Transcript The San Francisco Housing Authority

THE SAN FRANCISCO
HOUSING AUTHORITY
Public Housing Agency Plan
2012
VETTING PROCESS
• 45 day Comment Period
• Culminates at July 12, 2012 Commission Meeting also
noticed as a “Public Hearing” where the Board of
Commissioners will be asked to vote on the 2012
Annual Plan
TODAY:
• Capital Fund
• Comments received
CAPITAL FUND PROGRAM PLANS FOR FY 2012
A) The Physical Improvements planned for FY 2012 focus on completion of capital improvements in progress,
urgently needed work, and mandated improvements, and energy conservation measures where cost effective:
 Modernization of senior and family developments including: elevator upgrades; hardwire carbon
monoxide/smoke detector installations; fire alarm system upgrades, accessibility modifications; sidewalk
repairs; and common space improvements.
 Vacancy reduction is one of the main focus for the 2012 CFP. The SFHA will complete the units included
in Phase II work plan (197 units) and will start the Phase III work plan (113 units). The SFHA will also
conduct rehabilitation on any unit that may become vacant during this fiscal year.
 SFHA is also pursuing cost effective opportunities for saving energy, subject to fund availability, through
work items such as equipment replacement, appliance procurement, and significant renovations to units
and buildings. Work also includes:
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Heating/cooling/DHW/distribution system replacements
Replacement and upgrades to mechanical systems with high maintenance operational costs PHAWide
Lighting improvements
Window replacements
Showerhead, toilet, and faucet replacements
Central laundry improvements
B) The Management Improvements (MI) goals include security and police protection, and computer hardware and
system upgrades.
2012 CFP PLANNED WORKS
ADMINISTRATION
(10% GRANT)
Grant Administration
$ 1,106,181
Security Improvements and Software Management
and Licensing.
$ 2,212,361
OPERATING SUBSIDY
(20% GRANT)
TOTAL OPERATING SUBSIDY
$ 2,212,361
DEVELOPMENT CAPITAL PROJECTS
TOTAL DEVELOPMENTS
$ 1,920,000
PHA WIDE
TOTAL PHA WIDE:
$ 3,685,903
MANAGEMENT IMPROVEMENT
(20% GRANT)
TOTAL GRANT
$11,136,806
CAPITAL PROJECTS
AMP #967, Potrero Terrace
Recycling Center
$
595,000
AMP #967, Potrero Terrace
Boiler Replacements
$
175,000
AMP #984, JFK Towers
Fire Alarm System Improvements
$
300,000
AMP #986, 25 Sanchez
Phase II, Site and Parking Improvements
$
250,000
AMP #981, 666 Ellis St
Fire Alarm System Improvements
$
300,000
AMP #984, 2698 California
Fire Alarm System Improvements
$
300,000
TOTAL DEVELOPMENTS
$ 1,920,000
PHA WIDE WORK ITEMS
HAZ-MAT Abatement
$80,000
HA-Wide 504/ADA reasonable accommodations (FA)
$50,000
HA-Wide fire unit repair and vacant units rehabilitation (FA)
$2,210,903
HA-Wide New appliances
$25,000
HA-Wide Sidewalk repair/replacement and fences (FA)
$25,000
HA-Wide Community facilities and Playground repairs
$25,000
New Fire Lock Box for 24 senior buildings
$110,000
Hardwire carbon monoxide/smoke detectors (FA)
$1,000,000
Elevator upgrades
$25,000
Landscaping
$25,000
Rooftop ventilation and heat pump improvements
$25,000
Electrical Improvements
$25,000
Plumbing Improvements
$25,000
HVAC Improvements
$25,000
Gutter/Downspout replacement
$10,000
TOTAL PHA WIDE:
$ 3,685,903
RESIDENT HIRING
 For all construction contracts over $25,000, public housing residents are
hired for 25% of the workforce hours. Any contractor with the
Contractors must/and meet MBE/WBE requirements.
CAPITAL FUND PROGRAM ANNUAL STATEMENT/PERFORMANCE AND EVALUATION
REPORT
 The active grants for the period are 2008/11 CFP and the 2009 ARRA Formula and 2009 Competitive CFRC.
Below is a breakdown of expenditures by development:
AMP #
Development
Total
AMP 966
CAL 1-1, Holly Courts
CAL 1-16, Alemany
$943,582
$107,949
AMP967
CAL 1-2, Potrero Terrace
$4,152,066
AMP968
CAL 1-3, Sunnydale
$1,554,551
AMP 969
CAL 1-8, Westside Courts
$773,297
AMP 970
CAL 1-9, Westbrooks Apart.
$1,425,056
AMP 971
CAL 1-10, Potrero Annex
$2,315,652
AMP 972
CAL 1-15, Ping Yuen
$8,676,668
CAL 1-36, 227 Bay Street
$19,198
AMP 973
CAL 1-17 (A), Hunter's Point
$2,424,960
AMP 974
CAL 1-18 (3), Hunter's View
$8,151,272
AMP 975
AMP 976
CAL 1-18 (4), Alice Griffith
CAL 1-18 (6), Ping Yuen North
$2,835,769
$90,344
CAL 1-19 (1), 990 Pacific Avenue
$161,539
CAL 1-23, 1880 Pine Street
$2,571,652
CAL 1-32, 1760 Bush Street
$2,043,161
CAL 1-18 (5), Rosa Parks
$3,183,963
CAL 1-42, Joan San Jules Apts.
$17,922
CAL 1-18 (10), Woodside Gardens
$272,390
AMP 977
AMP 978
AMP 979
CAPITAL FUND PROGRAM ANNUAL STATEMENT/PERFORMANCE AND
EVALUATION REPORT
(CONTINUATION)
AMP 980
CAL 1-18 (13), Mission Dolores
CAL 1-34, 363 Noe St.
AMP 981
$73,360
$78,065
CAL 1-27, 350 Ellis Street
$191,473
CAL 1-28, 666 Ellis Street
$58,643
AMP 982
CAL 1-20, 3850 18th Street
AMP 983
CAL 1-21, 320-330 Clementina
$98,574
AMP 984
CAL 1-18 (1), JFK Towers
$22,450
CAL 1-35, 2698 California St.
$26,678
AMP 985
AMP 986
AMP 987
AMP 988
Grand Total
$167,343
CAL 1-19 (2), 1750 McAllister St.
$412,147
CAL 1-34, 220 Randolph Street
$445,188
CAL 1-31, 25 Sanchez Street
$1,997,009
CAL 1-30 A, 462 Duboce St.
$137,814
CAL 1-29, 345 Arguello St.
$27,424
CAL 1-37, 491 31st Ave.
$33,384
CAL 1-39 A, 939 Eddy Street
$30,140
CAL 1-41, 430 Turk Street
$38,714
CAL 1-43, Robert B. Pitts
$1,184,726
$46,744,125
PROPOSED CHANGES
PREFERENCES
 An additional Resident Advisory Board meeting was held on June 26, 2012
to discuss the ranking of Preferences.
 Mutually Exclusive, i.e. recommendation will be that applicants select only
one preference.
CONVENTIONAL HOUSING
(P. 13)
Absolute Preference
Veteran/Surviving Spouse of Veteran
Involuntary Displacement from residence in San Francisco (5
points)
Natural Disaster
Domestic Violence
Victim of Hate Crime or Violent Crime
Government Action
Landlord Action (e.g. Ellis Act and no-fault evictions)
CONVENTIONAL HOUSING
Homeless Family in San Francisco
Individuals in any family shelter, or on the centralized waiting list for families operated by Compass
Connecting Point. (5 points)
Families with minor children in a Domestic Violence shelter. (5 points)
Families living in a transitional housing residence. (5 points)
Families with minor children in a Single Room Occupancy (SRO) unit. (3 points)
Homeless Senior or Person with Disability in San Francisco (5 points)
Lacks a fixed regular, and adequate nighttime residence; and/or
Has a primary residence that is:
A supervised publicly or privately operated shelter or transitional housing residence
designed to provide temporary living accommodations; or
An institution that provides a temporary residence for an individual; or
A public or private place not designed for or ordinarily used as a regular sleeping
accommodation for human beings.
Not accessible
Resident in San Francisco Paying more than 70% of household income in rent. (1 point)
HOUSING CHOICE VOUCHER
(P. 14-15)
Absolute Preference
Veteran/Surviving Spouse of Veterans
San Francisco District Attorney Referrals
Public Housing residents who have been approved for a priority or emergency transfer
Involuntary Displacement from San Francisco Residence (5 points)
Natural Disaster
Domestic Violence
Victim of Hate Crime
Government Action
Landlord Action (e.g. Ellis Act and no-fault evictions)
HOUSING CHOICE VOUCHER CONT.
Homeless Families in San Francisco (5 points)
Lacks a fixed regular, and adequate nighttime residence; and
Has a primary residence that is:
A supervised publicly or privately operated shelter or transitional housing residence
designed to provide temporary living accommodations; or
An institution that provides a temporary residence for an individual; or
A public or private place not designed for or ordinarily used as a regular sleeping
accommodation for human beings.
Homeless Seniors or Persons with Disabilities (5 points)
Lacks a fixed regular, and adequate nighttime residence; and
Has a primary residence that is:
A supervised publicly or privately operated shelter or transitional housing residence
designed to provide temporary living accommodations; or
An institution that provides a temporary residence for an individual; or
A public or private place not designed for or ordinarily used as a regular sleeping
accommodation for human beings.
Not Accessible
HOUSING CHOICE VOUCHER CONT.
Homeless Adult in San Francisco (3 points)
Lacks a fixed regular, and adequate nighttime residence; and
Has a primary residence that is:
A supervised publicly or privately operated shelter or transitional housing residence designed to provide temporary
living accommodations; or
An institution that provides a temporary residence for an individual; or
A public or private place not designed for or ordinarily used as a regular sleeping accommodation for human beings.
Substandard Non-Homeless in San Francisco (2 points)
Non-Homeless: A non-homeless family is living in substandard housing if their present unit meets any of the following criteria: it is
"dilapidated;" it does not have operable indoor plumbing; it does not have a usable flush toilet and a usable bathtub or shower inside
the unit for the exclusive use of the family; it does not have electricity, or has inadequate or unsafe electrical service; it does not have
a safe or adequate source of heat; it should, but does not have a kitchen, or it has been declared unfit for habitation by a government
agency. A housing unit is "dilapidated" if it does not provide safe and adequate shelter, and in its present condition endangers the
health, safety, or well-being of a family or it has one or more critical defects or a combination of intermediate defects in sufficient
number or extent to require considerable repair or rebuilding. The defects may have resulted from the original construction or from
continued neglect or lack of repair, or from serious damage to the structure. For purposes of this section, Single Room Occupancy
(SRO) units are not automatically considered substandard due to the lack of a kitchen and/or bathroom. SROs do not generally have
these features and are thus considered standard housing unless in dilapidated physical condition.
Resident in San Francisco Paying more than 70% of household income in rent. (1 points)
RECOMMENDATIONS:
 Changes made as a result of the RAB meetings:
 Conventional Housing Preference List:
 Homeless Senior or Person with Disability in San Francisco points raised from 3 to 5
 Added: Resident in San Francisco Paying more than 70% of household income in rent.
 Housing Choice Voucher Preference List:
 Resident in San Francisco Paying more than 70% of household income in rent. (decreased
from 2 to 1 point).
DOMESTIC VIOLENCE PREFERENCE
 Proposed Policy: No change to Domestic Violence classified under
“Involuntary Displacement.” Addition of Families currently in Domestic
Violence Shelters
 Concern: No public concern
 Support: Asian Women’s Shelter; Bay Area Legal Aid; Department of
the Status of Women.
 Analysis: None.
 Recommendation: The Housing Authority has vetted this addition
through the Public Process and will recommend its adoption.
PREFERENCE IN VOUCHER PROGRAM
FOR PH RESIDENTS AWAITING A
PRIORITY/EMERGENCY TRANSFER
 Proposed Policy: Addition of an Absolute Preference for those PH
residents awaiting priority/emergency transfers
 Concern: No public concern.
 Support: Department on the Status of Women
 Analysis: None.
 Recommendation: The Housing Authority has vetted this addition
through the Public Process and will recommend its adoption.
PREFERENCE FOR FAMILIES RESIDING
IN HSA FUNDED SHELTER OR ON THE
CENTRALIZED INTAKE AGENCY WAIT
LIST FOR FAMILY SHELTER
 Proposed Policy: No change to HSA funded shelter however proposed preference
no longer limits solely to HSA shelters and further expands criteria for homeless
families to include those families on the centralized waiting list for families
operated by Compass Connecting Point; Families with minor children in a
Domestic Violence shelter; Families living in a transitional housing residents and
Families with minor children in an SRO.
 Concern: None submitted.
 Analysis: The local preferences have been vetted through the Annual Plan Process
with the RAB, public and Community Partners. No concerns have been
submitted.
 Recommendation: The Housing Authority has vetted this addition through the
Public Process and will recommend its adoption.
10% DOWN FOR REPAYMENT
AGREEMENTS
 Proposed Policy: General Repayment Agreement requiring 10% down
(p. 37)
 Concern: Fear it may lead to more evictions and result in a higher rate
of family homelessness in San Francisco
 Comparable Housing Authorities in CA have similar or higher minimum
down payments ranging from 0 in Contra Costa County to 50% in Los
Angeles. The industry standard in California ranges from 10% - 25%.
All Housing Authorities researched have the discretion to waive the
down payment requirement including the SFHA’s proposed policy.
 Recommendation as of 06/28/12 meeting: approve proposed policy.
INFORMAL REVIEW FOR APPLICANTS
 Proposed Policy: States that no informal review will be offered when a
family is removed from the waitlist for failure to respond to
intake/eligibility letter. (pg. 25)
 Concern: Since family is provided one notice and families tend to move,
it appears punitive not to provide the applicant with an opportunity to be
placed back on the waitlist through the hearing process.
 Analysis: 24 C.F.R. 982.554: “The PHA must give an applicant an
opportunity for an informal review of the PHA decision denying
assistance to the applicant.”
 Recommendation: This language “therefore no informal hearing will be
offered” will be removed from the proposed language.
NO-SMOKING POLICY
 Proposed Policy: Integrate a No-Smoking Policy for Public Housing Sites
 Concern: There has been insufficient time to vet the policy.
 Support: The San Francisco Asthma Task Force has encouraged the SFHA
to approve a no-smoking policy and join the 230 Local Housing Authorities
that have adopted a 100% smoke free policy. The task force shared that in
2008 a nationwide survey of Housing Authorities showed that 48% had
smoking policies or restrictions in their developments compared to only 10%
in 2004.
 Analysis: HUD, state law, local law and industry standards encourage nosmoking policies as has been discussed at prior board meetings.
 Recommendation: The Housing Authority will not be recommending the
no-smoking policy during this years Annual Plan Process. However, the
Housing Authority will return to the Board once further vetting with
residents has occurred.
FAMILY BREAK UP
 Proposed Policy: Lists various factors that the SFHA will consider in
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determining which family members will continue to receive assistance. (p.
17 & 39)
Concern: That the family breakup policy should include family breakup
language from HUD’s recently published VAWA regulations, codified at 24
C.F.R. 982.315(a)(2).
Support: Department of Status of Women; National Housing Law Project;
Housing Rights Committee; Bay Area Legal Aid
Analysis: 24 C.F.R. 982.315 (a)(2) “If the family break-up results from an
occurrence of domestic violence, dating violence, or stalking as provided in
24 CFR part 5, subpart L, the PHA must ensure that the victim retains
assistance.”
Recommendation: The Housing Authority will integrate this suggestion in
the ACOP.
TRANSFERS
 Proposed Policy: Reduces categories from three to two: Emergency and
Routine. Introduces a five year wait before requesting a second transfer
except for emergency’s (p. 35).
 Concern: That the proposed language omits provisions that identify the
transfer procedure.
 Analysis: The Housing Authority has reviewed the current and proposed
policy in addition to various California Housing Authority Transfer
Policies for reference. The proposed policy meets the industry standard.
 Recommendation: The Housing Authority will recommend the proposed
policy to the Board of Commissioners. The Housing Authority will
clarify the procedures upon vote of the Board, which will include a
discussion of a Transfer Coordinator and how the transfer request will be
processed.
PUBLIC/RAB MEETINGS CONCLUDED

PHA RAB: 9 meetings

HCV RAB: 8 meetings

Community Partners: 10 meetings

Public Meeting: 2

Public Hearing: 1
QUESTIONS? COMMENTS?