minority concentration unless sufficient
comparable opportunities exist outside such an area.
(2). Racially mixed area if it causes a significant increase in the
minority ratio.
(3). Must avoid undue concentration of assisted persons in an
area containing high proportion of low-income persons.
(4). Be free from adverse environmental conditions.
(5). Must comply with the City of Omaha's Consolidated
Plan.
(6). Must be accessible to social, recreational, educational,
commercial and health services.
(7). Travel times and cost to places of employment must not
be excessive.
(8). May not dislocate existing residents unless according to
Uniform Relocation Act.
(9). May not be in an identified flood hazard area.
2. City of Omaha
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a. Will comply with the Consolidated Plan of the City.
b. Will comply with the Omaha Municipal Code (OMC) regarding
• construction.
3. The Housing Authority of the City of Omaha
a. Will not locate Turnkey New Construction units, under this plan,
closer than 300 feet of another OHA owned property.
b. Will not build a unit larger than a single family detached/semi-
detached unit.
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c. Upon completion of this plan, each City Council District will have
at least 100 units of replacement housing.
d. Will submit all proposed sites under this plan for City Council
approval in accordance with Nebraska Revised Statute Section 71-1531.
D. Relocation Plan
. 1. Displacees will be counseled, assisted and relocated in accordance with the
provisions of the Uniform Relocation Assistance and Real Property Act of
1970 (as amended) as provided in 49 CFR Part 24.
2. The Authority will provide all necessary counseling and available advisory
services utilizing experienced and trained Resident Relations and senior staff as
well as the mobility counseling service provided pursuant to the settlement in
Hawkins v. Cisneros. Areas to be covered will include, but not be limited to
the following:
a. Rights and responsibilities.
b. Home ownership and residency responsibilities,including unit care,
maintenance, utilities, payment of bills and other responsibilities to the
property. •
c. The importance of being a good neighbor.
d. The location of schools, churches, groceries, pharmacies, public
transportation and other amenities under site and neighborhood
standards.
e. Child Care.
f. Medical assistance.
4. Estimated costs for counseling and advisory services will vary from year to
year based on the number of families involved. The Authority will set a fixed
payment for moving and relocation expenses based on the current schedule in
Appendix 28 of HUD Handbook.
5. The Authority will provide a written 90 day notice to all tenants who are
required to move.
4"a
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2. The authority agrees that the per unit Total Development Cost shall not
exceed the limits set forth in Section 6(b) of the U.S. Housing Act of 1937 (as
amended) and implemented by 24 CFR 941.406(a) of the implementing
regulations as well as the terms and conditions of the Annual Contributions
Contracts (ACC's) awarded by HUD.
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J. Severability
1. Notwithstanding any representation made in the body of this plan, any
changes due to the laws of the United States of America, the regulatory power
of the Executive Branch pursuant thereto, or by a court of competent
jurisdiction shall prevail without nullifying unaffected parts of this plan.
2. On January 21, 1994 a settlement agreement was entered into by HUD,
OHA, the City of Omaha and other concerned parties. A copy of this
settlement is attached as Appendix A to this plan and where in conflict with
any proviso of law or element of this plan, the terms and conditions of the
settlement shall prevail.
TABLE ONE
TIOUSING REPLACEMENT NEEDS
BLDG# 3 BLDG# 32
(All one bedroom units) (All one bedroom units)
UNIT# Max.#of Persons Unit# Max.#of Persons
1591 2 1642 2
1592 2 1643 2
1593 2• 1644 2
1594 2 1645 2
1595 2 1646 2
. 1596 2 1647 2
1597 2 1648 2
1598 2 1649 2
1599 2 1650 2
1600 2 1651 2
1601 2 1652 2
1602 2 1653 2
1603 2 1654 2
1604 2 1655 2
• 1605 2 1656 2
1606 2 1657 2 I
1607 2 1658 2
1608 2 1659 2
1609 2 1660 2
1610 2 1661 2
1611 2 1662 2
1612 2 1663 2
1613 2 1664 2
1614 2 1665 2
1615 2 1666 2
1616 2 1667 2
1617 2 1668 2
1618 2 1669 2
1619 2 1670 2
1620 2 1671 2
1621 2 1672 2
1622 2 1673 2
1623 2 1674 2
1624 2 1675 2
1625 2 1676 2
1626 2 1677 2
1627 2 1678 2
' 1628 2 1 1679 2
1629 2 1680 2
1630 2 1681 2
• 1631 2 1682 2
1632 2 1683 2
1633 2 1684 2
1634 2 1685 2
1635 2 1686 2
1636 2 1687 2
1637 - 2 1688 2
1638 2 1689 2
1639 2 1690 2
1640 2 1691 2
1641 2 1692 2
Total: 102 Total: 102 •
$eplacement housing must serve at least 204 people,
*-- 411 .
Housing Replacement Plan ‘ • Table One
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TABLE TWO
NUMBER OF PERSONS TO BE SERVED
The Authority plans to demolish 102 units, capable of housing 204 persons, under our current
Occupancy Standards. The existing demand is for one bedroom units. Accordingly, the Authority
plans to replace the one bedroom units in Pleasantview East and West Towers with one bedroom
Turnkey New Construction units. The result will meet the required one-for-one replacement needs
by providing 102 units and housing 204 persons.
METHODS TO BE USED
Method 1-br 2-br 3-br 4-br 5-br #Families #Persons
Turnkey- 0 92 10 0 0 102 428
New Construction
TOTALS: 0 92 10 0 0 102 428
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)410~-_,
Housing Replacement Plan • Table Two
TABLE THREE,
PLAN SCHEDULE
The demolition and replacement of the 102 housing units of Project NE26-P001-005 must be
initiated within thirty months of commencement in accordance with 24 CFR 970.11(d).
The proposed schedule is as follows:
Program Year
Method One Two Three Four Total
Turnkey- 23 2br 23 2br 23 2br 23 2br 102
New Construction 5 3-br 5 3-br
TOTALS: 28 28 23 23 102
UNITS: 28 28 23 23 102
FAMILIES: 28 28 23 23 102
TOTAL PERSONS: 122 122 92 92 428
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Housing Replacement Plan Table Three
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TABLE FOUR
24 CFR PART 8
ACCESSIBILITY PLAN
1. Mobility Impaired: 2-br 3-br Total
Turnkey New Construction 5 1 6
2. Visual/hearing Impaired: 2 0 2
Turnkey New Construction
Housing Replacement Plan Table Four
TABLE FIVE
DEPROGRAMMING AND DEMOLITION SCHEDULE
PROGRAM YEAR DEPROGRAM BLDG# DEMOLISH BLDG#
ONE #3 and#32 #3 and#32
TWO 0 0
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Housing Replacement Plan Table Five
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TABLE SIX
CENSUS DATA"'
TRACTS IN WHICH REPLACEMENT HOUSING WILL BE SOUGHT.""-
TRACT NO. TRACT NO. TRACT NO. TRACT NO.
2.00 36.00 64.00 74.03
4.00 37.00 65.01 74.04
5.00 38.00 65.02 74.05
16.00 39.00 66.01 74.06
18.00 40.00 66.02 74.07
19.00 41.00 67.01 74.08
20.00 42.00 67.02 74.09
21.00 43.00 68.01 74.11
22.00 44.00 69.01 74.15
23.00 45.00 69.02 74.18
24.00 46.00 70.01 74.19
25.00 47.00 70.02 74.20
26.00 48.00 70.03 74.21
27.00 49.00 71.00 74.22
28.00 50.00 73.03 74.23 ,
30.00 55.00 73.04 74.24 •
34.01 56.00 73.05 74.25
34.02 57.00 73.06 74.28
35.00 62.02 73.99 74.29
"Source: Census of the Population, 1990.
'}"Selected Tracts are governed by the settlement of Hawkins v. Cisneors et.al which is
Appendix A to this plan.
Note: The last 25% of all replacement housing will be sought in the census tracts that make
up City Council District #2,
CO
• *Housing Replacement Plan Table Six
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CITY OF OMAHA
LEGISLATIVE CHAMBER
Omaha, Nebr November 14 19.95
RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA:
WHEREAS, the Housing Authority of the City of Omaha has made application for
the demolition of Project NE26-P001-005 known as Pleasantview East and West Towers; and,
WHEREAS, the City Council has previously and unanimously approved the Housing
Replacement Plan for that project on August 15, 1995,Resolution No. 2012; and,
WHEREAS, the U.S.Department of Housing and Urban Development(DHUD)now
requires such plan to be amended from 102 one bedroom units to 92 two bedroom units and 10 three
bedroom units; and, ..
WHEREAS, the Housing Replacement Plan is governed by the settlement in the case
of Hawkins v. Cisneros et al, to which the City is a party.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY•OF OMAHA:
THAT,the revised,reissued Housing Replacement Plan for Project NE26-P-001-005,
commonly known as Pleasantview East and West Towers, 30th and Parker Streets,be approved as
amended. •
;. APPRO AS TO FORM:
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ASSISTANT r
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