61st & Peoria

[Gaspar]

Not unless it suddenly becomes an office park or a bird sanctuary.

edited to add a bit more to the story:

A Tulsa Leader Applauds a Deal to Allow Tax Credits to Purchase Fairmont Terrace

http://kwgs.com/post/tulsa-leader-applauds-deal-allow-tax-credits-purchase-fairmont-terrace

I'm asking, because I have no idea and I tend to be cynical.  Will there be anyone watching over the "upgrades"?

You're funny.  Of course not.

TIF money will now go to "contractors." 
You will see the construction of a new entry gate and some shrubs.  The cheapest and brightest possible security lights will be installed all over the place making it look like a maximum security prison. There will be some emergency (blue light) phones installed on the property so that the residents can talk to the police about their "experiences", and a new golf cart for the security guard will be purchased.

That, or they could just tear it down.

[Vision 2025]

Townsend - The Tax Credit program for Low income housing is strictly regulated with both independent and governmental (HUD) review and confirmation that the improvements included in the credit application and HUD standards are strictly complied with. 

Gaspar - You are incorrect in asserting that the funding will go to the contractors, additionally it is not TIF (Tax Increment Financing) it is mid to long term Tax Credits granted to the owners which are paid out on a per month occupied basis following completion of the approved improvements.  It is strictly and well regulated.  Many, but not all projects capitalize the future tax credits in order to raise a portion of the capitol necessary for improvements.  Again this process is highly regulated and is a good program. 

This is good news for this area.

[Townsend]

Townsend - The Tax Credit program for Low income housing is strictly regulated with both independent and governmental (HUD) review and confirmation that the improvements included in the credit application and HUD standards are strictly complied with. 

Gaspar - You are incorrect in asserting that the funding will go to the contractors, additionally it is not TIF (Tax Increment Financing) it is mid to long term Tax Credits granted to the owners which are paid out on a per month occupied basis following completion of the approved improvements.  It is strictly and well regulated.  Many, but not all projects capitalize the future tax credits in order to raise a portion of the capitol necessary for improvements.  Again this process is highly regulated and is a good program. 

This is good news for this area.

Thank you for the answers.  The article mentions "new investors".  Anyone know if these investors are still out of state?

Will a list of projects be available to the public?

I heard on KWGS this morning that the complex will close for the upgrades.  Does this mean the tenants will be removed for the work?

[Vision 2025]

There are two methods on tenants.  One is a building by building renovation where tenants are relocated within the project following completion and the other is wholesale closure.  Either way HUD has to approve the relocations.  I have done projects both ways and both have their advantages, sadly for long term residents the wholesale shut down is the lesser expensive and safer method for major improvements and also lets management start fresh with new screened tenants but they can loose good long term residents in the process.  

I'm not (presently) involved in this one so not sure how it will go.

The Tax Credit package once approved is a public document and should includes descriptions and itemized cost estimates for the proposed work.  The improvements are closely reviewed.

[Townsend]

There are two methods on tenants.  One is a building by building renovation where tenants are relocated within the project following completion and the other is wholesale closure.  Either way HUD has to approve the relocations.  I have done projects both ways and both have their advantages, sadly for long term residents the wholesale shut down is the lesser expensive and safer method for major improvements and also lets management start fresh with new screened tenants but they can loose good long term residents in the process.  

I'm not (presently) involved in this one so not sure how it will go.

The Tax Credit package once approved is a public document and should includes descriptions and itemized cost estimates for the proposed work.  The improvements are closely reviewed.

Thanks again.

[patric]

Townsend - The Tax Credit program for Low income housing is strictly regulated with both independent and governmental (HUD) review and confirmation that the improvements included in the credit application and HUD standards are strictly complied with.  
Gaspar - You are incorrect in asserting that the funding will go to the contractors, additionally it is not TIF (Tax Increment Financing) it is mid to long term Tax Credits granted to the owners which are paid out on a per month occupied basis following completion of the approved improvements.  It is strictly and well regulated.  Many, but not all projects capitalize the future tax credits in order to raise a portion of the capitol necessary for improvements.  Again this process is highly regulated and is a good program.

Perhaps to Gaspar's point, do the Regulations exclude those owners from hiring electricians to light the block like a prison yard, and other, meaningless cosmetic "improvements"?

The experiment failed, and buying more lipstick for the pig isnt a last-minute save.
I would at least hope the property owners get a fair price if the city uses Eminent Domain to reduce the concentration of poverty in the area.

[Townsend]

I would at least hope the property owners get a fair price if the city uses Eminent Domain to reduce the concentration of poverty in the area.

This morning's story quoted someone saying that they hoped to rid the complex of section 8 housing.

[Conan71]

Perhaps to Gaspar's point, do the Regulations exclude those owners from hiring electricians to light the block like a prison yard, and other, meaningless cosmetic "improvements"?

The experiment failed, and buying more lipstick for the pig isnt a last-minute save.
I would at least hope the property owners get a fair price if the city uses Eminent Domain to reduce the concentration of poverty in the area.

Then what happens, you distribute more crime throughout the city?

[patric]

Then what happens, you distribute more crime throughout the city?

Spread, or dilute?

[Conan71]

Spread, or dilute?

Crime is crime.  You don't dilute it, you simply spread it around.

[sauerkraut]

Crime is crime.  You don't dilute it, you simply spread it around.

Sometimes it's more easy to handle crime  if it's spread into smaller pockets, instead of having one huge area of crime where criminals can scatter every time the cops move in. What's more easy to clean up a few pieces of trash scattered around in tiny clumps or one large huge trash heap, that requires many men with big scoops to clean up? The revolving door of justice needs to stop to, many criminals are repeat offenders over & over.

[nathanm]

I can say from personal experience that it's a lot easier to shovel a big pile of trash than it is to go around with one of those grabber things picking up individual items. I can also say from that experience that high school football fans are complete slobs.

That's the problem with analogies, they usually end up being completely stupid. Violent crime is not like litter. Litter doesn't have family and friends looking out for it.

[Gaspar]

Lets keep an eye on this.  Good intensions are just that, and to hammer my old signature line, INTENSIONS ARE NOT RESULTS.

We are patient folks, we've watched and commented on many projects over the years.  I am happy to say I've been wrong about several of them, and I may be wrong about this one, but without changing the culture at the complex, I am very doubtful that any service, cosmetic, mechanical or structural improvements will impact crime.

The problem is not the location, it is the people that live there, and the reasons why they live there.  As long as they are without investment in their environment, they will treat it without pride.

[Townsend]

Sometimes it's more easy to handle crime  if it's spread into smaller pockets, instead of having one huge area of crime where criminals can scatter every time the cops move in. What's more easy to clean up a few pieces of trash scattered around in tiny clumps or one large huge trash heap, that requires many men with big scoops to clean up? The revolving door of justice needs to stop to, many criminals are repeat offenders over & over.

Since everyone else is too busy dismissing your stupidity, I'll go ahead and dismiss it after I type this.

[guido911]

Tulsa No. 90 on most violent 100.

http://www.neighborhoodscout.com/neighborhoods/crime-rates/top100dangerous/