 |
 |
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
|
 |
District of Columbia Housing Authority
Bryant Street Townhome Condominium
Move to Homeownership
The Bryant Street Townhome Condominium is a 28 unit town home complex (located at Montana Avenue and 18th Street, NE) developed for lower income families, formerly part of the Montana Terrace public housing development.
In 1996, DCHA formed a partnership with the residents of Montana Terrace and Innovative Development Solutions (IDS) to plan for and implement the comprehensive renovation of Montana Terrace, which had long been one the DCHA’s most troubled properties. The plan developed involved several elements:
The conversion of the area bounded by Montana Avenue, 18th and Bryant Streets, NE into home ownership opportunities for 28 public housing and low income residents.
The renovation of remainder of Montana Terrace into 65 up-to-date public housing units.
The development of Woodridge Place, an adjoining city-owned site, as new market rate housing, with the support of the D.C. Department of Housing and Community Development.
In late 1997, HUD approved the home ownership initiative and the partnership proceeded with the selection of a design-build team. After design was completed, actual construction began in August of 1999 and is now complete. This 28 unit condominium development has several noteworthy features:
- All 28 buyers are
low income District residents. Five (5) buyers are former public housing
residents who went through a training program to obtain jobs, sustain
good credit and obtain bank financing to purchase.
-
Innovative design converted walk-up apartments into “piggy-back” townhomes.
-
Fannie Mae provided interim financing to support training and other costs required to support the employment and home ownership training program. Fannie also provided loans to DCHA for its capital improvement program, of which $ 1.4 million was used at the Bryant Street homes.
-
All homes were made affordable to lower income buyers by DCHA providing deferred 2nd mortgages for the difference between the private first trust mortgages ($69,000 and $36,000) and the market value of the homes of $125,000 - $129,000.
Bryant Street Condominiums
Development Summary
The Bryant Street condominium is a public-private partnership to convert 45 walk up and townhouse public housing units, onto 28 condominium properties, for sale to low and moderate income buyers. The revitalization effort also featured an employment training program for public housing residents and housing counseling and condominium training for purchasers. Ownership of the homes was facilitated by the provision of soft second and third mortgages allowing for purchase by families earning from $18,000 to $54,000 per annum.
The conversion was designed to address the need to redesign the units for homeownership and to create a secure community as well as creating an exciting and marketable development. Features include:
4 bedrooms in all homes
Master bedroom suite in stacked homes
Eat in kitchens with breakfast bar
2 or 3 full baths
- New mechanical & electrical system systems
- 2 story and 3 story floor plans
- Private entrances and yards
The site was also redesigned to create private spaces for families as well as secure public spaces for the enjoyment of all residents. Extensive landscaping was also used to enhance the existing trees and create a luxurious environment.The programs offered, featured both employment training to provide opportunity to existing public housing residents and housing counseling to assure that first time home buyers were well versed in the homebuying and homeownership process. These programs included:
Pre employment
GED training
Skills Training
Employment placement and monitoring
Home purchase procedures
Financing assistance
Condominium training
Home maintenance
The employment program resulted in the training and placement of 24 residents in positions earning $15,000 per annum or greater.
The project was developed jointly by IDS and the DC Housing Authority utilizing Fannie Mae funding and HUD comprehensive modernization funds. The sale of the homes was facilitated by the HUD 5(h) program.
Montana Terrace
Renovation Summary
Montana Terrace (built in 1968) deteriorated over many years until in the early 1990’s it was in very poor condition, residents were under constant threats from drug gangs on the premises, and the surrounding neighborhood was adversely impacted.
In 1996, DCHA formed a partnership with the residents of Montana Terrace and Innovative Development Solutions (IDS) to plan for and implement the comprehensive renovation of Montana Terrace, which had long been one the DCHA’s most troubled properties.
The plan developed involved several elements:
- The conversion of the area bounded by Montana Avenue, 18th and Bryant Streets, NE into home ownership opportunities for 28 public housing and low income residents.
- Demolition of 52 units in extremely poor condition, and the renovation of remainder of Montana Terrace into 65 up-to-date public housing units, using defensible space design standards.
- The development of an adjoining city-owned site as new market rate housing, with the support of the D.C. Department of Housing and Community Development.
- A special crime reduction initiative involving the Justice Department, Drug Enforcement Administration, FBI, U.S. Attorney and Metropolitan Police.
In 1997, detailed plans were developed and renovation started in 1998 on a staged basis. At this time, 40 units are completed along with extensive site work. The final 25 units are under renovation, and additional site work will completed this year.
Woodridge Place
Development Summary
The Woodridge Place development is located immediately adjacent to the Bryant Street Townhome Condominiums. Woodridge featured 37 single family homes sold to middle income buyers. The homes were priced from $150,000 to $225,000 for homes ranging between 1,675 sq ft to 2,200 sq ft. The homes were designed to appeal to families and featured all the amenities found in suburban offerings but in a urban location. The community was designed with 4 courtyard areas to provide a sense of security and to eliminate cut through traffic.
Each home offered large master bedrooms with private bath and walk-in closets. Spacious kitchen with breakfast bars or eat in areas. Great rooms on the lower level along with formal dining and living rooms for entertaining. The open floor plans featured 9 foot ceilings in some models with vaulted and volume spaces in others. On the exterior the homes featured standard brick fronts along with wood trim details and palladium windows.
The development proved very popular and all the homes were sold on a pre-sale basis. Construction was completed in two phases with each phase taking approximately 15 month to complete.
The development was constructed on District owned property and financed with both public and private funds. Woodridge was developed by IDS/Turner L.P. The District Department of Housing and Community Development provided grant funds while Riggs Bank and Fannie Mae provided construction financing.
