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Housing Stability Council MEETING MATERIALS PACKET

Lancaster Bridge Corvallis Oregon

December 16, 2016

9:00 a.m. – 1:00 p.m.

Oregon Housing & Community Services

Conference Room 124

Salem, Oregon 97301

Oregon Governor Kate Brown

Housing Stability Council Oregon Housing and Community Services

725 Summer St. NE, Suite B

Salem OR 97301-1266

PHONE: 503-986-2000

FAX: 503-986-2020

TTY: 503-986-2100

Council Members: Aubre L. Dickson, Chair

Tammy Baney

Michael C. Fieldman

Anna Geller

Zee D. Koza

Adolph “Val” Valfre, Jr.

TIME TOPIC MOTION ACTION

1. 9:00 Meeting Called to Order Roll Call

Call Roll

2. 9:05 Public Comment Comment

3. 9:15 Oregon’s Affordable Housing: Analysis of Performance and Trends Emily Schelling & Madeline Baron, Housing Development Center

Briefing

4. 10:15 Draft Meeting Minutes November 4, 2014; pages 3-10

November 18, 2014; pages 11-24

Approval

5. 10:30 Consent Calendar for the Residential Loan Program Kim Freeman, Single Family Section Manager

Page 25 Approval

6. 10:35 2017 Mental Health Housing NOFA Recommendation Julie Cody, Assistant Director, Housing Finance & Heather Pate, Multifamily Section Manager

Page 27 Approval

7. 11:15 Manufactured Housing – Challenges and Opportunities (pages 31-75) Claire Seguin, Assistant Director Housing Stabilization & Dan Elliott, Senior Energy Policy Analyst

Teri Smith CASA of Oregon, Manufactured Housing Community Development Program Manager & Chelsea Catto, Manufactured Housing Cooperative Development Director

Terry McDonald, St. Vincent de Paul of Lane County, Executive Director & Heather Buch, Principal Broker

Arthur Chaput, NeighborWorks Umpqua, Housing Rehab Director

Briefing

8. Report of the Director Report

9. Report of the Chair Report

10. 1:00 Meeting Adjourned

AGENDA December 16, 2016 9:00 a.m.-1:00 p.m.

Oregon Housing and Community Services, Room 124 A&B 725 Summer St NE, Salem OR 97301

Call-In: 1-877-273-4202; Participant Code: 4978330

Page 1


Oregon Housing Stability Council Oregon Housing and Community Services


Salem OR 97301-1266

PHONE: 503-986-2000 FAX: 503-986-2020

TTY: 503-986-2100

November 4, 2016

Oregon Housing Stability Council Meeting Minutes

Chair Dickson called the meeting to order at 9:05 a.m. He then asked for the roll call.

Council member Present Excused By Phone

Tammy Baney X

Mike Fieldman X

Anna Geller X

Zee Koza X

Acting Chair, Adolph “Val” Valfre X

Chair, Aubré Dickson X

Introduction of New Director

Chair Dickson introduced the new Director, Margaret Salazar. He also expressed his appreciation

for the work Assistant Director Seguin provided while in the role as Interim Director.

Public Comment

Chair Dickson invited those in the room and on the phone to provide public comment. No

comments were given. Chair Dickson closed the public comment section of the agenda.

Draft Meeting Minutes for Approval

The meeting minutes from the October 7 Housing Stability Council meeting were presented to

the Council in the meeting materials packet. Chair Dickson asked if any of the Council members

had any corrections or additions to the meeting minutes.

Kris Klemm offered that she had incorporated the suggestions sent to her from Councilmember

Valfre. No further edits or corrections were given. Chair Dickson then asked for a motion for

approval. Councilmember Koza moved to approve the meeting minutes and Councilmember

Baney seconded the motion. Chair Dickson then called for the vote.

October 7, 2016 Meeting Minutes:

Council member Motion Yes No Abstain Excused Tammy Baney 2

nd X

Mike Fieldman X

Anna Geller X

Zee Koza X X

Adolph “Val” Valfre X

Chair Aubré Dickson X

Vote: 6:0:0:0 | PASS

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October 7, 2016

Oregon Housing Stability Council Minutes

Consent Calendar – for Approval

Residential Loans – Kim Freeman, Single Family Section Manager

Ms. Freeman provided the Council with an overview of the requests for approval which can be

found on pages 14 in the meeting materials packet. Ms. Freeman told the Council that the four

loans up for approval today all fell within agency guidelines.

Councilmember Baney asked if the income amounts shown for each of the loan applicants were

gross incomes. Ms. Freeman said that they were gross incomes. Councilmember Baney then said

she was struggling a bit with the income shown and the amount of the loan for one of the

applicants; she wondered if the loan was a wise choice. Ms. Freeman told the Council that all of

the loan applicants meet the “Fanny/Freddy” requirements. As long as the applicants meet the

requirements, OHCS will purchase the loan. Chair Dickson asked for a motion from the Council.

Councilmember Valfre moved to accept the consent calendar as presented and Councilmember

Koza seconded the motion. Chair Dickson then called for the vote:

Consent Calendar for Approval:

Council member Motion Yes No Abstain Excused

Tammy Baney X

Mike Fieldman X

Anna Geller X

Zee Koza 2nd

X

Adolph “Val” Valfre X X



Mental Health Housing NOFA Award Approvals – Julie Cody, Assistant Director, Housing

Finance & Natasha Detweiler, Housing Finance Policy Analyst

Ms. Cody introduced herself and Ms. Detweiler and told the Council that Darcy Strahan from

OHA was on hand in the room to answer any questions about the projects. Ms. Cody then

provided a high-level overview of the Mental Health Housing NOFA process. Please reference

the meeting materials packet for additional details.

Ms. Detweiler provided the Council with an overview of the total pool for consideration and

informed the Council of the reasons why two of the projects submitted did not receive a

recommendation from the OHCS staff. She also reviewed the areas in which each of the

applications could earn points in the scoring process.

Chair Dickson asked for more details about how the two projects not up for consideration failed

to meet the threshold. Ms. Cody told the Council that one of the projects did not actually request

any funds in the application and the other project did not meet the minimum requirements for

funding.

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October 7, 2016


JACKSON CRISIS RESOLUTION CENTER:

Ms. Detweiler then provided an overview of the Jackson Crisis Resolution Center project. Please

reference the meeting material packet for the project details. She told the Council that the project

sponsors (Columbia Care) were in the room and available to answer any questions they might

have.

Councilmember Fieldman asked if the “Olmstead Act” applied to this project. Ms. Detweiler told

the Council that the “Olmstead Act” does not apply to crisis respite.

Councilmember Geller asked what amount of the NOFA funds were set aside for crisis respite.

Ms. Detweiler told the Council that of the $20 million, $2.5 million was set aside for crisis

respite. Councilmember Geller then asked if this project would have 24-hour on site staff and

how long the typical stay would be for clients. Ms. Detweiler told the Council that this project

would have 24-hour on site staff and that the NOFA stipulated that the stay would be for 30

days, but could be extended for a medical reason.

Councilmember Koza asked if the medical criteria for staying beyond the 30-day limit also

include mental health criteria. Ms. Stacy Ferrell from Columbia Care told the Council that in this

type of setting the average stay is 5-7 days and that this project is intended to stabilize the clients

and connect them to the appropriate level of care. Councilmember Koza also asked about

hardened rooms and staffing rations. Ms. Stacy Ferrell told the Council that there were no

hardened rooms available. Staffing ratio will be 4:3:3.

Chair Dickson asked for a motion from the Council. Councilmember Baney made the motion

found on page 22 of the meeting material packet and Councilmember Koza seconded the motion.

Chair Dickson then called for the vote:

Jackson Crisis Resolution Center


Tammy Baney X X

Mike Fieldman X

Anna Geller X

Zee Koza 2nd

X




SWING LANE SUPPORTIVE HOUSING:

Ms. Detweiler provided an overview of this project. Please reference the details found in the

meeting materials packet.

Councilmember Geller asked about the makeup of the units in this project. Ms. Detweiler told

the council that the townhomes consists of five 2-BR units, 2 3-BR units and one manager unit.

Councilmember Koza asked if the units would be roommate situations or family situations in the

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October 7, 2016


multi-bedroom units. Ms. Ferrell told the Council that the 2-BR could be a single person or a

roommate situation. The 3-BR units would be set up as a “board and care” situation. And there

will be on-site care/assistance available.

Chair Dickson asked for a motion from the Council. Councilmember Valfre made the motion

found on page 24 and Councilmember Baney seconded the motion. Chair Dickson then called

for the vote:

Swing Lane Supportive Housing


Tammy Baney 2nd

X

Mike Fieldman X

Anna Geller X

Zee Koza X




EASTSIDE CAMPUS CONDO A:

Ms. Detweiler provided the overview of this project. She told the Council that this project is

sponsored by Central City Concern (CCC) and they are in the room today and can address

questions.

Councilmember Koza praised the CCC for this project and all of their other work around the

state. Councilmember Geller asked if the clients would all be referred to his project. Sean Hubert

from Central City Concern told the Council that all clients will be referred to this project and

they can also self-refer to this project? The priority is to work with referral partners first and then

the general public. The need for this type of program is extreme. This project is an expansion of

a current program being administered by CCC. Councilmember Geller and Baney both asked if

the CCC would take referrals from other areas in the state. Mr. Hubert said that could be

problematic as a good portion of the funding they receive is from the counties they are currently

serving. Their funders want their money to address concerns in their neighborhoods and not out

in other jurisdictions.

Councilmember Koza asked if there was a time block between leaving treatment and entering

housing. CCC is trying to address that “middle” place right now by having a mix of units in their

projects (25% permanent and 75% transitional).


found on page 26 and Councilmember Fieldman seconded the motion. Chair Dickson then called

for the vote:

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October 7, 2016


Eastside Campus Condo A

Council member Motion Yes No Abstain Excused Tammy Baney X X

Mike Fieldman 2nd

X

Anna Geller X

Zee Koza X




DOUGLAS FIR APARTMENTS:

Ms. Detweiler provided an overview of this project. Please reference the meeting materials

packet for additional details. The sponsor is Luke-Dorf Inc. and Will Allen was present to

answer questions from the Council. He provided a synopsis of what this project will offer to the

community.

Councilmember Geller offered her thanks to the project sponsor for the great work they are

doing. Mr. Allen told the Council that this project has been so well received in the community

that they have secured additional funding for technical assistance.


found on page 28 and Councilmember Fieldman seconded the motion. Chair Dickson then called

for the vote:

Douglas Fir Apartments


Tammy Baney X

Mike Fieldman X

Anna Geller X

Zee Koza 2nd

X




ARTHUR STREET DUPLEXES:

Ms. Detweiler provided an overview of this project and the details can be found in the meeting

material packet. The sponsor for this project is Shangri-La.

Councilmembers Koza and Geller wondered why there were so few applicants for this particular

NOFA and how more interest could be generated for the money available with this NOFA.

Councilmember Baney expressed her appreciation for this project and others from the

presentation today that made efforts to provide a continuum of care for the clients they will be

serving.

Chair Dickson asked if the units were part of a larger complex. Ms. Detweiler told the Council

that the units associated with this project will be dispersed within an existing apartment complex.

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October 7, 2016


Chair Dickson asked for a motion from the Council. Councilmember Fieldman made the motion

found on page 30 and Councilmember Baney seconded the motion. Chair Dickson then called

for the vote:

Arthur Street Duplexes


Tammy Baney 2nd

X

Mike Fieldman X X

Anna Geller X

Zee Koza X




Discussion:

Chair Dickson asked what the plan was for the money remaining in the Mental Health Housing

funding source. Ms. Cody told the Council that the OHCS staff in partnership with OHA and

stakeholders will be meeting to evaluate this NOFA and discuss ways to allocate the remaining

funds. They are committed to awarding the remaining funds as quickly as possible.

Once the recommendations are crafted, the workgroup will present their recommendations to the

steering committee for consideration and direction. Ms. Cody also told the Council that they will

be coming back before the Council with an update in the next month or so.

Councilmember Fieldman wondered if there were barriers that were making application for the

funds more difficult. Ms. Cody said the workgroup and OHCS staff will be brining

recommendations before the Council as soon as possible. Councilmember Geller asked how the

workgroup and OHCS staff would ensure geographic diversity. Ms. Cody told the Council that

the workgroup had other mechanisms by which they could ensure geographic diversity for this

NOFA. Councilmember Geller expressed her desire to have this NOFA process be respectful to

the whole state. It is currently easier for the Portland area to apply and receive funding.

Councilmember Fieldman said that he noticed that all five projects were within the urban areas

in the state. He wondered if there were barriers that are making it harder for the rural

communities to apply for these funds. Ms. Detweiler told the Council that the workgroup would

be addressing ways in which those barriers can be removed. Councilmember Valfre said this was

an example which the agency and Council could encourage the rural areas of the state to pursue.

It might be good to find ways to get greater rural participation in this type of NOFA in the future.

Ms. Cody told the Council that the workgroup is planning to look at all of the areas mentioned to

increase the rural participation.

Chair Dickson called for a 5 minute recess at about 10:08am. Chair Dickson called the meet

back to order at approximately 10:20am and invited the Director to give her report to the

Council.

Report of the Director –

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October 7, 2016


Ms. Salazar told the Council she was thrilled to be her as the new Director. She then provided the

Council with a brief overview of her work biography.

Ms. Salazar then expressed her appreciation for the work done by Claire Seguin in her role and

the Interim Director.

She provided an update on the data systems modernization project. This project is intended to

bring the Multifamily and Asset Management sections an integrated system to process work and

track the OHCS housing inventory. The new system by Spring of 2017 with the new system in

place in the Fall of 2017.

The LIFT NOFA closed on October 31st. She thanked Julie Cody, Natasha Detweiler and

Heather Pate for all of their hard work in crafting and releasing the NOFA. She also thanked

Kenny La Point and Kim Travis for the work they did hosting the LIFT information sessions

around the state.

17 applications received requesting $61 million dollars representing a total of 1243 units. The

applications still have to go through review and scoring before we will know which projects will

meet the requirements. There is great representation from both urban and rural communities.

There is great interest in this program.

Ms. Salazar then had Rem Nevins introduce the newest member of the Public Affairs team, Ariel

Nelson. Rem introduced Ms. Nelson to the Council.

Ms. Salazar then asked Julie Cody to come up and provide some updates on Housing Finance

workgroups.

1. The 4% LIHTC Ad Hoc workgroup has been launched and there has been some good

work done so far. Ultimately there will be a recommendation brought before the Council.

2. The resident services fees issues that Ms. Cody and her team were planning to address by

forming a workgroup seem to have been worked out through the NOFA process. She

plans to have a public meeting and stakeholder outreach instead.

3. There is a plan in place to also address the gap funding options with stakeholder

involvement in the workgroup. A recommendation will be coming to this Council for

consideration at a future date.

4. Preservation and Asset management fees – OHCS portfolio preservation (big P as well as

little P preservation). OHCS is in the process of forming the workgroup.

Councilmember Geller would like to be considered as a member of the group working on asset

management fees.

Councilmember Fieldman welcomed Ms. Salazar in her new role as the Director at OHCS. He is

excited to work with her and utilize her broad experience in Housing finance and services.

Councilmember Baney expressed her pleasure in hearing about Director Salazar’s passion for

housing the homeless. She like the idea of looking at the two sides of homelessness, keeping

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October 7, 2016


people from becoming homeless and helping individuals get out of homelessness.

Councilmember Valfre also expressed his pleasure about the Director’s passion for homeless.

Councilmember Koza gave Ms. Salazar a “big ole Eastern Oregon” welcome.

Report of the Chair –

Chair Dickson informed the Council that Marissa Madrigal has stepped down from her position

on the Council. The Council now has 3 open positions and he told the members that gives them

the chance to weigh in on who might be good members for the Council. He is excited to be here

today.

He is excited to see the outcome of the LIFT applications and how many of the projects came in

under the primary bucket and how many qualified under the secondary bucket.

He expressed his thanks to Val for stepping up to chair the meetings when he cannot be present

over the next few months.

Chair Dickson adjourned the meeting at 10:45pm.

Page 10


Oregon Housing Stability Council Oregon Housing and Community Services


Salem OR 97301-1266

PHONE: 503-986-2000 FAX: 503-986-2020

TTY: 503-986-2100

November 18, 2016

Oregon Housing Stability Council Meeting Minutes

Acting Chair Valfre called the meeting to order at 9:05 a.m. He then asked for the roll call.

Council member Present Excused By Phone

Tammy Baney X

Aubre Dickson X

Mike Fieldman X

Anna Geller X

Zee Koza X


Councilmembers Dickson, Geller and Koza joined the meeting by phone. Councilmember Baney was

unable to join us for this special meeting.

Public Comment

Acting Chair Valfre asked for public comment from those on the phone and in the room.

Beth Hays Chief Operating Officer at Community Resource Trust came forward to give

testimony. Ms. Hays told the Council about her current work and informed them that she and her

organization had submitted applications for some of the NOFAs offered by OHCS. She then

briefed the Council about the current housing situation in the Salem area. She also told the

Council she is looking forward to working with OHCS on future projects.

J. Wesley Cochran with the US Department of Agriculture Rural Development Multifamily

Housing Program Director offered his greetings and is looking forward to the meeting today. Mr.

Cochran also thanked the Agency and the Council for their partnership in delivering housing in

Oregon.

Consent Calendar – for Approval

Residential Loans – Kim Freeman, Single Family Section Manager

Ms. Freeman provided the Council with an overview of the request for approval which can be

found on pages 3 in the meeting materials packet. She brought forward six files for approval. All

six of the properties meet the requirements set by OHCS.

Acting Chair Valfre asked for a motion from the Council. Councilmember Baney moved to

accept the consent calendar as presented and Councilmember Dickson seconded the motion.

Acting Chair Valfre called for the vote:

Page 11

October 7, 2016


Consent Calendar for Approval:


Tammy Baney X

Aubre Dickson 2nd

X

Mike Fieldman X X

Anna Geller X

Zee Koza X



9% LIHTC and HOME NOFA Approvals – Julie Cody, Assistant Director, Housing Finance &

Natasha Detweiler, Housing Finance Policy Analyst

Ms. Cody reminded the Council that the 9% LIHTC and HOME NOFAs are the two largest

multifamily NOFAs that are put out by the agency on an annual basis. This is a large and

complex process that is competitive. She told the Council that this year the programs were

oversubscribed and that for every one approval there were 5 that did not receive funding. The

scoring took into account the updates approved by this Council in the QAP.

For clarity and to make it easier to follow the presentation Ms. Cody and her team opted to break

the NOFAs into 4 sub sections: HOME NOFA; LIHTC NOFA – Balance of State; LIHTC

NOFA – Non-Metro Participating Jurisdiction Region; LIHTC NOFA – Metro Region.

For the HOME NOFA, 3 applications were received and 2 are recommended for funding, one of

which is for preservation.

For the LIHTC NOFA – all regions, 31 applications were received and 11 are being

recommended for funding of which 3 are for preservation additionally four of the projects are

also HOME projects.

Ms. Cody provided some additional information on the With regards to preservation, 31% of all

recommended projects are preservation, 26% of the LIHTC funds are going to preservation

projects, 28% of the LIHTC units are in preservation projects and 64% of the preservation units

are targeting the elderly and disabled populations.

Ms. Cody showed the Council a map of the projects to highlight the statewide distribution of the

recommended projects. She also reviewed the threshold and competitive scoring tables. She also

named and thanked the members of the scoring committee and the process by which they

reached the project consensus scores. She also reviewed the manner in which any leftover funds

were allocated.

Ms. Cody briefed the Council on the process for presentation for each of the projects: each

project will be presented individually. Ms. Detweiler will direct you to the page in the packet

where the motion can be found for each project. The Council will be asked to make the motion

and then to vote for each project. Ms. Detweiler will start with the HOME NOFA approvals and

then move on to the LIHTC NOFA approvals (these will be presented by region).

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October 7, 2016


HOME NOFA Approvals:

El Glen 2: Ms. Detweiler

Ms. Detweiler gave a high level briefing on this project. Please reference the meeting material

packet and the accompanying PowerPoint presentation. Ms. Detweiler invited the project

sponsors to join her at the table to address questions from the Council. Rita Grady, Executive

Director and Kimberly Lyle, Construction Manager from Polk Community Development

Corporation came forward to address the Council. Ms. Grady provided an overview of the

project including the number of units and its proximity to services.

Councilmember Fieldman and Koza both said they thought it looked like a good project. Acting

Chair Valfre expressed his appreciation for the quality work that the Polk Community

Development Corporation does.

Acting Chair Valfre called for a motion from the Council. Councilmember Geller made the

motion found on page 12 of the meeting material packet and Councilmember Koza seconded the

motion. Acting Chair Valfre called for the vote:

El Glen 2


Tammy Baney X

Aubre Dickson X

Mike Fieldman X

Anna Geller X X

Zee Koza 2nd

X



Silvertowne I & II:

Ms. Detweiler provided a synopsis of the project. Please reference the meeting material packet

and the accompanying PowerPoint presentation. Ms. Detweiler then called the sponsors to the

table. Chrislyn Prantl from IS Living and Brett Sheehan from CASA of Oregon came forward to

address the Council. Ms. Prantl provided the Council with additional information about the

project. Mr. Sheehan told the Council that there are 44 units with rental assistance for the

residents living there (30% of their income goes for rent).

Councilmember Fieldman asked if the project was rural development and when the original units

were built. Ms. Prantl told the Council that the project was rural development and that

Silvertown I was built in 1974 and the other building was built in 1994.

Acting Chair Valfre called for a motion from the Council. Councilmember Fieldman made the



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October 7, 2016


Silvertowne I & II


Tammy Baney X

Aubre Dickson X

Mike Fieldman X X

Anna Geller X

Zee Koza 2nd

X



Ms. Detweiler briefed the council on the past 5 years of LIHTC awards. You can reference the

details in the PowerPoint presentation.

9% LIHTC NOFA Approvals – Balance of State Region

Meadowbrook II Apartments:

Ms. Detweiler provided a synopsis of the project. Please reference the meeting material packet

and the accompanying PowerPoint presentation. She reviewed the 5 scoring areas and the

variance that was noted across all of the LIHTC applications. Ms. Detweiler then called the

sponsors to the table. Julie Marckle, Vice President and John Vance, Project Developer from

NW Real Estate Capital Corporation. Mr. Vance told the Council that this project has 19 units

and was originally built in 1979 and has not had a major renovation since then.

Acting Chair Valfre invited the Council to ask questions. Councilmember Dickson asked if the

replacement reserves were required by HUD. Mr. Vance said that the reserves were a

requirement put forth by the architect and accepted by the investment partner.




Meadowbrook II Apartments:


Tammy Baney X

Aubre Dickson X

Mike Fieldman X

Anna Geller X X

Zee Koza 2nd

X



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October 7, 2016


Councilmember Dickson informed the Council that there is not conflict for him, but he is a board member

for one of the partners on the NOHA project.

NOHA Preservation Project, Alder Court, Canim and Wapiti:

Ms. Detweiler briefed the Council on the high level details about the project. Please reference the

meeting materials packet for additional details. She invited the project sponsors to join her in

addressing the Council. Todd Johnston, Executive Director from Northwest Oregon Housing

Authority and Joanie Hartman, Deputy Director at Housing Development Center stepped to the

table to address the Council and address any questions. Mr. Johnston told the Council that he and

his organization are excited about all three projects.

Councilmember Fieldman asked about the condition of the property at Canim and Wapiti. Mr.

Johnston told the Council that these two properties had construction defects when they were built

and are in need of some upgrades to last in the coastal weather.

Councilmember Dickson talked about how excited he is about this project and the much needed

housing it will provide in this rural coastal community. Councilmember Geller also expressed

her pleasure in this project. Acting Chair Valfre applauded the efforts of the sponsors to preserve

some much needed housing stock on the Oregon Coast.




NOHA Preservation Project, Alder Court, Canim and Wapiti:


Tammy Baney X

Aubre Dickson X

Mike Fieldman X X

Anna Geller X

Zee Koza 2nd

X



Ochoco School Apartments:


meeting materials packet for additional details. She invited the project sponsor to join her in

addressing the Council. Tom Kemper from Housing Works stepped up to the table to address the

Council and address any questions. Mr. Kemper told the Council that this building will now be

kept in the community and used as an asset for the community. Councilmember Koza talked

about how impressed she was with this project and commended Mr. Kemper on the way in

which they have moved to save an important building in the community. Councilmember Geller

commended the creativity shown by Housing Works in this project. Councilmember Dickson is

excited to see the number of committed partnerships in this particular deal. Acting Chair Valfre

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October 7, 2016


is especially impressed at the level of collaboration which occurred to make this project happen

and he congratulated Mr. Kemper on the great work done on this project

Acting Chair Valfre called for a motion from the Council. Councilmember Koza made the

motion found on page 20 of the meeting material packet and Councilmember Geller seconded

the motion. Acting Chair Valfre called for the vote:

Ochoco School Apartments


Tammy Baney X

Aubre Dickson X

Mike Fieldman X

Anna Geller 2nd

X

Zee Koza X X



Sky Meadows:


meeting materials packet for additional details. She invited the project sponsor to join her in

addressing the Council. Lisa Drayton with Luckenbill-Drayton and Associates and Diana Otero

from the Klamath Housing Authority stepped up to address the Council. Ms. Otero told the

Council that this was the first housing project for Klamath Falls in eight years. She also talked

about their collaboration with the city and county to obtain the properties used in this project.

Councilmember Fieldman asked about the family reunification units and how long the units

would be used by each family. Ms. Otero told the Council that the units could be used for 12

months. Councilmember Dickson expressed his excitement about this project. He said it was

great to see this project targeting larger families. Acting Chair Valfre asked Ms. Otero to further

explain the concept of Inter-generational housing. Ms. Otero told the Council that her

organization is hoping to encourage some grandparent-type interaction for families attempting to

reunite. Acting Chair Valfre said he was pleased to see the partnership used to acquire the land

for this project and he also appreciated the affordability for low income Oregonians outlined in

the project details.




Sky Meadows


Tammy Baney X

Aubre Dickson X

Mike Fieldman X X

Anna Geller X

Zee Koza 2nd

X



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October 7, 2016


Councilmember Dickson declared a conflict of interest with this project and he will be sitting out on the

discussion about this project.

Newbridge Place: A vote was not needed on this project because the project did not request

any additional funds from OHCS. This was an informational presentation only.

Ms. Detweiler provided a briefing on this project. Please reference the meeting materials packet

for additional details. She invited the project sponsors to join her in addressing the Council.

Andrea Miranda, Project Developer and Jason Alzee, Director of Development at the Housing

Authority in Jackson County stepped up to address the Council and answer any questions. Mr.

Alzee thanked the scoring committee and agency staff for recommending this project. Ms.

Miranda told the Council that the Housing Authority and the city of Medford are excited to get

this project underway. The city of Medford awarded $200,000 to this project.

Acting Chair Valfre thanked the sponsors for brining such a good project before the Council. He

called for questions, hearing none this topic was closed.

LIHTC NOFA Approvals – Non-Metro Participating Jurisdictions Region

Ms. Detweiler told the Council that this region includes Salem, Keizer, Corvallis, Eugene and

Springfield. There were six projects submitted for consideration two of which are being

recommended for funding today. One of the two projects is a preservation request. She reviewed

the scoring variation among the six projects.

The Myrtle wood:

Ms. Detweiler briefed the Council on this project and you may reference the meeting materials

packet for additional details about the project. Ms. Detweiler invited the project sponsors to step

forward to provide comments and answer questions from the Council. Terry McDonald,

Executive Director and Nora Cronin, Housing Development Director from St. Vincent de Paul

came forward to address the Council. The sponsors were excited about the many partners that

came together when putting this project together.

Councilmember Fieldman told Mr. McDonald that he thinks this is a great project and that he is

always impressed with the work his organization does. Councilmember Koza told Mr. McDonald

thank you for a great project and addressing the needs of “her peeps”. Councilmember Geller

told Mr. McDonald she appreciated the work he and his team have done to put this project

together. The partnership work is commendable. Acting Chair Valfre echoed the comments

given.

Acting Chair Valfre called for a motion from the Council. Councilmember Dickson made the



Page 17




October 7, 2016


The Myrtlewood


Tammy Baney X

Aubre Dickson X X

Mike Fieldman X

Anna Geller X

Zee Koza 2nd

X



Richardson Bridge Apartments (preservation project):

Ms. Detweiler briefed the Council on the specifics of this project. Please reference the meeting

materials packet for additional details. She invited the project sponsors to join her at the table to

address the Council. Steve Oaks, Development Director at the Housing and Community Services

of Lane County (HACSA) came forward to address the Council.

Councilmember Dickson pointed out an error on the data page. The construction costs should be

108,530 not $408,530. Ms. Detweiler will make the correction on the data page.

Mr. Oaks thanked the agency and the Council for their consideration of this project. This

particular project and funding mechanism will allow HACSA to leverage their funds and do

more projects.

Councilmember Fieldman asked Mr. Oaks to elaborate on the case management services

partnership called out in the Council write-up. Mr. Oaks told the Council that HACSA is

partnering with Cornerstone Community housing to deliver resident services/case management.

Their plan is to provide more robust services by partnering with Cornerstone. Acting Chair

Valfre asked if HACSA would need to provide relocation for residents during the

construction/preservation phase of the project. Mr. Oaks told the Council that they do indeed

have a plan in place for the current residents.


motion found on page 28 of the meeting material packet and Councilmember Dickson seconded


Richardson Bridge Apartments


Tammy Baney X

Aubre Dickson 2nd

X

Mike Fieldman X X

Anna Geller X

Zee Koza X



Page 18



October 7, 2016


LIHTC NOFA – Metro Region

Ms. Detweiler told the Council that this region encompasses Washington, Multnomah and

Clackamas counties. Eight applications were submitted and four are being recommended for

funding.

Cornelius Place:



address the Council. Destin Ferdun from Bridge Housing joined Ms. Detweiler to address the

Council. Mr. Ferdun told the Council that he is excited about this project and the partnerships

that were created. There is also high community excitement about this project.

For the Record: Acting Chair Valfre will recuse himself from the discussion and he will abstain

from the vote.

Councilmember Dickson said he was excited to see this project make it for recommendation. He

also said he was happy to see that Bridge Housing joined the project to help it move forward.

Councilmember Fieldman asked for more clarification on the land lease deal that is part of this

project. Bridge Housing said that the lease is for 99 years and it is for $1. Councilmember

Fieldman noted that the per-unit costs seem high and he asked Bridge Housing to provide more

context. Bridge Housing told the Council that there are several factors contributing to the high

per-unit cost. Those factors include but are not limited to the following: the mixed use project,

green building requirements, the current economic climate (supply costs are continuing to go

up). Councilmember Geller expressed her pleasure with the City of Cornelius and their

involvement in this project. She believes this is a model other cities can mirror. The outcome of

this project will be more than the sum of its parts. She is thrilled with the project.


motion found on page 30 of the meeting material packet and Councilmember Fieldman seconded


Cornelius Place


Tammy Baney X

Aubre Dickson X

Mike Fieldman 2nd

X

Anna Geller X X

Zee Koza X



Page 19



October 7, 2016


The Jade:

Council member Dickson told the Council, for the record, that he serves on the Board of

Directors for one of the sponsors.



address the Council. Nick Sauvie, Executive Director at ROSE Community Development Corp

and Anita Punja with Housing Development Center came forward to address the Council. Mr.

Sauvie told the Council that this region has experienced an increase in poverty in the last several

years. They are excited about their partnership with APANO on this project.

Acting Chair Valfre told Mr. Sauvie that he appreciates the focus on youth and the lead in they

are taking in raising awareness.

Acting Chair Valfre called for a motion from the Council. Councilmember Koza made the



The Jade


Tammy Baney X

Aubre Dickson X

Mike Fieldman X

Anna Geller 2nd

X

Zee Koza X X



Orchards at Orenco Phase III:



address the Council. Ben Sterch, Housing Development Manager from REACH came forward to

address the Council.

For the Record: Acting Chair Valfre will recuse himself from the discussion and he will abstain

from the vote.

Councilmember Dickson said this is a great project and that he is looking forward to the next

phase in the project.

Acting Chair Valfre called for a motion from the Council. Councilmember Dickson made the



Page 20





October 7, 2016


Orchards at Orenco Phase III


Tammy Baney X X

Aubre Dickson X X

Mike Fieldman X

Anna Geller 2nd

Zee Koza X



Fairview Arms: A vote was not needed on this project because the funding request amount

was under the $200,000 threshold. This was an informational presentation only.

Ms. Detweiler provided a briefing on this project. Please reference the meeting materials packet

for additional details. She invited the project sponsors to join her in addressing the Council.

Andrea Sanchez, Director of Housing at Human Solutions came forward to address the Council

and answer questions. Ms. Sanchez told the Council that she believes this is a very important

project as the property needs much needed updates and repairs.

Councilmember Fieldman asked when the property was originally built. Ms. Sanchez told the

Council that the property was built in 1971. Acting Chair Valfre told Ms. Sanchez that he

thought this was a good project. He also said he appreciated the preservation efforts to keep the

property in good repair.

Councilmember Fieldman said that he has been impressed with the Resident Services component

in all of the projects presented today. He liked the ways in which the sponsors have shown their

creativity in achieving the best outcomes for the Oregonians they will be serving. Acting Chair

Valfre said he appreciated the distribution of projects across the state and that both urban and

rural projects had been recommended. Councilmember Geller said that she echoes the comments

made by Councilmember Fieldman about the partnerships and benefits offered in the projects

today. She also likes the ways in which many of the projects have partnered with the local cities

and counties to deliver housing.

Ms. Cody took a moment to address the Council and thank agency staff. She specifically called

out Heather Pate (Multifamily Section Manager), Teresa Pumala (Tax Credit Program Manager),

Carol Dicksa (HOME Program manager), John Wright (Policy & Policy analyst) and the rest of

the Multifamily Section. She also thanked Ryan Miller (Asset Management & Compliance

Section Manager), Jen Marchand and Kimber Sexton for their assistance in reviewing the

applications. Thank you to Natasha Detweiler for her assist with the entire NOFA process, the

scoring committee coordination and for her presentation expertise today. She also offered thanks

to the scoring committee.

Updates from the Housing Finance Division:

The 2017, 9% LIHTC and HOME NOFAs will be released late-January 2017.

Housing Finance is working to release all NOFAs on a predictable timing schedule.

Page 21


October 7, 2016


Group debrief on December 8th

, 2-4pm for all projects that did not receive funding this

round.

Councilmember Dickson asked if a group could contact agency staff directly if they had a

specific question that was not addressed during the debrief meeting. Ms. Cody told the Council

that the Housing Finance staff would be opportunity for those groups to ask their questions after

the meeting on December 8th

.

Councilmember Geller asked if it is possible for applicants to combine 9% and 4% tax credits in

the same applications. Ms. Cody told the Council that that would certainly be an eligible request

and that the staff had seen the combination in applications in the past. Ms. Cody will add this

topic to the debrief meeting on December 8th

. Acting Chair Valfre suggested that the agency put

out a technical advisory detailing the specifics of the 9% & 4% combination to get the word out

as broadly as possible. Ms. Cody said that she and her staff are planning to distribute the

information over a variety of communication tools.

Acting Chair Valfre adjourned the meeting for a 5 minute break at approximately 10:57 am. He

reconvened the meeting at approximately 11:07am.

Federal Rent Subsidy Preservation NOFA –

Ms. Cody told the Council that the lower per unit subsidy worked in the past because most of the

preservation projects that came to the table for funding were the low-hanging fruit. In the near

past project developers and sponsors have mentioned the increase in acquisition and construction

costs. The request is being made today to ensure that rehabilitation projects coming in for

funding will have the ability to come in and make their request. They do not want to discourage

needy projects from making application.

Director Salazar added that by raising the cap it might incentivize developers/sponsors to come

in through the 4% door rather than the 9% door, benefitting everyone.

Councilmember Fieldman asked why the acquisition costs were rising. Ms. Cody told the

Council that in the past some of the properties had been in foreclosure and were easier and

cheaper to obtain. Councilmember Geller wanted the agency staff to make note of actual loss

versus perceived loss. Ms. Cody told the Council that rental subsidy ends when the property

mortgage reaches maturity (there is a 12-month grace period). She also told the Council that the

projects that are expected to come in are those that want to re-amortize their loans.

Councilmember Geller asked if there was a way the agency could keep an eye out for those

investors who were behaving in an opportunistic fashion. She worries this type of behavior could

put low income housing in jeopardy. Director Salazar said that the agency is working to assess

the true risk of turning over the properties. Contracts can be renewed. What the agency was

focusing on with this proposal is the tremendous capital needs of the preservation projects. The

agency has been seeing “big ticket” differed maintenance (seismic upgrades, HVAC updates,

etc.). The biggest driver is the increased capital need of the properties.

Page 22

October 7, 2016


Ms. Cody told the Council that the agency requires a property assessment for all funding deals to

validate the value of the property and actual market costs. The property owners have to

demonstrate the need for funding. Councilmember Geller said she thought OHCS should be

mindful of rational acquisition prices. Acting Chair Valfre also expressed a desire for the agency

to focus on the actual capital needs.

Shelly Cullen, from Chrisman Development asked to comment on this topic. Ms. Cullen came

forward and offered her thanks for the agency reevaluating the cap for these types of projects.

Councilmember Fieldman asked if this change would make it more possible for Chrisman to

utilize the 4% LIHTC for their preservation efforts. Ms. Cullen said yes, and that they were

ready to go if the motion passes. She believes that the agency and Council will see an increase in

the utilization of the 4% LIHTC by many other developers/sponsors if this motion gains

approval.

MOTION: Housing Stability Council authorizes OHCS to increase the per unit Preservation

subsidy cap from $25,000 for urban projects and $35,000 for rural projects to up to $75,000

statewide per unit, based on project needs as demonstrated by a third-party Construction Needs

Analysis (CAN).


Tammy Baney X

Aubre Dickson X

Mike Fieldman X X

Anna Geller X

Zee Koza 2nd

X



Report of the Director –

Director Salazar updated the Council on several topics:

Thank you to Julie Cody, Natasha Detweiler and the entire Multifamily staff for all of

their hard work through the NOFA review process.

She wants to highlight and further recognize all of the partnerships mentioned today,

specifically with the various local housing authorities across the state and with HUD (our

Federal partner); Ms. Salazar said it was wonderful to see rental assistance in so many of

the projects today (preservation and new construction). She also called out the voucher

program for Veterans (VASH).

Mental Health Housing (MHH) NOFA: The agency has been working with the steering

committee. The steering committee has created recommendations for consideration by

the Council (12/16/16). The NOFA was a bit too complex and intimidating. The agency

will be providing some additional technical assistance in the future NOFA to assist those

who will by applying. And the agency is looking at ways to streamline the NOFA

Page 23

October 7, 2016


paperwork and ways for applicants to combine funding sources. Looking at ways to raise

the development cost limit to assist the applicants. The agency is looking at implementing

some site control flexibility. Crisis Respite will most likely have a specific carve out in

the next iteration of the MHH NOFA. Councilmember Fieldman encouraged the

additional evaluation of the site control aspect; he thought thinking “outside the box”

would be useful to get more applicants to the table for this funding. Acting Chair Valfre

also suggested that increasing the cap might be helpful to applicants. Councilmember

Geller echoed what Councilmember Fieldman said and suggested that simplifying the

application would be a good idea. Councilmember Fieldman encouraged the agency to

stay focused on the goal to get people into housing.

Housing Stability Council Retreat in January: possibly on January 31, please mark your

calendars. She would like to have 1:1 meetings with the Councilmembers in the very near

future. The agency is working on setting outcome-based goals for calendar year 2017 and

Margaret hopes to discuss the goals with the Council at the retreat. She also hopes to

discuss the role of the Council at the retreat.

Governor’s Recommended Budget release: The budget will be released on December 1,

2016. Margaret will update the Council when there is information to give.

Report of the Acting Chair –

Acting Chair Valfre asked Councilmember Dickson if he wanted to make any comments. Mr.

Dickson said he wanted to echo the thoughts and comments provided earlier about the use of

non-traditional methods and being creative in funding for projects. He liked seeing the statewide

distribution of the NOFA awards and he also liked seeing the many of the recommended projects

utilizing project-based subsidies (making their funds go further). He is hopeful that the debrief

session will provide the non-funded projects the information they need to resubmit in upcoming

rounds. He is also excited to see the LIFT recommendations in January.

Acting Chair Valfre then reminded everyone during this special time of year to be thankful for

family, friends and our country and for all those who give of themselves to serve others. He also

expressed his thanks for having Margaret in her role as Director.

Chair Valfre adjourned the meeting at 11:34 am.

Page 24


Housing and Community Services North Mall Office Building

725 Summer St NE, Suite B Salem, OR 97301-1266

PHONE: (503) 986-2000 FAX: (503) 986-2020 TTY: (503) 986-2100

www.ohcs.oregon.gov

Date: December 16, 2016

To: Housing Stability Council

Margaret Solle Salazar, Director

From: Julie V. Cody, Assistant Director Housing Finance

Re: 2017 Mental Health Housing NOFA

MOTION

Housing Stability Council authorizes OHCS to move forward with revising the Mental Health

Housing NOFA as recommended in the body of this memo, or as revised, in the anticipation that

these changes will lead to fewer barriers and stronger applicant participation.

Background

The 2015 Legislature added a note to Oregon Housing and Community Services (OHCS) budget for $20

million in proceeds from lottery-backed bonds to be used for housing development. The budget note

directs OHCS and the Oregon Health Authority (OHA) to partner in awarding these funds to projects

that will target individuals with Serious Mental Illness or Addiction disorders.

The note directed OHA to hold a stakeholder workgroup that would be responsible for providing OHCS

with recommendations on project priorities. The workgroup met in September and OHA provided

OHCS with a list of recommendations in November 2015.

OHCS, in partnership with OHA, released a Notice of Funding Availability (NOFA) for the $20 million

Mental Health Housing Funds in June 2016, with applications due in August 2016. The team reviewed

and scored seven applications in October 2016 and five were recommended to the Housing Stability

Council for approval at the November 4, 2016 meeting.

The five applications totaled $3,761,579 in funding requests, leaving a remaining balance of

$16,238,421 to be awarded.

OHA, in partnership with OHCS, convened the stakeholder workgroup on November 3, 2016, to obtain

additional feedback on the Mental Health Housing NOFA and its criteria to ensure stronger applicant

participation in future rounds.

Recommendations for 2017 Mental Health Housing NOFA

The following is a discussion that includes the recommendations from the stakeholder workgroup, OHA,

and OHCS. OHCS largely agrees with the stakeholder workgroup, but there are a few areas where our

Page 27

December 16, 2016

2017 Mental Health Housing NOFA

Page 2 of 4

recommendations are modestly different. I have noted where OHCS’ recommendation differs from the

OHA recommendations and included an explanation below.

NOFA Options:

Feedback from all stakeholders, including OHA and OHCS, indicated that the Mental Health Housing

NOFA that was issued this past June was too limiting for applicants as it did not include the ability to

apply for additional funding from OHCS. Allowing a variety of funding combination option would

allow applicants to tailor their applications to the specific financial needs of the proposed project.

The consensus recommendations are to:

Issue a standalone Mental Health Housing NOFA that allows applicants to pair Mental Health

Housing funds with 9% LIHTCs and other gap funds, with 4% LIHTCs, or without other OHCS

funds. Applicants under the Mental Health Housing NOFA would indicate if they are

concurrently applying for any other OHCS resources.

Streamline and clarify the NOFA application, where possible.

These recommendations will lead to fewer barriers and stronger applicant participation.

Crisis Respite:

Stakeholder feedback indicated the Crisis Respite application did not fit well within the context of a

typical affordable housing application, as Crisis Respite is very different from a permanent housing

solution. Many of the typical affordable housing application criteria were confusing and made it

difficult to clearly articulate the proposed project.


Create a specific application for Crisis Respite within the larger Mental Health Housing NOFA

that addresses differences in the housing type and make them easier to participate as well as

review. This would include removal of rental rate language and affordability requirements

associated with permanent housing, and focusing on appropriate level of stay and temporary

housing revenue models.

OHA received stakeholder feedback on their definition of maximum stay, which as stated in the

previous NOFA is 30 days with the ability to extend if it is determined a longer stay is clinically

necessary. OHA is refining its recommendation to OHCS regarding the appropriate length of

stay. We anticipate having this information by the end of the year and will include it in the

NOFA application.

Funding Allocations:

Stakeholder feedback indicated the allocations for funding between the various types of housing and

geographic location were confusing to applicants and did little to entice applicants to apply for funding.

OHCS staff recommendation for allocating the remaining $16,238,421 in Mental Health Housing Funds

is as follows:

Page 28

December 16, 2016


Page 3 of 4

Supported Housing SMI

Metro $ 2,082,469

Non-Metro $ 4,958,875

Supported Housing SUD $ 2,500,000

Supportive Housing $ 2,247,161

Crisis Respite Housing $ 1,949,916

$ 16,238,421

The OHCS recommendation differs from stakeholder recommendations to eliminate the soft set-aside

between metro and non-metro geographies. Our recommendation is based on the feedback we received

from the Housing Stability Council at the November 4, 2016 meeting regarding the need for geographic

distribution of these funds and allowing the opportunity for more rural projects to compete. If after

reviewing non-metro projects there would still be funding available, OHCS would continue to

recommend additional metro applications for funding as appropriate.

Funding Limits:

Stakeholder feedback indicated that limiting the amount of funding per project to a percentage of the

development costs made it very difficult to demonstrate financial feasibility of a project, and it was

communicated that this was the biggest reason projects sponsors did not apply for funding.


Change from a % of development cost formula, which was 25% in the previous NOFA, to a per

unit subsidy cap that would include all units in the project regardless of whether they would be

set aside for a particular tenant population. This is supported by the fact that all of the projects

coming in for application are anticipated to be 100% affordable at 60% area median income or

less. This limits the amount of potential revenue generation on the project as a whole and has the

added benefit of having additional units available for SMI tenants, outside of the stated 25% set-

aside.

Based on stakeholder input, we recommend setting the per unit subsidy cap at up-to $50,000 for

all affordable units in the project as defined as affordable to tenants earning 60% of area median

income or less. Projects will need to demonstrate the need for the maximum cap.

Site Control

There was mixed feedback with respect to requiring site control. The previous NOFA did not require

site control, yet all projects that were submitted did indeed have site control. Some stakeholders liked

the flexibility, where OHA and OHCS have had difficulty in completing transactions efficiently when

site control is not demonstrated at the front end of an application. While OHCS believes there are a

number of projects ready to submit in early 2017 with site control in place, we are recommending some

flexibility on site control to allow us to reach out to new partners (including rural project sponsors) who

may not be able to demonstrate site control under the quick turn-around time of publishing the new

NOFA.

Page 29

December 16, 2016


Page 4 of 4

OHCS’ staff recommendation is as follows:

Preference projects that have site control, but allow the ability for projects without site control to

apply under secondary consideration protocol, which would state that if projects with site control

are able to meet criteria for funding and all funds could be reserved under the various allocations,

OHCS would not review projects that did not demonstrate site control. If funds remain after

primary consideration is given to projects with site control, projects without site control would

be evaluated for funding.

Technical Assistance to Developers:

Stakeholder feedback indicated some applicants did not apply due to their lack of experience developing

housing for individuals with mental illness or substance abuse disorder. There may be a lack of

understanding how to make contact with Coordinated Care Organizations (CCOs), Community Mental

Health Programs (CMHPs) or appropriate service providers in order to develop the necessary

partnerships for the provision of suitable services.

The consensus recommendation is to:

Include CCOs, CMHPs and suitable service provider contact information in the application

materials to provide applicants with opportunity to reach out to the appropriate organizations in

their counties in an effort to develop a project concept that would qualify for Mental Health

Housing funds. OHA will create a list of contacts by county that will be incorporated into the

2017 Mental Health Housing NOFA.

Around the time of NOFA publication, OHCS will also plan to hold a training session for

potential applicants to walk through the streamlined NOFA application, submission

requirements, and how to use the information on county service providers provided by OHA.

Next Steps

OHCS staff will work collaboratively with OHA to revise the Mental Health Housing NOFA to

incorporate the appropriate changes in the framework and application as approved by Housing Stability

Council. OHA will provide OHCS with a definition of maximum stay for Crisis Respite units; and a

contact list by county of COOs, CMHPs and appropriate services providers by county. These will be

utilized in the 2017 Mental Health Housing NOFA to provide clarity and technical assistance to

potential applicants.

OHCS is working to release the 2017 Mental Health Housing NOFA by the end of January/early

February 2017.

Page 30

MANUFACTURED HOUSING: CHALLENGES AND OPPORTUNITIES

PRESENTED TO:

Oregon Housing Stabi l i ty Counci l December 16,2016

PRESENTED BY: DAN ELLIOTT, Senior Energy Policy Analyst

Page 31

MANUFACTURED HOUSING THE OREGON LANDSCAPE

Between 2001 and 2015, 104 manufactured home parks closed, displacing approximately 6,800 people and 4000 spaces.

In Oregon, manufactured housing plays an important role in the robust affordable housing market.

There are nearly 170,000 manufactured homes in Oregon, accounting for 11% of the total housing stock.

Page 32

MANUFACTURED HOUSING THE OREGON LANDSCAPE

Page 33

MANUFACTURED HOUSING PARKS AROUND THE STATE

Page 34

MANUFACTURED HOUSING CHALLENGES

Long-term control over land beneath manufactured homes

Home and installation quality

Mortgage and other key quality financial products

Page 35

Manufactured Park Preservation Program

Manufactured Communities Resource Center

Down Payment Assistance

First-Time Home Buyer Program

Individual Development Accounts

Low Income Weatherization Assistance Program

Federal Partner Programs

MANUFACTURED HOUSING OHCS RESPONSE TO OPPORTUNITIES

Page 36

MANUFACTURED HOUSING OHCS MANUFACTURED PARK PRESERVATION

PROGRAM

$0

$1,000,000

$2,000,000

$3,000,000

$4,000,000

$5,000,000

$6,000,000

$7,000,000

Benton Columbia Curry Deschutes Lane Marrow Yamhill

HPF

GAP

OAHTC

Since 2006, 13 parks have been preserved totaling 722 units. Page 37

MANUFACTURED HOUSING OHCS MANUFACTURED COMMUNITIES RESOURCE

CENTER

Manufactured Communities Resource Center(MCRC) was created in the 1989 legislature.

MCRC works closely with tenants of manufactured home parks that are closing by: Meeting with the tenants to explain the laws around park closure Providing counseling and service referrals for the tenant's relocation needs. Maintaining a directory of manufactured dwelling parks.

The MCRC program is funded through an annual assessment of $10 for each

manufactured home on rented or leased land, as well as an annual park registration fee paid by landlords which is $25 for parks with 20 spaces or less, and $50 for parks with more than 20 spaces.

The registration and assessment fees collect approximately $380,000 dollars annually.

Page 38

MANUFACTURED HOUSING TOOLKIT

http://www.oregon.gov/ohcs/CRD/mcrc/docs/Manufacture-Home-Park-Solutions-Collaborative-Local-Agency-Toolkit.pdf Page 39

MANUFACTURED HOUSING HOME OWNERSHIP

AVERAGE

HOME

COSTS

MEDIAN

HOUSEHOLD

INCOME

Page 40

MANUFACTURED HOUSING HOME OWNERSHIP

Page 41

MANUFACTURED HOUSING COST OF HOME OWNERSHIP

Source: This data is produced by the U.S. Commerce Department's Census Bureau from a survey Sponsored by the U.S. Department of Housing and Urban Development/US Census Manufactured Home Survey.

Page 42

MANUFACTURED HOUSING OHCS DOWN PAYMENT ASSISTANCE AND FIRST -TIME

HOME BUYERS PROGRAM

Year

Number of

Manufactured

Homes

Average Income *Average Purchase Price

2011 27 $44,256.70 $110,713.96

2012 27 $44,749.37 $111,424.89

2013 18 $39,617.39 $141,946.55

2014 9 $36,748.00 $118,647.10

2015 20 $47,795.40 $124,850.00

**2016 5 $29,087.00 $102,277.39

*Purchase price includes both land and building. ** As o June 30, 2016 https://www.oregon.gov/ohcs/HD/SFF/forms/Residential%20Loan%20Program%20Overview.pdf

Page 43

https://www.oregon.gov/ohcs/HD/SFF/forms/Residential Loan Program Overview.pdf

https://www.oregon.gov/ohcs/HD/SFF/forms/Residential Loan Program Overview.pdf

MANUFACTURED HOUSING OREGON INDIVIDUAL DEVELOPMENT ACCOUNT

Page 44

MANUFACTURED HOUSING HOUSING QUALITY

Source: The U.S. Commerce Department's Census Bureau from a survey(2015). Sponsored by the U.S. Department of Housing and Urban Development/US Census Manufactured Home Survey. Northwest Energy Efficiency Alliance (NEEA) Residential Building Stock Assessment(2011).

Page 45

MANUFACTURED HOUSING OHCS LOW INCOME WEATHERIZATION PROGRAM

Program Source Annual Funding

Program Area

Energy Conservation Helping Oregonians (ECHO)

State $8.6 million Weatherization

Bonneville Power Administration (BPA) Federal $1.5 million Weatherization

LIHEAP Weatherization Federal $5.2 million Weatherization

USDOE Weatherization Assistance Program (DOE WAP)

Federal $2.2 million Weatherization

Total $66.3 million

Page 46

MANUFACTURED HOUSING LOW INCOME WEATHERIZATION PROGRAM

In 2016, A total of 742 manufactured homes received low-income weatherization services in Oregon with an average investment of $10,000 per unit.

Page 47

MANUFACTURED HOUSING FEDERAL PROGRAMS

U.S. Department of Housing and Urban Development (HUD) U.S. Department of Agriculture, Rural Development (USDA) Consumer Financial Protection Bureau (CFPB) The Federal Housing Finance Agency (FHFA)

U.S. Department of Health and Human Services (HHS) U.S. Department of Energy (DOE)

Page 48

OUR PARTNERS

Page 49

ST.VINCENT DE PAUL OF LANE

COUNTY, INC.

MOBILE HOME PARK

RECLAMATION

Page 50

WHY MOBILE HOME PARKS?

Community housing blight

Loss of low income housing stock

Reclaim rural housing stock

Recover public service resources

Provide the extremely low-income community with safe, healthy and stable housing

Increase community involvement

Page 51

Who lives in the park? •25% families w/children •44% Seniors •31% Disabled

*Varies from park to park

Page 52

CONSTRUCTION & REVITALIZATION

Page 53

Community Caring Days

Before After

Page 54

Combination of:

OHCS Preservation

NOAH Permeant lending

Federal Home Loan Bank of DeMoines

CDBG

Foundation Support

Community Donations

FUNDING SOURCES

Page 55

On site computers and community gathering areas

Social worker available

Community Resource board and referrals

Neighborhood skill building

Children programs Parenting, NA, AA &

budgeting classes, etc.

SVDP RESOURCES

Page 56

ST. VINCENT DE PAUL For more information please contact:

Terry McDonald Executive Director

2890 Chad Drive

Eugene, OR 97408

541-687-5820

[email protected] Page 57

Promoting affordable home ownership through the creation of resident-owned, manufactured housing

cooperatives

Page 58

OUR VISION

Manufactured housing park residents in Oregon achieve long-term security and build

assets through the creation of resident-owned communities (ROCs).

“It feels great to be able to walk on this ground and say ‘this is mine, it’s mine for the rest of my life.’” -

Elias Montemajor, Horizon Homeowners Coop

Page 59

HOMES PRESERVED

CASA of Oregon has converted 9 parks to resident-ownership, representing 580

households, with another 2 parks and 165 households in progress

Page 60

THE COOPERATIVE MODEL

Membership is limited to park residents - one membership per household Members must own, not rent, their homes

Members control the monthly rent

Members share equally in the decision-making

The park is owned collectively by the cooperative

The cooperative holds the mortgage and is responsible for paying debt service and operating expenses

The elected Board of Directors manages the day-to-day operations of the cooperative

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BENEFITS TO HOMEOWNERS

Long-term security & stabilized lot rents (current

range is $250-$605 a month)

Wealth-building through homeownership and asset appreciation

Democratic control of park operations, community rules and park maintenance

Health and safety improvements to park infrastructure

Civic engagement

Leadership skills development

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WHAT MAKES A SUCCESSFUL RESIDENT PURCHASE?

REQUIRED

Willing seller & willing residents

Available financing

Purchase is affordable, as reflected in the required rent increase

PREFERRED

Ability to complete the deal in a reasonable amount of time (under 6 months)

Low vacancy rate

Few to no RVs

Seller is able to benefit from the state capital gains tax exemption

Few infrastructure improvement necessary (or significant grants available for capital improvements)

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TYPES OF FINANCING NEEDED

Pre-development loans

Permanent loans with and without tax credit subsidies

• First and second position financing

• Covers infrastructure improvements

State, city or county subsidy

Park income for ongoing operations (may require a rent increase).

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PRESERVATION STATISTICS

Horizon Homeowners

Coop

Green Pastures

Senior Coop

Saunders Creek

Homeowners Coop

Vida Lea Community

Coop

Clackamas River

Village Coop

Location McMinnville, OR

Redmond, OR Gold Beach, OR Leaburg, OR Clackamas, OR

Purchase Price $1,200,000 $1,400,000 $900,000 $1,275,000 $5,000,000

Capital Improvements $550,000 $50,000 $380,000 $350,000 $117,000

Community Type Non-rural, Family, Ag

worker

Non-rural, Senior Rural, Family

(predominately Senior)

Rural, Senior Non-rural, Family

Number of Spaces 30 51 43 33 76

Lenders CASA-$750k

Shorebank-$621k

OHCS - $600k

7-year Refinance:

NOAH - $1.1mm

CASA - $100k

NOAH-$1.05mm

CASA-$463k

OHCS-$100k

CASA-$500k

RCAC-$265k

OHCS-$600k

NOAH-$530k

CASA-$435k

OHCS-$600k

ROC Capital-$5.4mm

Annual Incomes 81% under 40% AMI 83% under 60%

AMI

80% under 80% AMI

98% under 80% AMI 66% under 80% AMI

Preservation price per

space

$65,700 $31,627 $31,744 $47,424 $71,053

Page 65


West-Side Pines Coop Bella Vista Estates

Coop

Umpqua Ranch Coop Dexter Oaks Coop

Location Bend, OR Boardman, OR Idleyld Park, Or Dexter, OR

Purchase Price $3,650,000 $3,150,000 $2,900,000 $1,300,000

Capital Improvements $63,000 $118,000 $2,000,000 $16,000

Community Type Non-rural, Family Rural, Family, Ag

worker

Rural, Family Rural, Family

Number of Spaces 71 127 110 39

Lenders NOAH-$2.6mm

CASA-$639k

OHCS-$600k

City of Bend-$200k

Banner Bank-$2.3mm

RCAC-$750k,

CASA-$500k

Banner Bank-$2.52mm

OHCS-$2.5mm

CASA-$225k

OHCS-$1.56mm

CASA-$175k

Annual Incomes 65% under 80% AMI 79% under 80% AMI 65% under 80% AMI 60% under 80% AMI

Preservation price per

space

$56,887 $27,952 $47,500 $44,487

Page 66


2008-2016

$9 million in Oregon Affordable Housing Tax Credits for resident-owned cooperatives = $15,517/space

$6.56 million in OHCS Grants for resident-owned cooperatives = $11,310/space

Preservation of 580 manufactured housing spaces = $26,827/space in OHCS investment for MH

Homeownership Page 67

CONTACTS

Chelsea Catto MHCD Program Director [email protected] 503-537-0319 ext. 300 Teri Smith MHCD Program Manager [email protected] 503-537-0319 ext. 316

Page 68

mailto:[email protected]

mailto:[email protected]

MANUFACTURED HOUSING IN OREGON

285,000 residents 140,000 homes >1,000 communities*

Page 69

~50% PREDATE 1976 CODE

Page 70

Lack of financing available

Low income residents

Predatory lending

Higher-than-expected costs—subsidy needed

On fee-simple, replacement working (sorta)

REPLACEMENT IS HARD

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Lack of financing available

Ineligible for most subsidized rehab programs

No security interest

Costs can exceed value

CDBG can work, but…

REHAB IS HARD (IN PARKS)

Page 72

Park closure = disaster

State funds slow

Infrastructure challenging

NP model vs CASA model

PRESERVATION IS IMPORTANT

Page 73

NEIGHBORWORKS UMPQUA

Arthur Chaput | Director of Housing Rehabilitation NeighborWorks Umpqua Building Homes, Building Communities, Building Lives | nwumpqua.org 605 SE Kane Street | Roseburg, OR 97470 | 541-673-4909 |[email protected]

Page 74

http://www.nwumpqua.org/

MANUFACTURED HOUSING AROUND THE STATE

http://arcg.is/2gRaWht

Page 75

http://arcg.is/2gRaWht

QUESTIONS?

Page 76

housing stability council - oregon.gov · kris klemm offered that she had incorporated the...

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