Charlottesville Redevelopment and Housing Authority Board Meeting   9/28/2026

And when we look at the whole picture.

John Sales.

Yep.

Okay, we'll call this meeting to order.

Commissioner Moss?

Here.

Commissioner Hicks?

Here.

Commissioner Rosenblith?

Here.

Okay, great.

We'll take a moment of silence.

Thank you.

General announcements, meeting dates, and reminders for next month.

We'll have our work session on Thursday, October 8th at 6 p.m. And then our regular board meeting will meet on Monday, October 26th at 6 p.m.

There's a redevelopment committee meeting every first Thursday of the month at 3 p.m., which you can join by Zoom, and then a safety committee every third Wednesday of the month.

Okay.

Great.

Any public comments?

Okay, more PHAR comments?

Fantastic.

Good evening, everyone.

The resolution we have in front of you is to dispose of one property amongst the Dogwood portfolio.

Woodard properties had first right of refusal, which triggered upon the purchase of an adjoining property.

which they executed earlier this summer.

And shortly after the notice came to us that, hey, we are going to be buying or exercising our right to purchase this property back as well.

I do think the purchase price is a little bit low, but it was pre-agreed upon based upon the assessment value and assessment value is 3,279 for that property.

And so that's what we're under contract for and we're slated to close in October.

No.

Second.

OK. Commissioner Moss?

Yes.

Commissioner Hicks?

Yes.

Great, great, great.

Yes and this actually will be the demolition application for the entire site because the plan is to demolish all the units at one time and so this resolution authorizes CRHA to submit a HUD demo disposition application and for this application it will be a demolition application because we will demo all the buildings.

Currently we're slated to reconstruct 150 units in phase 1A and 1B combined with 82 units being in the senior building comprised of 1 and 2 bedroom units and 68 units being in the multifamily building comprised of unit sizes 1, 2, and 3 bedroom units.

The remainder of that site includes 102 townhouse units and 24 SRO units above a mixed-use building at the corner of Run Street and Tim Street.

The first phase of that project, phases 1A and 1B, will be utilizing the low-income housing tax credit program for redevelopment.

Phase 1A is utilizing a 9% tax credit allocation.

Phase 1B will be utilizing a 4% application, which is going in on Thursday, October 1st.

We've already submitted several applications for additional funding including receiving allocations from the city and a DHCD application with the state that went in two weeks ago for affordable special needs housing funding for both phases.

The total expected

I don't have a total expected, but between those two sites, construction between the two sites should range approximately $80 million.

The physical needs assessment that was done for this site at West Haven estimated $29 million needed to bring those units up to standard.

And that's not adding additional units to the site.

That's only taking care of the units that are already there.

So there was a 71% needs based upon meeting obsolescence.

So it will pass the HUD standards for approval for the demolition.

Okay, fantastic.

There's going to be 82 units and it's seniors and disabled.

So it will be a mix just like Crescent Halls, but a little bit less units.

so a total of 82 units.

We can't say it's just seniors and so HUD gives a category of seniors and disabled folks.

Awesome.

Motion to approve.

Second.

Commissioner Moss?

Yes.

Commissioner Hicks?

Yes.

Commissioner Rosenblith?

Yes.

Alright, fantastic.

Yes, this resolution specifically is for the acquisition of 13 individual units from Silk Purse, which is owned by Jeremy Kaplan.

The purchase price is $3 million.

We are currently negotiating with the city of Charlottesville and the affordable housing group to fund this acquisition utilizing $0 of federal funds.

And so where that blank is, it should be zero for both of those blanks.

A portion of the portfolio will be utilized for homeownership and the belief and hope is the remaining portion can be utilized for fair cloth utilization.

The exhibit attached shows the individual properties that are comprised in this cell at 701 Anderson, 1105 Page Street, 835 Page Street, 833 Page Street, 305 Tim Street, 311 Tim Street Northwest, 306 11th Street Northwest,

346 11th Street Northwest, 605 11th Street Northwest, 502 12th Street Northwest, and 604 12th Street.

Only read off 11 addresses, but two properties that contain three units.

One property contains three units, a duplex and a cottage in the back.

A majority of the units are occupied.

Only two units are not occupied.

The belief and hope is those two units that are unoccupied will become the first phases of public housing home ownership.

All right, great.

Any questions here?

No.

Okay.

Commissioner Moss?

Yes.

Commissioner Hicks?

Yes.

All right.

Resolution 1508 is the acquisition of Ravena Terrace, which is comprised of 48 two-bedroom units.

The purchase price is $9.6 million.

It's currently owned by Neighborhood Properties, which is Richards-Spursum.

We are going to be utilizing funds from the city of Charlottesville and also funds from the Federation of Appalachian Housing Enterprise, which is FAHI.

We have utilized them in the past for funding.

They are a CDFI and typically give us really good interest rates when we undertake efforts like this.

and so we are working with them to close that up and also finalizing with the city.

So this will allow us to get under contract with the seller of the property.

A majority of these units are occupied.

I believe only four units are vacant in this development.

There are three garden style,

Department of Walk-Up Buildings, comprised of the addresses 1220, it's actually four, I'm sorry, 1220, 1222, 1224, and 1226.

1221 is a laundry facility.

No, thank you.

Can I get a motion to approve?

Commissioner Moss?

Yes.

Commissioner Hicks?

Yes.

Commissioner Rosenblith?

Yes.

All right.

And I'm going to be handling that as well.

We need to set up some substituents.

Good evening again.

We currently have 1,400 families on our public housing waitlist.

We do expect to empty that waitlist as we start filling up the South First Street community, the units that are vacant, the units that are not called for by relocation families.

During the month, we issued two notices, one at Crescent Halls and one at Dogwood.

Those are notices to occupy units.

Oh, I'm sorry.

Those are notices to vacate.

So those were received by us from folks moving out.

eligibility letters, we've sent out 145, 14 for Crescent Halls, 23 for South First Street, 103 for West Haven.

That number is super high for the number of units that are available because they are so hard to fill.

Folks, you know, we have new units coming online.

They want the new units.

Folks, you know, we're remodeling units at Mickey Madison Riverside.

They'd rather go there than West Haven.

So they will continue to be really hard to fill.

And so you always see that number is really high.

Sixth Street, we issued five.

The number of families broke, I think that page doubled.

We issued 12 UD's for the month, five at South First Street, three at West Haven, two at Sixth Street, one at Madison, one at Mickey.

The UD's for non-compliance, we issued one and that was at South First Street due to an incident with a gun.

We currently have 19 pending first returns, which means we've issued a notice, we've gone to court, we've given the notice to court.

Folks right now have to come in and answer that.

And so we have 19 of those, seven for Crescent Halls, five for South First Street, three at West Haven, two at Sixth Street, one at Madison, one at Mickey.

And we have five pending trials, three for South First Street, one for Madison, and one in Dogwood.

with three pending writs, which means we've gone to court.

Folks have not complied.

We're going to court to get possession of the units.

Purchases, we just went over that where we have pending.

Traffic in the office, total 1,400 visits between our sites.

Current 120-day eviction amount is $14,145.

30-day pending eviction amount is $7,336.

These are families that are currently pending in the court.

These are the dollar amounts for those families.

with total outstanding balance for all of our sites at $209,000.

And that's for the year or the month?

That's for the year.

If it was for the month, we would all be in trouble.

Vacancies, we have six vacant at Crescent Hall, seven vacant at South First Street, ten vacant at West Haven, three at Sixth Street, one at Madison, two offline at Mickey,

which is the hotel unit that we're working, the two units we're working on and two at Riverside.

The two at Riverside are being held open because we would spend about twenty thousand to

repair them to fill them at least but we're redoing all that work for the redevelopment so it will be a waste of funds there.

The six vacants at Crescent Hall, there's one scheduled to move in, seven at South First Street, there's one scheduled to move in.

There are 25 units at South First Street that are non-subsidized.

Those are the hardest units to fill because they have a flat rate rent.

They are not based upon your income.

They are based upon what that unit has to rent for.

And so those units are harder to fill.

We have made a commitment to not

build those separate units anymore because they are so hard to fill.

And the rents are much higher on those units compared to the subsidized units.

And we have two scheduled move-ins at West Haven.

The rest of the report talks about training and meetings that happened.

I guess not.

Yes, and I will be handling that.

So the ACV program is holding pretty steady.

It currently has a total of 615 families being assisted per month.

In the month of August, it was 615.

For SISRC, we're assisting 65 families.

a month.

The program is facing a shortfall and so we're holding steady.

We do anticipate leasing up the project-based voucher units at both sites that were previously under contract before shortfall was identified and noticed.

And now we are finalizing the project-based vouchers that are going in from the replacement public housing units at South First Street, which

We should have that finalized in October and families receiving that assistance from that program.

So we will see our shortfall continue to increase because those families will lease up and have a per unit cost much higher than the program is currently holding, which is around $1,100.

The average for those families will be close to $1,800 and $1,900 per month.

The PIC score came in.

We are at about 98.96 for our PIC score for the month of August.

And we did submit our CMAP and we're estimating that we're going to be a high performer in the HCB program for the year.

That is all I have for this program.

No.

Okay.

Then we will move to the resident services update.

Thanks, John.

I'll try to keep it quick because we have a pretty robust agenda tonight.

We are in the midst of trying to get lots of candy for Chuck or Treat, which is going to be on the 29th.

On the 27th we're going to start bagging candy at 9am for anyone who wants to take part in that.

A lot of residents are going to be helping us.

Our youth program is planning some college field trips for October and we're finalizing some of that right now.

We are also, we've been working on

Thanks to some help from TC as well doing some gaming opportunities for the youth and we're trying out different formats for that in different locations.

So it's also part of team building the way we're rolling it out.

We've been working really closely with property management and we have a part-time staff who also works for the fire department, Zoe,

spent a lot of time working on safety planning, and we're gonna have our first official fire drill for Crescent Halls mid-October, which is really exciting.

One idea, I was talking to a resident at Crescent Halls yesterday, just putting this out into the world in different formats, but their residents are interested in getting emergency flashlights where they're plugged into the walls and turn on when the power goes out.

I have a feeling people at other sites would like those too, so I'm gonna be starting to ask around about ideas to get some of those.

In that same vein, we're always looking for rental assistance.

It's gotten really tight around Charlottesville.

A lot of folks have run out of funding as we've been reaching out with residents to them.

Our resident service staff is doing a training next week with our grants manager, Katrina, to look at

for detailed tracking and our portal for eviction diversion data so that we can respond to some of the requests that show touches more and how that looks.

We'll probably do some case studies as well.

I am gonna be posting the FY 2027-20 annual plan in just a few weeks.

The goal is October

23rd, ideally, if we want to have it approved by the December 10th work session.

We do have some flexibility with that, but it has to have a 45-day posting period.

And the last thing I have is just to get on everyone's mind.

It won't be long until we start doing a turkey drive next.

Good evening, everyone.

So not much has changed since last month.

The audit season is upon us coming up to close our fiscal second quarter at the end of September.

So next month we'll have some quarterly reports for you guys.

Other than our audit, we have our public health subsidy funding that we're starting to work on right now.

That's due October 20th.

So we'll have that in it.

Hopefully have an update for the report probably in November.

Okay, so we are going to move into closed session.

be it resolved that the Charlottesville Redevelopment and Housing Authority will convene in a closed meeting pursuant to the Virginia Freedom of Information Act as amended to discuss the following matters which are specifically exempted from public disclosure by the code section referred to below.

Personnel matters involving the assignment appointment, promotion, demotion, performance, salaries, or resignation of employees of the authority as authorized by section 2.2-3711A1 of the act.

and consultation with legal counsel and briefings by staff members or consultants pertaining to actual or probable litigation where such consultation or briefing and open meeting would adversely affect the negotiating or litigating posture of the public body as authorized by section 2.2-3711A7 of the act.

I think someone needs to second that motion.

You made the motion.

Second.

Commissioner Moss?

Yes.

Commissioner Hicks?

Yes.

Commissioner Rosenblith?

Yes.

Commissioner Payne?

Yes.

Great.

resolution to certify a closed meeting on September 28th, 2026.

Whereas the authority has convened a closed meeting on this date pursuant to an affirmative recorded vote and in accordance with the provisions of the Virginia Freedom of Information Act and whereas section 2.2-3712D

of the 1950 Code of Virginia as amended requires a certification by this authority that such close meeting was conducted in conformity with Virginia law.

Now, therefore, upon motion duly made and seconded, be it resolved that the authority hereby certifies that to the best of each commissioner's knowledge,

only public business matters lawfully exempted from open meeting requirements by Virginia law were heard, discussed, or considered in the closed meeting and only such public business matters as were identified in the motion convening the closed meetings were heard, discussed, or considered by the authority.

Second.

Okay.

Commissioner Moss.

Yes.

Commissioner Hicks?

Yes.

Commissioner Rosenblith?

Yes.

We need to get a clearance from the city to authorize the sale and PHA has a loan

historical loan from when Keith Woodard purchased the property from Eugene Williams that carried over when we acquired the property from Woodard.

The city holds that loan.

And so that will also need to be forgiven as well, not forgiven but released.

And so we've received the release from FAHE, which helped own the number one position in that process.

And so we received that last week.

Right.

So the city will need to do a public hearing.

I think I could be wrong.

When I looked into it last night, I think the city does to release our portion of the ownership.

Okay.

And then just, sorry, the only other question is just whether properties will be acquiring it.

Do we know what their plan is for the parcels that they're kind of assembling in that area or is that just

Yeah, we don't have any right to it.

I do know it will be redeveloped because now they will own just three or four parcels joined to each other.

But we have no right to it.

legal right to say we're not going to sell the property either.

In the purchase, there was a first right or refusal or first right provided to them as the only way they would sell that property to us in the first place because they knew they had the other first right on the two parcels next door.

So this parcel is in the middle of two parcels that were previously owned by another individual.

that had provided first rights to KOW, Woodard, years ago.

Okay.

I don't see anyone here or online, but maybe there's someone online.

No.

Okay.

So public comments sounds like there won't be any.

All in favor?

Yes.

Okay.

Well actually, see you next week.

Next week is one of those months where Thursday is the end.

So Thursday is the first Thursday, next Thursday is the second.

Oh wow.

I'm a little nervous.

She called me like maybe five minutes before I saw you.

Thank you.

I'm gonna do it now while I'm thinking about it.

Oh, and your key chain is so cute.

Is that your pepper spray?

I'm obsessed with that.

I'm like, ooh, I kind of want that myself.

Yes, I saw her last week and she went off the drill and I was like, who's going to pull her if anyone's going to drill her?

We always have more than...

They know.

Better than having them down in her house.

Yeah, I'm going to give her that.

Did you learn how to do it?

I did, yeah. Thank you. I'm like, it's scared to leave me here.

Can I press the top here?

Yes.

This is the last paper.

Oh, look at that.

Which one was it?

Thank you for waiting.

Of course.

Can't I just abandon you here?

Yeah.

Hello?

Hello?

Oh, wait, wait.

Hold on.

Hold on.

Hold on.

Can you hit one of these buttons?

Did that help?

Yeah, I'm scared to touch the thing under the red button.

I think that's for when they have those- Security, like- Oh.

Oh, the timer?

Yeah.

Yeah.

I don't know.