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1
SAN FRANCISCO HOUSING AUTHORITY
Rev. Amos Brown, President
Mirian Saez, Vice President
Micah Allen, Commissioner
Dr. Veronica Hunnicutt, Commissioner
Ahsha Safai, Commissioner
Matthew Schwartz, Commissioner
Dorothy Smith, Commissioner
BOARD AGENDA
February 23, 2012
4:00 pm
Board of Commissioners Room
440 Turk Street
San Francisco Ca. 94102
(415) 715-3280
Henry A. Alvarez III
Executive Director
.The Mission of the S
“
The Mission of the San Francisco Housing Authority is to deliver safe and decent
housing for low income households and integrate economic opportunity for
residents.”
2
Table of Contents MEETING NOTICE .................................................................................................................................. 3
PUBLIC COMMENTS ............................................................................................................................. 6
TENANT REPRESENTATIVE REPORT: ............................................................................................. 9
REGULAR BUSINESS AGENDA: ......................................................................................................... 10
COMMISSIONER’S COMMENT .......................................................................................................... 49
CLOSED SESSION .................................................................................................................................. 50
3
EDW I N M. L E E , MA Y O R
SA N F R A N C I S C O HO U S I N G AU T H O R I T Y RE V . AM O S C BR OW N , PR E S I D E N T
SAN FRANCISCO HOUSING AUTHORITY
Mirian Saez, Vice President
Micah Allen, Commissioner
Dr. Veronica Hunnicutt, Commissioner Ahsha Safai, Commissioner
Matthew Schwartz, Commissioner
Dorothy Smith, Commissioner
Henry A. Alvarez III, Executive Director
440 TURK STREET
SAN FRANCISCO, California 94102 www.sfha.org
MEETING NOTICE
Thursday, February 23, 2012·4:00 p.m.
1. The San Francisco Housing Authority holds its meetings at 440 Turk Street, San Francisco, California 94102.
2. Disability Access: 440 Turk Street is accessible to persons using wheelchairs and others with disabilities. Assistive listening devices
are available upon request. Agendas are available in large print. Materials in alternative formats and/or American Sign Language
interpreters will be made available upon request. Please make your request for alternative format or other accommodations to the Office of the Ombudsman and Communication (415) 715-3232 (V); (415) 715-3280 (“TTDY”) at least 72 hours prior to the meeting
to help ensure availability.
3. The closest accessible BART station is Civic Center, three blocks from City Hall. Accessible MUNI lines serving this location are:
#47 Van Ness, #49 Van Ness, #71 Haight/Noriega, #5 Fulton, #21 Hayes, 36 Parnassus, #7 Haight, the F Line to Market and Van
Ness and any line serving the Metro Stations at Van Ness and Market and at Civic Center. For more information about MUNI accessible services, call 415-673-6142. There is accessible parking across the street from City Hall at Civic Center Garage as well as
across the street from the Federal Building on Larkin.
4. Agenda, minutes and attachments are available at www.sfha.org as well as the San Francisco Housing Authority Administrative
Office located at 1815 Egbert Avenue, San Francisco, California 94124. If any materials related to an item on this agenda have been
distributed to the San Francisco Housing Authority Board of Commission after distribution of the agenda packet, those materials are available for public inspection during normal office hours at the San Francisco Housing Authority at 1815 Egbert Street San Francisco
CA 94124
5. In order to assist the San Francisco Housing Authority’s efforts to accommodate persons with severe allergies, environmental illness, multiple chemical sensitivity or related disabilities, attendees at public meetings are reminded that other attendees may be sensitive to
various chemical based products. Please help the San Francisco Housing Authority accommodate these individuals.
6. The use of electronic sound-producing devices at/during public meetings is prohibited. Please be advised that the meeting President
may remove any person(s) responsible for the ringing or use of cell phones, pagers and similar sound-producing electronic devices
from the meeting room.
7. Requests for public comment may be heard on items not on the agenda as well as after staff presentation on any Regular Agenda Item.
Speakers at Board meetings are requested, but not required, to identify themselves and fill out cards placed on the table at the entrance door. When the Board considers policy, which has not been considered by a committee, testimony is welcome during the Public
Comment portion of the meeting. Testimony is not permitted when an opportunity has been given at a committee hearing for
testimony on an item. The public may address the Board for up to two minutes or four minutes for speakers who require an interpreter, or unless otherwise approved by the Board of Commissioners. The President, or the Board, may limit the total testimony
to 30 minutes. The Board may not take action on a new proposal, which is not on the agenda.
4
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AGENDA -------------------------------------------------------------------------------------------------------------------------------
ORDER OF BUSINESS
1. Call to order and roll call
2. Approval of agenda
3. Public comments on items not on the agenda: limited minutes
Note: This portion of the agenda is not intended for debate or discussion with the Commission or staff.
Please simply state your business or the matter you wish the Commission or staff to be aware of. It is not
appropriate for commissioners to engage in a debate or respond on issues not properly set in a publicly
noticed meeting agenda. If you have questions or would like to bring a matter to the Commissions’
attention, please contact the Executive Office of the San Francisco Housing Authority at leey@sfha.org.
4. Secretary’s Report
a. Response to Public Comments
5. Tenant representative report:
a. City Wide Council - senior/disabled (“CCSD”)
b. Public Housing Tenants Association (“PHTA”)
6. Regular Business: Public comment will be taken after staff presentation on each agenda item. Speakers
are encouraged to complete a comment card. Speakers will be limited to two minutes or four minutes for
speakers who require an interpreter.
a. Consent items
1) Approval of Minutes: February 9, 2012 Meeting
Public Comment
b. Action item
1) [Informational Presentation: Update on Potential Project Based Voucher Conversion
at Four Properties.] Presented by Barbara Smith, , Housing Development and
Modernization
Public Comment
2) [Results of Operations for the Period Ended December 31, 2011.] Presented by
Virgilio Chua, Finance Manager, Finance Department
Public Comment
5
3) [Authorization Requested for Recommendation Pertaining to The Brown Act and
Time Limitations for Public Comment.] Presented by Tim Larsen, Office of the General
Counsel, General Counsel
7. Commissioner’s comment
8. Closed session
Public Comment
A closed session will be held pursuant to Government Code section 54956.9 to receive
advice from legal counsel on matters pertaining to settlement of Workers Compensation
Claims for: Deborah Burl-Scott – (Property Manager) Nikolao Ufau – (Laborer) Barry
Hazen- (Steamfitter) and Roberto Lechuga (Custodian)
9. Adjournment
6
PUBLIC COMMENTS ON
ITEMS NOT ON THE AGENDA: LIMITED MINUTES
Note: This portion of the agenda is not intended for debate or discussion with the
Commission or staff. Please simply state your business or the matter you wish the
Commission or staff to be aware of. It is not appropriate for commissioners to engage in
a debate or respond on issues not properly set in a publicly noticed meeting agenda. If
you have questions or would like to bring a matter to the Commissions’ attention, please
contact the Executive Office of the San Francisco Housing Authority at leey@sfha.org.
7
SECRETARY’S REPORT
8
EDW I N M. L E E , MA Y O R
S A N F R A N C I S C O HO U S I N G AU T H O R I T Y RE V . AM O S C. BR OW N , PR E S I D E N T
SAN FRANCISCO HOUSING AUTHORITY
Date: Friday, February 17, 2012
To: Board of Commissioners
From: Henry A. Alvarez III, Executive Director
Re: Responses to Public Comment at Commission Meeting on February 9, 2012
Commenter, Uzuri Pease, resident of Potrero Hill, thanked the staff of the Authority for their
attendance at the February 6, 2012 Community Forum and invited staff to attend the May forum.
Ms. Pease thanked staff for fixing her leaking sink and the lights outside of Potrero. Ms. Pease
further expressed that concerns related to maintenance should be addressed at the property
offices.
Staff Response:
Staff of the Authority will attend the May forum with advance notice of the specified date.
As reported to the board on February 9, management of the Authority is in the process of
reorganizing the staffing for Public Housing Operations to more effectively address the
maintenance and other concerns of SFHA residents as they arise.
An anonymous commenter asked who the residents should contact in the case of an emergency
after hours.
Staff Response:
In the event of an emergency requiring medical, fire or police assistance, residents should
call 911. In the event of a maintenance problem at their respective development, residents
can contact their property office during business hours (8:00am – 5:00pm) or call the
City’s 311 service at any time.
9
TENANT REPRESENTATIVE REPORT:
a. City Wide Council - Senior/Disabled (“CCSD”)
b. Public Housing Tenants Association (“PHTA”)
10
REGULAR BUSINESS AGENDA: Public comment will be taken after staff presentation on each agenda item. Speakers are encouraged to
complete a comment card. Speakers will be limited to two minutes or four minutes for speakers who
require an interpreter.
a. Consent items
1) Approval of Minutes: February 9, 2012 Meeting
Public Comment
b. Action items
1) [Informational Presentation: Update on Project Based Voucher Conversion at Four
Properties.] Presented by Barbara Smith, , Housing Development and Modernization
Public Comment
2) [Results of Operations for the Period Ended December 31, 2011.] Presented by
Virgilio Chua, Finance Manager, Finance Department
Public Comment
3) [Authorization Requested for Recommendation Pertaining to The Brown Act and
Time Limitations for Public Comment.] Presented by Tim Larsen, Office of the General
Counsel, General Counsel
Public Comment
11
MINUTES
SAN FRANCISCO HOUSING AUTHORITY
BOARD OF COMMISSIONERS MEETING
February 9, 2012
SCHEDULED: 4:00 p.m. at 440 Turk Street, San Francisco, CA 94102
COMMISSIONERS PRESENT: COMMISSIONERS ABSENT:
Mirian Saez, Vice Chair Rev. Amos C. Brown, Chair
Matthew Schwartz, Commissioner
Ahsha Safai, Commissioner
Dorothy Smith, Commissioner
Micah Allen, Commissioner
Dr. Veronica Hunnicutt, Commissioner
Item 1: Meeting called to order
Vice Chair Mirian Saez called meeting to order at 4:00pm
Item 2: Approval of Agenda
Motion: Commissioner Schwartz: Moved that Action Item b(1) follow approval of the
agenda
Commissioner Hunnicutt: Seconded motion
Vote: All approved
b. Action Item
1) [Informational Presentation: The Brown Act and Time Limitations for
Public Comment] Presented by: Tim Larsen, General Counsel, Office of the
General Counsel
Tim Larsen, General Counsel, made a presentation informing the
Commissioners of the Brown Act and how it applies to the Board.
Vice Chair Saez asked whether the Commission could follow Robert’s Rules
of Order to establish the rules of order of the SFHA Board of
Commissioners.
Mr. Larsen concurred.
12
Commissioner Schwartz asked if the board was in a stronger position that the
board has a formally adopted policy of some kind and would it be
recommended
Mr. Larsen responded that it is his recommendation to formally adopt a
policy that would be read at the beginning of each meeting.
Commissioner Schwartz asked staff to come back with a recommended
policy for adoption at the next Commission Meeting.
Vice Chair Saez asked for clarification on the type of policy being requested.
Commissioner Schwartz responded that, due to staff’s recommendation, the
written policy being requested of staff would state that one speaker may not
yield their time to another speaker and that each speaker has a two minute
time limit.
Vice Chair Saez requested that Mr. Larsen provide his recommendation.
Mr. Larsen recommended that the Board adopt a policy pertaining to the
yielding of time to be added to the preamble of the meeting so that the public
understands what the rules are.
Commissioner Allen agreed that for purposes of clarity it would be beneficial
to have a written policy with rules concerning speaking
Vice Chair Saez confirmed that the Board has rules that are read by the
Commission Secretary at every meeting. Vice Chair Saez asked if there were
any further recommendations to rules that are read at the meetings. Vice
Chair Saez expressed concern of being overly restrictive in providing new
policy for a remote incident.
Commissioner Hunnicutt asked for staff’s recommendations pertaining to
whether a speaker can speak for two minutes and, within the same agenda
item, come back a second time to speak for another two minutes after
everyone has spoken.
Mr. Larsen confirmed that whatever the board decides to do it will be in
accordance with the law.
Commissioner Smith requested that prohibiting time yielding should be
announced in the beginning of the meeting to avoid confusion.
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Commissioner Saez requested staff recommendations on the issues
presented.
Mr. Larsen confirmed that the two issues are (1) whether a person can yield
their time during public comment and (2) whether an individual can speak on
the same agenda item a second time.
Commissioner Hunnicutt confirmed that the second item is in regards to a
speaker speaking on the same issue twice.
Commissioner Saez thanked Mr. Larsen for his presentation..
Item 3: Public Comments on items not on the agenda
Commenter, Uzuri Pease, resident of Potrero Hill, stated that she is happy that her sink is
fixed and the lights in Potrero have made a positive difference in the neighborhood. Ms.
Pease thanked Executive Director Henry A. Alvarez III, Tim Larsen, Renee Scott, Tim
Barrow, Miguel Paltao, Florence Cheng, Commissioner Micah Allen and Anthony
Ihejeto for attending the first resident forum at Potrero Hill. Ms. Pease invited the board
to their next forum in May.
Commenter, Rita Lark claimed that she found derogatory information about her mother
on the internet and that people should be more mindful of what information should be
posted.
Item 4: Secretary’s Report
Henry A. Alvarez III, Secretary, stated that the forum at Potrero was well organized, well
attended and appears to have resulted in many concerns resolved.
The Secretary also recognized the Recovery Act Grant Award which was awarded by
HUD to the San Francisco Housing Authority for being “The most successfully reviewed
Recovery Act Program.”
Item 5: Tenant Representative Report
1. Citywide Council Senior Disabled (CCSD)
Beverly Saba, President of CCSD stated that the new board took office February 1,
2012. The secretary position was filled by Randall Glock. Ms. Saba thanked Tim
Larsen and Pamela Palpallatoc for working with CCSD to finalize the MOU and
various tenant association concerns. Ms. Saba thanked Phyllis Moore-Lewis for
listening to the concerns of the CCSD. Ms. Saba also thanked David Rosario and
Barbara Smith for offering assistance. Ms. Saba mentioned that all senior disabled
buildings need effective security.
14
2. Public Housing Tenants Association (PHTA)
Joyce Armstrong, President of PHTA, stated that the quarterly meeting tentative
schedule has been approved. Ms. Armstrong stated that she and Neola Gans
attended a safe action group forum at Potrero hill neighborhood which was well
attended and informative. Ms. Armstrong requested that the board continue to
separate church and state and not to confuse the two. Further, Ms. Armstrong
clarified that comments are not meant to be personal attacks on Henry Alvarez III,
but instead, are directed at Mr. Alvarez, who is the Executive Director of the San
Francisco Housing Authority.
Item 6: Regular Business
A. Consent Items
Minutes
o Minutes of regular Board meeting held on January 26, 2012
Motion: Commissioner Schwartz: Moved to accept minutes of January 26, 2012
Commissioner Allen: Seconded the motion
Vote: All approved
B. Action Items
2. [Informational Presentation: The Reorganization of the Public Housing
Operations] Presented by: Roger Crawford, Special Assistant, Executive Office
Roger Crawford, Special Assistant to the Executive Director, presented the
Commission with the new reorganization of Public Housing, which included one
Director for the family sites and another for the Senior/Disabled sites. Each of the
two directors would have two area managers. The purpose behind the re-
organization is to more effectively resolve resident needs.
Commissioner Schwartz recommended that staff checked how other housing
authorities handled their staffing and what other ratios reflect.
Commissioner Smith asked how this would affect the developments.
Mr. Crawford responded that each site would continue to have on site property
managers.
Commissioner Safai requested more information on the process that the SFHA took
when it came to this decision or the alternatives that the SFHA considered.
Mr. Crawford responded that by splitting the management duties in this way, one
director would not be overwhelmed.
Commissioner Hunnicutt asked how the SFHA can afford multiple managers with a
tight budget
15
Mr. Crawford responded that other adjustments will be made in the budget as far
as how and where the spending would take place but there is enough funding for
an additional director.
Commissioner Allen asked for the area managers to introduce themselves.
(All of the area managers introduced themselves.)
Commissioner Allen asked where the managers were located.
(All of the area managers responded with their locations.)
Vice Chair Saez asked how this follows the AMPs organized structure, and for
budgetary purposes will the manager’s budget be able to be built up.
Mr. Crawford responded that the AMP system will not be changed and that
managers are still working on the budget with the assistance of finance
Commissioner Schwartz requested that the board be presented with property
staffing being recommended and how that will work with the AMP’s.
Mr. Crawford responded that this is only the preliminary stage and that it can be
brought back to the Commission.
Vice Chair Saez recommended communication with residents to avoid any
confusion.
Public Comment
Commenter, Uzuri Pease, resident of Potrero Hill, stated that the work needs to
be taken care of at the lower levels before moving up to the higher levels.
Commenter, unidentified, asked who the residents can call in an emergency after
hours.
Mr. Alvarez responded that for emergency medical call 911 and for maintenance
after hours call 311.
Item 7: Commissioners Comments
Commissioner Hunnicutt asked how the housing authority is assisting the
Department of the Status of Women
Linda Martin-Mason, Ombudsman, responded that the preferences will be addressed
during the PHA annual plan process which should be a three month process that
starts in March. Ms. Martin-Mason explained that the group who wrote the letter has
been invited and have come in the past. The group has been meeting for about two
years with Ms. Martin-Mason and Tim Larsen.
The Secretary provided a summary of the current Preference system.
16
Vice Chair Saez expressed enthusiasm in the work being done to clarify the
preference system.
Commissioner Safai asked for a more elaborate presentation on the preferences
before the annual plan process begins. Commissioner Safai also requested an update
on delinquent rent by development
Commissioner Allen invited everyone to the YMCA for Healthy Community Day at
Martin Luther King Pool At 10:00am on Saturday 2/11/12
Item 8: Closed Session
Item 9: Adjournment by consensus 18:15
17
AGENDA
SAN FRANCISCO HOUSING AUTHORITY BOARD OF
COMMISSIONERS
Agenda Category: Information- Housing Development & Modernization
Agenda Title: Update on Project Based Voucher Conversion at Target Properties
Presented By: Barbara Smith, Housing Development & Modernization Manager
SUMMARY
Project Based Voucher Conversion with Tax Credits
The San Francisco Housing Authority (SFHA) has been evaluating the conversion of up to four
properties from public housing ACC subsidies to Project Based Voucher (PBV) subsidies to
finance property improvements. The PBV subsidies are two to three times higher than the
current public housing subsidies. When combined with tax credit equity, as currently proposed,
over $76 million of capital improvements could be made to the properties for long term quality
low-income housing.
[Continued on Page 2]
Attachments: I. PBV Conversion Debt Capacity
II. PBV Conversion Planned Construction Work
III. Assurances To Public Housing Residents At The Time Of Conversion
IV. Section 8 Project Based Cap And Pipeline
A copy of any attached documents are available at the clerk’s desk.
DEPARTMENT’S REQUESTED ACTION:
None.
EXECUTIVE DIRECTOR’S RECOMMENDATION:
None.
Agenda Item No. 1
Date: February 23, 2012
18
PBV Conversion
February 23, 2012
Page 2
Residents at three of the four properties with a total of 626 units: Ping Yuen, Ping Yuen North
and Rosa Parks support the efforts to secure funds for the rehabilitation work through this
process. Since some residents at Clementina Towers are still very uncomfortable with the
proposal staff recommends that we delay the process for this site but continue to talk with
residents about the benefits. Moving forward with the three properties reduces the total debt
capacity by $16.8 million to $59.5 million (see Attachment I). The proposed improvements were
identified in SFHA’s Comprehensive Physical Needs Assessment, through maintenance requests
and by talking with residents about priority needs. The work items and cost estimates for each of
the properties are described in Attachment II.
PBV Conversion Process
The first step in the process is to take the buildings of the public housing program through HUD
approval of a Disposition Application. SFHA will then apply for Tenant Protection Vouchers
(TPV) with the intent to convert the properties to PBV subsidies. Moving forward with the
disposition process would be subject to getting TPVs and any waivers requested. A developer
partner or partners may be solicited to assist with securing the private financing and
implementing the improvements. A tax credit partner or partners would be solicited in order to
bring in tax credit equity. The buildings would be acquired by a tax credit partnership that would
own them for approximately 15 years while they are receiving Low Income Housing Tax
Credits. SFHA expects that one of its nonprofit affiliates will be a general partner in the
partnership owner. SFHA will continue to own the land and intends to retain control of the
development with a ground lease. SFHA also intends to retain some management control
through their role as a partner in the tax credit partnership.
Community and Resident Involvement
Staff have been meeting with the residents of the properties since last year to discuss
rehabilitation needs, funding options and tenant protections after conversion. In addition, staff
have been working with the Chinatown Community Development Corporation to help Ping
Yuen, Ping Yuen North and Clementina Towers residents better understand the process.
Residents have provided input on priority work items and raised many questions about how they
would continue to be involved in the process, rent payments, ongoing affordability, rights and
benefits, and continuation of tenant associations. In order to respond to tenant questions and
address both tenant and tenant advocate concerns, staff have been meeting with the Asian Law
Caucus, Bay Area Legal Aid, Housing Rights Committee, and the National Housing Law
Project. Working together, we have prepared a draft Project Based Voucher Conversion
Assurances to Public Housing Residents at the Time of Conversion (see Attachment II).
19
PBV Conversion
February 23, 2012
Page 3
HUD Requirements For Conversion to Public Housing to PBV
HUD published Notice PIH 2012-7 on February 2, 2012 providing new guidance on
requirements for HUD approval of the disposition of public housing under Section 18 of the U.S.
Housing Act of 1937 and its implementing regulations. The new guidance includes more
challenging requirements. If applications are in any way incomplete applications, HUD will be
reject them and require new applications to be submitted with new resident consultation and
Commission resolutions.
In addition, HUD will count any PBV subsidies through this process against the HUD 20%
Section 8 Budget Authority Cap for Project Based Vouchers. In other words, if SFHA is
successful in getting the Disposition Application approved for all three sites and secures 626
Tenant Protection Vouchers (estimated Budget Authority of $9,547,752) when these vouchers
are Project Based at the three target properties they will count against the PBV Cap. Twenty
percent of the increased Budget Authority or $1,909,550 will increase the Cap but the remaining
80% or $7,638,202 will count against the Cap. If the projects in the Project Based Pipeline go
forward, there will be a Cap shortfall of $5,899,064 (see Attachment IV). Legislation is needed
to exempt PBV in Conversion, Choice Neighborhoods and HOPE VI projects from the 20% Cap.
Another alternative is to submit for just one or two of the sites.
Complete Disposition Applications include:
Environmental review - complete
Confirmation proposed disposition is in the PHA Plan or amendment - complete
Letter of support from elected local government official - pending
Resident consultation documentation (attach resident comments & responses – complete
Sufficient detail on proposed uses of proceeds from disposition - complete
Duration of use restrictions or commensurate public benefits (low income housing) must
be for 30 years – use restrictions will be for 55 years or longer
Total Development Cost addendum for obsolescence – finalizing
Narrative justification under one of the statutory criteria - finalizing
o Justification of the approach with full consideration of the alternatives including
Rental Assistance Demonstration (RAD) program, Choice Neighborhood grants, public
housing mixed-finance rehabilitation, Capital Fund Financing Program, excess
Operating Fund reserves and voluntary conversion, to operate, maintain, or reposition
public housing units. Must ascertain which, if any, of the sources cited in PIH Notice
2012-7 and in what configuration provide that alternative resources are necessary to
20
PBV Conversion
February 23, 2012
Page 4
operate, maintain, or reposition the HA’s public housing units. Simply stating public
housing Capital and/or Operating Fund resources are insufficient will not be approved.
Detailed description of necessary work to improve marketability, usefulness, and
management of the project - finalizing
Rehabilitation cost estimates that cover near-term needs over the next few years and
restore the units to their former condition - complete.
Conversion is consistent with goals of SFHA and in best interests of residents, including
continuation of lease or same tenant protections - complete.
Tentative Schedule
March 2012 Submit application to HUD Special Applications Center (SAC) (90-120
days)
September 2012 SAC approval after HUD Office of Fair Housing and Equal Opportunity
(FHEO) (45 days) and Field Office approval. FHEO confirms that the
proposed disposition affirmatively furthers fair housing (handicapped
accessible units, residents remain in place in gentrifying neighborhood,
site and neighborhood standards).
September 2012 Submit request for Tenant Protection Vouchers
Solicit Developer Partner and Tax Credit Investor
October 2012 Approval of Tenant Protection Vouchers
February 2013 CDLAC/TCAC Bond and Tax Credit Allocations
21
ATTACHMENT I
PBV CONVERSION DEBT CAPACITY
22
SFHA DEBT CAPACITY ANALYSIS FOR SELECTED PROJECTS
Scenario: 100% PBV
Prepared by CSG Advisors 1/27/12
TOTAL DOLLARS DOLLARS PER UNIT PER MONTH
Clementina Ping Ping Yuen Rosa Clementina Ping Ping Yuen Rosa
Towers Yuen North Parks Towers Yuen North Parks
276 unit 234 unit 194 unit 198 unit 276 unit 234 unit 194 unit 198 unit
0 ACC 0 ACC 0 ACC 0 ACC 0 ACC 0 ACC 0 ACC 0 ACC
276 PBV 234 PBV 194 PBV 198 PBV Total 276 PBV 276 PBV 276 PBV 276 PBV
INCOME
ACC Units 0 0 0 0 0
PBC Units
Gross rental income 4,086,803 5,521,237 3,909,751 3,761,542 17,279,333 1,234 1,966 1,679 1,583
Less loss for overhoused tenants 0 -657,959 -298,762 -136,360 -1,093,081 0 -234 -128 -57
Adjusted gross rental income 4,086,803 4,863,278 3,610,989 3,625,182 16,186,252 1,234 1,732 1,551 1,526
Total ACC & PBC adjusted gross rental in 4,086,803 4,863,278 3,610,989 3,625,182 16,186,252 1,234 1,732 1,551 1,526
Less vacancy loss 5% -204,340 -243,164 -180,549 -181,259 -809,313 -62 -87 -78 -76
Other income PUPM 16560 14,040 11640% 11880 54120 5 5 5 5
Total operating income 3,899,023 4,634,154 3,430,556 3,455,803 15,431,059 1,177 1,650 1,478 1,455
EXPENSES
Operating expense assumption PUPY 8,000 9,000 9,000 8,000
Operating expenses 2,208,000 2,106,000 1,746,000 1,584,000 7,644,000 667 750 750 667
FYI appraisal estimate 1,527,354 1,388,952 1,174,900 1,118,573 5,209,779 461 495 505 471
Extra supportive services 500 PUPY 117,000 97,000 214,000 0 42 42 0
Replacement reserve 300 PUPY 82,800 70,200 58,200 59,400 270,600 25 25 25 25
Total expenses 2,290,800 2,293,200 1,901,200 1,643,400 8,128,600 692 817 817 692
NET CASH FLOW FOR DEBT 1,608,223 2,340,954 1,529,356 1,812,403 7,302,459 485 833 661 763
DEBT CAPACITY
Estimated total debt capacity 16,800,000 24,460,000 16,100,000 18,930,000 76,290,000
FYI per unit 60,870 104,530 82,990 95,606
Less costs of issuance 3% -504,000 -733,800 -483,000 -567,900 -2,288,700
Less EPC bond repayment -3,709,001 -2,339,384 -2,907,716 -1,383,899 -10,340,000
23
ATTACHMENT II
PBV CONVERSION PLANNED CONSTRUCTION WORK
24
PING YUEN Debt Capacity: 23,720,000$
Work Description Funded Energy
Upgrade Work
CFFP Work or
PBV Priority
Work
Other PBV
Work
Total Planned
Install HET Toilets 176,448 176,448
Install Low Flow Showerheads & Faucet Aerators 80,746 80,746
Upgrade Apartment Lighting 127,188 127,188
Install Energy Star Refrigerators 33,272 33,272
Replace Space Heating Boilers 894,044 894,044
Replace Domestic Water Heaters 349,247 349,247
Additional Work (com. area lighting and gas stoves) 528,197 528,197
Install Energy Management Systems 127,197 127,197
New Roofing 910,000 910,000
Balcony Waterproofing 908,825 908,825
Trash Rooms 15,000 15,000
Smoke / Fire Detection System 699,048 699,048
Communication System - Intercom 82,403 82,403
Modernization of four passenger elevators 660,000 660,000
Security Lighting and Survellaince Cameras 150,000 150,000
Convert 2 units to comply with ADA/504 190,000 190,000
Unit Reflooring 1,700,000 1,700,000
Interior Unit Paint 2,100,000 2,100,000
Laundry Room Improvements 250,000 250,000
Hot & Cold Water Distribution 4,183,867 4,183,867
Switchgear/ Branch Panel and Electrical Improvements 1,675,000 1,300,000
Kitchen Cabinet and Range Hood Replacement 2,500,000 2,500,000
Wall Surface - Gwb 1,600,000 1,600,000
PING YUEN Totals: 2,316,340 3,275,276 14,348,867 19,565,483
Soft Cost Factor (1.2): 655,100 2,869,800 3,913,100
Project Total: 2,316,340 3,930,376 17,218,667 23,478,583
PING YUEN NORTH Debt Capacity: 15,610,000$
Work Description Funded Energy
Upgrade Work
CFFP Work or
PBV Priority
Work
Other PBV
Work
Total Planned
Install HET Toilets 139,069 139,069
Install Low Flow Showerheads & Faucet Aerators 73,795 73,795
Upgrade Apartment Lighting 109,892 109,892
Install Cogeneration Systems 537,805 537,805
Install Energy Star Refrigerators 55,454 55,454
Replace Domestic Water Heaters 148,030 148,030
Install Energy Management Systems 38,393 38,393
Trash Compactors 45,000 45,000
Smoke / Fire Detection System 536,044 536,044
Central Vent And Exhaust (11-16 Stories) 2,240,164 2,240,164
Modernization of three passenger elevators 555,000 555,000
Security Lighting and Survellaince Cameras 150,000 150,000
Convert 3 units to comply with ADA/504 250,000 250,000
Laundry Room Improvements 50,000 50,000
Window and Metal Door Replacement 3,175,376 3,175,376
Hot & Cold Water Distribution/Plumbing Upgrades 2,951,541 2,951,541
Switchgear/ Branch Panel and Electrical Improvements 900,000 900,000
Kitchen Cabinet and Range Hood Replacement 1,100,000 1,100,000
PING YUEN NORTH Totals: 1,102,439 3,376,208 8,576,917 13,055,564
Soft Cost Factor (1.2): 675,200 1,715,400 2,611,100
Project Total: 1,102,439 4,051,408 10,292,317 15,666,664
25
ROSA PARKS Debt Capacity: 18,370,000$
Work Description Funded Energy
Upgrade Work
CFFP Work or
PBV Priority
Work
Other PBV
Work
Total Planned
Install HET Toilets 152,756 152,756
Install Low Flow Showerheads & Faucet Aerators 87,957 87,957
Upgrade Common Area Lighting 109,765 109,765
Upgrade Apartment Lighting 130,151 130,151
Install Cogeneration Systems 426,213 426,213
Install Energy Star Refrigerators 34,125 34,125
Install Vending Machine Controls 606 606
Replace Domestic Water Heaters 120,954 120,954
Install Energy Management Systems 38,393 38,393
Hydronic Radiation Upgrades 762,676 762,676
Sanitary Lines (Sewer Replacement Phase Ii) 150,000 150,000
Built-Up, Membrane Or Foam Roof 328,116 328,116
Trash Compactors 25,800 25,800
Smoke / Fire Detection System 660,847 660,847
Modernization of three passenger elevators 555,000 555,000
Security Lighting and Survellaince Cameras 75,000 75,000
Exterior Waterproofing and Painting 900,000 900,000
Unit Reflooring 1,500,000 1,500,000
Interior Unit Paint 1,250,000 1,250,000
Common Areas Improvement Including Social Rooms 250,000 250,000
Laundry Room Improvements 200,000 200,000
Kitchen Cabinet and Range Hood Replacement 2,006,994 2,006,994
Hot & Cold Water Distribution - Copper 3,590,108 3,590,108
Switchgear/ Branch Panel and Electrical Improvements 1,300,000 1,300,000
Plumbing Fixtures 534,300 534,300
ROSA PARKS Totals: 1,863,596 1,719,763 11,606,402 15,189,761
Soft Cost Factor (1.2): 344,000 2,321,300 3,038,000
Project Total: 1,863,596 2,063,763 13,927,702 18,227,761
CLEMENTINA TOWERS Debt Capacity: 16,300,000$
Work Description Funded Energy
Upgrade Work
CFFP or PBV
Potential Work
Other
Potential PBV
Work
Total Planned
Install HET Toilets 237,677 237,677
Install Low Flow Showerheads & Faucet Aerators 102,908 102,908
Upgrade Common Area Lighting 5,335 5,335
Upgrade Apartment Lighting 46,174 46,174
Install Cogeneration Systems 849,316 849,316
Install Energy Star Refrigerators 44,874 44,874
Install Energy Management Systems 47,687 47,687
Plumbing Fixture Replacement 1,620,686 1,620,686
Hot & Cold Water Distribution - Copper 4,365,040 4,365,040
Central Vent And Exhaust (11-16 Stories) 400,000 400,000
Modernization of four passenger elevators 760,000 760,000
Security Lighting and Survellaince Cameras 50,000 50,000
Switchgear/ Branch Panel and Electrical Improvements 3,000,000 3,000,000
Balcony Fence and Bird Proofing 250,000 250,000
Kitchen Cabinet and Range Hood Replacement 1,710,620 1,710,620
CLEMENTINA TOWERS Totals: 2,954,657 5,525,040 5,010,620 13,490,317
Soft Cost Factor (1.2): 1,105,000 1,002,100 2,698,100
Project Total: 2,954,657 6,630,040 6,012,720 16,188,417
Grand Total: 8,237,032 16,675,587 47,451,406 73,561,424
26
ATTACHMENT III
DRAFT
ASSURANCES TO PUBLIC HOUSING RESIDENTS AT THE TIME OF CONVERSION
27
DRAFT
PROJECT BASED VOUCHER CONVERSION ASSURANCES
TO PUBLIC HOUSING RESIDENTS AT THE TIME OF THE CONVERSION
February 14, 2012
The San Francisco Housing Authority (SFHA) is proposing to convert up to four properties to Project-Based
Voucher (PBV) subsidies. These subsidies are two to three times higher than the current public housing subsidies.
When combined with tax credit equity an estimated $74 million of capital improvements can be made to the
properties. The buildings will be owned by a tax credit partnership for a duration of 15 years to be eligible to
receive the tax credit equity. The SFHA expects that one of its nonprofit affiliates will be managing general or a
general partner in the partnership (partnership owner). SFHA will continue to own the land and intends to retain
control of the development with a ground lease. The SFHA also intends to retain some management control
through their role as managing member of the tax credit partnership.
Outreach to Residents
The SFHA will meet regularly with residents and community members before, during and after the conversion
process to guaranty resident and community participation. Discussion at these meetings will include:
Efforts that SFHA and the partnership owner will taking to ensure that residents will have the same tenant
protections and benefits as they currently do with public housing, to the extent feasible.
Rehabilitation and property improvements that protect the integrity of the buildings, provide a healthy and
safe living environment for residents and address improvements identified by residents.
Accommodations for residents during construction, including how much of the work may be accomplished
with residents in place.
Development of the management plan.
Opportunities for residents to obtain Tenant-Based Housing Choice Vouchers (TBV).
HUD Subsidies and Resident Payments After Conversion
The properties are expected to change from Public Housing to PBV.
Tenant share of rents will not change except possibly for the one household with a higher income paying public
housing flat rent, or as otherwise required by law.
Mixed families with some ineligible non-citizen family members should not have to pay higher rents, because the
partnership SFHA affiliate should be able to set contract rents that result in rents not higher than the amount the
Mixed Families are paying in the public housing program.
Tenant rents will continue to include all utilities and Tenants will not be asked to pay individual utility bills. The
properties are currently and will continue to be master metered for utilities.
Wheelchair Accessibility and Over-Housed Households
Part of the rehabilitation work will include making additional apartments wheelchair accessible to meet both the 5%
HUD requirement and needs of existing residents. The partnership owner of the property shall have the right to
transfer the tenant and household members in a wheelchair accessible unit to another unit in the same development
28
if another family needs the wheelchair accessible unit and neither the current tenant nor any household member
needs those wheelchair accessible features.
Property managers will offer vacant wheelchair accessible units first to existing tenants at the property who need
wheelchair accessibility and then to waitlist applicants who need wheelchair accessible units.
The SFHA will offer over-housed households tenant based vouchers appropriate for their household size rather than
PBV. The partnership owner of the property, when it converts, will request contract rents that allow the over-housed
households to stay in their current units while paying no more than 30% of adjusted income. (This is subject to
HUD approval of a waiver)
If an appropriate size unit becomes available at the development, the partnership owner of the property shall have
the right to transfer the over-housed tenant and household members to the alternate unit if the size of the unit is no
longer appropriate for the household composition.
If another family needs a wheelchair accessible unit and there is no available unit without accessibility features for
the current family or no right size unit for an over-housed household in the development, the SFHA may assist either
tenant to find a unit where the family can use a Tenant Based Voucher.
Rights of and Benefits for Residents after Conversion
It is intended that public housing tenants in units converted to PBV will have a lease with the same tenant
protections as they have as public housing residents to the extent they are not prohibited by the PBV or other laws,
regulations, or governmental directives. If a conflict arises regarding the applicable rules, SFHA and the partnership
owner will make every effort, including seeking a waiver of any HUD rules, to maintain on an ongoing basis for
residents the rights that they had at the time of the conversion.
The SFHA does not expect that residents will need to relocate while the buildings are being rehabilitated, but
commits to a Right to Return for any residents who do relocate during construction without any additional screening
and with the tenant protections provided as described in this document.
A tenant who is residing in the development at the time of the conversion will not lose their housing or their housing
subsidy as a result of the conversion.
The SFHA does not plan to do any more rescreening than is required for income verifications or as otherwise
required by law, regulations or other government directives...
If there is a conflict between lease or subsidy termination provisions, the parties will review all applicable law
including but not limited to Federal, State, and local law to find a resolution that is in the best interest of the parties
involved.
Before the SFHA can terminate the tenants PBV or Tenant-Based Housing Choice Voucher or partnership owners
can terminate tenants’ leases at the former public housing developments, tenants will be offered an opportunity to
request a Grievance Hearing pursuant to the SFHA Admissions and Continued Occupancy Policy (ACOP)
Grievance Procedures in effect at the time of the conversion. The proposed termination will not be taken until the
time for the tenant to use the Grievance Procedure has expired and (if a hearing was timely requested by the tenant)
the Grievance Procedure has been completed and a decision has been issued.
The SFHA may seek to terminate PBV or TBV assistance for the household and not pursue eviction pursuant to
eligibility requirements in the Section 8 Administrative Plan (e.g. over income, no members of the household who
are citizens or eligible non-citizens). All other reasons for termination of the PBV or TBV will be addressed in an
eviction process. Tenants will be given: (1) 30-day notice stating grounds for termination, right to reply, and right
to examine the SFHA relevant documents; and (2) right to request a Grievance Hearing pursuant to the procedures
in the ACOP in effect at the time of conversion.
29
The SFHA will not terminate a tenant for failing to meet self-sufficiency requirements that with good cause no
longer meets the criteria for a “qualifying family” with a family self-sufficiency contract of participation or other
supportive services requirement.
The partnership owner of the converted property may seek to evict a tenant only for good cause and by providing a
notice of lease termination. The Notice and Grievance Procedures will be governed by the ACOP in effect at the
time of conversion.
The partnership owner may not evict a tenant for failing to meet self-sufficiency requirements that with good cause,
no longer meets the criteria for a “qualifying family” with a family self-sufficiency contract of participation or other
supportive services requirement.
During the pendency of an eviction action, the housing assistance payments will not terminate until the tenant has
been dispossessed through a final judicial determination.
Tenant Associations
Legitimate resident organizations will be recognized by SFHA and the partnership owner including the Clementina
Towers Tenant Association, Rosa Parks Tenant Association and PYRIA (Ping Yuen Residents Improvement
Association).
Provisions for funding for tenant associations and tenant participation activities will continue in accordance with the
Code of Federal Regulations.
Supportive Services
Some funds will be budgeted at each of the four properties for supportive services. As mixed family and senior
developments, the preliminary budget for PY and PYN includes $500 per unit per year for extra supportive services
to meet HUD supportive services requirements for family developments.
Priority will be given for supportive services in the SFHA Section 8 Administrative Plan and identified by residents
through needs assessments.
Waitlists, Preferences and Transfer Provisions
New applicants will be drawn from the Section 8 waitlist based on the Section 8 Administrative Plan and the Section
8 preferences will apply. Applicants are given an opportunity to designate which preference or priority category they
believe they will qualify for and they are encouraged to update their information on file every six months. If the
status of an applicant has changed, they may self-certify that they fit into a preference category or categories.
Residents residing in the converted properties, at the time of conversion, will have an opportunity to request a
Section 8 Tenant Voucher after 12 months of occupancy. Receipt of the voucher depends on availability. There are
no provisions in the ACOP at this time for residents to move from a Section 8 PBV site to public housing.
Affordability controls after disposition
The PBV and Tax Credit funding require the housing to remain affordable to low income families. The SFHA
expects to have a 30-year PBV contract with the partnership owner, as described further below.
SFHA expects that each property will be subject to a contract with a 15 year initial term and a 15 –year extension
agreed to up front, for a total term of 30 years. The SFHA will require owner acceptance of any renewals of rental
assistance offered during the 55 year tax credit compliance period and beyond. In addition, SFHA will require in the
use restrictions in the event of bankruptcy or foreclosure that any future owner of the property will take subject to
the rent assistance contracts and will commit to accept any future rental assistance contracts for the period of the use
restrictions.
30
ATTACHMENT 1V
SECTION 8 PROJECT BASED CAP AND PIPELINE
31
Vendor
Number Owner Location
# of PBV
Units
Contract
Estimated
Annual HAP
Expenses
Asian Neighborhood Design Connecticut Street Apartments 2 30,504
California First Management Assoc 1825 Mission Street/Vincentian Villa 50 762,600
Chinatown Community Development Center Parkview Terrace Apartments/871 Turk Street 38 579,576
TNDC Delayed 1036 Mission Street 26 396,552
TNDC Delayed Eddy/Taylor Street Apts. 32 488,064
TNDC Delayed
5th and Howard Family Apts/920-21 Howard and
206 5th St. 34 518,568
Total Unit Pending: 182 2,775,864
Vendor
Number Owner Location
# of PBV
Units
Contract
Estimated
Annual HAP
Expenses
Hunter View 1195 Fairfax Ave. 125 1,906,500
150 Otis 150 Otis 50 915,120
Alice Griffith 207 Cameron Way 126 1,921,752
Alice Griffith 5800 3rd Street 97 1,479,444
Total Future PBV Units and HAP Amount: 398 6,222,816
24,875,102
Estimated CY 2012 CURRENT PBV HAP Expenses: 14,137,284
Pipeline Project Based HAP Expenses: 2,775,864
Future Project Based HAP Expenses: 6,222,816
Grand Total of HAP Expenses: 23,135,964
Remaining balance of the 20% CAP: 1,739,138
PBV Additional 626 Tenant Protection Voucher 20% Budget Authority ($9,547,752 x 20%) 1,909,550
Total New CAP with PBV Tenant Protection Vouchers 3,648,688
PBV Conversion 626 Unit Project Based HAP Expenses 9,547,752
Project Based HAP Expense Shortfall -5,899,064
Future Project Based Units
Pipeline Project Based Units
CAP = 20% Current Budget Authority ($119,296,592) plus additional 20% Budget Authority ($5,078,916)
32
AGENDA
SAN FRANCISCO HOUSING AUTHORITY BOARD OF COMMISSIONERS
Agenda Category: Report: Executive Director
Agenda Title: Result of Operation for the Fiscal Year Ended December 31, 2011
Tenant Accounts Receivable (TARs) as of January 31, 2012
Presented by: Virgilio E. Chua, Accounting Manager, Finance
SUMMARY:
The result of operations for the three (3) months ended December 31, 2011 Exhibit (A):
Public Housing ($326,827)
HOPE VI 164,742
Section 8 ($465,586)
Local Programs ($59,834)
Central Office Cost Center 462,188
Total ($ 225,317)
The overall result of operation for the three (3) months ended December 31, 2011 shows a deficit
of $225,317 with the Section 8 program contributing the major portion with a deficit of $465,586
and Public Housing program with a deficit of $326,827. The HOPE VI and the Central Office
Cost Center shows a combined net income of $626,930.
Attachments: Exhibits I, II, III, IV, V, &VI
Copies of any attached documents are available at the clerk’s desk.
DEPARTMENTS REQUESTED ACTION:
None.
EXECUTIVE DIRECTOR’S RECOMMENDATION:
None.
Agenda Item No. 2
Date: February 23, 2012
33
Results of Operations for the Period Ended December 31, 2011
February 23, 2012
Page 2
Although the overall result of operation is a deficit of $225,317 (line 610 – Year to Date Actual),
management is working on maximizing the utilization of the Capital Fund Management
Improvement subsidy (line 190) of $251,383 which is available to the Public Housing Program.
The Section 8 Program is currently showing a deficit of $465,586 (line 610 – Year to Date
Actual) which shows an increase from the original budgeted deficit of $256,630 (line 610 –
Annual Budget). This deficit is expected to be offset by the $830,000 set-aside fund that we
received from HUD and not yet reflected in the current report.
34
Exhibit I
Central Office Variance Analysis to Budget
35
36
Exhibit II
Public Housing Variance Analysis to Budget
37
38
Exhibit III
Hope VI Variance Analysis to Budget
39
40
Exhibit IV
Section 8 Variance Analysis to Budget
41
42
Exhibit V
All Programs Variance Analysis to Budget
43
44
Exhibit VI
Number of Delinquent Accounts
45
46
47
AGENDA
SAN FRANCISCO HOUSING AUTHORITY BOARD OF COMMISSIONERS
Agenda Category: Action Item – Office of the General Counsel
Agenda Title: Authorization Requested for Recommendation Pertaining to the Brown Act
and Time Limitations for Public Comment
Presented By: Tim Larsen, Office of the General Counsel, General Counsel
SUMMARY:
The purpose of this presentation is to answer the following questions for the Board:
I. Can a member of the public speak on the same topic twice?
II. What recommendations does the Office of the General Counsel have concerning yielding of
a speaker’s time?
[Continued on Page 2]
Attachments: None.
A copy of any attached documents are available at the clerk’s desk.
DEPARTMENT’S REQUESTED ACTION:
None.
EXECUTIVE DIRECTOR’S RECOMMENDATION:
None.
Agenda Item No. 3
Date: February 23, 2012
48
Brown Act and Time Limitation re Public Comment
February 23, 2012
Page 2
I. A Speaker May Not Speak On The Same Topic Twice
The California Brown Act provides the following:
“The legislative body of a local agency may adopt reasonable regulations to ensure
that the intent of [the public comment requirements are] carried out, including, but
not limited to, regulations limiting the total amount of time allocated for public
testimony on particular issues and for each individual speaker” (emphasis added).
California Government Code § 54954.3(b)
The Board’s preamble provides the following:
“The public may address the Board for up to two minutes” (emphasis added).
It has been the custom of the Board to limit a speaker to two (2) minutes per agenda item. This practice is
in accordance with the law.
II. Yielding of Time
Item 7 on the San Francisco Housing Authority Board of Commissioners Meeting Notice and Agenda
provides the following:
“The public may address the Board for up to two minutes or four minutes for
speakers who require an interpreter, or unless otherwise approved by the Board of
Commissioners.” (emphasis added).
If the Board does not want to allow a speaker to yield time, the above language is sufficient.
If the Board wishes to add language governing the yielding of time, staff recommends the following
language in bold:
The public may address the Board for up to two minutes or four minutes for
speakers who require an interpreter, or unless otherwise approved by the Board
of Commissioners. A speaker may not yield his or her time to another
speaker. The President, or the Board, may limit the total testimony to 30
minutes.
49
COMMISSIONER’S COMMENT
50
CLOSED SESSION
A closed session will be held pursuant to Government Code section 54956.9 to receive
advice from legal counsel on matters pertaining to settlement of Workers Compensation
Claims for: Deborah Burl-Scott – (Property Manager) Nikolao Ufau – (Laborer) Barry
Hazen- (Steamfitter) and Roberto Lechuga (Custodian)
51
ADJOURNMENT
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