Skyland Reimagined FAQs

 

THE SKYLAND TEAM

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1. Who is Enterprise Community Development, Inc. (ECD)?

Enterprise Community Development, Inc. (ECD) is a leading non-profit affordable housing developer in the mid-Atlantic with years of experience building, preserving, and operating affordable communities. The ECD mission is to create pathways to well-being by increasing the affordable housing supply, advancing racial equity, and building resilience and upward mobility for residents.

 

ECD is the owner-developer that will also provide capital, solutions, and resident service resources to the Skyland community.

 

2. Who is WinnCompanies?

WinnCompanies (Winn) is one of the largest managers of affordable housing in the United States. ECD selected Winn as its property manager because of its years of localized, resident-focused property management experience. Winn provides property management services to the Skyland community and works closely with the ECD Asset Management team.

 

3. Who is Brick & Story?

Brick & Story (B&S) is a consultancy practice that focuses on telling the stories of people who live, work, and play in urban spaces. Enterprise has engaged B&S to assist with resident-focused engagement during the predevelopment period and to assist in building a strong coalition of Skyland residents who will continue to help other residents engage with the development team.

 

4. Where is Skyland Apartments located?

Skyland Apartments (Skyland) is located at . Skyland is a naturally occurring affordable housing complex built in 1939 consisting of 224 units in 24 two-story garden apartment buildings and 110 townhouse-style duplexes across 9.10 acres. The property also maintains a 10,666 square ground-level commercial space with six retail tenants and one vacancy. Community amenities include two central laundry facilities with nine washers and nine dryers in each, 20 one-car garages, and a community garden.

 

5. How do I get in touch with the ECD Development Team?

Website: www.reimagineskyland.org

Email: skyland@enterprisecommunity.org

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PROJECT HISTORY

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1. How was the Skyland property acquired?

Skyland Apartments was purchased in August 2022 from W.C. Smith after Skyland tenants went through a Tenant Opportunity to Purchase Act (TOPA) process.

 

Residents are encouraged to contact The DC Office of the Tenant Advocate’s (OTA) Education & Community Outreach team (E&O) if they have any question about TOPA. OTA offers tenants and tenant associations classes on the TOPA process as well as technical assistance.

Tenants may also review OTA’s TOPA tutorials hosted on OTA’s YouTube channel: https://www.youtube.com/channel/UCcnGNk7o4akCu9dK1AS__Og/videos

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Phone: (202) 719-6560
Adress: 2000 14th Street, NW, Suite 300 North, Washington, DC 20009

 

Residents are also encouraged to contact Housing Counseling Services, Inc; a non-profit organization that provides a comprehensive housing counseling, training, advocacy, technical assistance and housing opportunities for low- and moderate-income home buyers, homeowners, and tenants; to help them achieve successful living in healthy, safe, and affordable homes.

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Phone: (202) 507-6666

Address: 2410 17th Street NW, Suite #100, Adams Alley Entrance, Washington, DC, 20009

 

2. Can TOPA rights be retriggered?

Tenant Opportunity to Purchase Act (TOPA) rights can potentially be retriggered under certain circumstances. Generally, TOPA rights are triggered when the current owner decides to sell the property.

 

In the case of Skyland, TOPA may not be triggered, but ECD might be required to provide a “notice of transfer” under TOPA when financing or refinancing the property. This is different from an offer of sale, which could retrigger TOPA. The notice of transfer will inform tenants that a transfer of the property or interests in the property is happening, but it is exempt from or does not constitute a “sale” under TOPA, meaning the tenants do not have the right to purchase. Once a notice of transfer is issued, tenants have 45 days to file an objection if they believe the transfer is actually a sale. If they do not object, they waive their right to challenge the sale, and the transaction can close 90 days after the notice is delivered.

 

If residents have any questions about their TOPA rights, they are encouraged to contact the Office of the Tenant Advocate (OTA) and Education & Outreach (E&O)

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SKYLAND REIMAGINED

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1. What are ECD’s plans for the Skyland property?

After Skyland residents selected ECD as their development partner, ECD acquired the property in August 2022 with a commitment to preserving affordability and investing in sustainability. With the support of Skyland residents, ECD plans to redevelop the property by modernizing existing affordable housing and adding additional units. The redevelopment will include replacing outdated heating, water, and electrical systems with safer, more energy-efficient solutions, as well as enhancing community amenities.

 

2. Why the choice to redevelop?

When ECD purchased Skyland, ECD and the Tenant Association agreed that the property would require substantial renovation or redevelopment. Skyland is an older property, and many of its systems, particularly the boiler system, are outdated. While property management has worked diligently to address maintenance concerns and maintain a certain level of quality, some issues are simply due to the property's age.

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After assessing the property's operational systems for over a year and conducting a property-wide survey with a 30% resident response rate, ECD decided that redeveloping Skyland Apartments is the best way to ensure the community continues to provide safe, affordable, and age-diverse homes for families of various sizes for years to come.

 

Redevelopment will allow for the creation of brand-new units on-site, accommodating both existing and new residents. These new units will feature updated finishes and fixtures, along with new heating, cooling, and plumbing systems, enhanced amenity spaces, and an overall improved quality of life for everyone at Skyland.

 

3. What is the Zoning Map Amendment Process?

One of many steps ECD must take to redevelop the Skyland property is to submit the Zoning Map Amendment Application (Map Amendment) to the District of Columbia’s Zoning Commission (Commission) to request rezoning of the Skyland property.

 

Once the Map Amendment has been approved, ECD will be able to build additional affordable housing units on the property and make other necessary changes such as replacing and upgrading operational systems. ECD submitted the Map Amendment application on April 15, 2024.

 

4. What is the project timeline?

The redevelopment will occur in several phases, with the first phase targeting construction start 2027 and deliver 2029. The completion of all the three phases will take approximately 10 years. Many interdependent factors could impact this schedule.

 

5. What do I gain from this redevelopment?

First and foremost, residents will benefit from a brand-new unit with high quality finishes and appliances. Residents will also benefit from the many common amenities that will be integrated into the property, such as:

1. All Units to be “Universally Designed” for accessibility.

2. Washer & Dryers in each unit.

3. New Heating and Air Conditioning Systems.

4. Two- and three-bedroom units with will have 2 bathrooms.

5. Open floor plan opens kitchens to living spaces.

6. Improved noise insulation.

7. Indoor access to trash & recycling chutes.

8. New efficient lighting, taller ceilings, & larger windows.

9. Elevator access.

10. Enhanced security.

11. Fitness center.

12. Community garden.

13. Increase in power capacity in every unit.

14. Secured parking spaces.

15. Computer room and after school activity room.

16. Outdoor community garden.

17. Playground/outdoor play space.

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Building and Unit Design

1. What are the proposed unit type and sizes?

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   2. Will there be elevators and ADA units?

Yes! One of the best features of the current basic concept design is that there will be elevators, wider hallways, and ADA compliant units.

 

For the , the building will be wheelchair friendly, spacious bathrooms with grab bars, wellness center and community activities room.

 

   3. How many new units will there be?  

The very basic concept plans anticipate adding an additional 120 units.

 

   4. How much additional parking will there be?

According to the very basic concept plans, there will be an approximate 6:1 parking ratio for the senior building and 3:1 for the two multifamily buildings. 

 

   5. How would the security improve on the property?

The current building layout presents ongoing security challenges. The proposed redesign will address these issues, and with the support of our security and design team, we plan to enhance safety by improving exterior lighting across the property, including in open areas, and installing security cameras as part of a comprehensive security plan. Additionally, we have established a strong relationship with the local police, as we own and operate several other housing properties in Wards 7 and 8. We are confident that this positive relationship with the Metropolitan Police Department (MPD) will continue as we work to ensure a safer community.

 

Homeownership

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   6. Will there be an opportunity to purchase a home after the redevelopment?

The current basic concept plans do include 28 townhomes for purchase. This is one of the exciting new additions ECD hopes to bring to the Skyland community. These plans are still underway.

 

   7. How can residents interested in homeownership opportunities get help/support/more information?

ECD will provide more information and access to resources/support once the design plans get closer to final stages.

 

Relocation

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   8. Will the redevelopment displace residents?

Residents will not be displaced by this project. Each resident will work with the developer's relocation coordinator to move within the Skyland complex or to an off-site unit at one of ECD’s nearby properties during the construction period. All residents in good standing will be welcomed back into the new building upon completion. The redevelopment will be done in phases to minimize the number of relocations at any one time. These details, along with other important updates, will be consistently shared with residents. Any resident with questions or concerns is encouraged to reach out to the development team.

 

   9. Will residents get help with move when it’s time to move?

Yes. ECD covers all the costs to move and also provides moving assistance on the day of each move to and from the temporary hospitality apartment.

 

   10. Who will pay for the redevelopment?

The redevelopment will be financed, in large part, by a mortgage. ECD will take out a large loan on the Skyland property to do most, if not all the necessary work. If any additional funding is needed, ECD will apply for “gap-filling” funds which may be covered by local or federal government agencies. To qualify for a mortgage, resident continue to submit their rent payments on time. This will have a direct impact on ECD’s ability to qualify for a mortgage with the best terms and ability to invest in the Skyland community.

 

Rent and Utility Bills

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   11. Will residents’ rent increase because of the redevelopment?

Rent increases are a common occurrence no matter where you live, and Skyland is no exception. Skyland residents should anticipate annual rent increases, as has been the practice in the past. Once ECD finalizes all funding sources for the redevelopment, we will provide more details about the requirements set by each lender. These requirements may include limits on rent increases or the number of income-restricted units that must be set aside. In rare cases, these requirements may even allow some residents to pay less than their current rent.

 

The rent increases are often tied to the tenant's income and the applicable income brackets. It's important to note that the exact rules and calculations can vary depending on the specific affordable housing program and the requirements set by lenders or government agencies involved in the funding of the development.

 

   12. How will my rent be determined after the redevelopment?

The rent for the Skyland property will be determined by the financing structure that ECD employs for its redevelopment. For instance, if ECD secures Low-Income Housing Tax Credits (LIHTC) for the project, the rent will be capped at 30% of 50-60% of the Area Median Income (AMI).

 

To ensure we set the appropriate AMI levels, we ask all residents to complete an income certification. Following this, we will strive to obtain financing that enables us to maintain current rent levels for all residents.

 

   13. Will residents experience any changes in their vouching or housing assistance?

Residents should stay in constat contact with Winn (Property Manager) to discuss any possible changes to vouchers or housing assistance. As a general rule, vouchers and other types of housing assistance should not be impacted by the Skyland redevelopment, but Winn will work with each resident individually.

 

   14. Is there help available for people cannot/will not be able to make rental payments?

Winn will continue to provide exceptional support to residents who need help to apply for Emergency Rental Assistance Program (ERAP) or any other rental assistance program.

 

   15. Will my utility bills go up after the renovation?

The redevelopment will most likely include a clean energy program, featuring energy-efficient appliances and systems that should reduce your utility bills. The expected installation of solar panels and other energy-efficient equipment is intended to lower overall energy costs and offset any potential increases in energy consumption.

 

   16. Will I be charged for parking after the redevelopment?

ECD does not anticipate charging for secured, garage parking. However, there may be limitations on the number of parking spaces available per unit, depending on property management policies. Additionally, the decision may be influenced by the type of financing used for the redevelopment.

 

Communication & Resident Representation

 

1. How are residential tenants being notified about Skyland Reimagined?

ECD, along with B&S and Winn frequently engage with community members through quarterly community meetings, smaller focused working groups (the Skyland Action Team), webinars and demonstrations, community events, flyers, door-knocking, phone banking, direct text messages and email communication.

 

   2. How were Commercial tenants notified about Skyland Reimagined?

Commercial tenants received a notice that ECD has applied for a Zoning Map Amendment on April 15, 2024. This notice includes important information about Skyland Reimagined and who to contact if they have any questions. ECD also works with a commercial broker who also assists with communication between ECDC and commercial tenants.

 

   3. How do residents join or get more information about their tenant association

ECD encourages any residents interested in joining the Skyland Tenant Association to contact any of the following:

 

Current Program Director, Housing Counseling Services, Inc

Anita Ballantyne anitaballantyne@housingetc.org
 

Current Skyland Tenant Association Lawyer

Eric Rome eric@eisenrome.com
 

Current Skyland Tenant Association President

Nicole Spence nicole.j.spence@gmail.com

 

   4. Will you hire local workers for the project?

Our priority is to employ residents from Ward 8 and exceed the District's local hiring goals, with a particular focus on training youth.

 

As the project approaches the redevelopment phase, we will host work sessions to engage and inform the community.