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The San Francisco Housing Authority

The San Francisco Housing Authority. Public Housing Agency Plan 2012. Vetting Process. 45 day Comment Period Culminates at July 12, 2012 Commission Meeting also noticed as a “Public Hearing” where the Board of Commissioners will be asked to vote on the 2012 Annual Plan. Today:.

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The San Francisco Housing Authority

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  1. The San Francisco Housing Authority Public Housing Agency Plan 2012

  2. Vetting Process • 45 day Comment Period • Culminates at July 12, 2012 Commission Meeting also noticed as a “Public Hearing” where the Board of Commissioners will be asked to vote on the 2012 Annual Plan

  3. Today: • Capital Fund • Comments received

  4. CAPITAL FUND PROGRAM PLANS FOR FY 2012 • The Physical Improvements planned for FY 2012 focus on completion of capital improvements in progress, urgently needed work, and mandated improvements, and energy conservation measures where cost effective: • Modernization of senior and family developments including: elevator upgrades; hardwire carbon monoxide/smoke detector installations; fire alarm system upgrades, accessibility modifications; sidewalk repairs; and common space improvements. • Vacancy reduction is one of the main focus for the 2012 CFP. The SFHA will complete the units included in Phase II work plan (197 units) and will start the Phase III work plan (113 units). The SFHA will also conduct rehabilitation on any unit that may become vacant during this fiscal year. • SFHA is also pursuing cost effective opportunities for saving energy, subject to fund availability, through work items such as equipment replacement, appliance procurement, and significant renovations to units and buildings. Work also includes: • Heating/cooling/DHW/distribution system replacements • Replacement and upgrades to mechanical systems with high maintenance operational costs PHA- Wide • Lighting improvements • Window replacements • Showerhead, toilet, and faucet replacements • Central laundry improvements • B) The Management Improvements (MI) goals include security and police protection, and computer hardware and system upgrades.

  5. RESIDENT HIRING For all construction contracts over $25,000, public housing residents are hired for 25% of the workforce hours. Any contractor with the Contractors must/and meet MBE/WBE requirements.

  6. Capital Fund Program Annual Statement/Performance and Evaluation Report • The active grants for the period are 2008/11 CFP and the 2009 ARRA Formula and 2009 Competitive CFRC. Below is a breakdown of expenditures by development: 

  7. Capital Fund Program Annual Statement/Performance and Evaluation Report(Continuation)

  8. Proposed Changes

  9. Preferences • An additional Resident Advisory Board meeting was held on June 26, 2012 to discuss the ranking of Preferences. • Mutually Exclusive, i.e. recommendation will be that applicants select only one preference.

  10. Conventional Housing(p. 13) Absolute Preference Veteran/Surviving Spouse of Veteran Involuntary Displacement from residence in San Francisco (5 points) Natural Disaster Domestic Violence Victim of Hate Crime or Violent Crime Government Action Landlord Action (e.g. Ellis Act and no-fault evictions)

  11. Conventional Housing Homeless Family in San Francisco Individuals in any family shelter, or on the centralized waiting list for families operated by Compass Connecting Point. (5 points) Families with minor children in a Domestic Violence shelter. (5 points) Families living in a transitional housing residence. (5 points) Families with minor children in a Single Room Occupancy (SRO) unit. (3 points) Homeless Senior or Person with Disability in San Francisco (5 points) Lacks a fixed regular, and adequate nighttime residence; and/or Has a primary residence that is: A supervised publicly or privately operated shelter or transitional housing residence designed to provide temporary living accommodations; or An institution that provides a temporary residence for an individual; or A public or private place not designed for or ordinarily used as a regular sleeping accommodation for human beings. Not accessible Resident in San Francisco Paying more than 70% of household income in rent. (1 point)

  12. Housing Choice Voucher(p. 14-15) Absolute Preference Veteran/Surviving Spouse of Veterans San Francisco District Attorney Referrals Public Housing residents who have been approved for a priority or emergency transfer Involuntary Displacement from San Francisco Residence (5 points) Natural Disaster Domestic Violence Victim of Hate Crime Government Action Landlord Action (e.g. Ellis Act and no-fault evictions)

  13. Housing Choice Voucher Cont. Homeless Families in San Francisco (5 points) Lacks a fixed regular, and adequate nighttime residence; and Has a primary residence that is: A supervised publicly or privately operated shelter or transitional housing residence designed to provide temporary living accommodations; or An institution that provides a temporary residence for an individual; or A public or private place not designed for or ordinarily used as a regular sleeping accommodation for human beings. Homeless Seniors or Persons with Disabilities (5 points) Lacks a fixed regular, and adequate nighttime residence; and Has a primary residence that is: A supervised publicly or privately operated shelter or transitional housing residence designed to provide temporary living accommodations; or An institution that provides a temporary residence for an individual; or A public or private place not designed for or ordinarily used as a regular sleeping accommodation for human beings. Not Accessible

  14. Housing Choice Voucher Cont. Homeless Adult in San Francisco (3 points) Lacks a fixed regular, and adequate nighttime residence; and Has a primary residence that is: A supervised publicly or privately operated shelter or transitional housing residence designed to provide temporary living accommodations; or An institution that provides a temporary residence for an individual; or A public or private place not designed for or ordinarily used as a regular sleeping accommodation for human beings. Substandard Non-Homeless in San Francisco (2 points) Non-Homeless: A non-homeless family is living in substandard housing if their present unit meets any of the following criteria: it is "dilapidated;" it does not have operable indoor plumbing; it does not have a usable flush toilet and a usable bathtub or shower inside the unit for the exclusive use of the family; it does not have electricity, or has inadequate or unsafe electrical service; it does not have a safe or adequate source of heat; it should, but does not have a kitchen, or it has been declared unfit for habitation by a government agency. A housing unit is "dilapidated" if it does not provide safe and adequate shelter, and in its present condition endangers the health, safety, or well-being of a family or it has one or more critical defects or a combination of intermediate defects in sufficient number or extent to require considerable repair or rebuilding. The defects may have resulted from the original construction or from continued neglect or lack of repair, or from serious damage to the structure. For purposes of this section, Single Room Occupancy (SRO) units are not automatically considered substandard due to the lack of a kitchen and/or bathroom. SROs do not generally have these features and are thus considered standard housing unless in dilapidated physical condition. Resident in San Francisco Paying more than 70% of household income in rent. (1 points)

  15. Recommendations: • Changes made as a result of the RAB meetings: • Conventional Housing Preference List: • Homeless Senior or Person with Disability in San Francisco points raised from 3 to 5 • Added: Resident in San Francisco Paying more than 70% of household income in rent. • Housing Choice Voucher Preference List: • Resident in San Francisco Paying more than 70% of household income in rent. (decreased from 2 to 1 point).

  16. Domestic Violence Preference • Proposed Policy: No change to Domestic Violence classified under “Involuntary Displacement.” Addition of Families currently in Domestic Violence Shelters • Concern: No public concern • Support: Asian Women’s Shelter; Bay Area Legal Aid; Department of the Status of Women. • Analysis: None. • Recommendation: The Housing Authority has vetted this addition through the Public Process and will recommend its adoption.

  17. Preference in Voucher Program for PH residents awaiting a priority/emergency transfer • Proposed Policy: Addition of an Absolute Preference for those PH residents awaiting priority/emergency transfers • Concern: No public concern. • Support: Department on the Status of Women • Analysis: None. • Recommendation: The Housing Authority has vetted this addition through the Public Process and will recommend its adoption.

  18. Preference for families residing in HSa funded shelter or on the centralized intake agency wait list for family shelter • Proposed Policy: No change to HSA funded shelter however proposed preference no longer limits solely to HSA shelters and further expands criteria for homeless families to include those families on the centralized waiting list for families operated by Compass Connecting Point; Families with minor children in a Domestic Violence shelter; Families living in a transitional housing residents and Families with minor children in an SRO. • Concern: None submitted. • Analysis: The local preferences have been vetted through the Annual Plan Process with the RAB, public and Community Partners. No concerns have been submitted. • Recommendation: The Housing Authority has vetted this addition through the Public Process and will recommend its adoption.

  19. 10% down for repayment agreements • Proposed Policy: General Repayment Agreement requiring 10% down (p. 37) • Concern: Fear it may lead to more evictions and result in a higher rate of family homelessness in San Francisco • Comparable Housing Authorities in CA have similar or higher minimum down payments ranging from 0 in Contra Costa County to 50% in Los Angeles. The industry standard in California ranges from 10% - 25%. All Housing Authorities researched have the discretion to waive the down payment requirement including the SFHA’s proposed policy. • Recommendation as of 06/28/12 meeting: approve proposed policy.

  20. Informal Review for Applicants • Proposed Policy: States that no informal review will be offered when a family is removed from the waitlist for failure to respond to intake/eligibility letter. (pg. 25) • Concern: Since family is provided one notice and families tend to move, it appears punitive not to provide the applicant with an opportunity to be placed back on the waitlist through the hearing process. • Analysis: 24 C.F.R. 982.554: “The PHA must give an applicant an opportunity for an informal review of the PHA decision denying assistance to the applicant.” • Recommendation: This language “therefore no informal hearing will be offered” will be removed from the proposed language.

  21. No-Smoking Policy • Proposed Policy: Integrate a No-Smoking Policy for Public Housing Sites • Concern: There has been insufficient time to vet the policy. • Support: The San Francisco Asthma Task Force has encouraged the SFHA to approve a no-smoking policy and join the 230 Local Housing Authorities that have adopted a 100% smoke free policy. The task force shared that in 2008 a nationwide survey of Housing Authorities showed that 48% had smoking policies or restrictions in their developments compared to only 10% in 2004. • Analysis: HUD, state law, local law and industry standards encourage no-smoking policies as has been discussed at prior board meetings. • Recommendation: The Housing Authority will not be recommending the no-smoking policy during this years Annual Plan Process. However, the Housing Authority will return to the Board once further vetting with residents has occurred.

  22. Family Break up • Proposed Policy: Lists various factors that the SFHA will consider in determining which family members will continue to receive assistance. (p. 17 & 39) • Concern: That the family breakup policy should include family breakup language from HUD’s recently published VAWA regulations, codified at 24 C.F.R. 982.315(a)(2). • Support: Department of Status of Women; National Housing Law Project; Housing Rights Committee; Bay Area Legal Aid • Analysis: 24 C.F.R. 982.315 (a)(2) “If the family break-up results from an occurrence of domestic violence, dating violence, or stalking as provided in 24 CFR part 5, subpart L, the PHA must ensure that the victim retains assistance.” • Recommendation: The Housing Authority will integrate this suggestion in the ACOP.

  23. Transfers • Proposed Policy: Reduces categories from three to two: Emergency and Routine. Introduces a five year wait before requesting a second transfer except for emergency’s (p. 35). • Concern: That the proposed language omits provisions that identify the transfer procedure. • Analysis: The Housing Authority has reviewed the current and proposed policy in addition to various California Housing Authority Transfer Policies for reference. The proposed policy meets the industry standard. • Recommendation: The Housing Authority will recommend the proposed policy to the Board of Commissioners. The Housing Authority will clarify the procedures upon vote of the Board, which will include a discussion of a Transfer Coordinator and how the transfer request will be processed.

  24. Public/RAB Meetings Concluded • PHA RAB: 9 meetings • HCV RAB: 8 meetings • Community Partners: 10 meetings • Public Meeting: 2 • Public Hearing: 1

  25. Questions? Comments?

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