Friendship Court Redevelopment Guide: Overview of Redevelopment + Phase 1 - October 2021 - Piedmont Housing ...
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Friendship Court Redevelopment Guide: Overview of Redevelopment + Phase 1 October 2021
Thank you to all of the residents who have helped shape the
development of this plan, including the members of the
Friendship Court Advisory Committee who have dedicated
countless hours over the past 5 years to help make this a reality.
Table of Contents
SECTION 1: OVERALL REDEVELOPMENT
• Redevelopment Overview 5
• Redevelopment Schedule 6
• Apartment Phasing Plan + Schedule 7
• When to Move Decision Tree: 8
Phase 1 Buildings (except building 416)
• When to Move Decision Tree: 9
Building 416
• When to Move Decision Tree: 10
All other buildings
• Core Principles 12
• Income Tiering and Unit Types 13
SECTION 2: PHASE 1
• Phase 1 Overview 15
• Phase 1: Townhomes 16
• Phase 1: Apartment Building 18
SECTION 3: PHASE 1A
• Phase 1A Overview 21
• Phae 1A: Community Resource Center 22
Redevelopment Overview
FRIENDSHIP COURT REDEVELOPMENT OVERVIEW
WHY
The need to redevelop Friendship Court grew out of several factors: a severe shortage of affordable housing in the
Charlottesville region; a crucial need to overcome the historic economic, social and educational barriers faced by families of
color in the community; and more specifically, the imperative to unlock better housing and better opportunities for the 150
families living in the community. The 43-year old buildings at Friendship Court have fallen into disrepair and are approaching
the end of their useful life. Maintenance alone cannot keep buildings and shared spaces at the high quality the community
deserves. Seeking to overcome the economic and social isolation reinforced by the original design of Friendship Court,
residents came together and advocated for community transformation. Since 2017, a resident-led committee has worked to
re-envision the community while adhering to several Core Principles. The goal of redevelopment is not only to provide current
residents with beautiful, well-constructed new homes, but also to better connect Friendship Court to the surrounding area,
improving access to employment and wealth building opportunities to enable families to grow and prosper.
Redevelopment Summary Redvelopment Core Principles
With a commitment of zero displacement of residents,
• Robust, Authentic Resident Engagement and Shared
the redevelopment of Friendship Court will transform the
current 150 townhouse apartments into a 450 unit income- Power
tiered community, replacing all existing units and introducing • Zero Displacement through Phased Redevelopment
new townhouse and multifamily units at different tiers of • Tiers of Affordability
affordability including one-for-one replacement of current • More Than Housing
Section 8 apartments (Tier 1). Redevelopment will take place
in four, two-year phases, with the first phase of construction
beginning in fall of 2021.
WHAT
Redevelopment Project Highlights
• 450 units in new apartment building
and townhomes
• There will be units at different tiers of
affordability
• Eliminates the isolation of Friendship
Court and its residents
• A new Community Resource Center
• A new Early Learning Center
• A central park
• A new Community Garden
Stacked Townhomes Early Childhood Center/ Multi-Family Apartment
Community Resource Center
5
Redevelopment Overview
WHEN
Friendship Court - Redevelopment Schedule
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029
Ongoing Community Engagement
Phase 4
Community Design & Construction Move
Design Permitting In*
Phase 3
Community Design & Move
Design Construction In*
Permitting
Phase 2
Move All existing Friendship Court
Community Design &
Construction residents have moved to new
Design Permitting In*
residences by end of Phase 3
Phase 1A - Community Center
Community Design &
Construction
Design Permitting
Phase 1
Community Design & Move
Design Permitting Construction In*
Friendship Court - Phase 1 Schedule
2019 2020 Jan./Feb. 2021 Fall 2021 Early 2023 Spring-Summer 2023
Ongoing Community Engagement
Final Move In*
Multifamily Building
Complete
Initial Move In*
Townhomes
Complete
Project Construction
Start Construction
*Refer to the Decision Tree (page 8-11)
Funding & Contracts
and the Phasing plan (page 7)
Architectural Drawings & Permits
6
LIHTC Application
Community Design
Redevelopment Overview
APARTMENT PHASING PLAN
WHEN + WHERE
From the beginning of this process, Piedmont Housing Alliance committed to zero displacement of Friendship Court families. In order to accomplish this, redevelopment
will be broken up into four phases. The first phase will occur on open land allowing new homes to be created for the first group of residents to move into. With each
successive phase, new homes will be created to accommodate the next group of residents, freeing up space for the next development phase. The color-coded schedule
below shows an estimated timeline for when residents may expect to move into their new homes and where those homes will be located. Refer to pages 8-11 to see how
the unit selection and moving process will work for your building. All moves into the new units will be paid for by Piedmont Housing Alliance.
EXISTING FRIENDSHIP COURT PLAN
NEW FRIENDSHIP COURT PLAN
WHO IS MOVING? WHERE TO? WHEN?
WHO IS MOVING? WHERE TO? WHEN?
Community Center Community Center SUMMER 2023
Community Center Community Center SUMMER 2023
411, 415, 416, 420,
411, 415, 416, 420, PHASE 1 SPRING-SUMMER 2023
PHASE 1 SPRING-SUMMER 2023 422 , 424, 426
422 , 424, 426
401, 403, 405, SPRING-SUMMER 2025
401, 403, 405, 407, 409, 413, 414 PHASE 2
407, 409, 413, 414 PHASE 2 SPRING-SUMMER 2025
400, 402, 404,
400, 402, 404, 406, 408, 410, 412 PHASE 3 SPRING -SUMMER 2027
406, 408, 410, 412 PHASE 3 SPRING -SUMMER 2027
D
D
S GARRETT STREET 60' R/W 12"
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40.49' TRAVEL
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PHASE 1 406
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416
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SAN
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400
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437
435
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OHP
4
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44
70' R/
3' BIKE BUFFER LANE
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7.62' PARKING LANE
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7.5' PARKING LANE
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5' WIDE BIKE LANE
9
6TH STREET SE VAR. WIDTH R/W
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443 D
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7.62' PARKING LANE
7.5' PARKING LANE
5' WIDE BIKE LANE
5
43
411
436
SAN
TT
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4'
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SAN
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21"
W
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N
R/W
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5' WIDE BIKE LANE
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7.5' PARKING LANE
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12'
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NEW FRIENDSHIP COURT PLAN
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EXISTING FRIENDSHIP COURT PLAN
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18
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SW 0
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11.5' BIKE AND
PARKING LANE
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WHO IS MOVING? WHERE TO? WHEN?
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9
WHO IS MOVING? WHERE TO? WHEN?
42 0'
120.5
S
0 W
Community Center SUMMER - FALL 2022
43 0'49"W
Community Center
S
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N38°3
12.15'
W
7
Community Center SUMMER - FALL 2022
4 18"
Community Center
43
34.93'
438
5
W
43
PARKING LANE
11.5' BIKE AND
W
437
411, 415, 416, 43
6
PHASE 1 SPRING - SUMMER 2022
SAN
8"
422, 424, 426, 428
11.5' BIKE AND
PARKING LANE
411, 415, 416,
PHASE 1 SPRING - SUMMER 2022
D
401, 403, 405, 420, 422, 424, 426
W
PHASE 2 FALL - WINTER 2023
407, 409, 413, 414
S
401, 403, 405,
PHASE 2 FALL - WINTER 2023
Redevelopment Overview
HOW + WHEN
PHASE 1 BUILDINGS
WHEN TO MOVE DECISION TREE
(Buildings 411, 415, 420, 422, 424, and 426)
Residents in the buildings indicated should use the chart on this page for guidance as to when they will move. If you live in Building 416, please refer to
Page 9 for information about your moving process.
For all other buildings, please refer to Pages 10-11 for information about how the process will work for you.
1. GETTING READY 2. CHOOSING UNITS 3. MOVING IN
OCT-NOV 2022 DEC 2022 JAN 2023 FEB-MAR 2023 MAY-JUN 2023
Planning Begins Tour Apartments Lottery
I will be contacted I will tour the new I will participate in
by staff for a 1-on-1 apartments in a lottery along with
conversation to prepare both Townhomes + other Phase 1 residents
for moving to my new Multifamily Building to determine the
apartment in Phase 1. to experience the unit order of when I get
layouts. to choose my new
apartment. If I choose If I choose a
a Townhome Multifamily
apartment, I OR Building apartment,
I have lived at move in! I move in!
Friendship Court for
more than 10 years
(chooses first)
OR
I have lived at
Friendship Court for
less than 10 years
If I choose If I choose a
a Townhome Multifamily Build-
apartment, I OR ing apartment, I
move in! move in!
8
Redevelopment Overview
WHEN
PHASE 1 BUILDINGS
WHEN TO MOVE DECISION TREE
(Building 416)
This chart applies only to residents in Building 416. Due to its location, residents of this building will all need to move into Townhomes in Feburary-March
2023. If you ultimately want to move into the multifamily apartment building, you will have to move twice*, first in Feburary-March 2023 and then again
in May-June 2023.
1. GETTING READY 2. CHOOSING UNITS 3. MOVING IN
OCT-NOV 2022 DEC 2022 JAN 2023 FEB-MAR 2023 MAY-JUN 2023
Planning Begins Tour Apartments Lottery
I will be contacted by staff I will tour the new I will participate in
for a 1-on-1 conversation apartments in both a lottery with other
to prepare for moving Townhomes + Multifamily Building 416 residents to
to my new apartment in Building to experience determine unit selection
Phase 1. the unit layouts. order.
I move into my If I prefer a
new Townhome Multifamily Building
apartment! AND apartment, then I
I have lived at move again!
Friendship Court for
more than 10 years
(chooses first)
OR
I have lived at
Friendship Court for
less than 10 years If I prefer a
I move into my
new Townhome Multifamily Building
* Both moves will be paid for by
Piedmont Housing Alliance
apartment! AND apartment, then I
move again!
9
Redevelopment Overview
ALL OTHER BUILDINGS
WHEN TO MOVE DECISION TREE
(Phase 2: 401, 403, 405, 407, 409, 413, 414 Phase 3: 400, 402, 404, 406, 408, 410, 412)
If you’re a resident of one of the buildings indicated above, your turn to move into a new Section 8 (Tier 1)* unit will not happen until Phase 2 or Phase 3.
But if you want into a Tier 2 or Tier 3 unit*, you can move in Phase 1. This chart explains how the process will work for you. The choice is yours to make.
1. GETTING READY 2. CHOOSING UNITS 3. MOVING IN 4. PHASE 2 5. PHASE 3
OCT-NOV 2022 DEC 2022 JAN 2023 FEB-MAR 2023 MAY-JUN 2023 2025 2027
Planning Begins Lottery Phase 2 Moving Phase 3 Moving
I’ll have a one-on-one Tour Apartments If I want to move into a Tier Process Process
conversation to explore I’ll have the option to tour 2 or Tier 3 unit in this phase, If I want to move into a new If I want to move into a new
whether I want to the new apartments in both I will participate in a lottery Section 8 (Tier 1) unit and I’m Section 8 (Tier 1) unit and I’m
1) Move to a Tier 2 or Tier 3* Townhomes + Multifamily to determine when I get to in Phase 2 (Buildings 401, in Phase 3 (Buildings 400,
unit in Phase 1 OR Building to preview the new choose my new apartment. 403, 405, 407, 409, 413, 402, 404, 406, 408, 410,
2) Wait until Phase 2 or 3 for unit layouts. 414), I will move in 2025. 412), I will move in 2027.
my turn to move into a new If I decide to wait for a Tier 1
Tier 1* unit. unit, I skip to Step 4 If I don’t live in one of those All Friendship Court residents
If I choose If I choose a
Multifamily Building buildings, I will have two will have been rehoused by the
a Townhome
apartment, I OR apartment, I move options: end of this phase.
I have lived at move in! in! 1) Move into a Tier 2 or Tier 3
Friendship Court for unit,
more than 10 years
(gets priority) OR
2) Wait until Phase 3 for my
turn to move into a new Tier
OR 1 unit.
I have lived at
Friendship Court for
If I choose If I choose a
less than 10 years a Townhome Multifamily Building
*Please refer to Page 13 for more information about apartment, I move apartment, I move
how the affordability tiers will work. in! OR in!
10 11Redevelopment Overview
Core Principles
Robust, Authentic Resident Engagement and Shared Power
Historically, housing redevelopment across the nation has been pursued without residents in decision-making positions. At the outset
of redevelopment planning, Piedmont Housing Alliance established a formal Advisory Committee*, made up of nine Friendship Court
residents and three to six members from the Charlottesville community. Since then, the resident-led Advisory Committee has worked in
partnership with the design team and PHA staff to guide the process, design the project, and share information with fellow residents. The
resulting input has provided crucial guidance vital to the success of redevelopment, keeping the aspirations and needs of the residents as its
core focus.
Zero Displacement through Phased Redevelopment
From the outset, Piedmont Housing Alliance has committed to zero displacement of Friendship Court families through a phased
redevelopment process. The first phase will be constructed on the existing open space at the eastern edge of the site. Once construction is
complete, the first group of families will move into their new homes, vacating their apartments so that the next phase of construction can
begin. This sequence of building first and moving in will continue until everyone is re-housed (all residents will be rehoused by the end of
Phase 3), thereby maintaining zero displacement through the entire process.
Tiers of Affordability
When a family earns enough to no longer need the Section 8 subsidy, there are essentially no options in the Charlottesville region they
can afford. In addition to replacing the 150 existing Section 8 (Tier 1) apartments, the Advisory Committee prioritized a plan that grows
affordable options in the region by adding new apartments with specific tiers of affordability. This plan enables families to move up into
housing they can afford while staying in their community, freeing up deeply subsidized Section 8 homes for families that critically need
them. By the end of redevelopment, Friendship Court will grow from 150 homes to 450 homes, serving Tier 1 families from below 30%
AMI all the way Tier 2 and Tier 3 families earning 30-80% AMI.
+ More Than Housing
While rebuilding is critical to the necessary long-term change for the community, improved housing alone will not solve the historically
structural economic, social and educational barriers that Friendship Court families face in forging a path out of poverty. Piedmont Housing
Alliance is leveraging its financial and housing counseling services to establish a place-based Wealth Building Initiative to catalyze long-
term, sustainable economic resilience for families in the community. These opportunities include partnering with existing job training
organizations, establishing a Family Self Sufficiency program, nurturing worker-owned cooperatives, and exploring onsite home ownership
opportunities.
*Current membership of the Advisory Committee includes: Kathy Galvin (Community Member), Sheri Hopper (Resident), Myrtle
Houchens (Community Member, Former Resident), Crystal Johnson (Resident), Zafar Khan (Community Member, Former Resident),
Betty Lowry (Resident), Tyquan Mayo (Resident), Sarah McLean (Community Member), Michael Payne (City Representative), Yolonda
Ross (Community Member, Former Resident), Tamara Wright (Resident). Former Advisory Committee members include Bill Edgerton
(Community Member), Mike Murphy (City Representative), Quanelius Tinsley (Community Member). 12Redevelopment Overview
Redevelopment - Income Tiering
One of the Core Principles of this redevelopment – and a priority of the Advisory Committee – is to increase the type of
affordable housing options available at Friendship Court. Homes in Friendship Court currently serve only Section 8 residents,
or “Tier 1.” With redevelopment, there will be new homes at two additional tiers of affordability, providing more options for
current and future residents. The chart below illustrates the different tiers and the affordability levels of each*.
(Income + rent ranges vary based on
family size and unit size)
Qualified Monthly
Average Income Notes
Ranges Rent
Median Income Ranges
(AMI)
Increase or decrease
Tier 1 0% - 30% AMI Up to $35,000 $0 - $800
with income changes
$22,000 -
$575 - $1,200 Pre-determinded
rent rates.
Tier 2 30% - 60% AMI
$65,000 Annual recertifications.
$50,000 - $1,200 - Pre-determinded rent rates.
Tier 3 60% - 80% AMI
$85,000 $1,700 Annual recertifications.
Diversity of Unit Types
Friendship Court currently contains a mix of two, three and four bedroom units, arranged as a garden-style apartment
complex. Beginning with the first phase, redevelopment will offer a wider range of unit types to include townhomes (similar
to the type of homes currently onsite) as well as accessible apartments, or flats, in a multifamily building. By including a wider
range of unit types, Friendship Court residents will have a wider range of housing options to allow households to grow or
downsize and to age in place. All redeveloped units will be designed to be energy efficient and the buildings are being designed
with solar panels on the roofs, providing for increased comfort and lower monthly utility bills.
*For more information about how income tiering
will work, please refer to Section B of the FAQs.
13Phase 1:
Townhomes + Apartment Building
Overview
• 3 Buildings
(2 Townhouse buildings and 1 multifamily apartment building)
• 106 Total Units
(46 for existing Section 8 residents of Friendship Court)
• Timeline: 18-20 months
Breaking Ground - Fall 2021
Estimated Completion - Spring-Summer 2023
15Redevelopment Overview
Phase 1
BUILDINGS 1 & 2 - STACKED TOWNHOMES
View 2
View 1
BEDROOMS # OF UNITS PERCENT
1 0 0%
2 8 23%
3 19 54%
4 8 23%
TOTAL 35 100%
BUILDINGS 1 & 2 -
TYPICAL FLOOR 16Redevelopment Overview
WHAT
Project Views : Townhomes
View 1: View of townhomes from Monticello Ave. & 6th St.
View 2: View of townhomes from 6th St.
17Redevelopment Overview
BUILDING 3 - APARTMENTS/FLATS View 1
View 2
BEDROOMS # OF UNITS PERCENT
1 21 30%
2 36 51%
3 11 15%
4 3 4%
TOTAL 71 100%
BUILDING 3 -
TYPICAL FLOOR
BUILDING 3 -
FIRST FLOOR
18Redevelopment Overview
WHAT
Project Views : Apartment Building
View 1: View of apartment building from Garrett St.
View 2: View of apartment building from 6th St.
19Phase 1A:
Community Resource Building
Overview
• 1 Building
• Timeline: 12-15 months
Breaking Ground - Spring 2022
Estimated Completion - Summer 2023
21Redevelopment Overview
Phase 1A
View 1
View 2
• The Community Resource Center (CRC) is in Phase 1A, and will open in Summer
2023. The building will include the Early Learning Center (ELC) and the new
Community Center (CC).
• The ELC at Friendship Court will be a state of-the art childcare facility designed
to address a pressing need for high-quality early childhood education. Using a
child centered approach, the ELC is poised to offer hands-on learning, social-
emotional development, and innovative learning strategies that prepare children
for success in kindergarten and beyond.
• The ELC will include a dedicated outdoor play area.
• The new Community Center will replace, modernize, and grow the existing
community space, thereby supporting robust, multi-aged programming for
school-aged children and adults.
22Redevelopment Overview
Phase 1A
View 1: View of Community Resource Center from basketball court.
View 2: View of Community Resource Center from existing Friendship Court.
23For more information, please visit https://piedmonthousingalliance.org/friendship-court/
Friendship Court is a development of Piedmont Housing Alliance (PHA) and NHT Communities. PHA is a regional
nonprofit with a mission is to create affordable housing opportunities and foster community through education,
lending, and equitable development. NHT Communities is a national nonprofit with a mission to build and preserve
resilient communities and create long-lasting affordable homes through sustainable practices and collaborations with
residents and partners.You can also read
