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From Affordable Housing News: A Leading force in Affordable Housing Developments

From Affordable Housing News

Nonprofit development company creates opportunity through affordable housing in Louisiana and beyond

Since 2000, nonprofit developer Partners Southeast (formerly Partners for Progress) has developed and operated affordable properties in Baton Rouge, Louisiana. What began as the development arm of the East Baton Rouge Parish Housing Authority is now a leading force in affordable housing development. Partners creates mixed-income communities that rival their market-rate counterparts and provide quality, attainable places for families and seniors to live in and grow. Since taking the helm as CEO in 2018, J. Daniels has reshaped the trajectory of the organization, giving it better standing in the development community and positioning it for growth throughout the region. Partners currently has a portfolio of 500 apartments, but its pipeline totals 1,000 units—$250 million in development over the next three years. It’s seeking opportunities throughout the Southeast, with plans for expansion into Texas, Mississippi, Arkansas, Alabama, Tennessee and Florida. The future the company faces today is poised to set a great example for other minority business enterprises (MBEs) in the industry and make a tremendous impact on the lives of its residents and partners.

“Not to say that [Partners] wasn’t a great company when we came on, but what I immediately saw was the opportunity to really expand its activities. That is what led to the overall repositioning of the company as it relates to the branding and renaming of the company, the geographical expansion strategy, and the aggressive portfolio growth that we projected,” Daniels says. “Going back to 2017, continually judging and benchmarking our progress, I am most proud of that direction and embracing all of those things that came through the repositioning of the company and to see where we are now.”

INVESTING IN RESIDENTS
Diversity, equity and inclusion (DEI) is core to Partners’ mission in the affordable housing space. Every Partners development begins by exploring how to ensure both the residents and larger community will benefit equitably.

“Many developers aren’t as mission-based as we are,” Daniels says. “The industry in many ways has been commodified, so they build a development and they’re only worried about putting people in a unit without understanding the impact quality housing has when families are facing challenges in their lives. We have a different mission. And that’s not only transformation of the neighborhood but also transformation of the families.”

One of the core components of Partners’ mission execution is resident services—what Daniels refers to as “investments in their families.” The company promotes a vast array of opportunities to residents, from education and scholarships to transportation, health, and wellness, to workforce development. “Access” is the keyword the Partners team strives to achieve.

“If you look at the path of success that you and I have achieved… someone invested in us….And I think, sometimes, when we look at our families who are living in our communities, somehow we believe they’re not deserving of that same investment,” Daniels says. “So, when our families reside in our communities, we make sure they have access to those things that help them improve their quality of life.”

Partners is also committed to investing in the greater community. This happens by building properties to market- rate standards to both combat NIMBYism and create resident pride. The team is also intentional about who they’re bringing into each community and the effects those residents can have on each other.

For example, the company’s recent development in Baton Rouge, Cypress Pinchback, offers 99 units to seniors in a neighborhood that has been affected by disinvestment and crime. By bringing wise leaders and mixed-income households to the area, Daniels hopes the community can strengthen its intergenerational bonds and benefit in the long term.

Even the community’s name was intentional. The original name, Cypress at Gardere, reflected a plantation owner in Louisiana’s history. Partners changed the name to honor P.B.S. Pinchback, the first Black governor of Louisiana, and to provide the community an aspirational model.

EQUITABLE OPPORTUNITIES
Partners’ DEI efforts go far beyond its residents. As an MBE itself, the company is committed to extending opportunities to other MBEs, both to create equity for its partners and to ensure each development team reflects the diversity of the communities they serve. As with its resident-focused efforts, Partners puts intentionality at the forefront when selecting team members and industry partners. On Cypress Pinchback, the construction team created a majority minority joint venture.

“Once you begin to create inclusion and equity within these structures, then in many cases, you begin to open up a market to where a lot of the [misperceptions] are dispelled, relationships are created, and those individuals who are willingly at the table begin to see the greater opportunity that exists by having this type of partnership,” Daniels says. “And in rooms and spaces that were once exclusive, you now can bring in partners.”

Daniels’ belief is that this intentionality can have a ripple effect in every community, ultimately impacting more people and creating more opportunities for everyone in the space.

“We are not carving up the pie. We are creating a bigger pie,” he says. “When I’m able to lay out our development pipeline—1,000 units, $250 million, over the next three years—wow, that’s the bigger pie. Now, our potential partners and stakeholders are more willing and more accepting of creating meaningful and sustainable relationships that allow us to collectively execute these deals. And it has worked well up until this point, so we want to continue that.”

IF YOU LOOK AT THE PATH OF SUCCESS THAT YOU AND I HAVE ACHIEVED…SOMEONE INVESTED IN US….AND I THINK, SOMETIMES, WHEN WE LOOK AT OUR FAMILIES WHO ARE LIVING IN OUR COMMUNITIES, SOMEHOW WE BELIEVE THEY’RE NOT DESERVING OF THAT SAME INVESTMENT. SO, WHEN OUR FAMILIES RESIDE IN OUR COMMUNITIES, WE MAKE SURE THEY HAVE ACCESS TO THOSE THINGS THAT HELP THEM IMPROVE THEIR QUALITY OF LIFE.
-J. Daniels

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Family Communities

Partners Southeast Teams up with Banyan Foundation to open Capstone at Scotlandville

For Immediate Release

For More Information: Otey White at 225-907-6839 or Angela deGravelles at 225-202-5073

 

Formerly Elm Grove Gardens apartments, The Banyan Foundation, Inc. and Partners Southeast officially open their newest community in East Baton Rouge Parish, Capstone at Scotlandville, on August 2, 2023. Located at 8900 Elm Grove Garden Drive, the new community constructed by Milton J. Womack boasts 84 modern two and three-bedroom units, offering affordable housing for families struggling in the current housing market. 

 

In 2018, due to the neglect and deplorable living conditions by the previous property owners, the property was shut down. To assist in relocating families, the East Baton Rouge Parish Housing Authority provided emergency housing vouchers, providing an opportunity for families to relocate to better living conditions. The Banyan Foundation purchased the 6.4-acre property in 2020, launching the planning process of reimagining the community beyond providing quality affordable housing but also providing access to social, health and educational services that include job training, GED classes, and financial wellness training.

 

Through a collaborative effort, The Banyan Foundation and Partners Southeast were able to bring to fruition the $23 million community, with the support and partnership of the Louisiana Housing Corp. (LHC) affordable housing tax credit and supplemental funding programs. The City of Baton Rouge Community Development Block Grant (CDBG) financing and rental assistance by the U.S. Department of Housing & Urban Development (HUD).

 

EBRPHA and Partners Southeast CEO J. Wesley Daniels Jr. explained. “It’s really about quality affordable housing. We have many families living in substandard housing, so this is a great opportunity for our families to thrive.”

 

The property also features a fitness center, basketball court, community garden, picnic area, playground, clubhouse, business center, and paved walking trails. They provide residents of Capstone at Scotlandville Apartments with access to an online Resident Portal. Here residents can pay rent, request maintenance, and review their past payment history.

 

Mayor-President Sharon Weston Broome said, “Our administration has been focused on uplifting disinvested communities, and when you think about the Old Elm Grove apartments that were there prior, it was deplorable, it was an eyesore, it was a pain for the community.” Marlee Pittman, interim director of community development with the Mayor’s Office, added, “It’s not just about housing, it’s about bringing wrap-around services that have educational and enrichment activities, especially for this apartment complex.”

 

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For the past 20 years, Partners Southeast has sought to use housing as a vehicle to make measurable impacts in Education, Economic Opportunities, and Health & Wellness in communities throughout the Southeast. Partners Southeast provides and develops quality housing opportunities for individuals and families while promoting self-sufficiency and neighborhood revitalization. Focusing on strategic investments in People, Neighborhoods and Housing, seamlessly mixing market-rate and affordable units, creating vibrant and diverse communities. For more info on Partners Southeast, Call: 225.923.8112

 

 

The team of The Banyan Foundation has spent twelve years learning how to be responsible with their donor’s generosity.  It’s now time to take the effort to an entirely different level that leverages its relationships, experience, and philosophy to make a huge impact for our members and their kids, deserving children, and our surrounding communities.  Our board members are passionate about the new model because it accomplishes everything; transparency, empowerment, education, sustainability, and cost efficiency.

 

 

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Janelle Brown Named Chief Operating Officer of Partners Southeast

PRESS RELEASE

For More Information: Otey White at 225-907-6839 or Angela deGravelles at 225-202-5073

Partners Southeast has promoted Janelle Brown to Chief Operating Officer from the Interim Chief Operating Officer position she has held since June 2022. Partners Southeast is a housing developer in the Greater Baton Rouge area focusing on strategic investments in people, neighborhoods, and housing, seamlessly mixing market-rate and affordable units and creating vibrant and diverse communities.

Brown will continue as Senior Vice President and Choice Neighborhood Initiative Director for Partners Southeast’s sister organization, the East Baton Rouge Parish Housing Authority (EBRPHA).

“I am excited to take on this role as COO for PSE. I look forward to bringing my knowledge in real estate development, community revitalization, and enthusiasm for change to the exciting work that is happening at Partners,” Brown said.

J. Wesley Daniels, CEO of the East Baton Rouge Parish Housing Authority and Partner Southeast, announced that the promotion was effective on January 1, 2023.

Daniels stated, “Janelle’s breadth of experience, leadership, and hard work made the decision to elevate her to COO an easy one. I look forward to her continuing her excellent work in the years to come and working with her as a valued colleague at Partners Southeast.”

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For the past 20 years, Partners Southeast has sought to use housing as a vehicle to make measurable impacts in Education, Economic Opportunities, and Health & Wellness in communities throughout the Southeast. Partners Southeast provides and develops quality housing opportunities for individuals and families while promoting self-sufficiency and neighborhood revitalization. Focusing on strategic investments in People, Neighborhoods and Housing, seamlessly mixing market-rate and affordable units, creating vibrant and diverse communities. For more info on Partners Southeast, Call: 225.923.8112

The East Baton Rouge Parish Housing Authority was founded in the 1930s to serve the needs of the low-income citizens of the parish. The housing authority impacts more than 14,000 low-income individuals and families, seniors, disabled, and US veterans in the capital region. Learn more about EBRPHA at ebrpha.org. The agency can be reached at 225-923-8100.

VIEW PDF: https://partnerssoutheast.com/wp-content/uploads/2023/05/Press-Release-Janelle-Brown-named-COO-of-Partners-Southeast-V5-April-10-2023.docx.pdf

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Senior Communities

LHC Celebrates Grand Opening Of Senior Living Development Cypress Pinchback In Baton Rouge

Baton Rouge, LA — Today, the Louisiana Housing Corporation (LHC) held a ribbon cutting for a new senior living development, Cypress Pinchback, in the Gardere area of Baton Rouge, Louisiana. LHC awarded Community Development Block Grant-Disaster Recovery (CDBG-DR) funding of $3.8 million, $11.8 million in Multifamily Housing Revenue Bonds (MRB), and over $9 million in Low-income Housing Tax Credits (LIHTC).

CDBG-DR funds were allocated to the state following the Great Floods of 2016. The “Piggyback Program,” created in response to this disaster, allows the use of CDBG-DR, leveraged with LIHTC and other sources for new construction development or acquisition/rehabilitation of multifamily affordable housing units.

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Senior Communities

Partners Southeast Opens Cypress Pinchback Senior Community in Baton Rouge

For Immediate Release

For More Information: Otey White at 225-907-6839 or Angela deGravelles at 225-202-5073

 

Partners Southeast officially opens its newest community in Baton Rouge, the Cypress Pinchback senior community, on April 19, 2023. Located at 501 Gardere Lane between Highland Road and Nicholson Drive, the new community will boast 99 modern one- and two-bedroom units for seniors with convenient access to shopping and restaurants.

 

The East Baton Rouge Parish Housing Authority (EBRPHA) purchased the site in 2017 for $500,000 and provided the development with a long-term ground lease as well as a $4,900,000 gap financing loan.  This $23.5M strategic investment was financed with $12,400,000 in tax-exempt bonds and $11,800,000 construction financing from Home Bank.  The affordable housing tax credits were awarded by the Louisiana Housing Corporation (LHC) and subsequently purchased by RBC for $9,113,524; The Louisiana Office of Community Development (State OCD) and Louisiana Housing Corp. (LHC) invested $3,845,000 in U.S. Department of Housing and Urban Development (HUD) Community Development Block Grant (CDBG) Piggyback funds (2016 Flood Disaster Recovery) and a $4,400,000 permanent financing loan from Walker & Dunlap. Also, the development team secured a Federal Home Loan Bank (FHLB) Dallas Affordable Housing Program grant award which provided a $750,000 loan to the development.

 

Cypress Pinchback represents the ninth community for Partners Southeast. Partners Southeast is the real estate development arm of the East Baton Rouge Parish Housing Authority (EBRPHA). The community is for seniors 62 years and older. All units are ADA-compliant and feature a dishwasher, washer, and dryer hookups. 

The community began construction in April of 2021 and was recently completed. Partners Southeast CEO J. Wesley Daniels Jr. explained, “This investment represents the power of partnership and collaboration.  EBRPHA’s mission of providing quality affordable housing coupled with Partners Southeast’s vision and execution demonstrates a new era of housing in the Capital Region. This public-private partnership model displays an unmatched ecosystem created by EBRPHA, Louisiana Housing Corp., State of Louisiana Office of Community Development, City of Baton Rouge, Integral Development, Home Bank, Coleman Partners, M.J. Womack Construction and NRK Construction, and the many other attorneys and professionals necessary to execute this complicated transaction.  We will continue to replicate this model with intentional design and construction to allow seniors to ‘age in place’ and age with dignity.  The senior’s environment will be enhanced by a curated art experience by local artists commissioned by the Arts Council of Baton Rouge. This is truly a partnership driven solution for community development. This community and others like it in the future will grow the footprint of quality affordable housing in the Capital Region and Southeast and shows what planning, compassion, and hard work can accomplish.”

 

The community features a walking trail, exercise and computer rooms, a garden, a community room, and small gathering and reading rooms on each floor. The community also offers an array of social, health, and wellness education activities for seniors each month. 

 

Cypress Pinchback was named for P.B.S. Pinchback, the first African American to serve as governor in Louisiana. The community also derives its name from the Cypress tree, the brand name given to Partners Southeast signature family and senior communities. Partners Southeast views the cypress tree as a symbolic and idyllic representation of Louisiana’s landscape and its unique culture. Janelle Brown, Chief Operating Officer of Partners Southeast, explains, “We wanted these communities to be a symbol of strength and resilience like Louisiana’s iconic cypress trees. Quality housing for families and seniors instills a sense of quality of life and independence. Our families have pride in their neighborhoods and are excited to be a part of the growing community.”

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For the past 20 years, Partners Southeast has sought to use housing as a vehicle to make measurable impacts in Education, Economic Opportunities, and Health & Wellness in communities throughout the Southeast. Focusing on strategic investments in People, Neighborhoods and Housing, seamlessly mixing market-rate and affordable units, creating vibrant and diverse communities. For more info on Partners Southeast, go to www.partnerssoutheast.com.

 

 

The East Baton Rouge Parish Housing Authority (EBRPHA) was founded in the 1930s to serve the affordable housing needs of the parish. EBRPHA provides quality housing opportunities for individuals and families while promoting self-sufficiency and neighborhood revitalization. The housing authority impacts more than 14,000 low-income individuals and families, seniors, disabled, and US veterans in the capital region. Learn more about EBRPHA at ebrpha.org. The agency can be reached at 225-923-8100 or www.ebrpha.org.

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Partners Southeast buys Mid City medical building for $2.5M

Partners Southeast has purchased a medical services building on North Boulevard for $2.53 million from Arthur Tolar’s company 4550 North Boulevard LLC.

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LHC Board Approves $210 Million to Develop Multifamily Rental Properties

Louisiana Housing Corporation Board of Directors Meeting Recap

 

LHC’s Board of Directors approved $210 million to develop 731 affordable rental units across four Louisiana parishes.

This investment represents a combination of LHC’s Low-Income Housing Tax Credits (LIHTC) and Mortgage Revenue Bonds (MRBs).

The approved developments represent a mix of new construction projects that aim to assist working families, households with children, seniors, and people with disabilities.

The Multifamily Mortgage Revenue Bond program uses tax-exempt bonds to provide below-market-rate loans to developers who set aside a certain percentage of their apartment units for low-income families. The bonds are leveraged with private equity from 10-year 4 percent Low-Income Housing Tax Credits (LIHTC).
 

The LHC Board approved the following projects for final approval of bond sale:

  • Bayou D’Arbonne Retirement Village – Ouachita Parish
    $10M MRB, $6.3M LIHTC, 76 units
  • Cypress at Ardendale Phase I – East Baton Rouge Parish 
    $42M MRB, $3.1 LIHTC, 170 units
  • Cypress Court – Tangipahoa Parish
    $7.5M MRB, $4.6M LIHTC, 55 units
  • Federal City – Building 10 – Orleans Parish 
    $18M MRB, $5.8M LIHTC, 70 units 

The LHC Board approved the following project for new construction: 

  • The Reserve at Joor Place – East Baton Rouge Parish  
    $74M MRB, $41M LIHTC, 360 units 
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LHC board approves $45M for Baton Rouge housing project 

Visit Greater Baton Rouge Business Report to read the article.

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EBR Housing Authority grows concerned as affordable housing gets harder to find

Originally published by BR Pround

Affordable housing is getting harder to find, and that has the East Baton Rouge Parish Housing Authority concerned. Experts say not enough houses are being built. Meanwhile, with higher interest rates, fewer people are buying and selling homes.

“You’ll probably pay two to three hundred more in your monthly mortgage for the same house. Just because of the rise in interest rates. So yeah, it’s pushing the affordable rate out the window,” said Leo Desselle, Pennant Real Estate owner.

It’s putting a strain on residents looking for affordable housing. East Baton Rouge Parish Housing Authority CEO J. Wesley Daniels, Jr. said people are staying in assisted housing for longer than usual so those apartments can’t be turned over to help new applicants as quickly.

“It has taken a segment and a group of families and made housing unaffordable because of the increase in mortgage rates because of that. Now they have to continue to live in multifamily housing or rental housing,” said Daniels.

Some renters have been waiting months, some years, for help from the East Baton Rouge Parish Housing Authority.

“And by like a year to two years before we get to where we need to be, you know, is everything you need, is a good thing to have when you got over two or three children,” explained Robert Bradley, a Baton Rouge resident.

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North Baton Rouge to get first single-family dwelling after 45 years

Originally published by BR Pround

Two years ago, the Elm Grove Gardens apartment complex was in such bad shape it got the nickname ‘Nightmare on Elm Street.’ Families had to be relocated and all of the units were boarded up.

Now, the plan is to rebuild from scratch and in 18 months more than 80 families will be able to move back to a much safer and new apartment complex.

“There has not been a single-family dwelling in over 45 years in this community,” said Chauna Banks, District 2 East Baton Rouge Metro-Councilwoman.

The East Baton Rouge Housing Authority (EBRHA) is teaming up with the city and nonprofit Banyan to redevelop the property now named Capstone at Scotlandville.

The $23 million project will house 84 families.

Banyan is a nonprofit organization helping fund the project. President and CEO Rob Coach said the location promises opportunity.

Year Completed

Planned Fall 2022

Type

Senior | Units: 99

Management

Integral Property Management

Phone

225-923-8121

Cypress at Pinchback

501 Gardere Lane, Baton Rouge, LA 70810

Located behind St. Jude off Highland Road, close to great shopping and restaurants this tranquil and modern new construction community offers modern one- and two-bedroom apartments for seniors 62 years and older. Apartments are ADA compliant and come with a dishwasher and washer and dryer hook-up. Amenities include an exercise room, computer room, elevators, community room, walking trail, community garden, small gathering/reading rooms on each floor and social, health, wellness, and educational activities programmed for active seniors.