Multi-Tenant Housing Units (MTHUs)
Truly Affordable Housing for People Making Less than $35,000 a Year
Presented by Taniel “TK” Koushakjian
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Roughly 6,700 Non-Family Residents in Delray Beach < $35K
% of Households Less than Gross Income Levels in Palm Beach County
Income
2 $75,000 $50,000 $35,000 $25,000 $15,000 0% 10% 20% 30% 40% 50% 60% 70% 80% 53% 36% 25% 17% 9% 56% 39% 29% 16% 9% 71% 51% 41% 24% 14%
% of HH’s falling below each income level PBC Delray-Total Delray-Non-Fam Gross Income Threshold 41% of Non-Family HH’s (22% of Total HH’s) in Delray Beach make under $35K per year.
Even Studio Apartments Are Way Out of
Reach for These Residents
Market Rent vs. “Affordable” Rent for Low Income HH’s in Delray Beach Assumes 40% of Gross Income goes to Rent
18%
42%
65% short of affording a Studio
3 Mkt Rent-1BDRM Mkt Rent-STUDIO Affordable for $35k Income Affordable for $25k Income Affordable for $15k Income $1,750 $1,430 $1,167 $833 $500
Market Rent = 2023 “Fair Rent” as defined by US Housing & Urban Development. FY 2023 Fair Market Rent (FMRs) Documentation System — West Palm Beach-Boca Raton, FL HUD Metro FMR Area (huduser.gov)
short of affording a Studio apartment
apartment
short of affording a Studio apartment
Income Renters
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: US Census 2021
account for
of Delray residents
Source
Renters
38%
$35k $35-99k $100k+ 83% 14% 0% 28% 47% 25% % of Renters Paying 50%+ of Income to Rent Delray Beach % Paying 50%+ to Rent Share of Renters Gross Income Group % o f R e n t e r s P a y i n g 5 0 % + o f I n c o m e t o R e n t S h a r e o f A l l R e n t e r s
As a result, 5-of-6 Low
Spend Over Half of Their Gross Income on Rent in Delray Beach.
Why Should We Care?
Besides the obvious Humanitarian reasons there’s:
• Reduced Homelessness
• Ensure proximity for low wage service workers
• Free up income for other goods: food, clothes, entertainment
• Stabilize communities when households are stable
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Who Do MTHUs Serve?
A $550-$600 Monthly Rent supports:
• <$35,000 Annual Income HH’s
• Seniors on Fixed Income
• Disabled
• Veterans
• Working Poor
• Homeless/Transition
• People Without Cars
⚬ Proximity to Grocery, Public Transportation, Laundry.
• No AirBnBs! Not a Sober Home! Not a Domestic Abuse Shelter!
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What Are MTHUs Part I
• 100-120 sq. ft. room (normal apartment bedroom)
• Adding 7 MTHUs, total 14 MTHUs, keeping 2 studio apts.
• Adding an Elevator
• Adding 2 Full Restrooms, total of 4
• Adding a Dual-Use Kitchen (2 sinks, 2 stoves, 2 microwaves, and 2 refrigerators)
• Adding Communal Living Space
• Density: Only 0.2 acres needed
• Reduced Parking Requirement < 1:1
• No Tax Incentive Required!
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What Are MTHUs Part II
• Technology & Quality of Life Upgrades:
⚬ Cable/TV
⚬ Internet/WiFi
⚬ FOB Key-Door Entry System for Building, Room, and Restroom
⚬ New/Central HVAC/Air Conditioning
⚬ Good Quality Finishing and Materials
⚬ New Landscaping and Public Green Space
⚬ Exterior Building Facade Upgrade that Compliments & Enhances the Neighborhood
⚬ Solar Panels
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SAMPLE MTHU LAYOUT: 12 UNIT FLOOR
Flex: Storage
Lockers/Communal
Space/Laundry
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Dual-Capacity Kitchen
Elevator
Communal Space
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MTHU
Commercial Space
2-Bedroom
Expanded Studio
MTHUs:
Stabilizing Lives. Stabilizing Community. Proposed Stability Plan:
1. Oversight: Annual Licensing and Inspections (City of Delray Beach).
2. Insight: Pre-Approved Property Management (Delray Housing Group)
HUD Background Checks = Gold Standard Vetting for Applicants.
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MTHUs:
Stabilizing Lives. Stabilizing Community.
• Proposed Stability Plan Continued:
⚬ On-Site 24/7 Management
⚬ Property Manager Representative or Security Guard.
⚬ Limited Density (max. of 24 total rental units per 0.2 acres)
⚬ Prohibits Mass Concentration of MTHUs
⚬ Tech-Enabled Security: Access FOBs, Cameras, Motion Detectors, and LED Lighting.
⚬ Density Limitation Per-Room
⚬ Temporary-Rental Restrictions
⚬ Neighborhood Council for citizen oversight and communication
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• We Found MTHUs Work:
⚬ Close to Grocery Store + Public Transportation
⚬ Close to Laundromat or Washer/Dryers
Onsite
⚬ City/County Sewage: (No septic)
MTHUs Work.
• Proven solution since 1960.
• No Crime
• Limited Parking Requirements
(<0.5 spaces per unit)
• Limited Land Footprint
• Affordable for People Making
< $35,000 Per Year
• Enhanced Quality of Life Features:
⚬ New, Dual-Capacity Kitchen
⚬ TV/Cable/Wireless Included
⚬ New Elevator
⚬ Interior Communal Space
⚬ Exterior Public Green Space
⚬ Tech-Enhanced Security
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Proof of Concept at 105 NW 5th Ave., Delray Beach, FL
Will be named after Thomas Kemp, with commemoration exhibit inside
Historic Preservation: JIC Plan to Memorialize Thomas Kemp:
1. Officially name it the “Thomas Kemp, Jr. Building”.
2. Dedicate space inside to prominently display a memorial to Thomas Kemp with his photograph and appropriate memorial display or plaque.
3. Memorialize in perpetuity the name of a prominent, local African-American businessman and entrepreneur.
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Historic Preservation: Thomas Kemp, Jr.
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• Businessman • WWII Veteran • Delray Beach Local
Photos Courtesy of Theresa Vennie, Thomas Kemp’s grand niece, with support from the Spady Museum.
Historic Preservation: Kemp’s Paradise Restaurant
& Thowana Hotel
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Photos Courtesy of Theresa Vennie, Thomas Kemp’s grand niece, with support from the Spady Museum.
L i tt l e K e m p & T h o m a s
Thomas at “Kemp’s Paradise Restaurant”
Pic taken August 1961
Thomas Kemp, Jr.
Thowana Kemp
Photos Courtesy of Theresa Vennie, Thomas Kemp’s grand niece, with support from the Spady Museum.
Community Support for MTHUs
• Delray Housing Group, Inc.
• Delray Beach Chamber of Commerce
• Palm Beach County Homeless Coalition
• The Spady Museum
• Veterans & Homefront Voices
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Jetta Investment Co. Plan
1. More Affordable Housing: Expand from 7 to 14 MTHUs (Keeping 2 Expanded Studio/1BR Apts.) & Adding 2 more bathrooms, a kitchen, communal space, and elevator.
2. Historic Preservation & Memorial: Officially name the “Thomas Kemp, Jr. Building” and install a memorial to preserve the history of a local African-American entrepreneur in perpetuity.
3. The Set Revitalization: Restore a minorityowned small business to the historic 5th Avenue and contribute to the City’s effort to revitalize this important community.
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https://www.jettainvestmentco.com/mchu-letter-of-support-1
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THANK YOU
1730
Box #349
Delray Beach, FL 33483
(561) 366-2407
jettainvestments@outlook.co
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South Federal Highway
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