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SAHA’s Labor Street apartments get final design approval

August 8, 2019 By Ben Olivo 4 Comments

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The San Antonio Housing Authority is planning to build this 220-unit mixed-income development in the Lavaca neighborhood.
The San Antonio Housing Authority and Franklin Companies are planning to build this 220-unit mixed-income development at East César E. Chávez Boulevard and Labor Street. Courtesy Alamo Architects | San Antonio Housing Authority

The design for a 220-unit mixed-income, mixed-used development in the Lavaca neighborhood, which will add roughly 44 public housing units to the Southtown area, received final approval from the Historic and Design Review Commission (HDRC) on Wednesday.

The $45.6 million project is part of the San Antonio Housing Authority’s (SAHA) multi-phased effort to develop the old Victoria Courts site just south of Hemisfair.

For this development, SAHA has partnered with Franklin Companies, a San Antonio-based for-profit affordable housing developer. It’s unknown what other entities are involved in the partnership—Ryan Wilson, Franklin’s executive vice president of development, deflected questions about the partnership structure and financial details to SAHA; SAHA did not respond to the Heron’s inquiries on these matters.

Wilson did say he expected construction on this unnamed project at the corner of East César E. Chávez Boulevard and Labor Street to begin in the first quarter of 2020.

[ Related: SAHA plans to add fourth development between Hemisfair and Lavaca ]

SAN ANTONIO HERON | GOOGLE

Twenty percent of the units will be public housing, reserved for people making 30 percent of the area median income (AMI) or less—which, in the greater San Antonio area, is $21,300 for a family of four. The other 80 percent of units will be market-rate priced.

What’s AMI?
The area median income (AMI) for a family of four in the greater San Antonio area (Bandera, Bexar, Comal, Guadalupe and Wilson counties) is $71,000, according to the U.S. Department of Housing and Urban Development. Here’s how it breaks down for lower-income households:
» 80% – $56,800
» 70% – $49,700
» 60% – $42,600
» 50% – $35,500
» 40% – $28,400
» 30% – $21,300

Under state law, because SAHA owns the land through one of its nonprofit entities, the SAHA-Franklin partnership will receive a full property tax exemption, in exchange for 20 percent of units reserved for public housing. It’s unknown how long SAHA’s ground lease to the partnership is for, because SAHA did not respond to our questions.

SAHA’s strategy to build mixed-income development, with a high percentage of higher-income housing, is one that has drawn some attention of late.

SAHA’s new development strategy

At the board meeting last week, after being pressed by SAHA Commissioner Sofia Lopez, SAHA President and CEO David Nisivoccia articulated more than once the housing agency’s strategy going forward, which is to build as much affordable housing as possible for different income levels.

The plan, he said, is to take revenue from these higher-income units, and funnel those funds into SAHA’s reserves, which can then be used to offer deeper subsidized rents in future developments.

“We’re expanding our toolkit, we’re expanding the options to go get more affordable housing, to be a wealthier housing authority so we can offer a deeper subsidy dive,” Nisivoccia said during the meeting. “We’ve heard that from the board.”

After the meeting, Nisivoccia said the new direction is one the board of commissioners gave to the staff recently, but, when asked, he didn’t give specifics as to when that edict was given.

In pursuit of this new development approach, SAHA has become one of the most active developers in the downtown area—not just for affordable housing, but for any housing.

Two towers one by SAHA and JMJ, and the other by just JMJ. Renderings going to SAHA board meeting Aug. 1, 2019. SAN ANTONIO HOUSING AUTHORITY
The St. Mary’s Tower (left) and the Villita Tower are being proposed south of Villita Street. Courtesy San Antonio Housing Authority

For a project it’s calling St. Mary’s Tower, SAHA has partnered with Dallas developer JMJ Development on a 24-story, mixed-income apartment tower at 126 Villita St. That partnership, like the SAHA-Franklin deal, will also receive a full property tax exemption. However the rent breakdowns differ.

At St. Mary’s Tower, half the units will be priced for people making 80 percent AMI or less, and the other half-market rate, which, in the downtown core, could also be described as luxury housing because of the high demand they’re likely to draw.

Lopez chided SAHA officials for not providing the financial details of the SAHA-JMJ deal, especially the amount of profit JMJ is due to receive—either by rent revenue or savings from the tax exemption.

“If SAHA has really become the No. 1 partner for developers, are we really asking for everything we can possibly get from them?” Lopez said.

[ Related: SAHA board gives nod to build St. Mary’s Tower with Dallas developer JMJ ]

Back to Labor Street apartments

The section of the project facing Chavez Boulevard will rise five stories. The project as a whole will lower in height closer to Lavaca.

The project, which is being built on nearly 3.5 acres across two parcels, includes roughly 5,500 square feet of retail and commercial space along Labor Street. In previous interviews, SAHA officials described the spaces and future tenants as a sort of gateway into the Lavaca neighborhood that includes a public courtyard. Drawings submitted to the HDRC show four spaces.

The project includes 258 parking spaces, most of which will be tucked inside a parking garage, and 11,000 square feet of amenity space. It also includes four two-story townhomes that border Garfield Alley.

This rendering shows a 220-unit mixed-income development by the San Antonio Housing Authority from the perspective of Labor Street looking north.
This rendering the project from the perspective of Labor Street looking north. Courtesy Alamo Architects | San Antonio Housing Authority

For SAHA, this is the fourth development in the former Victoria Courts location.

Previous developments include the 245-unit Hemisview Village and 210-unit Refugio Place, both of which offer a mix of rents. There’s also the 28-townhouse Artisan Park.

In a previous interview, Nisivoccia said a fifth development is being planned in the area.

The San Antonio Housing Authority is planning to build this 220-unit mixed-income development in the Lavaca neighborhood at East Cesar E. Chavez Boulevard and Labor Street. This renderings shows the perspective from Lavaca.
The Labor Street development is shown from this aerial perspective facing north. Courtesy Alamo Architects | San Antonio Housing Authority
Site map shows the location of the 220-unit, mixed-income apartment project by the San Antonio Housing Authority ("project site") in relation to other landmarks in the Lavaca neighborhood.
Courtesy Alamo Architects | San Antonio Housing Authority
Map shows four retail spaces in the 220-unit mixed-income mixed-use San Antonio Housing Authority development on Labor Street near East Cesar E. Chavez Boulevard.
Courtesy Alamo Architects | San Antonio Housing Authority
This rendering shows a 220-unit mixed-income development by the San Antonio Housing Authority from the perspective of Labor Street looking north.
This rendering shows a 220-unit mixed-income development by the San Antonio Housing Authority from the perspective of Labor Street looking north. Courtesy Alamo Architects | San Antonio Housing Authority

Some other SAHA developments the authority is planning for the downtown area:

» St. John’s Square on Nueva Street with Austin developer Dennis McDaniel

» Tampico Lofts along Alazan Creek with 210 Development Group

» Alazan Lofts on the West Side with NRP Group

Contact Ben Olivo: 210-421-3932 | ben@saheron.com | @rbolivo on Twitter

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Filed Under: Development, Housing, Lavaca, Neighborhoods, Retail, San Antonio Housing Authority

Reader Interactions

Comments

  1. Pancho Valdez says

    August 10, 2019 at 9:23 am

    The original concept of public housing was to build and provide housing for low income folks.
    20% of the units will be for the low income? Wow! We should be SO grateful for SAHA’s neo-liberal insanity.
    No wonder he’s immune from charges of bad management by SAHA tenants!
    I know, I’m one.

    Reply

Trackbacks

  1. California developer Catellus chosen to finish building on old Victoria Courts site says:
    May 21, 2020 at 6:23 pm

    […] 1-2 months, construction on a 220-unit mixed-income apartment building known as 100 Labor Street is expected to begin, according to SAHA officials. SAHA has partnered with local developer Franklin […]

    Reply
  2. Ongoing since the Clinton administration, Victoria Commons final phases draw new concerns from Lavaca neighborhood - San Antonio Heron says:
    November 1, 2020 at 10:58 am

    […] (Dec. 20, 2018) » Catellus chosen to finish building on old Victoria Courts site (May 21, 2020) » SAHA’s Labor Street apartments get final design approval (Aug. 8, […]

    Reply
  3. Construction begins on Labor Street mixed-income apartments in Lavaca - SAHeron says:
    March 16, 2021 at 7:28 pm

    […] The Historic and Design Review Commission grants SAHA final approval for the 100 Labor Street project design. Read more. […]

    Reply

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