DDNP Frequently Asked Questions
Question (Q): What is the DHA Downtown Neighborhood Planning (DDNP) Initiative?
Answer (A): DHA in conjunction with the City of Durham have partnered on a comprehensive planning process of over 50 acres in Downtown Durham to create affordable, workforce and market-rate housing; along with mixed use opportunities. This planning process is called DHA Downtown Neighborhood Planning (DDNP).
In this planning process DHA is considering its redevelopment options for its downtown communities. The DHA communities/properties in this Planning Area include: Oldham Tower, Liberty Street, Forest Hill Heights, JJ Henderson, Fayette Place, and DHA’s Central Office.
In this planning process there will be a series of community engagement meetings to solicit input on creative new ways to redevelop the communities in and around the downtown area. This planning process is expected to conclude in August, 2018. We hope you’ll participate in the entire process.
Please visit DHA’s DDNP website for more information on upcoming planning meetings and workshops: http://www.durhamhousingauthority.org/development/ddnp/
Q: What are the DDNP Meetings?
A: The type of planning we are undergoing with DDNP requires community engagement and time to walk through the process for an inclusionary impact so that all voices are heard. In an effort to do this in the most feasible manner DHA and the City of Durham have partnered on this comprehensive planning process in the area undergoing the most dramatic transformation, Downtown Durham.
Q: When will DHA hear from its residents?
A: Because the 50 acres of DHA property in the downtown planning area consists of current and former public housing units, DHA resident feedback has already been collected via resident surveys prior to engaging the community at large. DHA residents have also been invited to participate in the community workshops. After this planning process DHA will continue to receive feedback from residents to further its development plans throughout the process.
Q: How was the planning area selected?
A: In partnership with the City of Durham, the planning area was selected based on the location of DHA Communities in the downtown area, and the location of nearby immediate development opportunities. We hoped to capture current development opportunities to begin discussing the options to partner to include affordable housing units in some of these developments.
Q: Will DHA residents be forced out of these communities and made homeless?
A: NO. DHA will be pursuing redevelopment options under the Rental Assistance Demonstration (RAD) Program, which has several tenant protections including: the resident’s right to return to the development if a public housing unit is available, otherwise residents are guaranteed a Public Housing unit. Additionally, there is a requirement to have unit for unit replacement in the DHA Downtown Neighborhood Planning (DDNP) community redevelopment plan. More information on tenant protections under RAD can be found on the U.S. Department of Housing and Urban Development’s (HUD) RAD website: https://www.hud.gov/RAD
Q: How is RAD different from HOPE VI?
A: RAD has far more tenant protections than HOPE VI. Some tenant protections include: the resident’s right to return to the development if a public housing unit is available, otherwise residents are guaranteed a Public Housing unit. Additionally, there is a requirement to have unit for unit replacement in the community redevelopment plan. More information on tenant protections under RAD can be found on the United States Department of Housing and Urban Development (HUD) RAD website: https://www.hud.gov/RAD
Q: When will community renovations and/or redevelopment start?
A: Where and when the first phase of development will occur is why we need your help. DHA intends to apply for Low Income Housing Tax Credits (LIHTC) in 2019. If successful, work will begin in 2020 for the first phase.
Q: When the communities are renovated and/or redeveloped, will residents have to move?
A: We have not determined if residents will have to relocate in all communities; however, If relocation is required, with your assistance at that time we will devise meaningful ways to minimize the impact of moving. After a redevelopment plan is created, if relocation is required, it is important to remember DHA will cover the moving expenses.
Q: If a resident moves during the renovation and/ or redevelopment process, will they be able to return to the community when the work is complete?
A: Once the development plan is created the determination can be made as to how many and what bedroom size units will be built on the site. DHA will develop options for residents to choose from which may include moving off site permanently or temporarily.
Q: Once the community is redeveloped, will rent increase for low-income residents?
A: Low-Income households will continue to pay rent based on 30 percent of their income. If a household selected to pay a flat rent, rent not based on their income, then they may see an increase in their rent. For flat renters, more information will be available as redevelopment plans are finalized.
Q: What about the other DHA Communities?
A: DHA is required to renovate and/or redevelop our other communities on a strict timeline due to our Rental Assistance Demonstration (RAD) participation. Currently we are focused on the communities in this planning area where the redevelopment could generate funding to assist in the redevelopment of our other communities. When the planning process starts for those communities, they will be notified to participate in a similar community engagement planning process.
Q: How will residents know when they have to move?
A: Upon completion of this planning process, DHA will share the final concept for each community that is developed. Once funding has been secured, the actual redevelopment implementation plan, including the relocation plan and a timeline will be shared with all community residents.
Q: I have more questions, who do I contact?
A: Please visit DHA’s DDNP website for more information:
You may also contact Ashanti Brown, Director of Strategic Management for the Durham Housing Authority at 919-683-1551 ext. 7218, or via email at abrown @ dha-nc.org