What's Happening Now with Public Housing

Over the course of several years, the city has been analyzing the public housing stock and ways that we can better serve those in public housing through improved conditions, access to programs and services, and more.

“We are committed to serving all residents of New Albany, especially those who are in the most need. Our ten-year plan will improve housing conditions and supportive services for all residents of the New Albany Housing Authority and surrounding neighborhoods,” stated Mayor Jeff Gahan.

Below are some of those findings, and steps the city and Housing Authority are taking to improve public housing in New Albany.

Public Housing Facilities are in Poor Condition

Public housing facilities are in poor condition, and not just locally. During an inspection this year, numerous instances of both mold and roof leaks were found in public housing properties, in both common areas and in units. In addition to the mold and roof leaks, properties were also shown to have been poorly or improperly maintained, with broken cast iron, massively clogged drain pipes, and broken-down playground equipment for children.

National Budget Underfunded

The New Albany Housing Authority, a federal program, is severely underfunded for the amount of people it serves. Building conditions are suffering, and projected national budgets do not have a way to pay for the upgrades necessary. Across the country, the US Department of Housing and Urban Development (HUD) estimates that $26 billion would be needed to bring all properties across the nation back into good condition. Here in New Albany, that estimate is $138 million.

Housing Authority Properties are Too Concentrated

The New Albany Housing Authority properties are too densely concentrated in certain areas. Concentration is not ideal, and isolates residents from transportation, jobs, and other important services. Excessive concentration of subsidized housing is not consistent with current federal policy or the city’s comprehensive plan.

A Plan Forward

The city entered into an agreement with the Housing Authority early this year to jointly develop a long-term plan on how to move forward, focusing on three major objectives:

1.       Better serve housing residents and surrounding neighbors

Not only are the physical conditions of properties suffering, but access to services has been lacking as well. Within the last several months, steps have been taken to improve medical services, building conditions, and resources available to public housing residents. Through partnerships with IUS, Lifespring, Hope Southern Indiana, and others, a wellness center and full medical office will be locating in Housing Authority properties. This effort will bring much need health and medical services to both children and adults.

2.       Improve public housing properties

A modernized, neighborhood friendly layout of public housing properties can lead to better access to transportation, jobs, and other important services. By utilizing a mix of housing vouchers and newly constructed units in mixed-income developments, concentration can be lowered and residents can be better served.

3.       Reach a sustainable model

The current funding model for public housing is not adequate enough to properly serve residents. A new, modern plan must be developed that will better serve residents and be sustainable in the future.

What’s happening now?

Currently, the housing authority is conducting a physical needs assessment and inspection of all Housing Authority properties. They are anticipating this work will be complete in early 2018. This assessment will provide a detailed inventory of the condition of NAHA-owned properties, and will detail physical conditions of each unit, including structural assessment, building systems and components (HVAC, Plumbing, electrical systems, etc.) mold detection, air quality assessments, and other items.

The city is also gathering an inventory on vacant homes and properties that could be rehabbed or developed into mixed-use housing to accommodate a housing choice voucher. According to the 2014 US Census, there are 2,259 vacant housing units in New Albany.

This data is needed to submit to HUD before a final housing plan can be completed. After receiving the assessment, HUD can better make a determination and approval for any changes to the public housing stock that will be implemented.

“We are hopeful that through a combination of Housing Choice Vouchers, Rental Assistance Demonstration, and other programs that we can work to improve the public housing program in New Albany,” stated interim Housing Director David Duggins.

2-way Streets Conversion Project Wins Transportation Excellence Award

The City of New Albany has been awarded the 2017 Kentucky-Indiana Transportation Excellence Award (KITE Award) from the Kentuckiana Regional Planning and Development Agency (KIPDA) for the East Spring Street and Silver Street Road Diet, and the conversion of the downtown grid system from one-way streets to two-way streets.

KIPDA recognized and awarded the project with the KITE award, and in the application, four goals of the project were outlined:

1.     Ensure that the East Spring Street Corridor did not revert to highway levels of traffic volume and speed, and not become a toll-dodging solution that would compromise the residential character of the corridor.

2.     Ensure continued and adequate flow of vehiclular traffic on East Spring Street Corridor and other major downtown streets

3.     Provide for a safer, more walkable downtown area, while promoting safe and accessible bicycle use

4.     Enhance downtown as a “destination,” especially in ease of access and greater visibility

“I want to thank KIPDA for recognizing and awarding the conversion project with their annual KITE Award,” stated Mayor Gahan. “After many years of research, planning, and discussing the project with residents and business owners, we are proud of the final product and the benefits that it will bring.”

“I want to highlight and emphasize that the city did not rush to make a decision on the finalization of the conversion project. Instead, the city took its time and was methodical. The City also was not afraid to compromise and modify the plan as needed, especially when it came to changes prompted by the feedback received from residents. This project exemplifies how local government, community members, and contractors can come together to design the best plan for their city,” stated City Council President Patrick McLaughlin.

“I was a supporter for the two-way conversion from the beginning. The traffic has slowed and our building is more visible now. I believe it will help all downtown merchants,” stated Terry Middleton, owner of Terry Middleton’s Karate/Kickboxing/Boxing on Market Street.

Mt. Tabor Road Project to Begin in Summer 2018

The Mt. Tabor Road Project is set to begin construction in Summer 2018. The project will run from the intersection of Grant Line and Mt. Tabor Road to the intersection of Klerner Lane and Mt. Tabor Road. It will include new sidewalk construction, new drainage systems, relocated utilities, and road stabilization efforts along hillsides on Mt. Tabor Road. At the intersection of Mt. Tabor and Klerner Lane, a traffic signal with left-turn lanes will be constructed.

In 2013, the roadway experienced a failure along the north hillside near East Oakwood Drive. The city immediately proceeded with an emergency repair at the road slide in order to keep the roadway safe, but this project will provide a much more long-term fix for the stabilization issues along Mt. Tabor Road.

This is a federal aid project, with 80% of the funds coming from the federal government and a 20% local match.

In preparation of the project and to accommodate utility relocation, a contractor will be trimming and removing certain trees within the right-of-way along Mt. Tabor Road. By performing the utility relocation in advance of the full project, the city hopes to reduce the construction time of the overall project. These trees will be marked in advance. All property owners were compensated for trees that will be removed as part of the project, and the city will make efforts, similar to other areas and projects around New Albany, to repopulate the tree canopy.

“The City is making it a priority to improve the tree canopy,” stated stated Krisjans Streips, Chief City Planner and Tree Board Administrator. “Hundreds of trees have been planted in parks and on the Greenway, and trees will be replaced along the public right of way at a 3:1 ratio. This is a great safety, drainage, and road reconstruction project all rolled into one.”

City Works to Improve Tree Canopy

The City of New Albany has been taking strides to protect and invest in our urban tree canopy. Earlier this year, the city received a $20,000 grant from the Indiana Department of Natural Resources, Division of Forestry, as party of the 2016 Community and Urban Forestry Assistance grant project.

*** Read more about the grant here: http://newalbanycityhall.com/home/2017/7/14/city-receives-grant-for-tree-inventory-to-promote-long-term-urban-canopy-strategy ***

As part of the grant, the city initiated a tree inventory to determine how many trees are part of the canopy, in addition to tree boxes and potential tree locations for future plantings. The inventory was recently completed, and 7777 trees and potential tree locations have been identified.

The city is now currently working on a long-term management and maintenance plan for the overall city tree canopy in an effort to grow a healthy, thriving urban forest.

“A long-term strategy is vital to improving the health and future of our hardwood tree population. The residents and our New Albany environment will benefit from these investments for many years to come,” stated Mayor Gahan.

Public Housing Update

The City of New Albany, the US Department of Housing and Urban Development, and the New Albany Housing Authority are working together to improve conditions for residents. Here are some of the recent steps taken towards improving medical services, building conditions, and resources available for public housing.

Wellness Center and Medical Office coming to NAHA

At a recent New Albany Housing Authority Board meeting, the board began the process of establishing two new health and wellness focused programs and facilities.

A wellness center will be constructed in the Riverview Tower (500 Scribner Drive), and will be staffed through a continued partnership with Indiana University Southeast. Nursing students will work with residents to learn about healthy living, in addition to helping early detection of illnesses in residents. Nursing students will be given real-world experience, and residents will have the opportunity to learn more about their health and wellbeing.

In the Brown Starks Building, a medical doctor’s office that focuses on general practice and pediatrics will be added through a partnership with Lifespring. In addition to medical staff, a therapist and group therapy room will be available for residents as well, helping improve both their physical and mental wellbeing.

Mayor Gahan praised the initiatives that will focus on the health and well-being of NAHA residents.

“These quality of life improvements will bring much needed health services to both children and adults. Special thanks to IUS, Lifespring, Hope Southern Indiana, and other partners for their support,” stated Mayor Jeff Gahan.

NAHA Properties undergo Physical Needs Assessment

In May of this year, inspectors visited Parkview Tower and found numerous instances of both mold and roof leaks in the property. These issues were found in common areas, such as stairwells, as well as inside units. Other properties were found to have roof leaks, broken cast iron, massively clogged drain pipes, un-maintained playground equipment for children, and more issues.

In order to get a full and comprehensive account of the conditions of NAHA properties, the Housing Authority Board voted recently in favor of a Physical Needs Assessment. The assessment will detail physical conditions of each unit, including structural assessment, building systems and components inspections (HVAC, Plumbing, electrical systems, etc.), mold detection, air quality assessments, and other items that will give a detailed look at the conditions of all properties operated by the New Albany Housing Authority.

New Albany Police Department Assigns Resource Officer to NAHA Properties

A full-time, uniformed police officer has been assigned to the New Albany Housing Authority. The New Albany Housing Authority Resource Officer will be on site to help keep residents safe, but will also provide counseling and community building efforts.

Mayor Gahan Addresses Concerns of Residents

"In no way will anyone living in New Albany Housing Authority properties be made homeless through these efforts.

In cooperation with HUD, the City of New Albany and the New Albany Housing Authority are working together on a 10-year public housing improvement plan.

The New Albany Housing Authority is facing a $138 million maintenance cost shortfall since 2010, similar to other housing authorities across the nation. According to the US Department of Housing and Urban Development, there is a $26 billion backlog of public housing capital improvements. Additionally, President Trump’s proposed budget seeks to further reduce HUD funding, putting an even further strain on resources to improve the conditions of public housing.

These financial strains, combined with the extreme density and concentration of public housing units, lack of access to important services, and poor conditions of current properties, are exactly why we need to develop a new, sustainable plan for public housing in our community.

I have met with and discussed the challenges facing public housing with officials from the US Department of Housing and Urban Development, NAHA residents, the New Albany Redevelopment Commission, the Salvation Army, Southern Indiana Housing Initiative (SIHI), Hope Services, state officials, the Governor, and others.

The city and Housing Authority’s plan is being developed with the best current thinking in national housing policy, and will utilize a mix of housing vouchers and newly constructed units in mixed-income developments. This will help lower the concentration and density of public housing, and will give those who need assistance better access to transportation, jobs, and other important services.

I am very excited about the opportunity we have to improve our public housing inventory in New Albany. There is no quick fix, but our new plan will be fair to all residents and it will result in a better residential experience than we have today." - Mayor Jeff Gahan

Recent Timeline of NAHA Events and Additional Info

• April, 2016 - In April of last year, the City of New Albany entered into a contractual agreement with Patrick Costigan and CF Housing Group, headquartered in Washington, DC to assist the New Albany Housing Authority in planning a strategy to meet the capital maintenance needs of the public housing authority. As part of this process, along with the creation of an updated comprehensive plan for the city, recommendations have been made for a reduction in overall housing authority units. The new comprehensive plan calls for a reduction of units, along with a decentralization of current units in New Albany. 

• January 4th, 2017 - The City of New Albany detailed the partnership between CF Housing Group, the City of New Albany, and the New Albany Housing Authority. New Housing Authority board members are appointed.

  “This marks the beginning steps the City of New Albany and the New Albany Housing Authority will be taking to improve public housing. In conjunction with the comprehensive plan and the recommendation of CF Housing Group, we will reduce the density of public housing on HUD properties inside the city limits, improve existing public housing stock, and improve the quality of life for all residents,” stated Mayor Gahan, January 4th, 2017.
  
  http://newalbanycityhall.com/home/2017/1/4/new-albany-public-housing-plans-advancing
   
• January 25th, 2017 - New Comprehensive Plan moves to City Council, and is unanimously approved by the Council. The plan details goals for the decentralization and modernization of public housing units.
  
  http://newalbanycityhall.com/home/2017/1/25/comprehensive-plan-moves-to-council-for-approval
   
• April 24th, 2017 - New Albany Housing Authority Board passes the Memorandum of Understanding.
  
  http://www.newsandtribune.com/news/board-opts-for-new-albany-s-public-housing-vision-passes/article_16dd8a02-294f-11e7-ac20-c395f05ed06b.html
   
• June 12th, 2017 - NAHA Maintenance issues brought to attention of Mayor Gahan
  
  http://newalbanycityhall.com/home/2017/6/12/naha-maintenance-issues