Board of Commissioners Meeting - Home Forward · Christin Madden 503.802.8568 503.280.3719 503.802.8576 09 Authorization to Amend the Housing Authority of Portland’s By-laws to

Board Chair Lee Moore, third from right, represented Home Forward at the opening of the

Bud Clark Commons on June 2. He is joined by fellow speakers as they prepare to open the

gates to the day center at the building.

Board of Commissioners Meeting Location:

Multnomah County Building

501 SE Hawthorne Blvd.

Portland, Oregon Date & Time:

June 21, 2011

6:15 PM

homeforward.org

INDEX FOR ELECTRONICALLY DISTRIBUTED BOARD OF

COMMISSIONERS BOARD MEETING PACKET FOR

JUNE 21, 2011

PAGE 2 INDEX

PAGE 3 NOTIFICATION LETTER

PAGE 5 AGENDA/CONSENT CALENDAR

PAGE 8 MINUTES

PAGE 15 EXECUTIVE DIRECTORS REPORT

PAGE 19 STAFF REPORTS

PAGE 78 DASHBOARD REPORT

PAGE 82 RESOLUTIONS

Home Forward Board of Commissioners Packet June 2011

2

PUBLIC NOTICE:

Home Forward BOARD OF COMMISSIONERS

will meet on Tuesday, June 21, 2011

At 6:15 pm At the Multnomah County Building – Commission Room

501 SE Hawthorne Blvd, Portland


3

TO: COMMUNITY PARTNERS FROM: STEVE RUDMAN DATE: June 16, 2011 The Board of Commissioners of the Home Forward will meet on Tuesday, June 21, 2011 at the Multnomah County Building – Commission Room 501 SE Hawthorne Blvd, Portland at 6:15 P.M. The commission meeting is open to the public. The meeting site is accessible, and persons with disabilities may call 503-802-8423 or 503-802-8554 (TTY) for accommodations (e.g. assisted listening devices, sign language, and/or oral interpreter) by 12:00 pm (noon), Friday, June 17.


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BOARD OF COMMISSIONERS MEETING

MULTNOMAH COUNTY BUIMULTNOMAH COUNTY BUIMULTNOMAH COUNTY BUIMULTNOMAH COUNTY BUILDING LDING LDING LDING –––– BOARD ROOMBOARD ROOMBOARD ROOMBOARD ROOM

501 SE HAWTHORNE BLV501 SE HAWTHORNE BLV501 SE HAWTHORNE BLV501 SE HAWTHORNE BLVDDDD

PORTLAND, OREGONPORTLAND, OREGONPORTLAND, OREGONPORTLAND, OREGON

June 21, 2011 6:15 PMJune 21, 2011 6:15 PMJune 21, 2011 6:15 PMJune 21, 2011 6:15 PM INTRODUCTION AND WELCOME

PUBLIC COMMENT

General comments not pertaining to specific resolutions. Any public comment regarding a specific

resolution will be heard when the resolution is considered.

MEETING MINUTES (Consent Calendar/Minutes TAB)

Topic

Minutes of May 17, 2011 Board of Commissioners Meeting

CONSENT CALENDAR (Consent Calendar/Minutes TAB)

Following Resolutions:

11-06 Topic Presenter/POCPresenter/POCPresenter/POCPresenter/POC Phone #

01 Authorize Trust Indenture Simplification

for St. Johns Woods

Dianne Quast

Molly Rogers

503.802.8338

503.802.8437

02 Authorize Contract for Lexington Court

Siding Project

Mike Andrews

John Manson

503.802.8507

503.802.8511

03 Authorizing the Execution and Delivery of

the ROSS Family Grant to HUD

Michael Buonocore

Rosanne Marmor

503.802.8546

503.802.8406

04 Authorizing a Professional Services

Contract with Cascadia Behavioral Health

Care, Inc. for Case Management Services

at Bud Clark Commons

Dianne Quast

Rachael Duke

503.802.8338

503.280.4001

05 Authorizing the Use of Operating Reserves

to Pay Off Mortgage at Helen Swindells

Dianne Quast

Donna Kelley

503.802.8338

503.802.8485


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REPORTS / RESOLUTIONS

Following Resolutions:

11-06 Topic Presenter/POCPresenter/POCPresenter/POCPresenter/POC Phone #

REPORT Executive Director’s Report

(Exec Director TAB)

Steve Rudman 503.802.8455

06 Recognition of Commissioner Jeff Bachrach

Lee Moore

REPORT Welcome New Commissioner

David Kelleher

Lee Moore

07 Public Hearing and Authorization of

Amendment 1 to FY2012 Moving to Work

Plan

Betty Dominguez 503.802.8506

08 Authorization to Submit the FY2011

Moving to Work Report

Betty Dominguez 503.802.8506

REPORT Rent Assistance Program Update

Continued and GOALS Presentation

Dena Ford-Avery

Biljana Pajic

Christin Madden

503.802.8568

503.280.3719

503.802.8576

09 Authorization to Amend the Housing

Authority of Portland’s By-laws to Reflect

the New Name Home Forward

Steve Abel

10 Authorization to Approve the Hillsdale

Terrace Grant Agreement

Mike Andrews 503.802.8507

ADJOURN

EXECUTIVE SESSION

The Board of Commissioners of the Housing Authority of Portland may meet in Executive Session pursuant

to ORS 192.660(2). Only representatives of the news media and designated staff are allowed to attend.

News media and all other attendees are specifically directed not to disclose information that is the subject of

the session. No final decision will be made in the session.

THE NEXT MEETING OF THE BOARD OF COMMISSIONERS

The Board of Commissioners will meet Tuesday, July 19, 2011 at 6:15 PM. This meeting will take place at

the Multnomah County Building, 501 SE Hawthorne Blvd., Portland.


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CONSENT CALENDAR MINUTES


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BOARD OF COMMISSIONERS MEETING

HOUSING AUTHORITY OFHOUSING AUTHORITY OFHOUSING AUTHORITY OFHOUSING AUTHORITY OF PORTLANDPORTLANDPORTLANDPORTLAND

135 SW ASH STREET, P135 SW ASH STREET, P135 SW ASH STREET, P135 SW ASH STREET, PORTLAND, OR 97204ORTLAND, OR 97204ORTLAND, OR 97204ORTLAND, OR 97204

May 17, 2011May 17, 2011May 17, 2011May 17, 2011

COMMISSIONERS PRESENT

Chair Lee Moore, Vice Chair Harriet Cormack, Vice Chair Shelli Romero, and Commissioners Jeff Bachrach,

Gretchen Kafoury, Brian Lessler, Amie Pico and Jim Smith

STAFF PRESENT

Steve Rudman, Katie Such, Mike Andrews, Martha Armstrong, April Berg, Peter Beyer, Brad Bohlin, Michael

Buonocore, Keri Ann Carter, Kendra Castaldo, Rachel Devlin, Betty Dominguez, Rachael Duke, Dena Ford-

Avery, Rebecca Gabriel, John Keating, Jeff Klatke, John Manson, Shelley Marchesi, Biljana Pajic, Dianne

Quast, Jill Riddle, Ian Slingerland, Melissa Sonsalla, Celia Strauss, Heather Weitman

COUNSEL PRESENT

Steve Abel

Chair Lee Moore called the meeting to order at 6:15 PM. He welcomed all to the Bud Clark Commons.

PUBLIC COMMENT

Susan Emmons, of Northwest Pilot Project, offered her thanks to departing Deputy Executive Director Katie

Such for all she’s done in her time at HAP.

MEETING MINUTES

Minutes of April 19, 2011

Chair Lee Moore asked for a motion to adopt the minutes of the April 19, 2011, Board of Commissioners

Meeting. Commissioner Lessler moved to adopt the minutes; Vice Chair Cormack seconded the motion.

The vote was as follows:

Chair Lee Moore – Aye

Vice Chair Harriet Cormack – Aye

Vice Chair Shelli Romero – Abstained

Commissioner Jeff Bachrach – Aye

Commissioner Gretchen Kafoury – Aye

Commissioner Brian Lessler – Aye

Commissioner Amie Pico – Aye

Commissioner Jim Smith – Aye

REPORT

Executive Director’s Report

Executive Director Steve Rudman welcomed everyone to the Bud Clark Commons. The evening’s agenda

would begin with the resolution to adopt the new name and identity. Rudman said the unveiling of the name


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had begun that morning at 8:30, with jurisdictional partners, and had continued into the afternoon with an all

staff meeting.

Dianne Quast and Rachael Duke would present a report on managing the Bud Clark Commons and the

building’s admissions policy. The building opens on June 2nd, and will be operational by the end of the

month. Rudman commended the work by Real Estate Operations, Rent Assistance, and Development &

Community Revitalization in their contributions to the Bud Clark Commons.

Lastly, the agenda would include an update on initiatives in rent assistance, and an update from Michael

Buonocore and Dianne Quast about the recent shooting incident at New Columbia.

RESOLUTION 11-05-01

Rebranding Initiative

Shelley Marchesi and Bill Chiaravalle of Brand Navigation presented the resolution to the Board. Chiaravalle

provided the background for the work that’s gone into the name change, including interviews, surveys,

research and work sessions to choose from over 100 possible names. Visual identity has now been

established, and work on implementation and production will begin.

Chiaravalle described the separate aspects of the new name. The goal was to convey a balance of both

missional and descriptive aspects of the organization. “Home” is the key word, and by combining it with

“forward”, it gives a sense of aspiration. The visual identity is a flourishing home and the colors blue and

green are meant to convey stability and vitality. We also developed the tagline “hope. access. potential.”

bolding the first letters to harken back to HAP.

Rudman said the name change is not driven by geography and is more accurate about who the organization

is. He said the new name honors 70 years of tradition of HAP, providing homes to hundreds of thousands of

households.

Chair Moore asked the Resident Advisory Committee members in attendance to introduce themselves.

Martha Perez, Terry McLain, Dane Pikkola and Darrell LaVallee were the committee members present.

Commissioner Lessler brought a message from Treasurer Widmark, who was unable to attend the meeting.

Treasurer Widmark wanted to thank everyone who participated in the name change process and say that, as

a representative of the City of Gresham, the City was very appreciative of acknowledging the broader scope

of our mission across Multnomah County.

Chair Moore then read the resolution aloud and asked for a motion to adopt. Vice Chair Romero moved to

adopt the resolution. Commissioner Pico seconded the motion.




Vice Chair Shelli Romero – Aye







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REPORT

Bud Clark Commons Housing Program

Dianne Quast and Rachael Duke presented the report to the Board. Joining them was Heather Lyons from

the Corporation of Supportive Housing, who’s acting as a consultant on property management for the Bud

Clark Commons. Quast said that the building, a project which began in 2007, is now nearly complete and

will have 130 units of housing specifically dedicated to vulnerable homeless people. Given the focus on this

population, the vulnerability index was used to screen potential clients.

Duke said the vulnerability index is a very specific tool used by partners at four different clinics to interview

potential residents of the Bud Clark Commons. The tool assesses high levels of vulnerability and looks at

different personal aspects, including survival skills, mental health and substance abuse. Duke said the

building will house people who are still using drugs and alcohol, as well as some who are in recovery and

some who are working toward recovery. Lease enforcement will be based on behavior and substance use in

public areas or illegal behavior which will not be tolerated in the building.

Duke said the harm reduction management model being used is not uncommon for this type of population.

The goal is to house residents who are most vulnerable and need the resources the most. Quast said the

admissions process will be different for the building: along with use of the vulnerability index, criminal

background checks are different and there will be no landlord reference required.

Vice Chair Cormack referenced an article in the Portland Tribune, which described the distress and trauma in

moving from the streets into housing. She asked if other cities had a sense of turnover and morbidity. Duke

said Seattle didn’t keep those statistics. She said we expect some turnover, hopefully when people make

improvements and choose to move to different housing. Staff will be very involved, with monthly unit

inspections and closely monitoring guests.

Lyons said that turnover is common when a building is new, as culture develops, and that she wasn’t

concerned about that. She said part of the support work at the building would be offering activities and

support for tenants to not engage in unhealthy activities, which would improve the transition.

Chair Moore asked if there was a plan for data collection, and if program baselines and objectives had been

established. Quast said we are working with the City to find funding for research. Success will look very

different for each client, so there will be individual plans and individual support. Duke said we have also

applied for a grant from HUD to participate in a study and evaluation through Portland State University.

Chair Moore and Commissioner Lessler asked if it would be a goal for residents to transition to less

expensive housing, to make room for other people in need. Duke said we want to encourage residents to

make that decision to move on, although it’s not the primary goal. Quast said the transfer policy will be

different, so that we have a way to move residents to more traditional public housing when they’re ready.

Commissioner Lessler asked if there would be tolerance on site for drug or alcohol abuse. Quast said that

because we are using federal dollars for subsidy, we simply don’t ask if applicants are using alcohol or

drugs. If they say they are, we can’t house them, because of federal regulations. Duke said that if abuse

becomes a lease issue, it could result in eviction.

Commissioner Pico asked what the average cost per person for this housing is. Duke said that she would

calculate and report to the Board the cost per person for this housing.


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Commissioner Bachrach asked what the transfer policy would be. Quast said if a resident requests a

transfer, they would be re-evaluated to see if they met standard public housing criteria, and if they’ve been in

good standing for twelve months. If so, they’ll be placed on a waitlist, even if that waitlist is technically

closed.

Commissioner Bachrach asked if the policy would encourage healthy people to move out of the building.

Lyons said only a small percentage will become healthy and stable enough to move somewhere with less

services. The role of the building will be permanent housing. Staff should encourage residents to be

healthy, but artificial timelines for moving out do not offer the best support.

RESOLUTION 11-05-02

Authorize Revisions to the Admissions and Continued Occupancy Policy at Bud Clark Commons

Commissioner Kafoury moved to adopt the resolution. Commissioner Pico seconded the motion.










REPORT

Rent Assistance – Special Programs Update

Jill Riddle and Rent Assistance staff presented the report to the Board. In May, Rent Assistance served

9,400 households, through traditional and non-traditional assistance. This includes tenant-based vouchers,

project-based vouchers, short term rent assistance and other initiatives.

Ian Slingerland provided an update on the short-term rent assistance (STRA) program. STRA includes

emergency hotel vouchers and up to two years of rent assistance for households. This year the program is

on pace to serve 2,300 households. 57% of recipients are families with children, and 21% are homeless

when they receive assistance. Slingerland said there was a small dip in housing retention rates this year,

possibly related to the economy and a constricted rental market, but 12 month retention rates stayed above

the 70% goal.

Recovery Act funding for STRA will end in July 2011. Funding commitments from the City of Portland,

Multnomah County and HAP have all increased in an effort to match the Recovery Act funding that will be

lost. Commissioner Kafoury asked Slingerland to include a summary source of funds and budget the next

time he provides an update.

Commissioner Bachrach said the numbers for STRA were impressive and that he believed this is a very

cost-effective way to serve the community. He hoped HAP and the community would be able to find

additional funding.

Slingerland also provided an update on the Shelter Plus Care program. This program is funded by HUD, and

rent assistance is matched with services from a partner provider. We are currently funded at a little more

than 4 million dollars, and projected to serve about 540 households this year.


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Biljana Pajic provided an update on the GOALS program, HAP’s traditional Family Self Sufficiency (FSS)

program. Participants sign a contract for 5 years, spend time with a coordinator to develop a plan, and

leave subsidized housing to access their escrow account. The program currently serves 282 families.

Over the last two years, 491 families have been served. 98 participants have graduated and 15 have

purchased a home. Average escrow disbursement was $7,500, and average earned income increased from

$8,000 at entry to over $22,000 at graduation. HAP is working on further strategies to reach 4,000 additional

work-focused families.

Rachel Devlin and Brad Bohlin spoke about employment and training programs. First, HAP received funding

from the Paul Allen Foundation for 35 enrollees in employment and training programs. The program has a

focus on participants interested in either health care or administrative careers. Since January, 33 have

enrolled and 18 participants have essentially finished the core part of the program. 50% have become

employed and average a 50% increase in incomes.

The second program is a partnership with Multnomah County, the Department of Human Services and

WorkSystems Inc. With plans to serve 300 families, HAP will provide rent assistance, the County will provide

some case management and WorkSystems Inc. will set aside resources. Those receiving TANF benefits will

have a special coordinator through DHS. Devlin said 78 have enrolled so far and already 14% have found

employment.

Bohlin said the goal of the employment programs is to provide intensive customized support and encourage

clients to utilize the services they have access to. He told the story of one participant, a single mother who

was unable to find a living wage job and feeling frustrated. After working with staff and creating a plan, she

applied for a position at a health clinic and was hired. She’s already received a raise in wage to $16 an hour,

and is receiving full benefits.

Given time restraints, Steve Rudman asked the Rent Assistance department to finish their report at a future

meeting.

Report

Briefing on New Columbia.

Michael Buonocore and Dianne Quast provided a memo and briefing on a recent incident at New Columbia,

where a young man was shot and killed. The man was the son of a resident, and brother to four siblings in

the household.

Guardian Management staff have responded promptly, and resident services staff are on site providing

support to the community. Portland Police Bureau responded quickly with increased controls and gang

outreach.

There will be an expanded New Columbia community meeting on May 18th and staff are encouraging

residents to attend. Portland Police and the City’s Director of Public Safety are also expected to attend.

RESOLUTION 11-05-03

Recognition of Catherine Such, Deputy Executive Director

Chair Moore introduced the resolution, recognizing the service of Catherine Such, departing Deputy

Executive Director. Commissioner Bachrach said it was a delightful experience working with Such as both a

Board member and as Deputy Executive Director. Commissioner Lessler thanked Such for her assistance


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when he was a new Board member. Chair Moore said Such had brought a good heart and a certain human-

ness to the organization, as well as the ability to talk about program issues and private sector business. He

said she will be missed immensely.

Chair Moore read the resolution aloud and asked for a motion to adopt. Commissioner Bachrach moved to

adopt the resolution. Commissioner Kafoury seconded the motion.










Such expressed her appreciation of the recognition and the kind words.

ADJOURN

There being no further business, Chair Moore adjourned the meeting at 8:30 PM.

EXECUTIVE SESSION

Following adjournment, the Board of Commissioners of the Housing Authority of Portland did meet in

Executive Session pursuant to ORS 192.660(2).

Attached to the Official Minutes of the Housing Authority of Portland are all Resolutions adopted at

this meeting, together with copies of memoranda and material submitted to the Commissioners and

considered by them when adopting the foregoing resolutions. A taped recording of the proceedings

is also kept on file.

Celia M. Strauss

Recorder, on behalf of

Steven D. Rudman, Secretary

ADOPTED: JUNE 21, 20ADOPTED: JUNE 21, 20ADOPTED: JUNE 21, 20ADOPTED: JUNE 21, 2011111111

Attest:Attest:Attest:Attest: Home Forward:Home Forward:Home Forward:Home Forward:

Steven D. Rudman, Secretary Lee E. Moore, Sr., Chair


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EXECUTIVE

DIRECTOR’S

REPORT


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MEMORANDUM

To: Board of Commissioners

From: Steve Rudman

Date: June 21, 2011

Subject: Executive Director’s Report

What a month it’s been for Home Forward: we launched our new name, received news of a

third HOPE VI grant, and opened the Bud Clark Commons all within ten days. I can’t think of

a time when more good things happened in such a short period. I want to thank the board for

their support through this whirlwind of activity. Chair Moore provided just the right touch as

he helped us launch our new identity and then represented Home Forward at the Bud Clark

Commons opening, and Vice Chair Cormack enthusiastically received the $18.5 million “big”

check from HUD at the press conference on the HOPE VI grant.

Last week, Lee and Harriet visited Portland City Hall to support the City Council’s

appointment of David Kelleher to our board. The city commissioners also approved Home

Forward Commissioner Kafoury’s reappointment and helped us say good-bye to Jeff

Bachrach, who is leaving our board this month.

Those of you who haven’t yet had the chance to work with David Kelleher will find him an

outstanding addition to our board. He is a founder and a principle of ACME Consulting, one

of the fastest growing firms in Oregon. We tapped ACME several years ago as we were

puzzling through business options through a period of steep declines in federal funding, and

David and his team did an excellent job for us. Along with the knowledge of Home Forward

he gained through this assignment, he brings a passion for community involvement, serving

on the boards of the MS Society of Oregon, Janus Youth Projects, and Junior Achievement.

Commissioner Bachrach leaves us after nine years of thoughtful, dedicated service. Jeff was

a strong voice for taxpayers on the board, always asking us to consider alternatives that

would be just as effective at less cost. He came prepared for every discussion, and never

shied from asking tough questions. His development background was invaluable. He was

chair during the Humboldt Gardens redevelopment and helped guide a project that has been a

success by every measure. Over the years, his advocacy for the people participating in our

different programs grew both in depth and nuance. We will miss his frankness, his incisive

analysis, and his concern for our mission.


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Finally, I want to thank Gretchen for re-upping. Gretchen’s experience in the political and

government arenas, her deep roots in affordable housing, and her unrelenting focus on how

the work we do benefits our residents make her a treasured member of our board.

June Board Business

This month, we are asking you to approve an amendment to our Moving to Work plan, as well

as our annual Moving to Work report. Our Rent Assistance staff returns to finish the update

they started last month. And we have two pieces of business related to recent events: a by-

law amendment to reflect our new name and authorization to approve the Hillsdale Terrace

HOPE VI agreement from HUD.

Moving to Work

The amendment to our Moving to Work plan covers small changes that concern rent reform

implementation and an additional exception to the competitive process for awarding project-

based vouchers, as well as a new request. The new item involves allowing partners

administering rent assistance programs other than Section 8, such as Short Term Rent

Assistance and Agency-based Assistance, to conduct their own inspections rather than have

Home Forward conduct them. In addition, we are asking that these inspections meet

habitability standards and requirements mandated by HUD’s Homelessness Prevention and

Rapid Rehousing program rather than the Section 8 Housing Quality Standards. Allowing our

partners to conduct these inspections in this manner will ensure housing standards are met

while relieving Home Forward of the cost in staff time for the inspections we had been

providing.

You will find detail on the smaller changes in your board materials, along with our MTW

Annual Report. I encourage you, as always, to spend time with the report. This year’s report

is a tapestry of activity that wouldn’t be possible without our Moving to Work status.

Rent Assistance Report

Our Rent Assistance staff returns in June to finish updating you on program results. Dena

Ford-Avery will report on our project-based Section 8 program, and Biljana Pajic will address

the GOALS family self-sufficiency program.

Project-based Section 8 continues to be one of the most important building blocks we have

for extending Home Forward’s reach by helping our partners house people who have

significant barriers to finding a home. Under Jill Riddle’s guidance and Dena’s leadership, we

have worked successfully with our partners to improve their use of the program from several

different perspectives.

Looking at GOALS, we have helped more than 450 families graduate from this long-standing

and well-running program over the past five years. We’ve asked one of our graduates,

Christin Madden, to join Biljana and tell her story. You will find Christin, who is a Home


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Forward employee, to be a very eloquent and moving spokesperson for the benefits of this

program.

By-laws Change for New Name

As part of our implementation of our new name, general counsel Steve Abel has

recommended the board amend the organizational by-laws to reflect the change. Taking that

legal step also will give us necessary documentation as we work with financial partners on

their requirements for memorializing the change.

The by-laws change is just one of a multitude of activities we have underway in our rolling

implementation. You’ll notice that our board materials have a new look, as does our e-

newsletter, and various other communications pieces. I’m very pleased to report that our

employees have embraced the change with enthusiasm and are doing a great job supporting

our implementation.

Reaction from stakeholders also has been positive. I’ve received emails from Portland, the

region, and as far away as Boston and Washington, D.C. commending us for taking this step.

Home Forward as a name makes sense to people, and our new look is proving to be very

appealing. There also is some acknowledgement that “housing authority” as a label may

never be able to overcome the negative perceptions some attach to it.

The news events of the last month were a happy coincidence in timing that has helped our

launch. While the change itself didn’t get much coverage, the media routinely used Home

Forward in the many stories that involved us, noting that this is the new name for the Housing

Authority of Portland.

We’re Moving on Hillsdale Terrace

By approving the Hillsdale Terrace HOPE VI grant agreement, you are starting the countdown

on this critical redevelopment. Work is underway throughout the agency in preparation for a

busy summer in Southwest Portland. We are readying ourselves for helping residents

relocate, reconvening a Community Advisory Committee, and starting work with our design

team on the first steps towards the final design for the new community. There’s a great sense

of enthusiasm among all involved. They realize that this is our last HOPE VI project and want

it to be the best ever.

Upcoming Events

The July board work session will be here at Home Forward at 5:00 PM on Wednesday, July 6,

and the board meeting will be on July 19 at 6:15 at the Multnomah County. If you are so

inclined on what I hope will be a beautiful Portland Saturday, please join Mayor Adams and

Chair Moore on June 25 at Noon for the dedication of the new Village Market at New

Columbia.

Finally, we are hoping to give you a much needed respite from Home Forward business and

forgo both the work session and the board meeting in August.


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STAFF REPORTS


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MEMORANDUM


From: Biljana Pajic, GOALS Program Supervisor

Jill Riddle, Rent Assistance Director

Date: June 21, 2011

Subject: GOALS Program Update

The GOALS program (Greater Opportunities to Advance, Learn and Succeed) helps families move

toward independence. The program is being administered and operated using HUD traditional Family

Self Sufficiency (FSS) requirements and regulations, as well as coordinator funding. The GOALS (FSS)

model takes a holistic approach to helping families raise earned income, leave public assistance, and

become economically independent. The GOALS program has two primary components: escrow

account, and program coordinators which provide light case management assist with goal setting and

encourage and inform participants regarding services within the community. GOALS coordinators work

with community partners to help families build assets and make progress toward self-sufficiency.

The concept of an escrow account is especially powerful. It provides an economic incentive to increase

earnings because it rewards work. It also represents an approach to poverty reduction based on asset

building. Based on a recent national study, the average escrow account balance since 2009 was $5,294

for program graduates; while an average escrow graduation disbursement from Home Forward GOALS

graduates was $7,512.00. In addition to the escrow account, GOALS participants have an opportunity

to participate in the Individual Development Account (IDA), a matched savings account which enables

families to save and build assets. These IDAs may be used for homeownership or post-secondary

education and we currently have 50 families participating in the IDA match program.

Over the past five years Home Forward has helped 456 families graduate from the GOALS program and

we have invited one of the graduates here to share her story with you. Christin Madden, a recent

GOALS program graduate, will share her personal experience related to participation in the GOALS

program, which led her to achieving her goals and becoming economically independent.


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H Project Name Units 2008 2009 2010 2011

Morrison PBA 30 97.8% 99.2% 99.7% 98.7%Foster/Musolf 77 87.2% 97.8% 98.8% 99.5%Mainstream PBA 25 61.3% 61.5% 98.0% 99.2%12th Ave Terrace 118 98.7% 97.2% 97.7% 97.3%Cambridge Court 20 54.6% 88.3% 97.9% 98.0%The Jeffrey PBA 30 70.0% 88.1% 93.6% 90.0%Esperanza Court PBA 14 46.4% 99.4% 97.6% 98.6%Broadway Vantage 15 60.0% 98.9% 96.7% 97.3%Clark Center Annex PBA 10 98.3% 99.2% 95.0% 92.0%Leander Court PBA 11 96.2% 88.6% 99.2% 100.0%Patton Park Apartments 12 89.8% 95.1% 98.3%The Watershed PBA 40 92.9% 98.8% 99.4% 99.5%Pine Street PBA 1 100.0% 100.0% 100.0% 100.0%Midland Commons Emerson Corner 22 82.2% 87.1% 95.1% 96.4%Springwater Commons PBA 9 97.2% 100.0% 97.2% 100.0%Green Tree Court PBA 7 89.6% 93.8% 88.4% 91.4%Howard House PBA 12 96.5% 95.8% 100.0% 100.0%Hotel Alder PBA 35 92.4% 94.0% 92.1% 92.0%Village at the Headwaters PBA 14 99.4% 97.0% 98.2% 100.0%Lincoln Woods PBA 14 98.8% 99.4% 95.2% 97.1%Arbor Glen Apartments PBA 20 87.0% 97.9% 95.4% 98.0%Ritzdorf PBA 22 97.7% 99.6% 98.5% 99.1%Lents/Beyer/CS PBA 23 97.1% 97.5% 96.0% 97.4%Gladstone/Village Ct PBA 5 80.0% 80.0% 96.7% 100.0%Fountain Place PBA 20 97.1% 98.8% 97.5% 94.0%Kafoury PBA 11 54.5% 78.0% 100.0% 96.4%Rockwood Station PBA 20 94.2% 91.7% 92.5% 98.0%Hamilton/Pearl Ct PBA 5 111.1% 110.0% 100.0% 100.0%Clinton Ridge PBA 8 91.7% 112.5% 99.0% 90.0%Interstate Crossing PBA 11 86.4% 91.7% 94.7% 89.1%Hewitt Pl/Village Sq PBA 8 96.9% 85.4% 95.8% 100.0%Emerson Court PBA 4 79.2% 100.0% 95.8% 100.0%West Gresham PBA 25 93.3% 95.3% 99.0% 96.8%Willow Tree PBA 3 94.4% 91.7% 94.4% 100.0%Kateri Park PBA 20 79.4% 66.7% 97.1% 100.0%Westshore PBA 6 83.3% 100.0% 100.0%Fenwick PBA 8 100.0% 99.0% 100.0% 100.0%8 NW 8th PBA 47 88.7% 87.0% 90.2% 97.0%Station Place PBA 76 99.3% 98.8% 98.9% 99.5%Cornerstone PBA 4 95.8% 95.8% 85.4% 95.0%Miraflores PBA 8 80.0% 100.0% 95.0%Sacred Heart PBA 12 100.0% 100.0% 100.0%Sandy PBA 14 85.7% 98.6%Shaver Green PBA 8 100.0% 100.0% 100.0%Madrona Studios PBA 25 100.0% 92.3%Eastgate Station Apts PBA 20 87.0% 100.0%James Hawthorne Apts PBA 9 100% 95.6%Martha Washington PBA 45 87% 100%Villa de Suenos PBAClifford Apartments PBA 15 86.7%Mayfield PBA 6 100.0% 97.2% 100.0% 100.0%Victoria Inn PBA 15 93.3% 98.3% 97.2% 98.7%Rose CDC Scattered PBA 6 100.0% 113.9% 100.0% 100.0%Patton Home PBA 16 98.4% 98.4% 99.0% 98.8%PCRI Scattered PBA 27 81.3% 90.0% 78.0% 90.4%Fairfield PBA 100.0% 83.3%Clara Vista PBA 46 93.3% 91.1% 95.7% 99.1%Tistila/Nelson PBA 9 100.0% 94.4% 87.0% 93.3%Ash Creek Commons PBA 5 98.3% 100.0% 91.7% 100.0%New Columbia PBA 73 95.1% 96.1% 96.9% 96.4%

TOTALS 1,221 90.1% 92.6% 96.2% 97.4%Project Based Vouchers 2008 - 2011 Occupancy ReportHome Forward Board of Commissioners Packet June 2011

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Table # 1 Home Forward Project Based Voucher 2008 - 2011 Occupancy Report

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Table #2

Unit Size (# of bedrooms) 0 - 1 2 3 - 6 Totals

# of Households 844 175 170 1,189Average Household Size 1.06 2.64 5.69 1.95# Children under 18 23 251 657 931Average Gross Annual Income $7,708 $8,700 $14,204 $8,783Percent Disabled Heads 61.4% 14.3% 6.5% 46.6%

Percent Elderly Heads (>=62 yrs) 30.5% 3.4% 0.0% 22.1%

Percent Elderly & Disabled Heads 18.1% 2.9% 0.0% 13.3%

Percent Zero Income Households 16.35% 4.00% 0.01% 12.62%

Table # 1

Table #2

Data is as of May 1, 2011.

Highlighted cells are less than 90% occupied for year.Only 2 projects are less than 90% occupied for 2011 (January through May). The Clifford Apartments were new in March 2011 and have been at 100% in April and May.

Twelve households have 10 or 11 members.

Project Based Vouchers


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Home Forward Board of Commissioners Lee Moore, Chair Harriet Cormack, Vice Chair Shelli Romero, Vice Chair David Widmark, Treasurer Jeff Bachrach, Commissioner Gretchen Kafoury, Commissioner Brian Lessler, Commissioner Amie Pico, Commissioner James Smith, Commissioner Home Forward Executive Staff Steve Rudman, Executive Director Michael Andrews, Director, Development and Community Revitalization Rebecca Gabriel, Director, Business Services Shelley Marchesi, Director, Public Affairs Dianne Quast, Director, Real Estate Operations Jill Riddle, Director, Rent Assistance Todd Salvo, Chief Financial Officer Home Forward Moving to Work Staff Betty Dominguez, Policy and Planning Program Director Melissa Sonsalla, Project Coordinator


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Table of Contents

I. Introduction ....................................................................................................................................................................................... 01

Introduction & Overview .......................................................................................................................................................... 01

II. General Housing Authority Operating Information ........................................................................................................................ 03

A. Housing Stock Information ................................................................................................................................................. 03

B. Leasing Information ............................................................................................................................................................. 09

C. Waiting List Information ...................................................................................................................................................... 11

III. Non-MTW Related Housing Authority Information ...................................................................................................................... 13

IV. Long-Term MTW Plan ..................................................................................................................................................................... 14

V. Proposed MTW Activities ................................................................................................................................................................. 15

FY2011-P3: Use of mixed-finance flexibilities for public housing preservation ..................................................................... 15

FY2011-P5: Subsidy change to preserve public housing units .............................................................................................. 15

FY2011-P6: Redevelopment of Hillsdale Terrace ................................................................................................................... 16

VI. Ongoing MTW Activities .................................................................................................................................................................. 17

FY2011-P1: Alternative rents at Rockwood Station, Martha Washington and the Jeffrey ..................................................... 17

FY2011-P2: Change in public housing utility allowance adjustments .................................................................................... 19

FY2011-P4: Modified contract rent determinations and payment standard adjustments ..................................................... 20

FY2011-O1: Opportunity Housing Initiative ............................................................................................................................ 20

FY2011-O2: Biennial reviews – Rent Reform Activity ............................................................................................................. 25

FY2011-O3: Simplified administrative procedures – Rent Reform Activity ............................................................................ 27

FY2011-O4: Biennial inspections ............................................................................................................................................ 29


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FY2011-O5: Agency-based rent assistance project with local non-profits ............................................................................ 31

FY2011-O6: Measures to improve the rate of voucher holders who successfully lease up .................................................. 35

FY2011-O7: Limits for zero-subsidy participants ................................................................................................................... 37

FY2011-O8: Project-based vouchers: exceeding the limit of 25% per building .................................................................... 38

FY2011-O9: Family eligibility for project-based voucher assistance ...................................................................................... 39

FY2011-O10: Project-based vouchers: site-based waitlists and restrictions on tenant-based preference .......................... 40

FY2011-O11: Bud Clark Commons development (formerly known as Resource Access Center) ......................................... 41

FY2011-O12: MTW flexibilities to increase subsidized housing opportunities ....................................................................... 42

VII. Sources and Uses of Funding ....................................................................................................................................................... 43

A. Sources and Uses of MTW Funds ...................................................................................................................................... 43

B. Sources and Uses of State & Local Funds ......................................................................................................................... 44

C. Sources and Uses of COCC ............................................................................................................................................... 44

D. Alternative Fee and/or Cost Allocations ............................................................................................................................. 45

E. Use of Single-Fund Flexibility .............................................................................................................................................. 45

VIII. Administrative ................................................................................................................................................................................ 46

A. Correction of Observed Deficiencies .................................................................................................................................. 46

B. Agency-Directed Evaluations .............................................................................................................................................. 46

C. Performance and Evaluation Report ................................................................................................................................... 47

D. Certifications / Board Resolution ........................................................................................................................................ xx


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Page 1 Home Forward Moving to Work Annual Report – FY2011

I. Introduction

Moving to Work (MTW) is a demonstration program that offers public housing authorities (PHAs) the opportunity to design and test innovative, locally-designed housing and self-sufficiency strategies for low income families by allowing exemptions from existing public housing and tenant-based Housing Choice Voucher rules. The program also permits PHAs to combine operating, capital, and tenant-based assistance funds into a single agency-wide funding source, as approved by HUD. The purposes of the MTW program are to give PHAs and HUD the flexibility to design and test various approaches for providing and administering housing assistance that accomplish three primary goals:

• Reduce cost and achieve greater cost effectiveness in Federal expenditures; • Give incentives to families with children where the head of household is working, is seeking work, or is

preparing for work by participating in job training, educational programs, or programs that assist people to obtain employment and become economically self-sufficient; and

• Increase housing choices for low-income families.

Home Forward, the new name for the Housing Authority of Portland, has been designated an MTW agency since 1998. In 2009 we signed a new agreement with HUD that will ensure our participation in the program until 2018, providing a long horizon to implement, test, and assess new initiatives and approaches to our work in support of the MTW program’s goals. Overview of the Agency’s ongoing MTW goals and objectives In FY2011 Home Forward made significant progress in advancing our goal of providing new, and maximizing existing, opportunities for our residents to achieve the principles of Moving to Work: accessing housing, achieving stability and progressing to self-sufficiency. We embarked on an ambitious strategic planning process, which culminated in the identification of several strategic directions and guiding principles that will serve to shape and lead much of our work in the coming years. In partnership with our many community stakeholders we continued the complex process of modeling what wholesale rent reform would look like and arrived at a finished plan that traverses both public housing residents and Section 8 participants, and which was subsequently integrated into our FY2012 MTW Plan. Additionally, a number of smaller-scale rent reform activities such as alternate rent calculations for public housing and changes in public housing utility allowance determinations were successfully implemented in this Plan year at a limited number of sites. As this annual report will show, our varied and numerous ongoing activities continue to show success in meeting their specific targets and the MTW principles in general.


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Page 2

Overview of the Agency’s MTW Activities Page 17 FY2011-P1: Alternative rents at Rockwood Station,

Martha Washington and the Jeffrey At public housing units for these three sites, Home Forward calculates the rents using a simplified method.

Page 35 FY2011-O6: Measures to improve the rate of voucher holders who successfully lease up

Home Forward has implemented a variety of measures to improve landlord acceptance of Section 8 vouchers in the community.

Page 19 FY2011-P2: Change in public housing utility allowance adjustments

Public housing adopted the Section 8 methodology of utility allowance calculation, adjustments and implementation.

Page 37 FY2011-O7: Limits for zero-subsidy participants

Home Forward has implemented limits for families that have a pattern of lowering their income after subsidy ends.

Page 20 FY2011-P4: Modified contract rent determinations and payment standard adjustments

Home Forward revised the policy on the application of payment standards for project-based voucher participants.

Page 38 FY2011-O8: Project-based vouchers: exceeding the limit of 25% per building

Home Forward may allow project-based vouchers to be awarded to more than 25% of units in a given complex.

Page 21 FY2011-O1: Opportunity Housing Initiative

Home Forward operates three site-based and a DHS Voucher OHI self-sufficiency program.

Page 39 FY2011-O9: Family eligibility for project-based voucher assistance

Screening and eligibility requirements at certain project-based voucher properties may differ from traditional criteria.

Page 25 FY2011-O2: Biennial reviews

All MTW voucher holders in Section 8, and elderly/disabled residents in public housing are on a biennial review schedule.

Page 40 FY2011-O10: Project-based vouchers: site-based waitlists and restrictions on tenant-based preference

PBV buildings may maintain their own waitlists. PBV households do not receive a tenant-based voucher preference.

Page 27 FY2011-O3: Simplified administrative procedures

Home Forward has implemented several measures to relieve administrative burden and reduce intrusiveness.

Page 41 FY2011-O11: Bud Clark Commons development (formerly known as Resource Access Center)

This project, designed to serve homeless households, has modified screening and eligibility criteria.

Page 29 FY2011-O4: Biennial inspections

Home Forward conducts biennial inspections for qualifying Section 8 households.

Page 42 FY2011-O12: MTW flexibilities to increase subsidized housing opportunities

Home Forward exceeds the 25% PBV limit at the Martha Washington and The Jeffrey.

Page 31 FY2011-O5: Agency-based rent assistance project with local non-profits

Home Forward has allocated a small pool of rent assistance funds to be administered by non-profit partners.


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II. General Housing Authority Operating Information A. Housing Stock Information Number of public housing units at the end of FY2011 Elderly/Disabled Units 1,244 Family Units 1,305 Total 2,549 Change in number of public housing units in FY2011 Units added during FY2011 36 Units removed during FY2011 (26) Cumulative Change +10 (0.4%) Breakdown of Public Housing Units at the end of FY2011

Bedroom Size Total

Households Studio/ 1

BR 2BR 3BR 4+BR Elderly/Disabled Units 1,238 6 0 0 1,244Family Units 309 522 401 73 1,305Total 1,547 528 401 73 2,549

Units added in FY2011

Development Description Units Martha Washington The Jeffrey

Studio & one bedroom units One bedroom units

25 11

Total Units added in FY2011 36 units Planned vs. actual changes to housing units: Only 11 of the planned 20 units at The Jeffrey were leased in FY2011. These planned 20 units are the result of public housing subsidy being placed at an existing site; however, most of the non-subsidized units are inhabited by Section 8 voucher holders. Adding public housing subsidy to a unit would require the resident to give up their Section 8 voucher. As a result, we are gradually adding the public housing units as residents move out. We plan to have all 20 public housing units in place by the end of FY2012.


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Page 4

FY2011 Capital Expenditures

Community Activity ARRA Scattered

Sites Capital Fund

% of Cap Fund

Total Expended

% of Total Expended

Alderwood Plumbing & electrical upgrades, new flooring,

new furnaces, energy upgrades, kitchen &

bath renovations, door upgrades

$50,987 -- $968,051 13.00% $1,019,038 7.35%

Powellhurst Plumbing & electrical upgrades, new flooring,

new furnaces, energy upgrades, kitchen &

bath renovations, door upgrades

49,867 -- 1,697,897 22.82% $1,747,764 12.60%

Demar Downs Plumbing & electrical upgrades, new flooring,

energy upgrades, kitchen & bath renovations,

new playground equipment, site repairs

810,152 45,328 31,313 0.42% 886,793 6.40%

Fir Acres Plumbing & electrical upgrades, new flooring,

energy upgrades, kitchen & bath renovations,

new playground equipment, site repairs

1,390,544 -- 115,853 1.56% 1,506,397 10.87%

Stark Manor Plumbing & electrical upgrades, new flooring,

kitchen & bath renovations, new exterior

doors, misc.

1,263,658 -- 113,046 1.52% 1,376,704 9.94%

Townhouse Terrace Plumbing & electrical upgrades, new flooring,

kitchen & bath renovations, new exterior

doors, misc.

1,222,209 -- 137,110 1.84% 1,359,319 9.81%

Celilo Court Plumbing & electrical upgrades, new flooring,

new furnaces & water heaters, energy

upgrades, kitchen & bath renovations

273,826 839,417 285,735 3.84% 1,398,978 10.10%

Lexington Court Comprehensive renovation -- 233,644 889,557 11.96% 1,123,201 8.11%

Carlton Court Comprehensive renovation -- -- 821,268 11.04% 821,268 5.93%

Eliot Square Comprehensive renovation -- 48,657 56,825 0.76% 105,481 0.76%

Eastwood Court Comprehensive renovation -- 186,963 1,091,482 14.67% 1,278,446 9.23%

Hollywood East Window replacement -- -- 1,232,738 16.57% 1,232,738 8.90%

Total Capital Expenditures $5,061,243 $1,354,009 $7,440,875 100.00% $13,856,127 100.00%


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Units removed in FY2011

Development Justification Units Scattered Sites:

OR002032 HUD approved disposition of scattered sites, as first described in our FY2008 MTW Plan

4

OR002036 4 OR002048 6 OR002049 10 OR002050 2

Total Units removed in FY2011 26 units

Overview of other housing managed by the Agency:

Number of Properties Physical Units

Affordable Owned with PBA* subsidy 6 496 Affordable Owned without PBA subsidy 11 1,164 Total Affordable Owned Housing 17 1,660 Tax Credit Partnerships 19 2,156 Total Affordable Housing 36 3,816

Duplicated PH Properties/Units 7 491 Special Needs (Master Leased) 36 422

*Project-based assistance


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Page 6

MTW Housing Choice Vouchers (HCV) units authorized: MTW HCV at beginning FY2011 7,690 No HCV added or removed -- MTW HCV at end of FY2011 7,690 Non-MTW Housing Choice Vouchers units authorized: SRO/MODS at beginning of FY2011 512 No SRO/MODS added or removed -- SRO/MODS at end of FY2011 512 Veteran Affairs Supportive Housing at beginning of FY2011 105 Units added June 1, 2010 60 Units added October 1, 2010 30 VASH at end of FY2011 195 Cumulative Change +90 (+86%) Opt-Out vouchers at beginning of FY2011 0 Aldercrest vouchers added October 1, 2010 9 Opt-Out at end of FY2011 9 Cumulative Change +9 (+100%) Discuss changes over 10%: In FY2011, HUD awarded Home Forward an additional 90 VASH vouchers, via two allocations, based on our strong utilization of existing VASH vouchers. Home Forward also was asked to administer 9 Opt-Out vouchers for a HUD project-based building where the owner chose not to renew the contract.


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Housing Choice Vouchers – total units project-based in FY2011: 1,206 Units previously committed, newly leased in FY2011

Project Initial Leasing

Date Units Target Population Service Provider

Clifford Apartments 03/01/2011 15 Disabled Luke-Dorf, Innovative Housing Resident Services Department

Eastgate Station 08/01/2010 20 Disabled, homeless families Bridges to Housing program, Human Solutions, Aging/Disability Services

James Hawthorne 08/01/2010 9 Disabled Luke-Dorf

Martha Washington 08/01/2010 45 Disabled, homeless, permanent supportive housing

Central City Concern, Cascade AIDS Project, NW Pilot Project

Sandy Apartments 07/01/2010 14 Disabled Luke-Dorf

PCRI 11/01/2010 7 Homeless families PCRI

Greentree Court 06/01/2010 3 Homeless families Human Solutions


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B. Leasing Information Total number of MTW public housing units leased in FY2011: 2,498 units Home Forward continues to have an occupancy rate of 98% in its public housing units. Total number of Non-MTW public housing units leased in FY2011: Home Forward does not have any non-MTW public housing units. Description of issues: There have been no issues with leasing public housing units in FY2011. Total number of MTW HCV units leased in FY2011: 7,690 units authorized 7,692 units leased 100.02% utilization Total number of non-MTW HCV units leased in FY2011: SRO/MODS: 512 units authorized 476 units leased 93.0% utilization

Veteran Affairs Supportive Housing: 195 units authorized 120 units leased 61.7% utilization

Aldercrest Opt-Out Vouchers: 9 units authorized 1 unit leased 11% utilization

Description of issues: There have been no issues with leasing MTW vouchers in FY2011 Nearly 50% of our Veterans Affairs Supportive Housing (VASH) vouchers were awarded during this fiscal year and have not yet had time to fully lease. Our original 105 VASH vouchers are fully utilized, and we are increasing the number of new vouchers utilized each month. The VA did not complete the process of hiring additional staff to work with the 90 veterans who would utilize the new vouchers until March 2011, which meant that Home Forward was not receiving referrals for the 90 new vouchers until then. However, with the new VA staff in place, utilization is increasing each month.


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Page 10

Home Forward was awarded 9 Opt-Out vouchers for the Aldercrest building in October 2010. Existing tenants were notified immediately of the availability of the tenant-based vouchers, but the process of actually assisting those tenants to utilize the vouchers has been slow. A number of tenants have remained in the building without the voucher and are still deciding whether or not to take the voucher. Only one tenant managed to lease up in the first six months; therefore, utilization was low this year. Number of Project-Based Vouchers committed/in use: 1,206 vouchers in use 212 additional vouchers committed Description of projects where new vouchers are placed: (Vouchers committed, but did not begin leasing in FY2011)

Project Date Committed PBVs

Committed Project Description

Bud Clark Commons Sept 2009 100 Permanent Supportive Housing targeting disabled and elderly households who are medically vulnerable. Services provided by Transition Projects, Inc., Outside In, Central City Concern, and others

Madrona Studios May 2010 15 Permanent Supportive Housing for homeless households with services provided by Central City Concern, Cascade AIDS Project, and NW Pilot Project

Villa de Suenos July 2010 10 Targeted to homeless families with services provided by the Bridges to Housing Program and Impact NW

Los Jardines Hacienda May 2010 10 Targeted to homeless families with services provided by the Bridges to Housing Program

Rockwood – Human Solutions

Sept 2009 15 Targeted to homeless families with services provided by Human Solutions and the Bridges to Housing Program

Briarwood – Human Solutions

May 2010 10 Targeted to homeless families with services provided by Human Solutions and the Bridges to Housing Program

Block 49 Nov 2010 42 Targeted to veterans with services provided by the VA and Reach CDC.

Holgate House May 2010 10 Targeted to homeless families with services provided by the Native American Youth & Family Center


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C. Waiting List Information Households on the waiting lists at the end of FY2011 Public Housing

Bedroom Size Total

Households Percent

Households Studio/ 1

BR 2BR 3BR 4BR 5+BR Elderly/Disabled Units 2,721 111 0 0 0 2,832 28.3%Family Units 961 3,777 2,229 210 16 7,193 71.7%Total 3,682 3,888 2,229 210 16 10,025 100%

Description of waiting lists and any changes made: Home Forward currently manages public housing through site-based waiting lists, in addition to a “first available” option for sites operated by Home Forward staff. Applicants have the option of choosing up to three individual properties (from those with open waiting lists) or selecting the first available option. The following properties have waiting lists that are separate from the centralized list: New Columbia, Humboldt Gardens, Fairview Oaks, Rockwood Station, Martha Washington and the Jeffrey. Home Forward opened the following public housing waiting lists in FY2011:

July 2010 – Elderly/disabled waiting lists at Sellwood Center and Dahlke Manor were opened. Additionally, the following family site waiting lists were opened: Bel Park, Peaceful Villa, Stark Manor, Tamarack Apartments, Northwest Towers Annex, Townhouse Terrace, Alderwood Court and Slavin Court. This resulted in 3,624 new applicants.

October 2010 – The Humboldt Gardens waiting list was opened. This resulted in 1,600 new applicants.

December 2010 – The Jeffrey waiting list was opened. This resulted in 569 new applicants.

December 2010 – The Fairview Oaks waiting list for 1- and 2-bedroom units was opened, as was the Rockwood Station waiting list for 2-bedroom units. This resulted in 476 new applicants.

March 2011 – The New Columbia waiting list was opened for 1-, 2- and 3-bedroom units. This resulted in 900 new applicants.


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Page 12

Section 8 / Housing Choice Voucher (HCV) At the end of FY2011, there were 1,452 households on the HCV waiting list:

Family Type (members) 1 2 3 4 5 6 7+ Total No. on wait list 639 329 235 128 72 22 27 1,452

Description of waiting lists and any changes made: The HCV waiting list is a centralized list maintained by Home Forward, which is currently closed except for terminally ill applicants who provide documentation that they are expected to live for less than 12 months. The waiting list was last opened in November 2006, and Home Forward accepted 10,000 applications over three weeks. Applicants were randomly assigned numbers and the first 3,000 were placed on the waiting list. As Home Forward neared the end of the list in late 2008, letters were sent to the remaining 7,000 applicants who were given a chance to be put back on the waiting list. Approximately 3,000 people accepted this opportunity. During FY2011, 419 applicants were pulled from the waiting list. There are currently 1,452 people remaining on the waiting list. No changes were made to the waiting list procedures during FY2011. Description of other waiting lists: The project-based waiting lists are site-based and maintained by management at each of the properties where project-based vouchers are placed. Nearly half of the project-based vouchers are in buildings with waiting list preferences for elderly or disabled households. Many of the buildings that do not offer an elderly or disabled preference offer a preference for homeless households. Home Forward audits waiting list maintenance at each site to ensure that lists are maintained in accordance with project-based voucher regulations.


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III. Non-MTW Related Housing Authority Information (Optional) Description of non-MTW activities implemented by the Agency Non-Smoking Policy Home Forward continues to work with residents on converting the public housing portfolio to non-smoking buildings. We have pursued lease enforcement actions with a small number of residents and all have been able to modify their behavior and/or get assistance to quit smoking. We continue to work closely with our community partners to refer residents to cessation programs. HOPE VI Grant Application An application for a FY2010 HOPE VI grant was submitted to HUD in November 2010 for the redevelopment of Hillsdale Terrace. Extensive resident and community outreach resulted in a plan for the complete revitalization of the 60 existing units of distressed public housing. Home Forward has since been awarded the grant. The resulting redevelopment will include 122 mixed-income rental units plus an additional seven off-site home ownership opportunities made possible by a partnership with Habitat for Humanity. In order to increase physical connections with the neighborhood, Home Forward purchased adjacent property with excellent transportation access. This purchase will enable a new early childhood education center, including Head Start facilities, to be built at the gateway to the new apartment community.


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Page 14

IV. Long-Term MTW Plan (Optional) Home Forward’s FY2011 MTW Plan described our long term goal for engaging in a comprehensive strategic planning process that would not only incorporate, refine and build upon activities portrayed in previous years’ plans but which would also embrace a number of new and innovative activities. The outcomes of that goal have manifested themselves in the Year 13 MTW Plan and we look forward to sharing those exciting results with our many partners next year.


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V. Proposed MTW Activities FY2011-P3: USE OF MIXED-FINANCE FLEXIBILITIES FOR PUBLIC HOUSING PRESERVATION A. List activities that were proposed in the Plan, approved by HUD, but not implemented: In the original submission of the FY2011 Plan, Home Forward included a proposed activity to use the Construction Manager General Contractor (CM/GC) form of construction contracting in a number of public housing preservation projects. B. Discuss why the activity was not implemented: Upon guidance from HUD that CM/GC contracting does not require MTW authority, Home Forward removed this activity from the final FY2011 Plan. FY2011-P5: SUBSIDY CHANGE TO PRESERVE PUBLIC HOUSING UNITS A. List activities proposed in the Plan, approved by HUD, but not yet implemented: In the original submission of the FY2011 Plan, Home Forward included a proposed activity to submit a request to HUD to switch the funding for its portfolio of public housing properties to project-based Section 8 subsidy. B. Discuss why the activity was not implemented: Before final submission, Home Forward decided there were a number of priorities that would not make this activity feasible for the 2011 fiscal year. Therefore, HAP removed this activity from the final FY2011 Plan.


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Page 16

FY2011-P6: REDEVELOPMENT OF HILLSDALE TERRACE A. List activities proposed in the Plan, approved by HUD, but not yet implemented: In the original submission of the FY2011 Plan, Home Forward included a proposed activity to use the Construction Manager General Contractor (CM/GC) form of construction contracting for the redevelopment of Hillsdale Terrace. B. Discuss why the activity was not implemented: Upon guidance from HUD that CM/GC contracting does not require MTW authority, Home Forward removed this activity from the final FY2011 Plan.


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VI. Ongoing MTW Activities FY2011-P1: ALTERNATE RENT CALCULATION FOR PUBLIC HOUSING UNITS AT ROCKWOOD STATION, MARTHA WASHINGTON AND THE JEFFREY APARTMENTS (Identified in Plan Year FY2011; Implemented FY2011) A. List activities continued from the prior Plan year(s) Home Forward has implemented alternate rent calculations for the public housing units that have been added to larger, non-subsidized communities at Rockwood Station, Martha Washington and the Jeffrey Apartments. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome Increase public housing units

Public housing units at these three sites

0 units at the beginning of FY2011

Total of 70 units by the end of FY2011

At the end of FY2011, there were 61 total public housing units at these three sites

Reduce staff time spent on rent calculation training

Staff hours spent training property management on the rent calculation

104 annual staff hours for initial and ongoing training of the standard rent calculation

Reduction to 72 annual staff hours for training of the alternate rent calculation

Staff spent 72 hours training property management on the alternate rent calculation

Reduce staff time spent on eligibility reviews

Staff hours spent on eligibility reviews

140 annual staff hours for eligibility reviews for the standard rent calculation

Reduction to 70 annual staff hours for eligibility reviews with the alternate rent calculation

Staff spent 61 hours on eligibility reviews with the alternate rent calculation

Result of hardship requests: There were no hardship requests as a result of this activity.


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C. Provide a narrative explanation if benchmarks were not achieved or if the activity was determined ineffective Only 11 of the planned 20 units at The Jeffrey were leased in FY2011. These planned 20 units are the result of public housing subsidy being placed at an existing site; however, most of the non-subsidized units are inhabited by Section 8 voucher holders. Adding public housing subsidy to a unit would require the resident to give up their Section 8 voucher. As a result, we are gradually adding the public housing units as residents move out. We plan to have all 20 public housing units in place by the end of FY2012. D. Identify any new indicators if benchmarks or metrics have been revised N/A E. Describe revisions if data collection methodology has changed N/A F. If a different authorization was used, provide the new authorization and describe why the change was necessary N/A G. Cite the specific provision(s) or regulation that authorized the Agency to make the change N/A


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FY2011-P2: CHANGE IN PUBLIC HOUSING UTILITY ALLOWANCE ADJUSTMENTS TO ALIGN WITH SECTION 8 (Identified in Plan Year FY2011; Implemented FY2011) A. List activities continued from the prior Plan year(s) Home Forward has implemented alternate utility allowance adjustment policy for public housing, so that the process aligns with the Section 8 program. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome Reduce costs spent on engineering surveys

Costs spent on engineering surveys

$8,000 - $10,000 annually before implementation

$0 in FY2011 $0 spent on engineering surveys for utility allowance determinations in FY2011

Reduce staff time spent on interim reviews for public housing utility adjustments

Staff hours spent on interim reviews for public housing utility adjustments

393 annual staff hours conducting utility adjustments before implementation

0 annual staff hours conducting utility adjustments in FY2011

Staff spent 0 hours on interim reviews for public housing utility adjustments in FY2011


C. Provide a narrative explanation if benchmarks were not achieved or if the activity was determined ineffective N/A

D. Identify any new indicators if benchmarks or metrics have been revised N/A

E. Describe revisions if data collection methodology has changed N/A

F. If a different authorization was used, provide the new authorization and describe why the change was necessary N/A

G. Cite the specific provision(s) or regulation that authorized the Agency to make the change N/A


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FY2011-P4: MODIFIED CONTRACT RENT DETERMINATIONS AND PAYMENT STANDARD ADJUSTMENTS FOR PROJECT-BASED VOUCHER UNITS (Identified in Plan Year FY2011; Implemented FY2011) A. List activities continued from the prior Plan year(s) Home Forward has implemented modified contract rent determinations and payment standard adjustments for project-based voucher units to ensure that these units are affordable for high-barrier applicants and to make adjustments more favorable for landlords. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics

Impact Metric Baseline Benchmark Outcome Increase housing choice for very low income households

PBV units affordable to zero income households

In FY2010, 211 PBV units had rent above the maximum of the current payment standard less utility allowance, reducing affordability to zero income households

0 PBV units with rent above the maximum, making all PBV units affordable to zero income households

In FY2011, 224 PBV units still have rents above the maximum and remain unaffordable to zero income households.


C. Provide a narrative explanation if benchmarks were not achieved or if the activity was determined ineffective The number of project-based voucher units above the payment standard, and thus unaffordable to zero income households, increased in FY2011. One reason for this is an increase in utility allowances. Because of this increase, the gross rents of 64 units inched above the payment standards by $8 or less. These units will not be approved for further rent increases, per Home Forward policy, unless the payment standards increase.






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FY2011-O1: OPPORTUNITY HOUSING INITIATIVE (OHI) (Identified in Plan Years FY2008-FY2010; Implemented FY2008-FY2010) A. List activities continued from the prior Plan year(s) Home Forward operates OHI self-sufficiency programs site-based at Fairview Oaks, Humboldt Gardens and New Columbia, and through a collaborative program with the Oregon Department of Human Services (DHS). B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome Fairview Maintain enrollment Households served 40 40

40 households in FY2011

Successfully graduate participants

Participants successfully graduated

0 75% / 30 participants after 5 years

2 participants have graduated, however, participants are on track to graduate after 5 years

Increase participant income

Average participant earned income

$11,414 average income at program entry

5% annual increase • $11,985 by FY2010 • $12,584 by FY2011 • $13,213 by FY2012 • $13,874 by FY2013 100% at graduation • $22,828 by FY2014

FY2011 average income for all participants was $14,038 FY2011 average earned income for only participants with earnings was $24,414

Increase employment/work opportunity

Participants receiving employment or promotion

0 75% / 30 participants by FY2014

24 participants employed in FY2011; of those, 13 were new jobs or promotions

Increase escrow accumulation

Average dollars in escrow $0 at entry $5000 upon graduation (FY2014)

25 participants have begun earning escrow with an average accumulation of $3,282


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Humboldt Gardens Maintain enrollment Households served 57 households 57 households

67 households in FY2011




Participants are on track to graduate after 5 years


Average participant earned income

$6,756 average income at program entry





0 75% / 43 participants in FY2014



Average dollars in escrow $0 at entry $5000 upon graduation (FY2014)

33 participants have begun earning escrow with an average accumulation of $1,744

New Columbia Increase enrollment Households served 0 households served

before activity began 50 households enrolled in FY2011

34 households enrolled as of FY2011




Participants are on track to graduate after 5 years


Average participant income $10,023 beginning average income for those enrolled in FY2010




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0 75% / 38 participants by 2014



Average dollars in escrow $0 at entry $5,000 upon graduation (FY2014)

13 participants have begun earning escrow, with an average accumulation of $2,607

DHS Voucher Program Maintain enrollment Households served 18 households 18 households

18 households were enrolled at the beginning of FY2011, and 16 households remain enrolled. Two households exited voluntarily this year due to changes in family circumstances that precluded them from feeling able to participate.




No participants have graduated yet. However, of the 5 participants who have exited the program, 2 did so with increased earnings, including one household with an income over $40,000.


Average participant earned income for those with earnings

$8,613

5% annual increase: • $9,044 by FY2010 • $9,496 by FY2011 • $9,971 by FY2012 • $10,469 by FY2013 Double by graduation: • $17,226 by FY2014

$16,848 in FY2011 (factoring in all participants with earned income on the last day of the fiscal year, including the earned income at time of exit for those who have exited)


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Participants receiving new employment or promotion

0 75% / 16 participants by FY2014

To date, 9 of 18 (50%) participants have gained new employment.


Average dollars in participants’ escrow

$0 $5000 upon graduation (FY2014)

10 participants have begun earning escrow, with an average accumulation of $2,495

C. Provide a narrative explanation if benchmarks were not achieved or the activity was determined ineffective N/A D. Identify any new indicators if benchmarks or metrics have been revised The baseline for average participant income at New Columbia was incorrectly calculated to exclude participants without income. The correct baseline average earned income was $10,023. E. Describe revisions if data collection methodology has changed N/A F. If a different authorization was used, provide the new authorization and describe why the change was necessary N/A G. Cite the specific provision(s) or regulation that authorized the Agency to make the change N/A


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FY2011-O2: BIENNIAL REVIEWS – RENT REFORM ACTIVITY (Identified in Plan Years FY2008-FY2009; Implemented FY2008) A. List activities continued from the prior Plan year(s) Home Forward has implemented a biennial review schedule for all MTW voucher holders in Section 8, and for elderly/disabled residents in public housing. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome Annual staff time savings for Section 8 qualifying participants

Qualifying participants

7,475, which equates to 3,737 hours saved

7,000, which equates to 3,500 hours saved

7,461 qualifying participants in FY2011, which equates to a total of 3,731 hours saved

Annual staff time savings for qualifying public housing households

Qualifying households

1,092, which equates to 548 hours saved

1,000, which equates to 500 hours saved

1,113 qualifying households in FY2011, which equates to a total of 556 hours saved

Result of hardship requests: There were no hardship requests as a result of this activity. C. Provide a narrative explanation if benchmarks were not achieved or the activity was determined ineffective N/A






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FY2011-O3: SIMPLIFIED ADMINISTRATIVE PROCEDURES – RENT REFORM ACTIVITY (Identified in Plan Years FY2008-FY2009; Implemented FY2008) A. List activities continued from the prior Plan year(s) Home Forward has implemented the following measures to relieve administrative burden and reduce intrusiveness with residents and participants: • Disregard income related to assets valued at less than $25,000 • Eliminate interim reviews for income increases (except in cases with an increase from zero income) • Streamline Earned Income Disallowance (EID) for qualifying clients • Eliminate EID for new GOALS participants B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome Disregarding assets <$25,000 Decrease annual staff time spent tracking assets

Hours spent on assets tracked

2,905 hours spent tracking 5,811 assets (approx. 30 minutes per asset) in FY2007

581 hours or less spent tracking 1,162 assets

24 hours spent tracking 47 assets in FY2011

Eliminating Interim Reviews Decrease annual staff time spent on interim reviews

Hours spent on interim reviews

10,317 hours spent on 10,317 interim reviews (est. 1 hour per review)

10,000 hours or less spent on interim reviews

6,729 hours spent on interim reviews in FY2011

Changes to EID Decrease annual staff time spent on EID reviews

Hours spent on second interim EID reviews

90 hours spent on 180 second interim EID reviews

0 hours spent on second interim EID reviews

52 households who qualified for the EID in FY2011 0 hours spent on second interim EID reviews



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C. Provide a narrative explanation if benchmarks were not achieved or the activity was determined ineffective N/A D. Identify any new indicators if benchmarks or metrics have been revised N/A E. Describe revisions if data collection methodology has changed N/A F. If a different authorization was used, provide the new authorization and describe why the change was necessary N/A G. Cite the specific provision(s) or regulation that authorized the Agency to make the change N/A


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FY2011-O4: BIENNIAL INSPECTIONS (Identified in Plan Years FY2008-FY2009; Implemented FY2008) A. List activities continued from the prior Plan year(s) Home Forward conducts biennial inspections for qualifying Section 8 households. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome Annual cost savings for Section 8 qualifying participants

Qualifying participants 1,043 qualifying participants, resulting in cost savings of approximately $52,150

2-5% annual increase

1,043 qualifying households in FY2011, resulting in a cost savings of approximately $52,150.

C. Provide a narrative explanation if benchmarks were not achieved or the activity was determined ineffective Until this year, project-based voucher (PBV) holders were included in the count of participants qualifying for biennial inspections. This year, we changed our inspection protocols and are now doing full-building inspections for PBVs where we inspect 20% of units at the property, as allowed by federal regulations. Because we have over 1,200 PBVs, removing those households from the count of qualifying participants reduced the number to 1,043 households. D. Identify any new indicators if benchmarks or metrics have been revised We have revised our baseline to reflect this year’s data (1,043 qualifying households at a savings of $52,150), now that all PBVs have been removed from the count. We will continue to aim for an annual increase in the number of qualifying households. E. Describe revisions if data collection methodology has changed As described above, the count of qualifying participants now excludes project-based voucher holders. F. If a different authorization was used, provide the new authorization and describe why the change was necessary N/A G. Cite the specific provision(s) or regulation that authorized the Agency to make the change N/A


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FY2011-O5: AGENCY-BASED RENT ASSISTANCE PROJECT WITH LOCAL NON-PROFITS (Identified in Plan Year FY2010; Implemented FY2010) A. List activities continued from the prior Plan year(s) Home Forward has allocated a small pool of rent assistance funds to be administered by SE Works and NW Pilot Project – local non-profits serving distinct groups of participants. Home Forward also partners in an agency-based rent assistance project with Multnomah County and WorkSystems, Inc. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome SE Works Maintain households served

Households served 0 households served before activity began

20 households

26 participants have enrolled since inception.

• Of the households enrolled in FY2010, 9 continued to be served in FY2011 • 10 new households enrolled in FY2011 • Total of 19 households served during FY2011

Maintain households retaining housing

Households retaining housing

0 households • 80% / 16 households throughout receipt of rent assistance • 75% / 15 households 6 months after assistance ends

• 100% have maintained housing throughout receipt of rent assistance, although 3 of the 19 households served in FY2011 were terminated from the program for non-compliance. The remaining 84% of households are still enrolled in the program or exited with stable housing.

• Of all households who have exited the program since its inception, there are 9 who exited 6 or more months ago. Of those, 5 (56% are still housed). Three have been unreachable, which means we cannot confirm their housing stability. One client lost his housing. Of clients we were able to contact, 5 of 6 (83%) have maintained housing for at least 6 months after the end of rent assistance.


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Maintain high employment and participation in education/ training programs

Households employed or participating in education/ training programs

0 households • 75% / 15 households 6 months after assistance ends • 65% / 13 households 9 months after assistance ends

Nine households exited the program six or more months ago. Of those nine, six were employed at exit.

• 67% (4 of 6) have maintained employment 6 months after assistance ended. The other two clients have been unreachable.

Six households exited the program nine or more months ago. Of those six, five were employed at exit.

• 40% (2 of 5) have maintained employment 9 months after assistance ended. The other three clients have been unreachable.

Maintain low re-offender rate

Participants who reoffend within one year of release date

0 participants • Less than 15% / 3 participants

• 1 participant (4% of those enrolled) reoffended

NW Pilot Project Maintain households served

Households served 0 households 10 households 21 households have enrolled since inception.

• Of the households enrolled in FY2010, 9 continued to be served in FY2011 • 10 new households enrolled in FY2011 • Total of 19 households served during FY2011

Maintain successful housing

Participants successfully housed after two years

0 participants 90% / 9 participants

No households have been enrolled long enough to reach the two year mark.

• 17 out of 21 participants (81%) are either a) still on the program and stably housed; b) exited the program for a permanent housing opportunity; or c) increased their income sufficient to pay their own rent.

• 2 additional participants were determined to need a different level of support and exited the program, but have maintained their housing.

• Only 2 participants (10%) were terminated from the program and lost their housing.


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Increase participants receiving disability income

Participants receiving disability income within two years

0 participants 70% / 7 participants

• 13 of 19 participants (68%) have already received disability benefits within an average of 4.2 months after enrollment. • Participants continue to work toward receiving benefits within the two year timeframe.

Multnomah County/WorkSystems Maintain households served

Households served 0 households served before activity began

100 households in the first year

Program implementation was delayed while Home Forward finalized programmatic details with partners. Contracting began in April 2011. Therefore there are no outcomes to report for FY2011.

Maintain households retaining housing

Households retaining housing

0 households • 80% / 80 households throughout receipt of rent assistance • 75% / 75 households 6 months after assistance ends

Maintain high employment and participation in education/ training programs

Households employed or participating in education/ training programs

0 households • 75% / 75 households 6 months after assistance ends • 65% / 65 households 9 months after assistance ends


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C. Provide a narrative explanation if benchmarks were not achieved or the activity was determined ineffective Initial outcomes for SE Works’ Agency-Based Assistance program have fallen short of benchmark goals. This portion of the program serves ex-offenders who are transitioning out of (or were recently released from) prison, with a focus on helping them achieve stable housing and acquire employment. In its first round of program enrollment, SE Works saw a number of clients struggle with drug and alcohol relapses, resulting in program termination. Additionally, the initial time limit of 18 months seemed to reduce clients’ urgency for finding work, and the agency struggled with addressing the challenge of clients who gained minimum wage jobs (with no prospect for increasing income) but still couldn’t pay market rents. Home Forward and SE Works worked together to overhaul program policies last summer, including shortening the time limit to 12 months, focusing on serving clients who seem reasonably capable of increasing their incomes within 12 months, and mandating Alcohol & Drug Free housing for clients with addiction histories. The 10 new households enrolled during FY2011 are still active on the program and we anticipate outcomes to increase sharply over the final year of the program. The partnership with Multnomah County and Worksystems, Inc. promises to be an exciting venture, but the implementation was delayed until April 2011 as the partners worked together to finalize contracts, draft program guidelines, and provide necessary training to the 50 line staff who will be operating the program. Program enrollment began in April 2011, and program outcomes will be available in next year’s report. D. Identify any new indicators if benchmarks or metrics have been revised N/A E. Describe revisions if data collection methodology has changed N/A F. If a different authorization was used, provide the new authorization and describe why the change was necessary N/A G. Cite the specific provision(s) or regulation that authorized the Agency to make the change N/A


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FY2011-O6: MEASURES TO IMPROVE THE RATE OF VOUCHER HOLDERS WHO SUCCESSFULLY LEASE-UP (Identified in Plan Year FY2010; Implemented FY2010) A. List activities continued from the prior Plan year(s) Home Forward has implemented a variety of measures to improve landlord acceptance of Section 8 vouchers in the local community. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome Improve voucher lease-up rate

Voucher lease-up rate

74% in FY2009 85% in FY2010

For households pulled from the waitlist in FY2010 who had their voucher issued for: • at least 60 days, the lease up rate is 77.5%. • at least 120 days, the rate is 89.3%. For households pulled from the waitlist in FY2011 who had their voucher issued for: • at least 60 days, the lease up rate is 79.1%. • at least 120 days, the rate is 80.8%. • See Part C for narrative about this benchmark

Maintain landlords who accept Section 8

Number of landlords who accept Section 8

3,166 in FY2009 3,166 2,704 in FY2010 2,634 in FY2011 • See Part C for narrative about this benchmark • See Part D for narrative about this metric

Decrease lease-up time

Average number of days for a voucher holder to lease up

51 days Less than 50 days 46.4 days in FY2010 48.8 days in FY2011


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C. Provide a narrative explanation if benchmarks were not achieved or the activity was determined ineffective Overall, the voucher lease-up rate this year declined. This is due in large part to two factors. First, we pulled only 419 names from the waitlist this year, resulting in the issuing of only about 250 vouchers. This small sample size amplifies the effect of any applicants who fail to lease up. Second, the tightening rental market makes landlords less open to accepting Section 8 vouchers, especially if the households have rental barriers, such as poor credit history, poor references, or a criminal history.

The number of landlords who accept Section 8 also appears to have declined this year. However, the only way Home Forward currently has to track this number is to examine the number of landlords with current Section 8 tenants. Since our vouchers are fully utilized each year, the number of landlords accepting Section 8 is simply indicative of where tenants are living and not of how many landlords in our community would actually accept a voucher if presented with the opportunity. See parts D & E for plans to adjust this metric.

During FY2011, Home Forward determined that the Tenant Education courses were not a cost-effective way to help achieve this goal. Data showed course graduates had the same turnback rate (expired vouchers) as those who did not enroll. While Rent Well graduates leased up significantly faster than any other group of voucher holders – likely a result of the course’s focus on housing search – at a cost of roughly $350 per household, this was not the best use of Home Forward resources and the initiative has been discontinued.

In addition to the existing measures being used to improve landlord acceptance of Section 8 vouchers in the local community, Home Forward intends to increase the payment standards for one-bedrooms in FY2012 in order to come in line with the market. We are hopeful that this will improve the lease-up rate and increase the number of landlords willing to accept Section 8 vouchers.

D. Identify any new indicators if benchmarks or metrics have been revised Home Forward hopes to include, in future reports, a metric that tracks the number of landlords in the community who indicate willingness to accept a Section 8 voucher. Home Forward is currently working with Metro Multifamily Housing Association to determine how this could be tracked.

E. Describe revisions if data collection methodology has changed Home Forward continues to work with Metro Multifamily Housing Association to determine if we can create baselines, benchmarks, and data collection methodology to track the number of landlords in the community who indicate a willingness to accept a Section 8 voucher. Metro Multifamily Housing Association issues a regular survey to landlords that may be able to include questions that would indicate landlord attitudes around accepting a Section 8 voucher.

F. If a different authorization was used, provide the new authorization and describe why the change was necessary N/A G. Cite the specific provision(s) or regulation that authorized the Agency to make the change N/A


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FY2011-O7: LIMITS FOR ZERO-SUBSIDY PARTICIPANTS (Identified in Plan Year FY2010; Implemented FY2010) A. List activities continued from the prior Plan year(s) Home Forward has implemented limits for families that have a pattern of lowering their income after subsidy ends. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome Decrease in participants repeating pattern

Participants repeating pattern 10 zero-subsidy participants cycled back onto assistance in FY2009

10 participants or less 15 zero-subsidy participants cycled back onto assistance in FY2011

C. Provide a narrative explanation if benchmarks were not achieved or the activity was determined ineffective Although the number of participants who cycled back to subsidy increased in this plan year, the numbers are too small to be significant. Furthermore, with the current state of the economy, it is not surprising that more households would gain income for a time, and then subsequently lose their jobs. D. Identify any new indicators if benchmarks or metrics have been revised N/A E. Describe revisions if data collection methodology has changed N/A F. If a different authorization was used, provide the new authorization and describe why the change was necessary N/A G. Cite the specific provision(s) or regulation that authorized the Agency to make the change N/A


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FY2011-O8: PROJECT-BASED VOUCHERS: EXCEEDING THE LIMIT OF 25% PER BUILDING (Identified in Plan Year FY2003; Implemented FY2003) A. List activities continued from the prior Plan year(s) In some complexes, Home Forward may allow project-based vouchers (PBVs) to be awarded to more than 25% of the units. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics

Impact Metric Baseline Benchmark Outcome Maintain availability of PBV units

PBV units Over 1,000 units as of FY2010

At least 1,000 units Home Forward administers 1,206 project-based voucher units as of FY2011

Increase housing choice for zero-income households

Percentage of PBV units rented to zero-income households, as compared to percentage of tenant-based units rented to zero-income households

In FY2011, zero-income households account for 4.8% of tenant-based voucher households

At least 4.8% In FY2011, zero-income households account for 12.7% of PBV units

Increase housing choice for elderly/disabled households

Percentage of PBV units rented to elderly/ disabled households, as compared to percentage of tenant-based units rented to elderly/ disabled households

In FY2011, elderly/ disabled households account for 49.4% of tenant-based voucher households

At least 49.4% In FY2011, elderly/ disabled households account for 55.1% of PBV units

C. Provide a narrative explanation if benchmarks were not achieved or the activity was determined ineffective N/A






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FY2011-O9: FAMILY ELIGIBILITY FOR PROJECT-BASED VOUCHER ASSISTANCE (Identified in Plan Year FY2010; Implemented FY2010) A. List activities continued from the prior Plan year(s) In order to provide greater access to low-income families with high barriers, screening and eligibility requirements at certain project-based voucher properties may differ from traditional criteria. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome Increase retention rates Retention rates at PBV properties

with reduced screening criteria 80% 80% retention rate

after 12 months 100% of families who entered PBV units in FY2010 at buildings with reduced screening criteria retained their housing for at least 12 months.

C. Provide a narrative explanation if benchmarks were not achieved or the activity was determined ineffective N/A D. Identify any new indicators if benchmarks or metrics have been revised N/A E. Describe revisions if data collection methodology has changed N/A F. If a different authorization was used, provide the new authorization and describe why the change was necessary N/A G. Cite the specific provision(s) or regulation that authorized the Agency to make the change N/A


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FY2011-O10: PROJECT-BASED VOUCHERS: SITE-BASED WAITLISTS AND RESTRICTION ON TENANT-BASED PREFERENCE (Identified in Plan Year FY2003; Implemented FY2003) A. List activities continued from the prior Plan year(s) Home Forward allows each PBV building to maintain its own waiting list, and requires PBV residents to apply for and remain on the tenant-based waitlist in order to transfer to a tenant-based voucher unit.

B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics

Impact Metric Baseline Benchmark Outcome Staff time savings associated with maintaining a centralized waitlist for PBV units

Staff hours that would be associated with maintaining a centralized waitlist for PBV units

917 staff hours saved annually through having site-based waitlists

917 staff hours saved annually

In FY2011, Home Forward saved an estimated 917 hours through having site-based waitlists

Maintain housing choice for tenant-based voucher holders

PBV holders who would have requested a tenant-based voucher

70% of PBV holders who complete their one-year lease

0 PBV holders In FY2011, if 70% (131) had requested tenant-based vouchers, this would have reduced the number pulled from the waitlist by over 30%.

C. Provide a narrative explanation if benchmarks were not achieved or the activity was determined ineffective This activity continues to be considered imperative in terms of providing housing choice to the hundreds and hundreds of people who have been waiting on the tenant-based waiting list for the last five years. As a result of low turnover (only about 45 per month) and new PBV commitments this year, we pulled only 419 names from the waitlist and issued only about 250 vouchers. PBV holder requests for tenant based vouchers under traditional program rules would result in almost no pulls from our waitlist, which was last opened to the public in 2006.






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FY2011-O11: BUD CLARK COMMONS DEVELOPMENT (FORMERLY KNOWN AS RESOURCE ACCESS CENTER) (Identified in Plan Years FY2008-FY2010; Implemented FY2010) A. List activities continued from the prior Plan year(s) Home Forward is serving as the master developer for this new facility to house the City of Portland and Multnomah County’s primary day access center for people experiencing homelessness, a 90-bed men’s shelter and approximately 130 units of affordable housing for people with very low incomes. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome Increase public housing units

Public housing units at Bud Clark Commons (BCC)

0 units attributable to the BCC before the activity began

30 additional PH units attributable to the BCC by end of FY2012

Status as of March 31, 2011: Lease up is slated for June 1, 2011. We are on track to achieve this goal.

Increase project-based voucher (PBV) units

PBV units at BCC 0 PBV units attributable to the BCC before the activity began

100 PBV units allocated at the BCC by FY2012

Status as of March 31, 2011: PBV units are scheduled to be leased up by July 31, 2011. We are on track to achieve this goal.







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FY2011-O12: MTW FLEXIBILITIES TO INCREASE SUBSIDIZED HOUSING OPPORTUNITIES (Identified in Plan Years FY2007-FY2010; Implemented FY2010) A. List activities continued from the prior Plan year(s) Home Forward is utilizing MTW authority to exceed the traditional limit of a 25% cap on the number of project-based voucher (PBV) units in a single building. At The Jeffrey and the Martha Washington, this flexibility allows Home Forward to take on these projects and make the operating budgets for these two developments work. B. Provide detailed information on the impact of the activity, compared against the proposed benchmarks and metrics Impact Metric Baseline Benchmark Outcome The Jeffrey Increase subsidized housing units available

Subsidized housing units available

• 30 PBV units online • 0 public housing units

Add 20 public housing units in FY2012

Status as of March 31, 2011: 11 units have been added at The Jeffrey.

Martha Washington Increase subsidized housing units available

Subsidized housing units available

• 0 public housing units • 0 PBV units (vacant building)

• 25 public housing units online in FY2011 • 45 PBV units online in FY2011

• 25 public housing units online in FY2011 • 45 PBV units online in FY2011







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VII. Sources and Uses of Funding Due to the timing of Home Forward’s fiscal year end audit, actual activity presented below is preliminary and unaudited. A. Sources & Uses of MTW Funds

Sources of Funds Actual Budget as Adopted

Preliminary Plan*

Rental Revenue 4,684,855 4,422,094 4,489,923Section 8 Subsidy 61,930,839 59,835,874 60,183,473Operating Subsidy 10,567,151 10,007,387 9,379,954HUD Grants 1,090,537 1,224,460 1,348,420Other Revenue 489,731 867,804 818,474HUD Non-Operating Contributions 4,006,554 3,175,186 3,769,035Total Sources 82,769,667 79,532,805 79,989,279

*As submitted in MTW Plan (prepared February 2010); final budget adopted March 2010.

**HUD Grants reflects Capital Fund used for Operating expenses including modernization/rehab that is less than our capitalization threshold.

Uses of Funds Actual Budget as Adopted

Preliminary Plan*

Housing Assistance Payments 53,447,233 54,833,780 54,541,625Administration 8,025,058 8,102,689 7,430,343Tenant Services 612,511 533,873 126,355Maintenance 5,870,788 5,806,638 5,912,816Utilities 2,309,524 2,104,566 1,900,434General 483,569 382,758 395,259PH Subsidy Transfer 1,852,115 1,706,227 1,211,183Overhead Allocations 3,400,561 3,432,659 3,075,343HUD Capital Expenditures 4,006,554 3,175,186 3,769,035Total Uses 80,007,913 80,078,376 78,362,393


Excess funds reflected in Sources are held in reserve pending use by approved MTW initiatives.

(Note: ARRA funds are not included on the MTW Sources and Uses Statement)


69

Page 44

B. Sources & Uses of State and Local Funds

Sources of Funds Actual Budget as Adopted

Preliminary Plan*

State, Local & Other Grants State of Oregon 64,562 - 80,457City of Portland 816,142 677,637 610,131Multnomah County 812,088 40,000 232,302City of Gresham 5,387 9,397 -

Non-Operating Capital Contributions 11,621,840 - 2,255,752

Total Sources 13,320,019 727,034 3,178,642


Uses of Funds Actual Budget as Adopted

Preliminary Plan*

Housing Assistance Payments (STRA) 1,004,358 604,759 716,215Administration 248,845 117,905 94,711Tenant Services 365,265 - 91,378Maintenance 30,086 - 10,080Utilities - - -General - - -Other Personnel Expense 28,284 4,371 10,507PH Subsidy Transfer - - -Central Office Cost Allocations 21,340 - -Capital Expenditures 11,621,840 - 2,255,752

Total Uses 13,320,018 727,035 3,178,643


** Short-term Rent Assistance

C. Sources & Uses of COCC (If Applicable): Not applicable. Home Forward uses a cost allocation system.


70


D. Allocation Method for Central Office Costs Home Forward has elected to use an allocation method for central office costs. We have a variety of administrative departments and have developed a method to allocate these departments based on the key drivers of expense. This methodology meets the requirements of OMB A-87. The allocation method is as follows:

1. Level 1: a. The cost of the administrative office building is allocated to the departments based on space occupied

2. Level 2: a. The executive department is allocated equally to each of the operating groups b. Human Resources, Purchasing and IT are allocated to the operating groups based on FTEs within the operating groups c. Accounting and Finance is allocated to the operating groups based on a combination of operating expenses and fixed assets

3. Level 3: a. Public Housing Administration as well as the central office allocations to public housing are then allocated to the properties

based on units b. Rent Assistance Administration (Housing Choice Vouchers and other Rent Assistance Programs) as well as the central office

allocations to Rent Assistance are then allocated to the departments within this operating group based on vouchers c. Resident Services Administration as well as the central office allocations to Resident Services are then allocated to the

departments within this operating group based on operating expenses Allocated overhead is reported separately from direct operating costs in the operating group financial reports. The allocations result in a net zero Net Operating Income/Loss for the administrative departments. E. Uses of Single-Fund Flexibility As described in the FY2011 Plan, Home Forward uses single-fund flexibility to continue its provision of agency-based assistance through the use of rent assistance funds (not traditional vouchers) and by using fungible Section 8 dollars to create new measures aimed at increasing landlord participation in the program and thus improving the ability of voucher holders to successfully lease-up.


71

Page 46

VIII. Administrative A. Correction of Observed Deficiencies HUD conducted a site-visit in June 2010. There were no major observed deficiencies. During Home Forward’s annual agency audit by third party auditors TKW, there were four errors found that required corrective action by the Rent Assistance department. Errors were related to timely receipt of a client response letter and inspections errors resulting in late or missed inspections. In order to address these issues, tighter quality control procedures have been put in place for both the leasing and inspections departments, including:

1) Additional cross-checking of data entry 2) Additional auditing of paperwork related to waitlist purges 3) Implementation of formalized electronic auditing process for all inspections overseen by quality control staff and inspections supervisor 4) Creation of additional audit reports for the leasing and inspections teams with continued review by department’s quality control auditor 5) Adjustment of process for re-scheduling inspections when there are multiple units in a building that require re-inspection

Public housing did not have any REAC inspections in 2010. B. Agency-Directed Evaluations, as applicable N/A C. Performance and Evaluation Report for Capital Fund activities not included in the MTW Block Grant To follow D. Certifications / Board Resolution


72

Contract # Contractor Contract Amount Description Department Execution Date Expiration Date

T0933 Reno & Cavanaugh, PLCCNTE $50,000

annually

Task Order On-Call Contract for Specialized Legal Services (HUD

Regulatory Work)EXEC 4/4/7/11 3/31/2012

C0892 Free Arts NW $2,500 Saturday Art Academy Classes at

Hillsdale Terrace EXEC 4/8/2011 6/30/2011

C0411 Alescia Blakely $5,000 Provide Database for Urban Institute -

Opportunity HousingEXEC 4/11/2011 6/30/2011

C0934 James E. TrappNTE $15,000

annuallyOn-Call Writing Pool EXEC 4/13/2011 4/20/2012

C0935 Small StudioNTE $25,000

annuallyWebsite Redesign Project EXEC 4/19/2011 4/20/2012

C0939 Edge Leadership Consulting, LLCNTE $25,000

annuallyOn-Call Staff Development and Training

ServicesDBS 4/21/2011 4/14/2012

C0940 Lissa WillisNTE $25,000


ServicesDBS 4/21/2011 4/14/2012

C0941 Kathy MarchantNTE $25,000


ServicesDBS 4/21/2011 4/14/2012

C0942 Charles BaumNTE $25,000


ServicesDBS 4/21/2011 4/14/2012

C0943 Fluid Community, LLCNTE $25,000


ServicesDBS 4/21/2011 4/14/2012

C0944 Suran DynamicNTE $25,000


ServicesDBS 4/21/2011 4/14/2012

C0945 Ideascape, Inc.NTE $25,000


ServicesDBS 4/21/2011 4/14/2012

C0960 We Make the Path (Galadriel Mozee)NTE $25,000


ServicesDBS 4/21/2011 4/14/2012

C0953 Outside In $18,000 Provide Benefits Assistance at Bud Clark

Commons, IRFB 03/11-124REO 4/25/2011 10/31/2011

C0937 Lane Powell $15,000 Legal Services Real Property Interest in Block "U" Near the Bud Clark Commons

DCR 4/26/2011 9/1/2011

C0955 Wannamaker Consulting, Inc. $4,800

Consulting Services for Floodplain Management required by HUD with

regard to possible construction work for Ruth Haefner Plaza

DCR 4/27/2011 12/31/2011

C0964 Breckenridge Consulting Services $5,000 New Markets Tax Credit Consultant

Services for Block "U" property adjacent to Bud Clark Commons

DCR 4/28/2011 12/31/2011

C0958 Decisions Decisions $4,800 Feedback for Executive Fiscal and

Management; Develop Strategy Programs and Planning

EXEC 5/2/2011 12/31/2011

C0954 Kristina Smock $15,000 Resident and Participant Research

ProjectEXEC 5/5/2011 12/31/2011

C0969 Morrison Hershfield Corporation $5,000 Consulting Services for Buillding

Envelope at Lexington Court ApartmentsDCR 5/16/2011 12/31/2011

C0947 Susan BrannonNTE $49,000

Annually

Consulting Services for Yardi and Other Database Applications for IT-Related

ProjectsDBS 5/18/2011 3/31/2012

C0992Portland Business Alliance in Partnership

with Portland Patrol, Inc. $58,000

Unarmed Security Services for the Bud Clark Commons and Surrounding Area

DBS 5/26/2011 6/30/2012

Procurement & Contracts Department MONTHLY CONTRACT REPORT Contracts Approved 4-1-11 - 5-31-11

PROFESSIONAL SERVICES

5/31/11 Page 1 of 2 Procurement and Contracts Department


73

Contract # Contractor Contract Amount Description Department Execution Date Expiration Date

C0946 R & H / Cola's Construction, LLC $34,033 Siding Repair at Interstate Crossing REO 4/19/2011 6/1/2011

C0966 Compaction & Recycling, Inc. $46,850 Provide and Install Compactors for

Hollywood East and Shrunk Riverview Tower; IRFP 03/11-126

DCR 5/17/2011 12/31/2011

C0972 Pavilion Construction $4,147 Upgrade Cabinets, Tile, Bath Sinks at

Peaceful VillaREO 5/17/2011 8/30/2011

C0950 Canon Business Solutions $1,428 AnnuallyCanon ir322t for REO Shrunk Riverview

Tower OfficeREO 4/13/2011 4/30/2015

C0951 Canon Business Solutions $1,428 AnnuallyCanon ir322t for New Market West, IT

Services Dept, 3rd FloorDBS 4/13/2011 4/30/2015

C0952 Anderson & Ayres Carpet & Upholstry $1,800 Clean Carpets in Common Areas at

Hollywood EastREO 5/3/2011 5/18/2011

C0968 Regional Arts and Culture Council $3,500 Tree Repair at McCoy Park DCR 5/4/2011 12/31/2011

C0957 Loaves & Fishes $5,000 Providing Space for Catered Meals for

Approved Applicants of Bud Clark Commons Awaiting Move-In

REO 5/31/2011 9/30/2011

C0956 Two Girls Catering $5,000 Provide Utensils and Meals for Approved

Applicants of Bud Clark Commons Awaiting Move-In

REO 5/31/2011 9/30/2011

C0970 Portland Development Commission n/aMonitoring of Federal Labor Standards for

Block 49 - Veterans' Housing Project Construction

DBS 5/4/2011 12/31/2011

C0720-7 Pavilion Construction Company $13,182 Additional Work Items for Eastwood and

Carlton Court ModificationDCR 4/7/2011 4/11/2011

C0841-1 WMX Construction / Great Kate!Extends Contract Expiration date for Door

Replacement at Plaza Townhomes DCR 4/19/2011 5/30/2011

C0678-2 NW Portland Ministries $26,673 Extends Contract Expiration date for

Supportive Services at Multiple Properties

REO 4/20/2011 3/31/2012

C0689-1 NeoGov $4,500 Extends Contract Expiration date for Insight Hiring Management Software

ServicesDBS 4/21/2011 4/26/2012

ir0008d-2 Walsh Construction Company (-$2,913)Decreases final amount as per walsh

Change Order #31 for Humboldt GardensDCR 4/25/2011 4/1/11*

C0720-8 Pavilion Construction Company $1,876 Wiring at Carlton Court Playground DCR 4/26/2011 4/11/11*

C0720-9 Pavilion Construction Company $380 Trash Enclosure Work at Carlton Court

ApartmentsDCR 5/5/2011 4/11/11*

C0852-1 Walsh Construction Company

Adds HOME Contract Provisions for Construction Contract and Subcontracts

for Ainsworth Court Apartment Renovation

DCR 5/25/2011 10/31/2011

C0859-1 North Pacific Construction $34,506 Additional Work Items at Eliot Square

Modernization ProjectDCR 5/26/2011 11/30/2011

* = Final Field and/or Work Orders Following Substantial Construction Completion Date

MAINTENANCE SERVICE, EQUIPMENT AND SUPPLIES

CONSTRUCTION SERVICES

AMENDMENTS TO EXISTING CONTRACTS

MEMORANDUM OF UNDERSTANDING (MOU)

5/31/11 Page 2 of 2 Procurement and Contracts Department


74

Relocation

Project 0 1 2 3 4 S8 PH Private Purch. Other TotalRelocation to Date 0 4 11 134 11 80 53 15 4 8 160Relocation Remaining 0 0 0 2 0 2TOTAL RELOCATION 0 4 11 136 11 162

SalesTotal Total Gross Net Internal Net to

Project 0 1 2 3 4 Units Properties Proceeds Proceeds Costs HAPActual Sales to Date 4 11 115 10 140 128 26,289,016$ 25,027,856$ 1,242,337$ 23,785,518$ Projected Sales on Remaining Portfolio(9) 21 1 22 22 3,356,360$ 3,128,327$ (75,456.81) 3,203,784$ Subtotal for PHPI Initiative 0 4 11 136 11 162 150 29,645,376$ 28,156,183$ 1,166,881$ 26,989,303$

Homes Remaining in HAP's Portfolio(5) (8) (8) (8) (1,205,000)$ (1,123,060)$ -$ (1,123,060)$ TOTAL SALES - PROJECTED 0 4 11 128 11 154 142 28,440,376$ 27,033,123$ 1,166,881$ 25,866,243$

1:1 Replacement# of New Total Total Total $ / New Total

Project 0 1 2 3 4 PH Units Units Proj. Cost $/Unit PH Unit InvestmentsCurrentThe Jeffrey 20 20 80 16,600,000$ 207,500.00 - -

Martha Washington(6) 25 25 108 18,043,118$ 167,065.91 52,337$ 1,308,427$

Bud Clark Commons(8) 30 30 130 46,951,074$ 361,162.11 40,583$ 1,217,500$ Rockwood Station 25 25 195 271,514$ 1,392.38 N/A 107,920$

Madrona Place Apts(7) 3 20 22 45 45 4,566,487$ 101,477.49 101,477$ 4,566,487$ SUB-TOTAL: 75 3 45 22 0 145 558 86,432,193$ 154,896$ 49,657$ 7,200,334$

Yet to Replace 9

Potential

Hillsdale Terrace(3) 13 129 47,300,000$ 366,666.67 776,923$ 10,100,000$ Lifeworks Northwest 3 13 13 29 29 tbd 17,241$ 500,000$ SUB-TOTAL: 0 3 13 13 0 42 158 47,300,000$ 366,667$ 252,381$ 10,600,000$

Avg. Invest.per PH unit

TOTAL REPLACEMENT: 75 6 58 35 0 187 716 133,732,193$ 521,563$ 95,189$ 17,800,334$

Capital Improvements# of Total Moving to HAP

Project PH Units Proj. Cost Work Initiative PHPI ProceedsMisc Upgrades tbd 452,200$ - Sweet 16 296 12,075,341$ 803,000$ Demar Downs ADA - Sweet 16 addtnl scope N/A 187,200$ 46,800$ Hollywood East 288 1,700,000$ 484,300$ Tower Trio (Gallagher, Medallion, Williams) 281 35,280,892$ 3,000,000$ Eliot Square - part of the Fam4 30 1,461,750$ 500,000$ 951,000$ Fam4 (Carlton, Eastwood, Lexington) 75 3,935,615$ 1,575,000$

TOTAL CAPITAL IMPROVEMENTS: 970 55,092,998$ 500,000$ 6,860,100$

Unit Size

Unit Size

PHPI: Activity and Investment Summary as of April 30, 2011

Unit Size Means of relocation


75

ARRA Administration# of Total HAP

Positions Positions Proj. Cost Proceeds

TOTAL ARRA ADMINISTRATION: 10 659,891$ 137,382$

NET PROCEEDS AVAILABLE 1,068,426$

(1) Net Proceeds are Gross Proceeds net of sales commissions, concessions, title and escrow fees and any other costs paid from escrow. Net Proceeds do not include internal selling costs ($1,239,695 through March 2011).

(2) Included are four units sold through the American Dream Homeownership program.

(3) 68 total PH units; replaces existing 60 units, 13 are new. PHPI encompasses 1:1 replacement as well as capital improvements.

(4) The Property Count now includes 2 of the four units sold through the American Dream Homeownership program. The property sales occurred prior to the sales team initiative and were included in the unit count, but not the property count on prior reports.

(5) HAP has committed to retaining 7 properties for future project relocation, which is included in the projected sales at $1,015,000. Additionally, a property with a longtime tenant included at a projected sales amount of $190,000 will remain in HAP's portfolio. Therefore, approximately $1,205,000 of the projected gross proceeds is not available to HAP for future projects.

(6) HAP has submitted an RHF Plan to HUD requesting that RHF Funding in excess of our New Columbia Debt Service be used for the Martha Washington project. HUD's approval of this plan would enable HAP to replenish PHPI funding in the amount of $581,121.75. The actual PHPI funds for this project was $1,308,427.25 rather than $1,902,000.

(7) Formerly known as Jeanne Anne Apts

(8) Formerly known as Resource Access Center

(9) Projected Internal Costs are offset by Asset Repositioning Fee Revenue


76

DASHBOARD

REPORT


77

Housing Authority of Portland - Dashboard Report For May of 2011

Property Performance Measures

1 40 40 0 1 0 15 15 10 0 0 40Occupancy

Number of Physical Rentable Vacant OccupancyProperties Units Units Units Percentage Studio/SRO 1 Bdrm 2 Bdrm 3 Bdrm 4 Bdrm 5+ Bdrm Total

Public Housing 44 2,053 1,985 69 96.5% 512 843 352 335 11 0 2,053Public Housing Mixed Financed Owned * 2 65 65 0 100.0% 0 15 40 10 0 0 65Public Housing Mixed Finance Tax Credit * 5 426 425 25 94.1% 130 93 89 62 45 7 426

Total Public Housing 51 2,544 2,475 94 96.2% 642 951 481 407 56 7 2,544Affordable Owned with PBA subsidy 6 496 496 12 97.6% 72 229 104 91 0 0 496Affordable Owned without PBA subsidy 11 1164 1,164 31 97.3% 312 311 396 131 14 0 1,164

Total Affordable Owned Housing 17 1,660 1,660 43 97.4% 384 540 500 222 14 0 1,660Tax Credit Partnerships 19 2,156 2,156 51 97.6% 721 587 456 230 145 17 2,156

Total Affordable Housing 36 3,816 3,816 94 97.5% 1,105 1,127 956 452 159 17 3,816Eliminate Duplicated PH Properties/Units -7 -491 -490 -25 -130 -108 -129 -72 -45 -7 -491

Combined Total PH and AH 80 5,869 5,801 163 97.2% 1,617 1,970 1,308 787 170 17 5,869Special Needs (Master Leased) 36 422 422

Total with Special Needs 116 6,291 6,223* property/unit counts also included in Affordable Housing Count

Financial 03/31/11Nine months ending 12/31/2010

Properties Units Properties UnitsPublic Housing $257.84 $343.81 $601.65 $520.19 $93.88 -$12.42 17 1,140 27 913Affordable Owned $593.67 $213.21 $806.88 $487.07 $9.43 $310.38 16 1,592 1 68 9 4 4

Tax Credit Partnerships $501.85 $53.73 $555.58 $329.47 $9.85 $216.26 18 2,048 1 108 10 7 2

Public Housing Demographics

# of % of Average Average Unit Adults no Family with Elderly DisabledPublic Housing Residents Households Households Family Size Size Children Children Not Elderly

0 to 10% MFI 471 20.3% 2.2 1.8 9.9% 10.4% 0.6% 5.4% 6.3% 9.3% 0.6% 0.2% 0.5% 3.4%11 to 20% 1,037 44.6% 1.7 1.4 34.6% 10.1% 11.9% 23.4% 10.3% 27.1% 1.6% 1.9% 0.2% 3.5%21 to 30% 519 22.3% 1.8 1.5 16.4% 5.9% 7.1% 10.2% 4.3% 14.4% 0.6% 0.6% 0.3% 2.1%31 to 50% 230 9.9% 2.3 1.8 5.3% 4.6% 2.6% 3.0% 2.5% 4.7% 0.3% 0.5% 0.1% 1.7%51 to 80% 60 2.6% 2.5 2.0 1.3% 1.3% 0.4% 0.3% 0.8% 0.9% 0.1% 0.1% 0.0% 0.7%Over 80% 6 0.3% 3.0 1.8 0.2% 0.1% 0.0% 0.1% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0%All 2,323 100.0% 1.9 1.6 67.6% 32.4% 22.6% 42.4% 24.5% 56.5% 3.2% 3.3% 1.1% 11.4%

Waiting List Not Reported0 to 10% MFI 3,380 53.5% 2.0 1.6 0.9% 14.4% 19.1% 20.6% 2.5% 1.3% 0.7% 3.4% 5.9%11 to 20% 1,725 27.3% 2.3 1.6 1.3% 11.0% 9.8% 12.5% 1.2% 1.1% 0.4% 1.7% 0.6%21 to 30% 768 12.1% 2.5 1.7 0.8% 3.7% 3.8% 5.8% 0.3% 1.0% 0.1% 1.0% 0.2%31 to 50% 392 6.2% 2.5 1.8 0.6% 1.4% 2.3% 2.4% 0.3% 0.4% 0.1% 0.6% 0.2%51 to 80% 55 0.9% 2.1 1.7 0.1% 0.2% 0.4% 0.3% 0.1% 0.1% 0.0% 0.1% 0.0%Over 80% 3 0.0% 1.7 1.3 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%All 6,323 100.0% 2.2 1.6 3.7% 30.7% 35.4% 41.5% 4.2% 3.8% 1.4% 6.7% 7.0%

* Race and enthnicity are not required fields on the Waitlist Application in YardiOther Activity

#'s,days,hrsPublic Housing

Names pulled from Wait List 104Denials 4New rentals 44Vacates 27Evictions 0# of work orders received 1,212# of work orders completed 986Average days to respond 11.1# of work orders emergency 4Average response hrs (emergency) 9

# of Properties DCR Not Applicable

# of Properties not meeting DCR

Asian

Race % (head of household)

Unit Mix

NOI# of Properties/units Positive Net Operating Income (NOI)

Black African American

WhiteNative

AmericanHispanic/ Latino

Hawaiian/ Pacific Islnd

Per Unit Per Month# of

Properties meeting Debt

Coverage

TotalRevenue

# of Properties/units Negative Net Operating Income (NOI)

HAP Management Fees (HMF)

% Family Type (head of household)

Fiscal YTD ending 12/31/2010

Operating Expensew/o HMF

SubsidyRevenue

PropertyRevenue

Households

1


78


Rent Assistance Performance Measures

Utilization and Activity

Average HUD Subsidy Remaining Waiting List Voucher Average HUD SubsidyVouchers Vouchers Utilization Voucher Over(Under) Waiting List Names New Vouchers Vouchers Inspections Utilization Voucher Over(Under) New Vouchers VouchersAvailable Paid Percentage Cost Utilized Size Pulled Leased Terminated Completed Percentage Cost Utilized Leased Terminated

Tenant Based Vouchers 6,663 6,634 100% $590 -$212,964 1,449 4 5 28 681 99% $591 -$460,929 62 182Project Based Vouchers 1,231 1,179 96% $528 -$139,890 15 16 47 97% $524 -$346,519 108 68SRO/Mod Vouchers 512 489 96% $419 11 6 12 94% $413 $72,945 71 56

All Vouchers 8,406 8,302 99% $571 -$352,854 31 50 740 98% $571 -$734,503 241 306

Demographics

# of % of Average Average Unit Adults no Family with Elderly DisabledTenant Based Voucher Participants Households Households Family Size Size Children Children Not Elderly

0 to 10% MFI 593 9.4% 1.7 1.8 6.6% 2.9% 0.2% 0.6% 4.3% 4.2% 0.2% 0.3% 0.1% 0.4%11 to 20% 2,065 32.9% 1.8 1.9 21.7% 11.2% 7.6% 12.8% 11.1% 16.6% 1.2% 2.2% 0.2% 1.5%21 to 30% 2,085 33.2% 2.4 2.2 17.4% 15.8% 7.2% 11.8% 11.4% 17.2% 0.7% 1.8% 0.2% 1.8%31 to 50% 1,308 20.8% 3.2 2.6 6.2% 14.6% 3.1% 4.7% 8.2% 9.7% 0.5% 1.2% 0.1% 1.1%51 to 80% 208 3.3% 3.9 3.0 0.7% 2.7% 0.2% 0.5% 1.5% 1.4% 0.1% 0.2% 0.0% 0.2%Over 80% 20 0.3% 4.2 3.0 0.1% 0.2% 0.0% 0.1% 0.1% 0.1% 0.0% 0.1% 0.0% 0.0%All 6,279 100.0% 2.4 2.1 52.6% 47.4% 18.4% 30.5% 36.6% 49.4% 2.7% 5.8% 0.5% 5.0%

Waiting List Not Reported0 to 10% MFI 516 35.6% 2.2 1.2% 9.8% 16.9% 12.5% 1.7% 1.3% 0.4% 1.2% 1.6%11 to 20% 400 27.6% 2.0 3.2% 12.9% 9.0% 14.3% 1.2% 1.6% 0.3% 0.6% 0.7%21 to 30% 270 18.6% 2.4 3.5% 4.9% 5.1% 10.5% 0.4% 1.1% 0.1% 0.8% 0.6%31 to 50% 256 17.7% 2.5 1.8% 3.6% 7.1% 8.0% 0.7% 0.9% 0.1% 0.6% 0.4%51 to 80% 7 0.5% 2.4 0.1% 0.1% 0.1% 0.4% 0.0% 0.0% 0.0% 0.0% 0.0%Over 80%All 1,449 100.0% 2.2 9.8% 31.3% 38.2% 45.7% 3.9% 4.9% 0.9% 3.1% 3.3%

Short Term Rent Assistance

Shelter Plus Care 538 $292,599 $544Short Term Rent Assistance 418 $227,678 $557

Resident Services

Resident ProgramsHouseholds

Served/Participants

Congregate Housing Services Public Housing 69 $56,368 $817* as of previous month

Resident Services Coordination Public Housing 37 14 292 1441 5 31 119 1441

Community Supportive Services Public Housing 86 59 2Section 8 29 8 0

GOALS Program Public Housing 67 $120,076 0 0 $0 0 $0 -$1,955Section 8 212 $552,077 1 6 $64,642 2 $0 $712

Crisis Intervention

Support System

Enhanced# Events

Terminations or Exits

Escrow $ Disbursed

Escrow $ Forfeited

Hawaiian/ Hispanic

Current Month Activity

Avg Annual Earned Income Increase Over

Last Year

# Event Attendees

% Family Type (head of household)

Calendar Year To Date

Black White Native Asian

Race % (head of household)

Current Month Status

Households

# of Households Participating

$ Amount of Assistance Provided

# HH Stabilized

Average Cost per Household

# of Graduates

# HH Transitioned

Health and Safety Stabilized

Unduplicated Number Served

NewEnrollees

# of Participants

Escrow $ Held

# HH Enrolled

Average Funds per Participant

Housing Program Served

# In GOALS# in Self

Sufficiency

Monthly Funding Amount

2


79


Agency Financial Summary

Nine months ending 12/31/2010

Subsidy Revenue $6,941,461 $59,620,942 $54,182,246 $5,438,696Grant Revenue $876,554 $7,763,951 $7,310,860 $453,091Property Related Income $1,181,076 $10,804,460 $9,420,944 $1,383,516Development Fee Revenue $246,474 $3,149,865 $1,020,509 $2,129,356Other Revenue $307,186 $2,465,867 $2,151,045 $314,821

Total Revenue $9,552,752 $83,811,859 $74,085,603 $9,726,256

Housing Assistance Payments $5,464,254 $47,359,019 $45,053,798 $2,305,221Operating Expense $3,357,963 $28,605,067 $27,600,578 $1,004,489Depreciation $513,950 $4,538,158 $3,808,566 $729,593

Total Expense $9,336,167 $80,502,244 $76,462,942 $4,039,302Operating Income $216,585 $3,309,615 -$2,377,339 $5,686,954

Other Income(Expense) $507,344 $712,970 $4,126,252 ($3,413,282)Capital Contributions $2,557,137 $12,468,512 $16,670,218 ($4,201,706)

Increase(Decrease) Net Assets $3,281,066 $16,491,096 $18,419,131 ($1,928,034)Total Assets $352,983,234 $352,983,234 $346,412,391 $6,570,843Liquidity Reserves $19,860,543 $31,389,406 $25,907,775 $5,481,631

Development/Community Revitalization

New Development / Revitalization Construction Construction Current Total Cost PerUnits Start End Phase Cost Unit

Bud Clark Commons * 130 Nov-09 May-11 Construction $46,951,074 $361,162Hillsdale Terrace 129 tbd tbd Pre Development $47,300,000 $366,667Madrona Place ** 45 Oct-10 Aug-11 Construction $4,566,487 $101,477Lifeworks Northwest tbd tbd tbd Concept tbd tbd

Capital ImprovementAinsworth 88 Jul-11 Nov-11 Preconstruction $1,980,000 $22,500Tower Trio (GMW) 281 tbd tbd Concept $35,280,892 $125,555Hollywood East 288 Jun-10 Nov-10 Post Construction $1,700,000 $5,903FAM4 105 Apr-11 Nov-11 Construction $5,397,365 $51,403Misc Upgrades tbd tbd tbd tbd $452,200

Legend* Formerly known as Resource Access Center** Formerly known as Jeanne Anne

Increase (Decrease)

MonthFiscal Year to

DatePrior YTD

3


80

RESOLUTIONS


81

MEMORANDUM


From: Dianne Quast, Director Real Estate Operations

Molly Rogers, Assistant Director Asset Management

Adrian Boly, Asset Manager

Date: June 21, 2011

Subject: Authorize the Executive Director to sign a Second Supplemental Trust Indenture with respect to St. Johns Woods Apartments to provide for the release of excess funds held by the Trustee

Resolution 11-06-01

The Board of Commissioners is specifically requesting to authorize Home Forward’s Executive Director

to sign a Second Supplemental Trust Indenture (i.e. the second amendment to the existing bond

documents) regarding the Housing Authority of Portland’s Multifamily Housing Revenue Bonds, Series

1998A and 1998B (St. Johns Woods Apartments).

Background

St. Johns Woods Apartments (“SJW”) is a 123-unit multi-family property built in 1972 and located in the

St. Johns neighborhood of North Portland. In 1998, Home Forward purchased the asset via the

issuance of tax exempt revenue bonds held by the Bank of New York Mellon (“the Trustee”) and has

operated the property as a 100% project-based Section 8 apartment complex.

In accordance with the original trust indenture, Home Forward has the ability to receive interest earnings

from the Excess Reserve in any fiscal year that SJW meets the bonds’ required debt service coverage

ratio (“DSCR”) threshold. A prior liaison at the Trustee would release interest earnings and accrued

interest earnings generated by the Excess Revenue Trust Account (“Excess Reserve”) to Home Forward.

The property did not meet the DSCR between fiscal years 2006/07 and 2009/10. This past fiscal year,

the property had sufficient cash flow to meet its DSCR bond covenants and Home Forward sent

instructions to the Trustee to release qualifying funds from the Excess Reserve.

However, a new liaison at the Trustee has a stricter interpretation of the trust indenture language. The

Trustee does not dispute Home Forward’s right to receive interest earnings from the Excess Reserve;

rather the Trustee only desires to amend the trust indenture language to specifically include prior years’

interest earnings as a qualifying disbursement source. It should also be noted that the original trust

indenture allows Home Forward to enter into supplemental indenture amendments without notice to or


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consent of bond owners in order to cure any formal defect, omission, inconsistency or ambiguity in the

trust indenture.

Late last year, Home Forward engaged its legal counsel, Foster Pepper PC, to amend the trust indenture

language to allow prior years’ interest earnings to be released from the Excess Reserve. Before formally

executing the Second Supplemental Trust Amendment, the Board of Commissioners must authorize the

Executive Director to sign the agreement on the agencies’ behalf.

Budget Implications and Financial Impact on HAP

The Excess Reserve accrued interest earnings (estimated at approximately $224,537.06) would be

released to Home Forward and applied first towards the property’s outstanding unpaid management

fees and the balance reserved for a proposed capital replacement schedule. Any qualifying funds that

continue to accrue will be released to Home Forward in the future on a semi-annual basis by the

Trustee, January and July, following the bond payments.

Risks and Opportunities

Home Forward’s legal counsel confirms that there is no risk to Home Forward with the signing of the

Second Supplemental Trust Indenture. The Trustee also agrees with modifying and signing the Second

Supplemental Trust Indenture.

Conclusion/Recommendation

Staff recommends approval of Resolution 11-06-01.


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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----06060606----01010101

A RESOLUTION AUTHORIZING THE EXECUTION AND DELIVERY OF A SECOND A RESOLUTION AUTHORIZING THE EXECUTION AND DELIVERY OF A SECOND A RESOLUTION AUTHORIZING THE EXECUTION AND DELIVERY OF A SECOND A RESOLUTION AUTHORIZING THE EXECUTION AND DELIVERY OF A SECOND

SUPPLEMENTAL TRUST INDENTURE WITH RESPECT TO THE AUTHORITY’S MULTIFAMILY SUPPLEMENTAL TRUST INDENTURE WITH RESPECT TO THE AUTHORITY’S MULTIFAMILY SUPPLEMENTAL TRUST INDENTURE WITH RESPECT TO THE AUTHORITY’S MULTIFAMILY SUPPLEMENTAL TRUST INDENTURE WITH RESPECT TO THE AUTHORITY’S MULTIFAMILY

HOUSING HOUSING HOUSING HOUSING REVENUE BONDS, SERIES 1998A AND 1998B (St. JOHNS WOODS APARTMENTS), REVENUE BONDS, SERIES 1998A AND 1998B (St. JOHNS WOODS APARTMENTS), REVENUE BONDS, SERIES 1998A AND 1998B (St. JOHNS WOODS APARTMENTS), REVENUE BONDS, SERIES 1998A AND 1998B (St. JOHNS WOODS APARTMENTS),

TO PROVIDE FOR THE APPLICATION OR RELEASE OF QUALIFYING FUNDS IN EXCESS TO PROVIDE FOR THE APPLICATION OR RELEASE OF QUALIFYING FUNDS IN EXCESS TO PROVIDE FOR THE APPLICATION OR RELEASE OF QUALIFYING FUNDS IN EXCESS TO PROVIDE FOR THE APPLICATION OR RELEASE OF QUALIFYING FUNDS IN EXCESS

REVENUES, AND APPROVING THE FORM OF THE SUPPLEMENTAL INDENTURE REVENUES, AND APPROVING THE FORM OF THE SUPPLEMENTAL INDENTURE REVENUES, AND APPROVING THE FORM OF THE SUPPLEMENTAL INDENTURE REVENUES, AND APPROVING THE FORM OF THE SUPPLEMENTAL INDENTURE

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward and BNY Western Trust Company, predecessor-in-interest to the Trustee,

entered into a Trust Indenture (the “Original Indenture”) dated as of October 1, 1998, pursuant to which

Home Forward issued its $4,180,000 original principal amount The Housing Authority of Portland,

Oregon Multifamily Housing Revenue Bonds, Series 1998A (St. Johns Woods Project) (the “Series A

Bonds”) and its $805,000 original principal amount The Housing Authority of Portland, Oregon

Multifamily Housing Revenue Bonds, Series 1998B (St. Johns Woods Project) (the “Series B Bonds”

and, together with the Series A Bonds, the “Bonds”) to pay all or a part of the costs of acquiring 123

units of low income housing located in Portland, Oregon, funding a debt service reserve fund and

funding a reserve for replacement fund, and to pay a portion of the costs of issuance of the Bonds (the

“Project”);

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward and the predecessor-in-interest to the Trustee entered into a First

Supplemental Trust Indenture (the “First Supplemental Indenture”) dated as of February 1, 2004, to change

the basis of certain calculations and covenants from a Bond Year to a Fiscal Year; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, the Original Indenture provides that Home Forward may enter into Supplemental Indentures

from time to time, without notice to or consent of Owners of the Bonds, in order to cure any formal defect,

omission, inconsistency or ambiguity in the Original Indenture in a manner not adverse to the Owner of any

Series of Bonds affected thereby; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, the Original Indenture, as amended by the First Supplemental Indenture, omits to provide for

the application or release of Excess Revenues from prior Fiscal Years that have been retained as part of the

Trust Estate pursuant to Sections 4.5 and 4.6 of the Original Indenture; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward wishes to amend the Trust Indenture to cure the omission of provisions with

respect to the application or disbursement of Excess Revenues retained from prior Fiscal Years;


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NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:

1. Definitions. Capitalized terms used but not otherwise defined in this resolution shall have the

meanings assigned to those terms in the Indenture.

2. Authorization of Documents and Execution Thereof. The Board approves the Second

Supplemental Trust Indenture (the “Second Supplemental Indenture”) substantially in the form

presented to the Board with this resolution, with such changes as the Executive Director of

Home Forward shall deem necessary or appropriate. The Executive Director of Home Forward

is authorized and directed to execute and to do everything necessary for the execution and

delivery of the Second Supplemental Indenture and to execute and deliver, on behalf of Home

Forward any other documents reasonably required to be executed by Home Forward in

connection with the amendment of the Trust Indenture.

3. Acting Officers Authorized. Any action required by this resolution to be taken by the Executive

Director of Home Forward may in the absence of such person be taken by the duly authorized

acting Executive Director of Home Forward.

4. Ratification and Confirmation. Any actions of the Authority or its officers prior to the date hereof

and consistent with the terms of this resolution are ratified and confirmed.

5. Effective Date. This resolution shall be in full force and effect from and after its adoption and

approval.





85

MEMORANDUM


From: Michael Andrews, Director, Development and Community

Revitalization John Manson, Assistant Director,

Construction Services

Date: June 21, 2011

Subject: Authorizes Exterior Siding Replacement at Lexington Court

11-06-02

The Board of Commissioners is requested to authorize Home Forward to enter into a contract for siding

replacement at the Lexington Court Apartments.

Background

Lexington Court is a 20-unit development consisting of five buildings constructed in 1974 and located in

southeast Portland. In 2008 Lexington Court was one of twenty public housing properties selected for

renovation as part of Public Housing Preservation Initiative (PHPI) projects designed to address unmet

capital needs in public housing. The 20-site renovation project included capital improvements at 400

housing units. As of today renovations at 370 units are complete, with the remaining 30 units on track

for completion by November 2011.

The Lexington Court renovation commenced in August 2010 and completed in December 2010. The

work included comprehensive interior improvements and planned re-caulking and replacement of

exterior window trim. After start of construction, water damage to exterior sheathing underneath the

window trim was found to be more extensive than anticipated, and additional water damage to

sheathing was discovered in areas away from the windows. As a result of findings after start of

construction, it was determined the work necessary to address water penetration and rot repair required

redesign and competitive bidding. Window trim replacement was subsequently deleted from the

construction contract and a credit for deleted work was obtained from the contractor.

In March 2011 Construction Services staff engaged an envelope consultant and sought input from two

general contractors to identify options for moving forward with repairs to the exterior envelope. The

existing metal siding is no longer available to facilitate partial siding replacement. It was subsequently

determined complete replacement of siding and window trim was the most effective means to stop

water penetration and deliver a viable long-term solution.


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Development and Community Revitalization staff, working with the support of Real Estate Operations

staff and, in conjunction, with Morrison Hershfield Corporation, a building envelope consultant,

developed plans and specifications for work scope that includes new siding, new weather resistant

barriers, and new window trim details as part of a rain screen design. A bid solicitation notice was

advertised in June of 2010 in the Daily Journal of Commerce and the Portland Observer.

HAP received bids from six firms on June 2, 2011. All bids were judged responsive to the solicitation

and the three lowest bids are within the construction budget of $290,000 established for this project.

Hood to Coast Restoration, an Emerging Small Business (ESB) firm, is the apparent low bidder with a

bid of $244,980. Hood to Coast Restoration will self-perform the work.

Budget Implications and Financial Impact on Home Forward

Planned improvements at Lexington Court will correct water infiltration and, thereby, decrease ongoing

maintenance calls and expenses incurred at this property, and preserve the structural integrity of the

buildings.

The project will be funded with Public Housing Preservation funds allocated for renovation work.


The project is starting construction within budgeted resources and Home Forward has reserved an

owner’s contingency to account for unforeseen conditions.

The apparent low bidder, Hood to Coast Restoration, submitted a bid 5% lower than that of the second

low bidder which is within a normal bid spread range. Hood to Coast has successfully completed prior

work for Home Forward and Construction Services staff verified the contractor’s recent successful

experience on similar siding replacement projects.

Home Forward’s resident communications staff will meet with residents prior to start of work and

provide resident coordination during construction. Window removal will be required to accommodate

installation of new window flashings, however, window removal and re-installation will take place during

the same day and resident relocation will not be necessary. Construction Services staff will monitor the

contractor’s work schedules. Liquidated damages apply to the contractor if it does not meet schedule

requirements.


Staff recommends approval of resolution 11-06-02.


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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----06060606----02 AUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTE A CONTRACT 02 AUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTE A CONTRACT 02 AUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTE A CONTRACT 02 AUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTE A CONTRACT

WITH HOOD TO COAST RESTORATION, THE LOWEST RESPONSIVE AND RESPONSIBLE WITH HOOD TO COAST RESTORATION, THE LOWEST RESPONSIVE AND RESPONSIBLE WITH HOOD TO COAST RESTORATION, THE LOWEST RESPONSIVE AND RESPONSIBLE WITH HOOD TO COAST RESTORATION, THE LOWEST RESPONSIVE AND RESPONSIBLE

BIDDER FOR EXTERIOR SIDING REPLACEMENT AT LEXINGTON COURT APARTMENTS BIDDER FOR EXTERIOR SIDING REPLACEMENT AT LEXINGTON COURT APARTMENTS BIDDER FOR EXTERIOR SIDING REPLACEMENT AT LEXINGTON COURT APARTMENTS BIDDER FOR EXTERIOR SIDING REPLACEMENT AT LEXINGTON COURT APARTMENTS

WHEWHEWHEWHEREAS,REAS,REAS,REAS, Home Forward owns and operates Lexington Court, a 20 unit public housing property; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward solicited, received, and opened bids for exterior siding replacement at

Lexington Court in compliance with its Public Contracting Rules; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward staff reviewed bids to determine the lowest responsive and responsible bidder,

and the lowest responsive bid is within budgeted resources for this work; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, in accordance with Home Forward’s Public Contracting Rules, a contract shall be awarded to

the lowest responsive and responsible Bidder; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward Construction Services and Real Estate Operations staff collaborated on a

scope of improvements designed to address unmet capital needs, deferred maintenance; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, the Lexington Court Apartments siding replacement project is consistent with goals and

priorities established in Home Forward’s Public Housing Preservation Initiative, and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, approval by the Board of Commissioners of Home Forward is required prior to the execution of

construction contracts exceeding $100,000, and

NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED: that the Board of Commissioners of Home Forward hereby

authorizes the Executive Director to execute a contract with Hood To Coast Restoration for exterior siding

replacement at Lexington Court in the amount of $244,980.00.





88

MEMORANDUM


From: Rosanne Marmor, Resident Services Manager

Michael Buonocore, Assistant Director

of Resident Services

Date: June 21, 2011

Subject: Authorizes Home Forward staff to submit the 2011 Resident Opportunities and Self-Sufficiency (ROSS) Family grant to the Department of Housing and Urban Development (HUD)

Resolution 11-06-03

Background

In May, 2011, the Department of Housing and Urban Development (HUD) issued a Notice of Funding

Availability for the Resident Opportunities and Self-Sufficiency (ROSS) Family grant. Home Forward is

eligible to apply for $720,000 for a three-year grant. Applications are due July 13, 2011. The ROSS

Family grant provides funds to deliver supportive services for residents of 14 public housing

developments. Services include links to job training, employment services and educational

opportunities that facilitate economic self-sufficiency, while encouraging youth to stay in school and

connect to community resources.

Home Forward currently has a 2008 ROSS Family grant with a three-year term, set to expire June 2012.

Applying for this current ROSS funding opportunity will mean that no services would be halted in 2012, if

the grant is received. The ROSS grant covers the full cost of three Resident Services Coordinator

positions and the administration of the grant. The program will continue to be budget neutral if Home

Forward receives this renewal funding.

This year’s Notice of Funding Availability includes a new requirement that the agency’s board approve

submissions of the grant application.




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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----06060606----03 AUTHORIZES HOME FORWARD STAFF TO SUBMIT THE 2011 03 AUTHORIZES HOME FORWARD STAFF TO SUBMIT THE 2011 03 AUTHORIZES HOME FORWARD STAFF TO SUBMIT THE 2011 03 AUTHORIZES HOME FORWARD STAFF TO SUBMIT THE 2011

RERERERESIDENT OPPORTUNITIES AND SELFSIDENT OPPORTUNITIES AND SELFSIDENT OPPORTUNITIES AND SELFSIDENT OPPORTUNITIES AND SELF----SUFFICIENCY (ROSS) FAMILY GRANT TO THE SUFFICIENCY (ROSS) FAMILY GRANT TO THE SUFFICIENCY (ROSS) FAMILY GRANT TO THE SUFFICIENCY (ROSS) FAMILY GRANT TO THE

DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD)

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward seeks to encourage the provision of supportive services for residents in

public housing when funding is available; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward must apply for further ROSS grant funding in order to maintain services at 14

public housing sites; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, HUD has requested that the Home Forward Board of Commissioners authorize the submission

of the 2011 ROSS grant application.

NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED: by the Board of Commissioners of Home Forward that the staff

of Home Forward is authorized to submit an application for the 2011 Resident Opportunities and Self-

Sufficiency Family Grant to the Department of Housing and Urban Development.





90

MEMORANDUM


From: Dianne Quast, Director Real Estate Operations

Rachael Duke, Manager of Operations

and Partnerships

Date: June 21, 2011

Subject: Authorizing a Professional Services Contract with Cascadia Behavioral Health Care, Inc. for case management services at Bud Clark Commons

Resolution 11-06-04

Resolution 11-06-04 authorizes Home Forward to enter into a twelve month professional services

contract with Cascadia Behavioral Healthcare, Inc., for approximately eleven months with a beginning

date of June 22, 2010. The contract shall provide services at the Bud Clark Commons and will include

case management, life-skills support, and the necessary work required to maintain compliance with

mental health standards and billing requirements.

Background

Home Forward is using a “Housing First” model at the Apartments at Bud Clark Commons and to some

extent this makes it different from our other housing communities. This includes the need for additional

staff on site to provide services and case management. Home Forward has determined that it is best to

leverage the expertise and connections to resources that community agency case managers can bring.

Home Forward published RFP #05/11-30 in order to procure case management staff for the Apartments

at Bud Clark Commons. The RFP was posted in the Daily Journal of Commerce, Portland Observer and

on the HAP website. Upon review and evaluation of the proposal, Cascadia Behavioral Health Care was

deemed the successful proposer and selected to complete this work.

Policy Implications

This supports Home Forward’s policy that non-core resident services are provided via contracts with

community partners. Cascadia has agreed to bring some of their own services to the Bud Clark

Commons, including critical administrative support. This will allow Cascadia to assist both Home

Forward and the Portland Housing Bureau in developing a more sustainable model of funding this

service as additional administrative support is needed to develop a fee for service billing system that can

benefit from State Medicaid resources. In addition, some of the residents at Bud Clark Commons will be

eligible for additional Cascadia services that include alcohol and drug addiction services, group

programming and behavioral therapy. This kind of leverage is a crucial piece of partnership

development and a benefit of working with community based organizations.


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Through an agreement with the Portland Housing Bureau, Home Forward has $160,000 to contract with

a partner to provide case management services at the Bud Clark Commons.

Risk/Opportunities

Cascadia staff will work independently at the Apartments at Bud Clark Commons, but will be

incorporated into the site team as well. Solid communication with resident services staff will be

important to the success of this project.




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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----06060606----04 AUTHORIZES HOME FORWARD TO ENTER INTO A CONTRACTUAL 04 AUTHORIZES HOME FORWARD TO ENTER INTO A CONTRACTUAL 04 AUTHORIZES HOME FORWARD TO ENTER INTO A CONTRACTUAL 04 AUTHORIZES HOME FORWARD TO ENTER INTO A CONTRACTUAL

AGREEMENT WITH CASCADIA BEHAVIORAL HEALTHCARE, INC. TO PROVIDE CASE AGREEMENT WITH CASCADIA BEHAVIORAL HEALTHCARE, INC. TO PROVIDE CASE AGREEMENT WITH CASCADIA BEHAVIORAL HEALTHCARE, INC. TO PROVIDE CASE AGREEMENT WITH CASCADIA BEHAVIORAL HEALTHCARE, INC. TO PROVIDE CASE

MANAGEMENT SERVICES AT THE APARTMENTS AT THE BUD CLARK COMMONS MANAGEMENT SERVICES AT THE APARTMENTS AT THE BUD CLARK COMMONS MANAGEMENT SERVICES AT THE APARTMENTS AT THE BUD CLARK COMMONS MANAGEMENT SERVICES AT THE APARTMENTS AT THE BUD CLARK COMMONS

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward solicited formal proposals from qualified agency able to provide case

management services at the Apartments at Bud Clark Commons; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, one proposal was received and was evaluated in accordance with HAP’s Contract Review

Board Rules and Contracting Rules; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, a professional services contract over $100,000 requires Board approval prior to execution by

the Executive Director; and

NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED: that the Board of Commissioners of Home Forward authorizes

the Executive Director to execute a contract with Cascadia Behavioral Healthcare Inc. for the provision of

case management services in an amount not to exceed $160,000 with an option to renew for up to two (2)

additional one-year terms.





93

MEMORANDUM


From: Dianne Quast, Director, Real Estate Operations

Donna Kelley, Asset Manager

Date: June 21, 2011

Subject: Use of Operating Reserves to Pay Off Mortgage at Helen Swindells

Resolution 11-06-05

The Board of Commissioners is specifically requesting to approve the use of $244,361 in property

operating reserves to pay off the loan with Pacific Life at the Helen Swindells building as of July 1, 2011.

Background

The Helen Swindells contains 105 Single Room Occupancy units and three commercial spaces. It was

originally financed with a permanent mortgage with a 8.75% interest rate provided by Bank of America

(now serviced by Pacific Life), and soft debt from the Portland Development Commission (now the

Portland Housing Bureau (PHB)). In January 2009, Home Forward assumed full ownership of the

property after it exited from its tax credit partnership at Year 15.

The loan with Pacific Life comes due on May 1, 2014, and can be prepaid without penalty. The annual

debt service of $42,180 is a financial burden to the property. Paying this note off early eliminates the

exorbitant interest costs for the next three years. Currently there is $393,666 in the Operating Reserve

for this property; after loan payoff, there will still be nearly $150,000 in operating reserves at this

property. Additionally, there is $112,000 in replacement reserves. Use of the Operating Reserve

requires approval from PHB, which we have received as of June 9, 2011.

Policy Implications

There are no policy implications related to this transaction.


This transaction will have no direct impact on Home Forward’s budget. Currently this property is

budgeted to return a $5,000 asset management fee to Home Forward and paying off the mortgage will

have no impact on the fee. Paying off the mortgage early reduces the pressure on operating cash,

freeing it to be used for ongoing repairs and maintenance, thus stabilizing the property.


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Risk/Opportunities

There is some risk in reducing the balance of the Operating Reserve at one time in the event of a

calamity. However, the property will still have over $250,000 in reserves, which should be sufficient to

meet most exigencies. Reduction of the ongoing operating costs should have the impact of stabilizing

the property from expense shocks and allow us to increase our expenditures on maintenance and

repairs, which will protect the asset and make our residents’ lives more comfortable.




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A RESOLUTION AUTHORIZING THE USE OF APPROXIMATELY $244,000 IN OPERATING A RESOLUTION AUTHORIZING THE USE OF APPROXIMATELY $244,000 IN OPERATING A RESOLUTION AUTHORIZING THE USE OF APPROXIMATELY $244,000 IN OPERATING A RESOLUTION AUTHORIZING THE USE OF APPROXIMATELY $244,000 IN OPERATING

RESERVE FUNDS AT THE HELEN SWINDELLS BUILDING TO PAY OFF THE MORTGAGE WITH RESERVE FUNDS AT THE HELEN SWINDELLS BUILDING TO PAY OFF THE MORTGAGE WITH RESERVE FUNDS AT THE HELEN SWINDELLS BUILDING TO PAY OFF THE MORTGAGE WITH RESERVE FUNDS AT THE HELEN SWINDELLS BUILDING TO PAY OFF THE MORTGAGE WITH

PACIFIC PACIFIC PACIFIC PACIFIC LIFE LIFE LIFE LIFE

WHEREAS,WHEREAS,WHEREAS,WHEREAS, the Home Forward seeks to encourage the provision of long term housing for low income

persons residing in the City of Portland, Oregon (the “City”);

WHEREAS,WHEREAS,WHEREAS,WHEREAS, ORS 456.065 defines “housing project” to include, among other things, “any work or

undertaking . . . to provide decent, safe and sanitary urban or rural housing for persons or families of lower

income”;

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward is the owner of the Helen Ann Swindells Building in Portland, Oregon (the

“Project”);

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward desires to pay off the mortgage on the Project with Pacific Life Insurance

Company (“Pacific Life”) prior to its maturity on May 1, 2014; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward has received the required permission from the Portland Housing Bureau to use

the Project’s Operating Reserves for the purpose of retiring the mortgage;

NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED: The Board of Commissioners approves the use of

approximately $244,000 in Operating Reserve funds at the Helen Swindells Building to pay off the mortgage

with Pacific Life, effective July 1, 2011.





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RESOLUTION 11-06-06

WILL BE PROVIDED AT THE MEETING


97

MEMORANDUM


From: Betty Dominguez, Program Director, Policy and Planning

Date: June 21, 2011

Subject: FY2012 Moving To Work (MTW) Plan Amendment

Resolution 11-06-07

The Board is being asked to approve a resolution authorizing an update to the agency’s previously

adopted FY2012 MTW Plan with an amendment which encompasses various changes to the Plan as

described more specifically below and, to provide an opportunity for public comment via this public

hearing (advertised a minimum of ten days prior via public notice in the Sunday Oregonian, (June 5,

2011).

Background

This amendment to the FY 2012 Plan proposes the addition of one new MTW activity along with a

number of small modifications most of which are centered on adjustments related to rent reform

implementation. The various changes are summarized as follows:

New Activity:

Section V. Proposed MTW Activities: HUD approval requested:

FY2012-P5: Alternate Inspection Requirements for Partner-Based Programs

This activity will allow Home Forward to implement alternative inspection standards for units where

the agency has contracted out resources which are administered by community partners, such as

the Short Term Rent Assistance (STRA) and Agency-Based Assistance (ABA) programs. Rather

than requiring full Housing Quality Standards (HQS) inspections, Home Forward will require that

these units meet the habitability standards and requirements currently mandated by HUD’s

Homelessness Prevention and Rapid Re-Housing Program (HPRP). Allowing our partners to

conduct inspections themselves in accordance with these requirements will ensure housing

standards are met, and increase efficiency and cost effectiveness by relieving the agency of the cost

and time required to schedule and conduct full HQS inspections.


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Modifications:

Section II. A. Public Housing Units To Be Removed In FY2012:

Total Public Housing Units to be removed in FY2012 is amended to 1,320 units total to include those

units (1,232) which are the subject of a pending Section 18 disposition application in connection with

subsidy change.

Section V. Proposed MTW Activities:

Activity FY2012-P1: Rent Reform –

1. Permission to have VASH households’ rent be determined per rent reform calculations;

VASH funds however, will not become part of the MTW block grant;

2. HAP previously stated that rent for FSS participants would be determined using the

traditional calculation. The proposed clarification states that FSS participants will be

included in rent reform and their rent will be determined per the rent reform calculation;

3. A proposed clarification to how a participant’s gross income is determined, will allow for a

participant’s income derived from regular payments received from an asset such as a trust

fund or pension, to be used in that determination;

4. The addition of a policy which allows student financial assistance to be considered for

purposes of eligibility only; student financial assistance will not be used in the determination

of annual income for rent and subsidy calculations;

5. Amending the Transition Period for new rent calculations to January 1, 2012 for all

participants rather than at the time of a resident’s or participant’s next review. This will

create greater equity as some households may otherwise have up to two years before their

next review.

Activity FY2012-P3: Local Project-Based Voucher Program –

1. Amending language under “Utilizing the PBV program to increase Permanent Supportive

Housing” to include a second instance in which the local competitive process may be

waived and Project Based Vouchers may be awarded based on a resolution by Home

Forward’s Board of Commissioners. Specifically, in furtherance of accomplishing objectives

of the Public Housing Preservation Initiative including HUD-approved disposition or

conversation plans, or for affordable subsidized properties with the County which have

expiring operating subsidies.

Policy Implications:

This amendment will ensure consistency between various internal guiding documents and the FY2012

MTW Plan, and allow Home Forward to more effectively and equitably advance those Plan activities

which are affected by these modifications.

Exhibits:

Home Forward FY2012 MTW Plan Amendment.




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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----06060606----07 AUTHORIZES HOME FORWAR07 AUTHORIZES HOME FORWAR07 AUTHORIZES HOME FORWAR07 AUTHORIZES HOME FORWARD STAFF TO SUBMIT AN AMENDMENT D STAFF TO SUBMIT AN AMENDMENT D STAFF TO SUBMIT AN AMENDMENT D STAFF TO SUBMIT AN AMENDMENT

TO THE FY2012 MOVING TO WORK (MTW) ANNUAL PLAN AS REGARDS THOSE TO THE FY2012 MOVING TO WORK (MTW) ANNUAL PLAN AS REGARDS THOSE TO THE FY2012 MOVING TO WORK (MTW) ANNUAL PLAN AS REGARDS THOSE TO THE FY2012 MOVING TO WORK (MTW) ANNUAL PLAN AS REGARDS THOSE

MODIFICATIONS PREVIOUSLY DESCRIBED IN THAT CERTAIN BOARD OF COMMISSIOMODIFICATIONS PREVIOUSLY DESCRIBED IN THAT CERTAIN BOARD OF COMMISSIOMODIFICATIONS PREVIOUSLY DESCRIBED IN THAT CERTAIN BOARD OF COMMISSIOMODIFICATIONS PREVIOUSLY DESCRIBED IN THAT CERTAIN BOARD OF COMMISSIONERS NERS NERS NERS

MEMO OF EVEN DATE HEREWITH, TO THE DEPARTMENT OF HOUSING AND URBAN MEMO OF EVEN DATE HEREWITH, TO THE DEPARTMENT OF HOUSING AND URBAN MEMO OF EVEN DATE HEREWITH, TO THE DEPARTMENT OF HOUSING AND URBAN MEMO OF EVEN DATE HEREWITH, TO THE DEPARTMENT OF HOUSING AND URBAN

DEVELOPMENT (HUD) FOR FORMAL APPROVAL DEVELOPMENT (HUD) FOR FORMAL APPROVAL DEVELOPMENT (HUD) FOR FORMAL APPROVAL DEVELOPMENT (HUD) FOR FORMAL APPROVAL

WHEREAS,WHEREAS,WHEREAS,WHEREAS, the Home Forward Board of Commissioners previously adopted and approved the FY2012

Moving To Work (MTW) Annual Plan; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward desires to amend its FY2012 MTW Annual Plan to reflect those certain

modifications specifically described in a Memo to Board of Commissioners dated June 21, 2011; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, approval of the Amendment will ensure Home Forward’s ability to effectively and equitably

advance those Plan activities which are effected by the modifications outlined in the Amendment; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, on June 21, 2011, the Home Forward Board of Commissioners conducted a public hearing on

the draft amendment to the FY2012 MTW Annual Plan;

NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED: by the Board of Commissioners of Home Forward that the

Board Chair of Home Forward is authorized to enter into and execute Amendment to the FY2012 Moving

To Work Annual Plan with the Department of Housing and Urban Development.





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Housing Authority of Portland (HAP) FY2012 MTW Plan Amendment I

June 21, 2011

This document amends HAP’s previously adopted FY2012 MTW Plan in the following sections: Section II. A. Public Housing Units to be Removed in FY2012 Total Public Housing Units to be removed in FY2012 is amended to 1,320 units total. The following information is added: 1,232 Units: HAP intends to pursue Section 18 disposition of 1,232 public housing units at ten properties. If the application is approved, the following units by development will be removed from the inventory: OR002000104, OR002000106, OR002000114, OR002000115, OR002000116, OR002000117, OR002000118, OR002000137, OR002000139, OR002000140. Upon removal, these units will be preserved for tenant-based Section 8 vouchers. This action is further described in Section III, “Non-MTW Related Housing Authority Information”. Section V. Proposed MTW Activities: HUD Approval Requested Activity FY2012-P1: Rent Reform In ongoing work toward implementation of rent reform, HAP has identified several items that require modification to the activity as described and approved in the FY2012 Plan. • HAP has submitted written request to HUD seeking authorization to include VASH households in the rent reform calculation. Upon receiving this separate authorization from HUD, VASH funds will not become part of the MTW block grant, but VASH participants will have their rent determined per the rent reform calculation. • HAP previously stated that rent for FSS participants would use the traditional calculation. Instead, FSS participants will be included in rent reform and their rent will be determined per the rent reform calculation. • HAP previously stated that the value of any asset or the value of any income derived from that asset will not be used in determining gross income. HAP is clarifying an exception to this: if an asset, such as a trust fund or a pension, makes


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regular payments (quarterly or more often) to a resident or participant, the income derived through those payments will be used in determining the household’s gross income. • HAP is adding the following policy regarding income from student financial assistance: Student financial assistance will be considered only for the purpose of determining eligibility. Student financial assistance will not be included in the determination of annual income for rent and subsidy calculation. • HAP is changing the strategy for the Transition period. Rather than triggering the new calculation at the time of the resident’s or participant’s next review, HAP will transition everyone over to the new rent calculation beginning January 1, 2012. This will create a more equitable change, as some households may have up to two years before their next review. HAP will send a notification letter to residents and participants in September, approximately four months before the change will be implemented. The change to the utility allowance calculation will not transition until April 2012, the scheduled time of HAP’s regular utility allowance review. Including this in the January 1, 2012 calculation change would increase staffing costs for that period. Activity FY2012-P3: Local Project-based Voucher Program HAP is amending second paragraph under “Utilizing the PBV program to increase Permanent Supportive Housing”. (The amended language is in the second bullet below.) There would be two instances in which the local competitive process may be waived and PBVs may be awarded based on a resolution by HAP’s Board of Commissioners:

First, the board may elect to award PBVs in the event that jurisdictional partners (defined as the cities of Portland and Gresham and Multnomah County) formally request for HAP to develop, rehabilitate, or acquire housing as a part of a community-wide initiative to meet local priorities.

Second, the board may elect to award PBVs necessary to accomplish the objective of HAP’s Public Housing Preservation Initiative, including but not limited to HUD-approved disposition or conversion plans; or other affordable subsidized properties within Multnomah County that have expiring contracts or are facing substantial challenges which could result in a reduction of affordable units.


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HAP is adding a new activity: FY2012-P5: Alternate Inspection Requirements for Partner-Based Programs FY2012-P5: ALTERNATE INSPECTION REQUIREMENTS FOR PARTNER-BASED PROGRAMS Background: HAP aligns our housing resources with the services of jurisdictional and community partners in order to maximize impact and effectiveness. In an effort to reduce costs and increase efficiencies, HAP is proposing the use of alternate inspection standards for programs where HAP contracts out resources to be administered by partners. HAP will begin implementation of this activity with the Short Term Rent Assistance (STRA) and Agency-Based Assistance (ABA) programs. Use of MTW authority and impact on statutory objective(s): HAP will use our MTW authority to allow alternative inspection requirements for units assisted with rent assistance that HAP has contracted to community partners. Rather than requiring full Housing Quality Standards (HQS) inspections, HAP will require that these units meet the habitability standards, unit inspection requirements, and lead-based paint visual assessment requirements currently required by the U.S. Department of Housing and Urban Development’s Homelessness Prevention and Rapid Re-Housing Program (HPRP).1 These alternative inspection requirements will allow the staff of our jurisdictional and community partners to conduct inspections themselves, rather than relying on HAP’s Inspections Department to conduct HQS inspections. Using the HPRP inspection requirements ensures housing standards while increasing efficiency and cost effectiveness. Staff from the jurisdictional and community providers will be able to arrange for and conduct required inspections themselves, in conjunction with other required visits to the assisted units. This will eliminate the costs to HAP related to the scheduling and conducting of HQS inspections for these programs by leveraging existing staffing at our community and jurisdictional partners. 1 These requirements are outlined within the following HUD documents: Notice of Allocations, Application Procedures, and Requirements for Homelessness Prevention and Rapid Re-Housing Program Grantees under the American Recovery and Reinvestment Act of 2009 [Docket No. FR-5307-N-01], http://www.hudhre.info/HPRP/index.cfm?do=viewHPRPIssuances; HPRP Unit Inspection Requirements Fact Sheet, http://www.hudhre.info/documents/HPRP_InspectionFactSheet.pdf; and Understanding the Lead-Based Paint Requirements: Guidance for HPRP Grantees, http://www.hudhre.info/documents/HPRP_LeadPaintGuidance.pdf

MTW authorization: Attachment C, Section D(5) -Ability to Certify Housing Quality Standards Statutory objective: Reduce cost and achieve greater cost effectiveness in Federal expenditures


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Proposed baselines, benchmarks and metrics: Impact Metric Baseline Benchmark Annual cost savings related to inspections for qualifying units

Inspection cost for qualifying units

Before implementation, annual inspection costs of $51,000 for qualifying units

Annual savings of at least $51,000 related to inspections for qualifying units

Data collection process: Information regarding the number of inspections conducted by HAP for Short-Term Rent Assistance and Agency Based Assistance will be tracked though Yardi, HAP’s database system. Number of households served through Short Term Rent Assistance and Agency Based Assistance not requiring inspections by HAP’s inspection department will be tracked through HAP maintained spreadsheets.


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MEMORANDUM


From: Betty Dominguez, Program Director, Policy and Planning

Date: June 21, 2011

Subject: Authorizes Home Forward to submit the MTW Twelfth-Year Annual Report, with certifications, to the Department of Housing and Urban Development (HUD)

Resolution 11-06-08

The Board of Commissioners is requested to authorize Home Forward to submit the MTW Twelfth-Year

Annual Report, with certifications, to the Department of Housing and Urban Development (HUD). This

year’s report corresponds to Home Forward’s fiscal year 2011.

Background

As a housing authority with the MTW designation, Home Forward is obligated to submit an annual report

detailing its progress toward objectives proposed in its prior year’s annual MTW plan. This year’s report

follows the format prescribed in Home Forward’s 10-year agreement with HUD, which requires

certifications to ensure the agency serves primarily the same population of people as it would absent the

MTW flexibility. These are incorporated in the resolution.




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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----06060606----08 AUTHORIZES HOME FORWARD STAFF TO SUBMIT THE MOVING TO 08 AUTHORIZES HOME FORWARD STAFF TO SUBMIT THE MOVING TO 08 AUTHORIZES HOME FORWARD STAFF TO SUBMIT THE MOVING TO 08 AUTHORIZES HOME FORWARD STAFF TO SUBMIT THE MOVING TO

WORK (MTW) TWELFTH YEAR ANNUAL REPORT, WITWORK (MTW) TWELFTH YEAR ANNUAL REPORT, WITWORK (MTW) TWELFTH YEAR ANNUAL REPORT, WITWORK (MTW) TWELFTH YEAR ANNUAL REPORT, WITH CERTIFICATIONS, TO THE H CERTIFICATIONS, TO THE H CERTIFICATIONS, TO THE H CERTIFICATIONS, TO THE

DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD)

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward is obligated by its MTW agreement with HUD to submit an annual report

detailing its progress toward objectives proposed in its prior year’s annual MTW plan; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, as part of its MTW reporting obligation, Home Forward certifies that more than 75% of families

assisted by the Agency are very low-income families; that it continues to assist substantially the same total

number of eligible low-income families as would have been served without MTW; and that it maintains a

comparable mix of families as would have been served had the agency not participated in the MTW

demonstration.

NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED: by the Board of Commissioners of Home Forward that staff is

directed to submit this approved Moving to Work Twelfth Year Annual Report to the Department of Housing

and Urban Development.





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MEMORANDUM


From: Steve Abel, General Counsel

Date: June 21, 2011

Subject: Authorizes Amendment of Housing Authority of Portland’s Bylaws

Resolution 11-06-09

In order to implement the name change, approved unanimously at the May 17, 2011 Board Meeting, the

Bylaws of the Authority require amendment. Notice of the proposed amendment, as required by the

Bylaws, was delivered more than seven days prior to the meeting set for June 21, 2011. The attached

resolution simply amends the Housing Authority of Portland name to Home Forward.


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NOTICE OF BYLAWS AMENDMENT OF THE BOARD OF COMMISSIONERS OF THE HOUSING NOTICE OF BYLAWS AMENDMENT OF THE BOARD OF COMMISSIONERS OF THE HOUSING NOTICE OF BYLAWS AMENDMENT OF THE BOARD OF COMMISSIONERS OF THE HOUSING NOTICE OF BYLAWS AMENDMENT OF THE BOARD OF COMMISSIONERS OF THE HOUSING

AUTHORITY OF PORTLAND AUTHORITY OF PORTLAND AUTHORITY OF PORTLAND AUTHORITY OF PORTLAND

NOTICE IS HEREBY GIVEN, that at the regular meeting of the Board of Commissioner’s of the Housing

Authority of Portland (the “Authority”) on June 21, 2011, a vote will be taken to amend the Bylaws of the

Authority to change the name of the Authority to Home Forward.


Attest:Attest:Attest:Attest: Home ForHome ForHome ForHome Forward:ward:ward:ward:



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MEMORANDUM


From: Steve Abel, General Counsel

Date: June 21, 2011

Subject: Authorizes Amendment of Housing Authority of Portland’s Bylaws

Resolution 11-06-09






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NOTICE OF BYLAWS AMENDMENT OF THE BOARD OF COMMISSIONERS OF THE HOUSING NOTICE OF BYLAWS AMENDMENT OF THE BOARD OF COMMISSIONERS OF THE HOUSING NOTICE OF BYLAWS AMENDMENT OF THE BOARD OF COMMISSIONERS OF THE HOUSING NOTICE OF BYLAWS AMENDMENT OF THE BOARD OF COMMISSIONERS OF THE HOUSING

AUTHORITY OF PORTLAND AUTHORITY OF PORTLAND AUTHORITY OF PORTLAND AUTHORITY OF PORTLAND

NOTICE IS HEREBY GIVEN, that at the regular meeting of the Board of Commissioner’s of the Housing

Authority of Portland (the “Authority”) on June 21, 2011, a vote will be taken to amend the Bylaws of the

Authority to change the name of the Authority to Home Forward.


Attest:Attest:Attest:Attest: Home ForHome ForHome ForHome Forward:ward:ward:ward:



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MEMORANDUM


From: Michael Andrews, Director of Development & Community Revitalization

Date: June 21, 2011

Subject: Authorize Home Forward to execute the HUD 2010 HOPE VI Grant Agreement for the Redevelopment of Hillsdale Terrace, a 60 unit complex in Southwest Portland

Resolution 11-06-10





Background

In November 2010 the Board of Commissioners authorized Home Forward (then operating as the

Housing Authority of Portland) to apply for $18.5 million in HOPE VI grant funds to redevelop Hillsdale

Terrace, a 60-unit complex in Southwest Portland (Resolution 2010-11-02). In May 2010, Home Forward

was notified by HUD that the application was successful.

The redevelopment plan includes relocating existing residents; providing Community and Supportive

Services to both existing and future residents; demolishing existing structures; and building 122 rental

units and a community center; and partnering with Habitat for Humanity on the development of 7 off-site

homeownership units. The projected total cost of the project is $47.3 million. This amount is inclusive

of relocation, Community and Supportive Services, land, soft and hard costs. The financing plan for this

project anticipates the use of both 4% and 9% Low-Income Housing Tax Credits; tax-exempt bonds;

HOPE VI funds; funds from the City of Portland; funds from the Public Housing Preservation Initiative

and funds raised by Habitat for Humanity.

Policy Implications

The redevelopment will allow Home Forward to fulfill goals outlined in the Public Housing Preservation

Initiative, including replacing the 60 existing three-bedroom public housing units on site and 13

additional public housing units lost during the sale of the scattered site portfolio.


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Budget Implications and Financial Impact on HAP

The budget for a comprehensive redevelopment of Hillsdale is estimated to be $47.3 million.

Development capital is assumed from a variety of sources including LIHTC equity; a HOPE VI grant;

funds from the City of Portland; funds from the Public Housing Preservation Initiative and funds raised

by Habitat for Humanity.

It is anticipated HAP would earn an estimated $4.2 million developer fee for the revitalization, all of which

is net to HAP. Up to $6.9 million of PHPI proceeds would be contributed to the redevelopment.


The redevelopment of Hillsdale Terrace would:

1) Correct the physical and social distress that currently exists at Hillsdale Terrace.

2) Result in a net increase in the supply of affordable housing over the current unit count. The plan

proposes 122 rental units, a 62 unit increase over the current development. This includes 13

additional public housing units over the 60 public housing units currently on site. The plan also

includes 7 affordable homeownership units, which would be located off-site.

3) Provide up to $2.0 million to fund Community Supportive Services to residents.

4) Provide the ability to develop early childhood education facilities to support residents.

Operational Implications

Implementing a HOPE VI redevelopment will require a significant amount of staff time and Board input.

It is estimated that six additional staff members will need to be recruited for relocation and Community

and Supportive Services activities. This project has become a priority for the DCR department, but

additional staffing is not anticipated. The redevelopment must be completed and all HOPE VI funds

expended no later than September 2016.

The site is currently plagued by deferred maintenance, persistent mold, and high utility and operating

costs. It is also HAP’s most expensive property to operate due to inefficient utility systems and an ever-

expanding list of capital needs; the overall cost to operate it is 42% higher. This redevelopment would

address the current challenges faced by Real Estate Operations.




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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----06060606----10101010 AUTHORIZES HOME FORWARD TO EXECUTE THE HOPE VI GRANT AUTHORIZES HOME FORWARD TO EXECUTE THE HOPE VI GRANT AUTHORIZES HOME FORWARD TO EXECUTE THE HOPE VI GRANT AUTHORIZES HOME FORWARD TO EXECUTE THE HOPE VI GRANT

AGREEMENT WITH THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT FOR A AGREEMENT WITH THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT FOR A AGREEMENT WITH THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT FOR A AGREEMENT WITH THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT FOR A

HOPE VI GRANT TO REVITALIZE HILLSDALE TERRACE, A 60HOPE VI GRANT TO REVITALIZE HILLSDALE TERRACE, A 60HOPE VI GRANT TO REVITALIZE HILLSDALE TERRACE, A 60HOPE VI GRANT TO REVITALIZE HILLSDALE TERRACE, A 60----UNIT PUBLIC HOUSING UNIT PUBLIC HOUSING UNIT PUBLIC HOUSING UNIT PUBLIC HOUSING

DEVELOPMENDEVELOPMENDEVELOPMENDEVELOPMENTTTT LOCATED IN SOUTHWEST PORTLANDLOCATED IN SOUTHWEST PORTLANDLOCATED IN SOUTHWEST PORTLANDLOCATED IN SOUTHWEST PORTLAND

WHEREAS,WHEREAS,WHEREAS,WHEREAS, on November 16, 2010, this Board of Commissioners adopted Resolution No. 10-11-02

approving the 2010 HOPE VI Grant Application and authorized submission thereof to the Department of

Housing and Urban Development (“HUD”); and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, on May 20, 2010, HUD notified Home Forward of its approval of the application and will

provide a HOPE VI Revitalization Grant Agreement pursuant to which HUD has agreed to provide $18.5

million for the revitalization of Hillsdale Terrace, subject to Home Forward’s execution of the Revitalization

Grant Agreement; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward has the capacity to borrow on the success and lessons learned from the

development of New Columbia and Humboldt Gardens and readily apply these experiences to a third HOPE

VI project; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward has long acknowledged the need to revitalize Hillsdale Terrace for the benefit of

residents and the surrounding community, to improve the quality of HAP’s public housing stock, and to

provide more housing and supportive service opportunities for HAP’s residents; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward will leverage partnerships to create economic stability and housing self-

sufficiency among residents, support youth to achieve from cradle to career, and create a healthy,

connected and stable community; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward has engaged the community and the Hillsdale Terrace residents who have

expressed their full and strong support for such revitalization, as proposed under HAP’s 2010 HOPE VI

application for 2010 HOPE VI funding; and


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NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED:NOW, THEREFORE, BE IT RESOLVED: by the Board of Commissioners of Home Forward that:

1) HOPE VI Revitalization Grant Agreement for Hillsdale Terrace is hereby approved and any past

documents executed historically are hereby ratified; and

2) Home Forward’s Chairman and Secretary are authorized and directed to execute the Agreement,

allowing Home Forward to accept the grant, and to appropriately exchange executed copies

thereof with HUD.


Attest:Attest:Attest:Attest: Home ForwHome ForwHome ForwHome Forward:ard:ard:ard:



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