What's New at IHI?

On November 16, 2011 the Central Albany Revitalization Area (CARA) Advisory Board voted unanimously to award $1.45 Million of urban renewal funds for Innovative Housing's redevelopment of the Woodland Square trailer park. The trailer park is located on a gateway parcel along Old Salem Road and has long been identified by neighbors and CARA as a blighted site in need of improvement. Innovative Housing is proposing to develop 54 new units of affordable housing for working individuals and families, including accessible flats and townhouse style family apartments.

IHI's development team includes Greg Goracke and Greenberry Construction as general contractor and Bill Ryals and Gary Hartill of ORANGEWALLStudios Architecture + Planning as architects for this exciting and catalytic new project. Read more about the project and view a rendering in this recent feature story in the Daily Journal of Commerce.

With this substantial local funding commitment, IHI will now submit an application to Oregon Housing and Community Services for grants and federal low-income housing tax credits to complete development sources for this $10.6 Million project.

The Design Develop Construct (DDC) Journal is an international publication focused on North America's building and real estate industries. The DDC dedicated a portion of its Fall 2011 issue to affordable housing, highlighting outstanding organizations that work in this field from throughout the United States. Innovative Housing is proud to be included in this publication, and to be the only organization selected from the Northwest region. Read IHI's profile in the DDC.

Innovative Housing has property in Albany, Oregon under contract and is exploring a development that will create 54 new units of family housing. IHI is proposing to redevelop the Woodland Square mobile home park at 2nd, Pine, and N. Salem Avenue into high quality, attractive new apartment homes. Our goal is for this new housing to be affordable to working families in Albany, and for the apartment homes to be an asset in the neighborhood to help encourage additional redevelopment in the area.

Read more about our proposed project in this recent Albany Democrat-Herald article.

Last winter IHI submitted a proposal to the Central Albany Revitalization Agency (CARA) to complete an historic renovation of the St. Francis Hotel. IHI's proposed renovation of the 100-year-old building would have included a full seismic upgrade, restoration of the historic façade, and creation of 42 affordable residential units. CARA did not fund IHI's proposal so that project did not proceed, but IHI is still excited about partnering with CARA and the City of Albany to create affordable housing for this vibrant city.

Innovative Housing is thrilled to announce that Oregon Housing and Community Services has awarded $400,000 of grant funds and an allocation of $820,000 in Low Income Housing Tax Credits to complete the funding process for Eliot MLK. IHI can now aggressively move into design development and prepare to break ground on this exciting new project in the summer of 2012. Eliot MLK, as it is currently called, will provide 49 new affordable rental homes in Northeast Portland. The Portland Housing Bureau awarded IHI $975,000 through a competitive application process in February 2011. The State funding award represents approximately $7.9 Million of capital and puts this development on the fast track with the goal of being complete by summer 2013.

Eliot MLK is an exciting transit-oriented development on Martin Luther King Jr. Boulevard, just south of Fremont. The area has excellent transit with a high frequency bus line, access to Irving Park just one block away, services and amenities along MLK, and is close to downtown Portland. The project will seek LEED certification and include many green elements to minimize operating costs for residents and IHI. Read more about the project at http://www.innovativehousinginc.com/housing/eliot.html.

The First Annual Walsh for Housing Golf Tournament was a smashing success! Everyone had a great time, the sun decided to shine, and over $45,000 was raised to support affordable housing.

IHI staffed Hole 11 and facilitated a marshmallow driving contest (yes - the marshmallows did have IHI's logo on them!) while educating players about IHI's housing, resident services, and employee giving programs. Congratulations to Paul Potter for winning the marshmallow driving contest!

The highlight of the day came just as everyone sat down for a delicious lunch in the Big Red Barn - a helicopter circled the course and dropped 700 golf balls from above. Raffle tickets sold ahead of time corresponded to numbers on the balls and the ball closest to the 18th hole won $1,800!

A hearty thanks to Walsh for organizing such an outstanding event and to all of the sponsors for their support of IHI and our mission!

Innovative Changes has been awarded $290,000 to help Oregonians gain household stability and avoid predatory lending options. This is fantastic news for Innovative Changes and will allow IC$ to expand its program to serve even more households throughout Oregon. Read the full press release.

IHI created Innovative Changes in 2010 to help low-income people with immediate cash needs access funds and financial education. Learn more about IHI and Innovative Changes.

In place of IHI's annual golf tournament, this year IHI will participate in the first Walsh for Housing Golf Tournament. The Walsh tournament will feature a full field of 30 teams and be held at Langdon Farms Golf Club on Tuesday, July 26th. Proceeds from the event will benefit Innovative Housing, Central City Concern, Northwest Housing Alternatives, and REACH CDC. It is a great way to enjoy a beautiful golf course on a sunny summer day and support affordable housing, all at the same time!

This June elementary and middle-school children from Broadway Vantage Apartments unveiled their first art exhibit as a celebration of their participation in Innovative Expressions. IHI offers this year-long empowerment program to strengthen young voices, using art and storytelling as a mode of self-expression. Through the lens of a camera or the brush strokes of their latest self-portrait, youth share stories of family, school and community. Read more about it at Oregonlive.com.

Innovative Expressions is part of Innovative Futures, IHI's comprehensive family and youth service program. Read more about Innovative Futures.

Innovative Housing's rehabilitation of The Clifford Apartments was selected as the First Place Winner in the $1-$5 Million Renovation category at the Daily Journal of Commerce's TopProjects 2011.

Announced on May 26th, this award caps the successful completion of IHI's historic renovation of the 100-year-old Clifford Hotel. IHI proudly shares this honor with Walsh Construction, Co., General Contractor; Carleton Hart Architecture PC, Architect; and Roggenkamp, Erickson, and Associates, Structural Engineer.

DJC's TopProjects is the premier building and construction award program in the region. Founded in 1872, the Daily Journal of Commerce (DJC) provides comprehensive resources and reporting on the Portland, Oregon building and construction market. Because it is the official newspaper of the City of Portland, DJC is a primary source of public notice information, including call for bid notices. The DJC daily newspaper and website also report industry developments such as construction news, real estate, development, urban planning, energy, and transportation news. IHI is very pleased to be recognized by the DJC - read more about The Clifford's award.

Innovative Housing congratulates Savana Semallie, an IHI resident and third place winner of the Fair Housing Council of Oregon's annual Fair Housing Poster Contest. Savana's submission won third place for grades 1-3 - great work Savana!

Read more about the poster contest and view all the winning entries at: http://www.fhco.org/contest.htm.

Innovative Housing is pleased to announce it has been awarded funding to build 49 new affordable rental homes in Northeast Portland. The Portland Housing Bureau awarded IHI $975,000 through a competitive application process. IHI will apply to the State for additional funds in April and, if awarded, plans to break ground in the summer of 2012. This exciting transit-oriented development is well located on Martin Luther King Jr. Boulevard. The area has excellent transit with a high frequency bus line, access to Irving Park just one block away, services and amenities along MLK, and is close to downtown Portland. The project will include commercial space on MLK and many green elements to minimize operating costs for residents and IHI.

Some unique green features include corridors open to the outdoors that daylight at each end, fresh air that comes in behind the refrigerator to warm up before entering the unit, and on-site urban composting. IHI plans to submeter water/sewer so that residents pay for and control their own usage, and will provide education and information about water conservation. An outdoor plaza will provide space for community gatherings and help neighbors get to know each other.

Inside the building, every unit will have a balcony, dishwasher, washer/dryers, 24 hour fan, polished concrete or wood laminate flooring, energy efficient Comfort Cove heating, and ceiling fans. Interior plans will focus on livable, open spaces with warm colors, wood trim, hardwood cabinets and extra storage in the kitchens.

IHI looks forward to working with neighbors to finalize a design that will both enhance the urban fabric of the MLK corridor and be sensitive to residential neighbors. The initial plan includes stepping down the building to lower its impact on single family homes, with landscaping, building color and architectural details to help integrate the property into the neighborhood. Along MLK, IHI envisions the storefront and lobby entrance areas with large glass window walls, a generous canopy, attractive lighting and eye-catching signage. For residential street fronts, the concept includes front entries for each apartment that feature energy efficient entry lighting, attractive landscaping, and front porches that both welcome and strengthen pedestrian connections.

Read more about our new Eliot Neighborhood development.

Innovative Housing is proposing to completely rehabilitate the former St. Francis Hotel in downtown Albany, Oregon. IHI's proposed renovation of this 100-year-old building includes new systems, a full seismic upgrade, and restoration of the historic façade. The interior of the building will include lobby, offices, commercial space, laundry room, bike room, and 42 residential units. IHI has requested $800,000 from the Central Albany Revitalization Area; total project cost will be approximately $10 million.

IHI plans to retain and enhance the extensive existing historic fabric on the interior of the building, including tin ceilings, mosaic tile flooring and wood wainscotting in the lobby, fir floors, stained wood casing, trim and original doors. Updates will include modern bathrooms and quality kitchens with hardwood cabinets, dishwashers, ranges and refrigerators.

In addition to preserving a historic treasure, IHI's renovation will create 42 elegant, affordable housing units and bring new residents into Albany's downtown district. The project will leverage millions of dollars of investment in Albany and help stimulate the City's downtown development efforts. Read more about our proposed project in this recent Albany Democrat-Herald article and editorial.

IHI recently completed the historic rehabilitation of The Clifford Apartments, preserving 88 units of affordable housing, and completed a $15 million historic renovation and seismic upgrade of Lyndon Musolf Manor in 2009.

UPDATE: IHI worked with the owners of the St. Francis, the City of Albany, and the Central Albany Revitalization Agency (CARA) to refine our project proposal for more than two months. Unfortunately, on February 16, 2011, CARA voted against awarding IHI $800,000 for the renovation of this historic hotel. Objections to the proposed development centered on concerns around parking and IHI's use of the site for affordable housing. Without local funding support, IHI will not be pursuing this project.

In 2009 and 2010 IHI closed on $8.1 million worth of construction and permanent loans, acquiring, renovating, and/or refinancing four affordable multifamily properties.

Two publications released in January 2011 by the Center for Housing Policy summarize findings from recent research about how affordable housing creates jobs and spurs local economic development.

Among other impacts, building or significantly rehabilitating affordable housing can:

• Create jobs. Investing in the development of affordable housing creates a significant number of construction-related jobs, and new residents support additional jobs in other sectors going forward.
• Attract both employers and employees. Surveys and supporting research show that both employers and workers understand the importance of affordable housing in attracting and retaining a skilled workforce.
• Increase consumer spending. Building affordable housing increases the buying power of both those involved in its construction and those who occupy it afterward.

Read more in The Role of Affordable Housing in Creating Jobs and Stimulating Local Economic Development: Evidence in Brief and its companion A Review of the Literature.

Make a donation to Innovative Housing as a gift to someone special. It is tax deductible for you, and is certain to be a perfect fit for your recipient!

You can do it all online from the comfort of your own computer. Just go to the Donate Now button on the left side of our website and make a donation. Download a gift certificate that you can present to your recipient. If you prefer to mail us a donation, please indicate that it is intended to be a gift and we will send you a gift certificate along with a receipt for your donation.

Thank you and happy giving!

IHI is proud to announce that The Clifford Apartments' historic rehab is complete. Started in March 2010, this renovation restored historic elements of the building, created community space, and improved residential units. IHI also made seismic and energy efficiency improvements that will make the building safer and reduce operating costs.

IHI's acquisition of The Clifford Apartments preserved and improved 88 units of low-barrier, affordable housing. Most of the residential units are already leased, and IHI expects the remaining units to fill quickly. In the words of Bryan, a Clifford resident, "I love my new apartment here. Everything has been so positive. I am really able to get my feet on the ground here."

The Clifford Apartments project was made possible by funding from the Portland Development Commission/Portland Housing Bureau, Oregon Housing and Community Services, the Federal Home Loan Bank of Seattle, Multnomah County, the City of Portland, Wells Fargo Bank, the Network for Oregon Affordable Housing, and an equity investment by the Historic Preservation Fund. Our development team included Walsh Construction Co. and Carleton Hart Architecture.

A Grand Re-Opening and 100th Birthday Celebration is scheduled for January 26, 2011. Please join us!

There is one 400 square foot commercial space available for lease that fronts on SE Morrison Street. Interested parties should contact IHI directly for leasing information.

IHI is excited to announce a new partnership with the Multnomah County Library to implement an early literacy program at our family properties! The development of language and literacy skills begins at birth and children develop much of their capacity for learning in the first three years of life... long before kindergarten. The Multnomah County Library's Early Childhood Services Department is going to train IHI resident service staff to educate parents about how easily they can help their young children develop critical language and reading skills. The Library is going to supply IHI with early literacy books for children ages 0-2 and 3-5 that families can exchange on a rotating basis and will conduct specific classes for residents at our housing sites. IHI and the Library will work together over the next six months to develop a customized package program that includes early literacy resources, a fun and easy curriculum for parents, regular classes for parents taught by library staff, and events for tots.

Getting children started off on the right foot and supporting parents in the early years is a high priority for IHI. Thanks to the Multnomah County Library for its enthusiastic support of our new program!

IHI extends a heartfelt thanks to all who contributed to our 5th annual Coats for Kids Campaign. Winter brings increased hardships for families struggling to make ends meet, as parents must stretch their budgets to pay higher utility bills and provide warm clothing for their children. Because of your generosity, we were able to provide warm winter coats to low-income children living at IHI's family properties.

This year's donors include:

Travis Adams & Sarah Carter Adams
Roslyn Aronson
Larry Byers
Nicholas Knapp
Traci Manning
Chris and Debra Page
Bill and Kerry Stevenson
Heritage Investment Corporation
Jones and Roth
JP Morgan Chase
Kennedy Restoration
LMC Construction
LRS Architects
Precision Countertops
Proud Ground
Roggenkamp Structural Engineers, PC
Stewart Sokol & Gray, LLC
Walsh Construction Co.
Wells Fargo Bank, N.A.

We are also honored to be a recipient of donations through REI's Annual Holiday Coat Drive held in their Portland store. For over ten years, REI has generously hosted a coat drive to help individuals in our community. If you haven't yet made a donation and are interested in doing so, it's not too late! For information, please contact Angie Harbin, IHI's Director of Resident Services, at (503) 226-4368 ext. 6 or by e-mail at aharbin@innovativehousinginc.com. Thank you!

More than 150 nonprofits from around the state participated, and almost 5,000 employees completed a survey conducted by Oregon Business Magazine. The rankings were based on the confidential input of employees who answered 60 questions about workplace satisfaction such as benefits, management, trust, work environment and career development. Congratulations to IHI and its staff for fostering an outstanding workplace!

This year's event brought together 22 sponsors, 80 players, and numerous donors to raise more than $20,000 gross for IHI's Resident Services Program. The tournament was again held at Colwood National Golf Club. We extend a big thanks to Walsh Construction Co. who co-sponsored this year's event and to all those who participated and donated on behalf of IHI. We look forward to another fun tournament in Summer 2011!

In June 2010, IHI completed the Hewitt Place Townhomes rehabilitation project. Using Oregon State American Recovery and Reinvestment Act Low Income Housing Tax Credit Exchange Program funds, City of Portland Community Development Block Grant Recovery funds, and construction and permanent loans from Key Bank, IHI selectively upgraded flooring with more durable materials and replaced kitchen cabinets and vanity cabinets. The project used low Volatile Organic Compound paint and installed Energy Star appliances and lighting fixtures. Windows, roofs, and siding were replaced, new equipment was installed at the three playgrounds, and each of the eleven buildings received a fresh coat of paint. The project replaced patio fences and added gates for security and privacy. Lawn space was reduced by 30% and replaced with native plants with an anticipated water use savings of 30-40%. The project also converted one of the two-story three-bedroom units into a ground floor community space and a second-floor one-bedroom unit. IHI is very excited to now have a community room at Hewitt Place. This room will provide a space for Resident Services office hours, services such as financial education and eviction prevention, and activities such as afterschool programming for youth.

For the second consecutive summer, the Portland Children's Museum brought the joy of art beyond their walls... all the way to Gresham and Troutdale. The Museum's Community Partners Bread and Art Program complemented Innovative Housing's annual summer lunch program by bringing inspiration, creativity and the wonder of learning to the places children live. The goal of this program is to encourage children to communicate their ideas and stories and facilitate long-lasting connections between the arts and the communities that the Portland Children's Museum serves. Over 40 children worked on bi-weekly art projects with Museum staff. At the end of the summer, participants and their friends and family attended a special night at the Museum in which they were able to enjoy the Children's Museum- many for the first time. Last year's participants were thrilled to see the tiles they made the previous summer in a new way. They now decorate the Museum's water room as a permanent display!

In December 2009, the Paul G. Allen Family Foundation awarded IHI's Resident Services Program $100,000 to help its residents maintain their housing stability during tough economic times. These funds allow IHI to provide direct assistance to families and individuals who are experiencing unexpected expenses or sudden losses of income. Using Allen funds, IHI has already helped 28 households remain stable. For instance, after being unemployed for several months, one single mother could not afford transportation to and from her new job until she received her first paycheck. IHI was able to purchase her first month's bus pass. The sole wage-earner of another family had lost his job and, because he was employed through a temp agency, did not qualify for unemployment benefits. IHI helped the family catch up on bills and connected them with long-term rent assistance. IHI is very excited to be able to offer this extra support to our residents. Many thanks to The Paul G. Allen Family Foundation!

IHI is pleased to announce the launch of Innovative Change$, an emerging Community Development Financial Institution. Innovative Change$ (IC$) helps low- and moderate- income individuals and families manage short‐term financial needs in order to achieve household and financial stability. IHI received funding from Meyer Memorial Trust, Northwest Health Foundation, and Spirit Mountain Community Fund to initiate the pilot phase of IC$. After receiving its state lending licenses, IC$ officially opened for business in February 2010, providing financial education, resource mapping, credit-building opportunities, and small-dollar, short-term consumer loans. Throughout the pilot phase, IC$ lending services will be available to clients, including Innovative Housing's residents, on a referral-only basis, through one of IC$'s partner organizations. Financial education services -- including individual coaching, group workshops, and special seminars -- are available to the public and are free of cost for a limited time. Please visit the Innovative Change$ website or call the IC$ staff at (503) 943-5607 for more information about how to participate.