RHA presents phased plan for Gilpin Court redevelopment; council seeks relocation, oversight details

The Richmond Redevelopment and Housing Authority (RHA) told the Land Use, Housing and Transportation Standing Committee on a June meeting date that it plans a phased redevelopment of Gilpin Court using its nonprofit redevelopment arm, the Richmond Development Corporation (RDC), to raise money and accelerate construction.

RHA Chief Executive Officer Steve Nesmith said the proposal uses a phase-transfer model rather than transferring all 781 units at once, and that RHA will retain land title via ground lease: “RHA will continue to own the land,” Nesmith said. He said the RDC is a 501(c)(3) nonprofit wholly owned by RHA and that redevelopment agreements include a tenant bill of rights and other provisions to preserve resident options.

The presentation centered on financing and tenant protections. Nesmith and senior staff said federal funding shortfalls make outside financing necessary; they listed tools they may pursue, including Low-Income Housing Tax Credits, historic tax credits, state and city funding and rental-assistance demonstrations. Nesmith said RHA aims to request tenant protection vouchers from HUD to assist households during relocation and to preserve ability to return.

Why it matters: Gilpin Court is one of the city—s oldest public housing complexes. The proposal affects hundreds of households and is intended to replace aging buildings while limiting displacement during redevelopment.

Key details and council questions

- Tenant protections and vouchers: Nesmith said RHA is seeking tenant protection vouchers and explained that HUD—s voucher allocation is based on a two-year lookback of occupied units. Corey Franklin, RHA—s senior vice president for affordable housing, said vouchers that tenants decline would roll into the agency—s voucher inventory and could be used for project-based vouchers or to serve the waiting list.

- Tenant bill of rights: Nesmith said RHA has embedded a tenant bill of rights into redevelopment agreements similar to prior Creighton Court language. He said it guarantees a right of return for tenants who want to return. Council requested a copy; RHA agreed to provide it.

- RDC oversight and board composition: Nesmith acknowledged past communication shortcomings and said RHA would consider resident representation on the RDC board. He noted the board of commissioners has already passed a resolution requiring a commissioner to sit on the RDC board and that RDC board actions must return to the RHA board for final approval.

- Relocation strategy and timeline: Cheryl (Shole/Cheryl in transcript) Hampton, senior vice president for real estate development, described relocation practices RHA uses in prior redevelopments: needs assessments, payment for movers and moving supplies, and options for how residents receive assistance. She said HUD requires a PHA to have a relocation strategy. RHA said it will provide a detailed relocation plan, counts of proposed tenant protection vouchers, the phase-by-phase proposed unit mix and timeline to council ahead of a July follow-up presentation.

- Ownership and developer role: Nesmith said RHA will remain a public partner and will be a minority owner in the development (he said RHA would hold about 40% ownership under the master development agreement). He said the selected private developer was procured via a competitive process and that the agreement requires the developer to reinvest part of profits into community programs.

Public comment and context

Multiple public commenters — including tenant advocates and community organizers — spoke during public comment arguing for stronger resident inclusion, transparency, and public oversight of the RDC. Omar El Gaddafi of the Legal Aid Justice Center said residents want "more public accountability" and inclusion in redevelopment planning. Community members urged faster action and clearer commitments to resident return.

What council asked for next

Council members requested: (1) the tenant bill of rights; (2) the RDC board membership list; (3) the detailed relocation strategy and estimated voucher counts; (4) a phase-by-phase unit mix (public housing, affordable, market-rate) and timeline; and (5) dates for three planned community engagement meetings. RHA said it would supply those documents and firm meeting dates by the end of the week or early next week.

No formal vote was taken on redevelopment during this committee meeting. RHA officials said they will return with the requested details and expected to bring materials to the RHA board before further city actions.

Ending: RHA officials emphasized a "build-first" approach intended to reduce displacement and said they will increase community engagement and provide the requested documentation to council ahead of the July follow-up presentation.