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Board Retreat Monday, September 21, 2015
Board Retreat Monday, September 21, 2015
AGENDA O (559) 443-8400 F (559) 445-8981
1331 Fulton Mall Fresno, California 93721 T T Y (800) 735-2929
www.fresnohousing.org
SPECIAL JOINT MEETING of the Boards of Commissioners of the Fresno Housing Authority 9am September 21, 2015 Offices of Baker Manock and Jensen 5260 N. Palm Avenue, Fresno, CA 93704 Interested parties wishing to address the Boards of Commissioners regarding this meeting’s Agenda Items, and/or regarding topics not on the agenda but within the subject matter jurisdiction of the Boards of Commissioners, are asked to complete a “Request to Speak” card which may be obtained from the Board Secretary (Tiffany Mangum) at 8:45 a.m. You will be called to speak under Agenda Item 3, Public Comment.
The meeting room is accessible to the physically disabled, and the services of a translator can be made available. Requests for additional accommodations for the disabled, signers, assistive listening devices, or translators should be made at least one (1) full business day prior to the meeting. Please call the Board Secretary at (559) 443-8475, TTY 800-735-2929.
9am PAGE #
1. Call to Order and Roll Call
2. Approval of agenda as posted (or amended)
3. Public Comment This is an opportunity for the members of the public to address the Boards of Commissioners on any matter within the subject matter jurisdiction of the Boards of Commissioners that is not listed on the Agenda. At the start of your presentation, please state your name, address and/or the topic you wish to speak on that is not on the agenda. Presentations are limited to a total of three (3) minutes per speaker.
4. Discussion Items a. Affordable Housing in Fresno b. 2015 Agency Goals and 2016 Agency Goals c. Development Priorities and Pipeline
6. Adjournment
BOARDMEMO 1331 Fulton Mall Fresno, California 93721
O (559) 443-8400 F (559) 445-8981 T T Y (800) 735-2929
www.fresnohousing.org
TO: Boards of Commissioners Fresno Housing Authority
DATE: 9/17/15
FROM: Preston Prince CEO/Executive Director
BOARD MEETING:
9/22/15
AUTHOR Tracewell Hanrahan Deputy Executive Director
AGENDA ITEM:
RE: Board Retreat Overview
The purpose of this board memo is to outline the topics for the Board Retreat that will occur on September 21, 2015. Topics for the retreat have been generated by several board members and gathered by staff. Background resources for each topic are listed below the topic description and attached to this memo.
Board Retreat Outline 1.
Page # Local Context: Affordable Housing in Fresno Resources: California Housing Partnership Corporation (CHPC): Affordable Housing Report for Fresno County Definition of Affordable Housing
2. Fresno Housing Context: Mission, Vision and Strategic Plan Looking to the Future *Breaking Ground. Building Capacity.
3. Fresno Housing 2015 Agency Goals Agency Goals and Strategic Plan Implementation Document
4. Direction and Initial Goal Brainstorming for 2016 Potential topics include Affirmatively Furthering Fair Housing (AFFH); Potential Implementation of Area Payment Standards, Safety; Moving to Work (MTW); Incentives for Residents nearing Income Limits; Project Based Voucher Policy
Resources: *NAHRO Information on AFFH *NAHRO Information on MTW *Background Information on Payment Standards Fresno Housing Project based Voucher (PBV) Overview
5. Reast Estate Development Priorities and Pipeline Discussion will include a review of the Strategic Priorities for Development that were set at the Retreat in 2013, and a discussion of the current pipeline that reflects those priorities
Resources: Excerpt from Real Estate Development Update (July 2014) Development Pipeline Summary - Spreadsheet Real Estate Development Pipeline Update Reserve Analysis: HRFC
(Note: Presentations on Development and Reserve Analysis are for informational purposes only as requested by some Commissioners.)
*Materials are forthcoming.
1331 Fulton Mall Fresno, California 93721
(559) 443-8400 T T Y (800) 735-2929
www.fresnohousing.org
1. Local Context:
Affordable Housing in Fresno
HOW FRESNO COUNTY’S HOUSING MARKET IS FAILING TO MEET THE NEEDS OF LOW-INCOME FAMILIES
RECOMMENDATIONS TO THE LEADERS OF THE STATE OF CALIFORNIA AND FRESNO COUNTY
KEY ELEMENTS OF FRESNO COUNTY’S AFFORDABLE HOUSING MARKET FAILURE:
• There is a shortfall of 34,855 homes affordable to Fresno County’s very low-income (VLI) and extremely low-income (ELI) households.
• Median rents in Fresno County increased by 21 percent between 2000 and 2012, while the median income declined by 13 percent, significantly driving up the percentage of income that households must spend on rent.
• 73% of very low-income households pay more than half their income on rent.
Fresno County has the tenth largest shortfall of homes affordable to low-income families in California. Many of those families live in unhealthy or unsafe conditions, crowd multiple people into each room, and still pay more than 50 percent of their income on rent. The following report describes the magnitude of the shortfall, highlights those who are affected by cuts to housing programs, and recommends local policy solutions to help mitigate the impact of Fresno County’s affordable housing crisis.
AUGUST 2014
of very low-income households in Fresno County pay more than 30% of their income in rent. 92%SOURCE: NLIHC Analysis of 2012 American
Community Survey PUMS data
SOURCE: CHPC Analysis of 2007-2011 CHAS Data
FIGURE 1 : SHORTFALL OF AFFORDABLE AND AVAILABLE HOMES IN FRESNO COUNTY
60,000
50,000
40,000
30,000
20,000
10,000
0
34,855Shortfall
Number of Very and Extremely Low-Income
Households
Very Low-Income Extremely Low-Income
Rental Housing with Rents Affordable to VLI and ELI renters
THE HOUSING MARKET HAS FAILED TO MEET THE NEEDS OF AN ENTIRE SEGMENT OF FRESNO COUNTY’S POPULATION
Rent is considered affordable when it consumes no more than 30 percent of household income. Fresno County is home to 27,145 extremely low-income (ELI) renter households—those earning 30 percent or less of the metro area’s median income. Fresno County has an affordable home for fewer than two out of ten of these ELI households. Very low-income (VLI) households, those who earn up to half of the area’s median income, fair only slightly better; there are homes with affordable rents for only three out of ten VLI households in the county.
More than 50 percent of ELI households are elderly or disabled, while VLI households are more likely to include low-wage workers. In fact, there are 93,391 workers in Fresno County earning less than half the county’s median income. TABLE 1 provides some examples of working VLI adults in Fresno County who earn far less than the income required to afford the fair market rent on a two-bedroom apartment.
While increasing the minimum wage would certainly help, the affordable housing shortfall cannot be offset by living-wage initiatives alone.
TABLE 1 : WHO IS BEING LEFT OUT OF FRESNO COUNTY’S HOUSING MARKET?
50% of HUD Area Median Income (AMI) inFresno County for a 3-person household: $24,650Total workers earning < 50% AMI: 93,391
JOB CATEGORY MEDIAN INCOME IN FRESNO
Bank Tellers
Home Health Aides
Childcare Workers
Security Guards
Ambulance Drivers &
Attendants
$24,630
$21,940
$20,250
$18,800
$18,170
SOURCE: See Endnote 3 SOURCE: 2000 Census, 2006 1-year ACS, 2012 1-year ACS
RENTS ARE HIGH AND RISING, ESPECIALLY IN RELATION TO STAGNANT OR DECLINING INCOMES
Household median incomes in Fresno County were 13 percent lower in 2012 than in 2000, after adjusting for inflation. However, the inflation-adjusted median rent was 21 percent higher. FIGURE 3 shows the imbalance between the growth in median rents and the decline in median income since 2000.
Coupled with stagnant wages, increasing housing costs have pushed the budgets of many low-income households to the breaking point. According to the California Poverty Measure, the poverty rate in Fresno County is 20 percent.
Rents increase in response to demand. While the overall population increased by a moderate 5.4 percent between 2006 and 2012, the rate of households in the rental market jumped by 13.6 percent, exacerbated by displacement caused by the foreclosure crisis. Unless more affordable rental homes are added to the housing stock, rents will likely continue to rise.
1
2
5
4
Salary needed to afford Fair Market Rent: $33,080
200
150
100
50
0
FIGURE 2 : CHANGE IN OWNER AND RENTER HOUSEHOLDS (in thousands)
2000
Renter Households Owner Households
2006 2012
LOCAL, STATE, AND FEDERAL DISINVESTMENT IN AFFORDABLE HOUSING HAS EXACERBATED THE HOUSING MARKET’S FAILURE TO PROVIDE FOR LOW-INCOME FAMILIES
Even as Fresno County’s shortfall of affordable homes has become more acute, the state has reduced its direct funding for affordable housing dramatically. State Housing Bonds funded by Propositions 1C and 46 are exhausted, meaning the elimination of tens of millions of dollars in investment to provide homes to low- and moderate-income households in Fresno. The elimination of Redevelopment funds led to a loss of
% CHANGE
-97%
-100%
-16%
-40%
-77%
TABLE 2 : CHANGE IN FRESNO COUNTY’S MAJOR AFFORDABLE HOUSING FUNDING SOURCES FY 2007/08 TO 2012/13*
FUNDING SOURCES FY 2012/2013FY 2007/2008
State Housing Bonds Prop. 46 and Prop. 1C*Redevelopment Funds for Affordable Housing
Federal CDBG Funds
Federal HOME Funds
Total
$34,904,087
$9,892,507
$12,106,910
$5,097,014
$62,000,518
$1,000,000
$0
$10,196,625
$3,068,531
$14,265,156
SOURCES: CHPC tabulations of HCD’s Annual Report of Financial Assistance Programs and Redevelopment Housing Activities Report.
*Prop. 46 and Prop. 1C spending for FY 2007/2008 and 2012/2013 provided by HCD.
more than $9.8 million annually in local investment in the production and preservation of affordable homes in Fresno County.
Exacerbating the state cuts is the simultaneous disinvestment in affordable housing by the federal government. Cuts to HOME and Community Development Block Grants (CDBG) have resulted in the loss of another $3.9 million in annual funding. TABLE 2 highlights the loss of state and federal funding for affordable homes in Fresno since 2008.
77% DECRE ASEin state and federal funding for affordable homes in Fresno since 2008.
30.0%
25.0%
20.0%
15.0%
10.0%
5.0%
0.0%
-5.0%
-10.0%
-15.0%
FIGURE 3 : CUMULATIVE PERCENTAGE CHANGE IN INFLATION-ADJUSTED MEDIAN INCOME AND MEDIAN GROSS RENT PAID IN FRESNO COUNTY 2000 TO 2012
Median
Household Rent
21% INCREASE
Median
Household Income
13% DECREASE
SOURCES: US Census 2000 and American Community Survey, 2005-2012. Median rents and incomes for 2001-2004 are estimated.
Cum
ulat
ive
Perc
enta
ge
Sinc
e 20
00
2000 01 02 03 04 05 06 07 08 09 10 11 12
STATEWIDE Policy Recommendations
1. Replace the exhausted state housing bonds (Propositions 46 and 1C) by:• Passing legislation to create a permanent source
of funding at the state level for the production and preservation of affordable homes.
• Continue investing at least $100 million per year in general funds in existing state affordable housing programs.
2. Give local governments tools to replace lost funding and meet obligations to create and preserve affordable homes by:• Lowering the voter threshold required to pass
infrastructure bonds for housing, transportation, and parks from two-thirds to 55 percent, the same as it is for school bonds.
• Authorizing a new local Tax Increment Financing (TIF) program to fund investment in basic infrastructure including transportation, housing, and parks.
• Permitting local jurisdictions to require that new housing developments include a percentage of homes affordable to low- and moderate-income households.
3. Continue to invest a minimum of 10 percent of Cap-and-Trade auction revenues in the production and preservation of affordable homes that help California meet its GHG reduction targets.
RECOMMENDATIONS to the leaders of the State of California, Fresno County, and local jurisdictions
LOCAL Policy Recommendations
1. Dedicate at least 20 percent of tax increment revenue recaptured from former redevelopment areas to an affordable housing trust fund.
2. Identify sites for affordable infill developments in higher income, higher opportunity areas of the city and county.
3. Pass a housing impact fee that funds affordable homes as part of larger market-rate developments.
4. Designate and retain land zoned for dense, multifamily housing development in all areas slated for future growth in the general plans of communities throughout Fresno County.
5. Develop a code enforcement strategy that addresses substandard housing conditions while protecting tenants.
6. Provide infrastructure improvements to facilitate infill residential development and to improve quality of life in low-income communities.
If California is to rebuild a strong and diverse economy that includes low- and moderate-income households, our state must reinvest in affordable homes and develop responsive policy. Simply allowing a broken housing market to run its course will further impoverish low-wage workers and make the goal of economic independence harder to achieve due to the high percentage of income consumed by housing costs. The current housing market is also forcing our veterans, seniors and people with disabilities into unstable living conditions and increasing hospitalizations and emergency room visits that cost local governments five to ten times more in service costs.
1 California Housing Partnership Analysis of 2007-2011 CHAS Data2 National Low Income Housing Coalition. “America’s Affordable Housing Shortage and How to End it.” Housing Spotlight 3, no. 2, (2013) http://nlihc.org/sites/default/files/HS_3-1.pdf.3 TABLE 1 Sources: CHPC Analysis of U.S. Department of Housing and Urban Development Section 8 Income Limits for 2012; Bureau of Labor Statistics 2012 Occupational Employment Statistics from Fresno County; National Low Income Housing Coalition. “Out of Reach,” 2014, salary needed to afford Fair Market Rent for a two-bedroom apartment in Fresno County.4 The California Poverty Measure is an alternative to the conventional measure of poverty developed by the Public Policy Institute of California and Stanford that takes into account the social safety net and cost of living. http://www.ppic.org/content/pubs/report/R_1013SBR.pdf.5 California Housing Partnership Analysis of 2006 1-year American Community Survey (ACS) and 2012 1-year ACS.6 California Housing Partnership has authored and co-authored several reports on the environmental and social benefits of locating affordable homes near transit. A list of reports can be found at http://www.chpc.net/GREEN/Publications.html.
6
For more information about local policy solutions in Fresno County, contact:
www.fresnohousing.org
• Monthly housing costs that do not exceed 30% of a family’s monthly net household income
• Housing that can serve families (of four) who make
– 80% AMI: < $46,300 Low Income
– 50% AMI: < $28,950 Very Low Income
– 30% AMI: < $17,350 Extremely Low Income
AMI – Area Median Income Above numbers are HUD income calculations for a family of four - AMI is $55,500
1331 Fulton Mall Fresno, California 93721
(559) 443-8400 T T Y (800) 735-2929
www.fresnohousing.org
2. Fresno Housing Context: Mission, Vision, and Strategic Plan
i
Fresno Housing Authority
Looking to the Future
ii
“�To�be�a�great�housing�authority�these�days�requires�the�ability�and�
drive�to�be�entrepreneurial,�innovative,�and�collaborative.�Fresno�
Housing�Authority�has�the�potential�to�be�all�those�things.”
T his is a critical time for organizations
working on behalf of low-income people and under-
served communities. With a population of more than
500,000, Fresno is the fifth-largest city in California, the largest
inland city in the state, and among the fifty largest cities in
the nation. It sits within Fresno County, where the number of
residents closely matches the city’s population – although the
geographic area of the county is more than fifty times that of
the city.
Understanding Fresno’s demographics – its strengths and
challenges, its history, its people, its promise, what propels the
community and what holds it back – sets the stage for Fresno
Housing Authority’s work. As the agency looks to the future,
it has considered ways to grow programs strategically; to
increase its effectiveness and expand its capacity; and to respond
appropriately to the specific issues facing the ever-changing
communities of Fresno County.
2
In 2010, the Fresno Housing Authority embarked on a process to
think creatively (and long term) about its role and potential. That
process included comprehensive research, analysis, and extensive
discussions among the agency’s leadership. It considered the
many ways in which the agency could play an increasing role
in securing a better future for families and for the under-served
communities of Fresno. It led to the development of “Mapping the
Way Toward a Strategic Future for the ‘New’ Fresno Housing Authority”
– a strategic plan adopted by the Board of Commissioners in 2011.
The plan focuses on strategies that develop and maintain quality
affordable housing – by identifying ways to engage residents in
their communities; by highlighting how to energize the broader
community to engender public will; and by creating policies and
programs that can strengthen a strategic array of partnerships
and alliances.
Armed with an understanding of the inter-relationships between
the places it creates, the people it supports, the public will
it generates, and the partnerships it fosters, Fresno Housing
Authority seeks to address the housing needs of Fresno residents –
to create and sustain vibrant communities
throughout Fresno County.
3
4
5
Vision
Fresno – an engaged county – where all residents have access to quality
housing that contributes to vibrant communities, and where all residents
are empowered to achieve their educational and economic goals.
mission
Create and sustain vibrant communities throughout Fresno County.
6
Values
Fresno Housing Authority is committed to innovation and excellence in housing
and services for low-income households throughout the city and county.
The Housing Authority:
– promotes and supports quality housing and services that are accessible
to low- and very-low-income residents and that help to build strong
communities
– emphasizes the value of good design in its developments and the
importance of creating places that support vibrant and engaged
communities
– increases and improves the supply of quality affordable housing
– strives to create a common voice and to build leadership that can
articulate the housing needs of Fresno’s communities and finds ways to
ensure that these needs are understood and met
– develops materials about housing issues and options that can be
understood by a broad cross-section of the population and assures
that its information is sensitive to the economic, cultural, and ethnic
diversity of Fresno County
Fresno Housing Authority works to maintain a responsive agency that meets the
needs of its many different constituents as well as the broader Fresno community.
The Housing Authority:
– provides a vital link between residents and service providers
– supports a diverse housing portfolio, with a range of opportunities for
low-income people in Fresno to access quality housing
– assists community organizations and public agencies to develop and
deliver quality affordable housing and support services in communities
throughout the city and county of Fresno
– captures information and data about the housing needs of Fresno County
7
– stays current on all federal, state, and local housing policies, and actively
pursues available resources to support its mission and influences
housing policy locally and nationally
– strives to be inclusive of Fresno’s ethnic and racial diversity, as well
as those individuals with special needs, homeless individuals and
families, the elderly, veterans, and the “hard to house”
– recognizes, reflects, and supports diversity in programs, selection of
Commissioners, and recruitment and hiring of staff
– cultivates knowledgeable staff and encourages educational and
experiential advancement
– encourages staff to be accountable in accomplishing their job tasks, to
express their opinions in constructive ways, and to embrace intentional,
ethical decisionmaking
– believes that housing and related services are essential components of
a strong and vibrant community – impacting the education, health, and
well-being of all people
– values the unique contributions and perspectives brought by residents,
staff, Commissioners, and the broad Fresno community
Fresno Housing Authority recognizes that quality affordable housing requires
stable, adequate, and equitable funds derived from multiple sources.
The Housing Authority:
– develops projects that support the organization’s core mission
– pursues contracts and grant funding to maximize affordable housing
for the Fresno community
– works effectively and efficiently as a steward of critical resources
8
9
Place
Develop and expand the availability of quality affordable housing options
throughout the city and county of Fresno by growing and preserving
appropriate residential assets and increasing housing opportunities for
low-income residents.
PeoPle
Respect community needs and knowledge – by listening, learning, and
researching – and respond to issues compassionately, intelligently, and
intentionally – by developing exceptional programs based on shared
expectations.
PUBlic
Build support for housing as a key component of vibrant, sustainable
communities through public information, engagement, and advocacy that
promotes affordable housing and supports the advancement of Fresno’s low-
income residents.
PartnershiP
Collaborate to strengthen the Housing Authority’s ability to address the
challenges facing Fresno communities.
the goals: 4 “P”s
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11
Develop and expand the availability of quality affordable housing options
throughout the city and county of Fresno by growing and preserving appropriate
residential assets and increasing housing opportunities for low-income residents.
– Grow a portfolio of assets that responds to the needs of the low- and
very-low-income residents of the city and county of Fresno.
– Promote safe, healthy, vibrant communities.
– Develop a conservation and sustainability plan that supports energy
conservation, water and waste management, and reduction of greenhouse
gas emissions at all Housing Authority sites.
– Manage, maintain, and improve existing Housing Authority properties
to meet agency-defined standards.
– Assess the Housing Authority’s capacity to address the unique needs
of particularly fragile sub-populations (including, but not limited to,
people with disabilities, substance abuse issues, mental illness; the
elderly; veterans; migrants; homeless; and emancipated youth).
– Maintain a broad range of housing options affordable to low- and
very-low-income individuals and families in diverse neighborhoods
throughout the city and county of Fresno, at densities appropriate for
the site and compatible with local community standards.
– Seek opportunities to develop mixed-use projects that include
housing only if they meet the needs of the Housing Authority’s core
constituencies – low- and extremely-low-income residents.
– Develop baseline physical and social service programs for all new
Fresno Housing Authority sites (e.g., community gardens, child care,
exercise rooms, mini-libraries, nutrition programs, education centers)
and set timelines to upgrade existing sites to include these programs
(where appropriate).
– Expand opportunities for voucher holders to obtain quality housing
throughout the city and county, in neighborhoods that meet the needs
of voucher holders.
goal one: Place
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Respect community needs and knowledge – by listening, learning, and
researching – and respond to issues compassionately, intelligently, and
intentionally – by developing exceptional programs based on shared
expectations.
– Assess service needs of tenants and refine and develop programs
and services to ensure quality support for all Housing Authority
participants in Fresno County.
– Engage residents and program participants in pro-active communication
and problem solving related to housing, programming, and civic issues.
– Develop, sustain, and manage programs that support self-sufficiency
through education and employment training – for families in public
housing and those with vouchers.
– Establish meaningful partnerships with key educational institutions,
including Cal State University Fresno, Fresno Unified School District,
and other school districts throughout the county.
– Encourage residents to define goals, to pursue self-sufficiency, and to
decrease (to a minimum, based on individual situations) their level
of support/services in housing through a well-defined housing/
support continuum.
– Continue to collaborate with FSS Corps to ensure consistency with the
Housing Authority’s goals, and to maximize participant success.
– Revisit ROSS and FSS programming to ensure consistency with the
Housing Authority’s goals, and to maximize participant success.
– Respect the needs of residents and neighbors.
– Strengthen mutual understanding of Housing Authority challenges
and opportunities; resident/program participant needs and goals; as
well as mutual responsibilities and expectations.
– Exhibit flexibility in ability to respond to changing community needs.
goal two: People
14
15
Build support for housing as a key component of vibrant, sustainable
communities through public information, engagement, and advocacy that
promotes affordable housing and supports the advancement of Fresno’s low-
income residents.
– Become the Central Valley “go to” resource for information and advocacy
efforts, and the leader of a broad coalition of regional partners.
– Advocate on behalf of the Central Valley for quality, affordable housing
to meet the needs of its diverse communities.
– Engage the Fresno community in discussions on housing issues and
solutions – increase community interest, participation, and education in
affordable housing by expanding the visibility of affordable housing and
concern about housing as a key component of a strong, sustainable region.
– Encourage Housing Authority program participants to advocate for the
needs of low-income residents.
– Cultivate leadership to ensure the effective representation of new voices
for quality affordable housing in communities throughout Fresno County.
– Educate local, regional, and national audiences about housing needs
in the Valley – and how those needs are both unique and typical of
communities across California and the nation.
– Understand volunteerism as a way to expand understanding and to build
support for the importance of the Housing Authority and its programs.
goal three: Public
16
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Collaborate to strengthen the Housing Authority’s ability to address the
challenges facing Fresno communities.
– Collaborate with other local organizations to develop a “data bank” of
information about issues impacting the community (including “stories,”
data, survey results, migration trends, etc.)
– Build alliances with appropriate community partners to increase access
to education (early learning/pre-school through college), job training,
social services, mental health, financial security, and economic
opportunities – with the goal of empowering residents and program
participants through increased financial stability and self-sufficiency.
– Create unique pilot programs that build and strengthen partnerships
locally and regionally, in order to catapult Fresno Housing Authority to
prominence in the field.
– Identify and cultivate partnerships (both in the private and public
sectors) that create additional opportunities for the expansion of quality
affordable housing.
– Increase opportunities for homeless individuals and families to secure
housing and to build stability by working in partnership with city,
county, and other public, nonprofit, and for-profit organizations to
build public will and support for the creation of sustainable, multi-
faceted programs to decrease homelessness.
– Be consistent, intentional, and collaborative in the development of
relationships with organizations and programs.
goal four: Partnership
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Stabilize, focus, and extend activities to meet the mandate of Fresno Housing
Authority’s mission through good decisionmaking related to Sustainability
(staffing, finances, effectiveness, evaluation, technology, facilities); Structure
(governance); and Strategic Outreach (communications, image, visibility,
public affairs, policy).
sustainability
Build and maintain an innovative, engaged, visible, and sustainable
organization, committed to its mission of providing housing for low-
income populations.
structure
Maintain a committed, active, community-based Board of Commissioners.
strategic outreach
Heighten agency visibility; facilitate community dialogue about housing
solutions; and build support for the agency and quality affordable housing.
management goals (the 3 “s”s)
20
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To accomplish its mission, over the coming five years, Fresno Housing Authority
plans to focus on four primary strategies, as it works toward its broad,
community-building mission:
– Develop and maintain quality affordable housing for low-income
residents throughout the city and county.
– Design, implement, and sustain exceptional programs that invest
in residents (and other program participants) to become self-sufficient
(through an array of educational, employment, and economic platforms).
– Lead, encourage, and build partnerships with local, regional, and
national organizations to promote policies that build community; that
increase and enhance affordable housing options; and that provide
programs that reflect and support the needs of housing participants.
– Generate public will to address the housing needs of low-income
households in Fresno (and throughout California) by contributing
to effective national and statewide efforts and by leading local and
regional programs that educate and encourage residents of Fresno
County to have a voice in housing and civic issues.
core strategies
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about the fresno housing authority
– Fresno Housing Authority is a public agency that helps more than
16,000 low-income families – including seniors and the disabled –
afford safe and decent housing. It administers many affordable housing
and homeless programs funded by the U.S. Department of Housing
and Urban Development (HUD), the U.S. Department of Agriculture
(USDA), and the State of California.
– In addition to rental assistance, the Housing Authority operates
programs that help qualified Fresno residents purchase a first home
or repair existing homes. The agency works with nonprofit and for-
profit developers to expand the supply of affordable housing and also
purchases and manages numerous affordable multi-family housing
developments throughout the city and county. Additionally, the
Housing Authority trains residents to improve their employability and
economic self-sufficiency.
staff and governance
– Approximately 240 employees are involved in carrying out the Fresno
Housing Authority’s mandates and programs.
– The agency is led by two Boards of Commissioners – a City and
County Board – each with seven members. The Executive Director
of the Housing Authority reports to both boards and oversees the
day-to-day operations of the agency.
– Commissioners on the City Board are appointed by the Mayor of
Fresno; Commissioners on the County Board are appointed by the
County Board of Supervisors. Five of the seven members on each Board
are appointed to four-year terms. The remaining two members on each
Board are participants in the Housing Authority’s programs, and are
appointed to two-year terms. Commissioners can serve multiple terms.
fresno housing authority facts
24
Participants and housing opportunities
– Fresno Housing Authority owns housing complexes in cities throughout
Fresno County, and can provide rental assistance to residents anywhere
in the county through the Housing Choice Voucher program (known
also as Section 8).
– Apartments that are owned and managed by the Fresno Housing
Authority are located in both the city of Fresno and Fresno County.
For a complete list of all locations, please see the Housing Authority
website (www.fresnohousing.org).
– Sixty-two percent (62%) of households receiving assistance (vouchers
or apartments) from the Fresno Housing Authority fall in the
extremely-low-income category. (Median income in Fresno County is
approximately $54,700; persons earning less than $12,050 per year fall
into the extremely-low-income category.)
– More than 16,000 families currently receive some type of assistance from
the Fresno Housing Authority. As of January 1, 2010, approximately
12,500 families were receiving Housing Choice Vouchers through the
agency and another 4,000 were residing in housing owned and operated
by the Housing Authority.
– The Housing Choice Voucher Program is a federal rental assistance
program for low-income families renting from private landlords.
Fresno Housing Authority provides Housing Choice Vouchers which
pay part of a family’s rent and ensure that low- and moderate-income
families don’t pay an excessive percentage of their income for housing.
The Fresno Housing Authority also has programs specifically designed
to address the needs of farmworkers, the homeless, and residents with
physical and/or mental challenges.
25
– The amount of subsidy a family receives from the Fresno Housing
Authority depends largely on the size and income of the family. In
the Housing Choice Voucher Program (Section 8), participants pay
approximately 30 - 40% of their adjusted gross income in rent, and the
balance of the rent amount is paid by the Fresno Housing Authority.
– Fresno Housing Authority gives preference to families and individuals
such as the elderly, the disabled, veterans, and local residents, as well as
those with special situations.
– Fresno Housing Authority owns farm labor housing complexes in
Orange Cove, Mendota, Parlier, and Fresno. Legal residents who derive
a portion of their income from farm-related sources are eligible for
housing assistance in these complexes. This program is supported by
grants from the Rural Development division of the U.S. Department
of Agriculture.
– Fresno Housing Authority manages two migrant farmworker complexes
– one in Firebaugh and one in Parlier. These complexes are occupied
from April through October and can be rented by farmworkers who are
legal residents who have a permanent home at least 50 miles away from
the complex. These complexes are supported by funding from the State
of California’s Office of Migrant Services.
– “Shelter Plus Care” is a program that helps disabled homeless persons
with severe mental illness, AIDS, or chronic substance abuse problems
find permanent, supportive housing.
– By the end of 2012, in response to Fresno’s 10-Year Plan to End Homelessness,
Fresno Housing Authority will have developed 121 units of permanent
supportive housing for Fresno’s homeless and those with mental health
challenges. The three Renaissance housing communities (Trinity, Alta
Monte, and Santa Clara) are landmark, service-oriented sites completed
in partnership with the County Department of Behavioral Health and
multiple partners from the Fresno Madera Continuum of Care.
26
other fresno housing authority Programs
In addition to owning and managing public housing complexes and
administering the Housing Choice Voucher Program, the Fresno Housing
Authority offers numerous programs (such as youth workshops and after-
school activities; parenting classes; and self-esteem, stress management, job
development, financial management, budgeting/credit, early home-buyer,
predatory lending, and foreclosure prevention workshops) that assist families
to improve their economic, educational, and housing status. Descriptions of
four Fresno Housing Authority programs follow.
– The ROSS Program assists families living in public housing to achieve
economic independence and self-sufficiency through higher education,
job training, and first-time home buying support.
– The “Family Self-Sufficiency” Program (FSS) assists Housing Authority
families with accessing community resources to achieve economic
independence, educational benefits, and self-sufficiency. Participants
enter into agreements with the Housing Authority to define five-year
economic goals and establish escrow accounts to be used to achieve
those goals.
– The Karl Falk Scholarship provides financial assistance to help Housing
Choice Voucher recipients and Housing Authority residents pay for
college tuition. The scholarships are presented in honor of Karl Falk,
a professor at California State University Fresno, who specialized in
housing and urban revitalization and served as Chair of the Housing
Authority of Fresno County.
27
funding
– The U.S. Department of Housing and Urban Development (HUD) is
the federal agency tasked with creating “strong, sustainable, inclusive
communities and quality affordable homes for all.” HUD regulates
and provides funding for most of the programs administered by the
Fresno Housing Authority, including public housing, Housing Choice
Vouchers (commonly known as Section 8), and Shelter Plus Care.
– The majority of the Fresno Housing Authority’s funds come from
the federal government through HUD, but the agency also generates
income from its properties and can apply for a variety of grants as
well as federal, state, and local funds to supplement its core funding.
Funding for development includes county and city administered
HOME dollars, Low-Income Housing Tax Credit financing, and
Affordable Housing Program (AHP) dollars, among others. The
Boards of Commissioners approves budget plans and oversees fiscal
plans and expenditures.
– Fresno Housing Authority has received funds through the American
Recovery and Reinvestment Act of 2009 (ARRA), which are being used
to modernize the agency’s public housing units, to develop additional
public housing units, and to assist homeless families through the
Homeless Prevention and Rapid Rehousing programs.
28
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1331 Fulton Mall, Fresno, CA 93721-1630
(559) 443-8400
TTy (800) 735-2929
www.fresnohousing.org
1331 Fulton Mall Fresno, California 93721
(559) 443-8400 T T Y (800) 735-2929
www.fresnohousing.org
3. Fresno Housing 2015 Agency Goals
Draft Feb 10, 2015
www.fresnohousing.org 1331 Fulton Mall, Fresno, California 93721 (559) 443-8400 TTY (800) 735-2929
2015 Agency Goals and Strategic Plan Implementation
Create and sustain vibrant communities across Fresno County
Quality housing. Engaged residents. Vibrant communities.
Goal One – PLACE
Develop and expand the availability of quality affordable housing options throughout city and county by growing and preserving appropriate residential assets and increasing housing opportunities for low income residents.
• Continue to grow portfolio of assets that responds to the needs of low and very low income residents of city and county of Fresno through the construction of new housing and renovation of existing stock.
• Utilize the HCV Program and the landlord relationships to influence improvement in quality housing standards for our residents and in neighborhoods in general.
• Implement as Asset Management strategy across the agency for all physical assets utilizing the past analysis from Sound Ventures combined with new analysis and planning to generate business plans for each property
Goal Two - PEOPLE
Respect community needs and knowledge - by listening, learning, and researching - and respond to issues compassionately, intelligently, and intentionally - by developing exceptional programs based on shared experiences.
• Develop a theory of action for Resident Services that articulates a clear focus on defined goals, an accountability model, and the infrastructure necessary to support the work – all with program sustainability in mind.
Goal Three - PUBLIC
Build support for housing as a key component of vibrant, sustainable communities through public information, engagement, and advocacy that promotes high quality affordable housing and supports the advancement of Fresno’s low-income residents.
• Utilize the 75th anniversary celebration to clearly define a set of key messages to communicate consistently across the community for the entire year.
Draft Feb 10, 2015
www.fresnohousing.org 1331 Fulton Mall, Fresno, California 93721 (559) 443-8400 TTY (800) 735-2929
Goal Four - PARTNERSHIP
Collaborate to strengthen the Housing Authority’s ability to address the challenges facing Fresno communities.
• Continue to build alliances and partnerships that engage Fresno organizations to develop holistic solutions to homelessness across the Fresno Community
• Develop and utilize partnerships with multiple stakeholders in the West Fresno and Firebaugh Communities to create Community Development Action Plans for the organization to follow as we look to redevelop existing properties and contribute to vibrant neighborhoods in these areas.
Management Goal One – SUSTAINABILITY
(Staffing, Finances, Effectiveness, Evaluation, Technology, Facilities)
Build and maintain an innovative, engaged, visible, and sustainable organization, committed to its mission of providing housing for low-income populations.
• Review the structure of each of the major programs (HCV and Housing Management) and administrative support departments (HR, Procurement, IT, Fleet/Facilities) to evaluate efficiency and effectiveness and resources required to deliver services or programs AND remain financially sustainable.
• Develop basic set of Evaluation and Accountability measures for each department that can begin to create the framework of an agency data dashboard.
• Enhance the skills and capacity of the entire staff by continuing the implementation of performance management at the management and analyst level, and the examination of existing training programs and deployment of new training programs for line staff across the agency.
• Continue with the evaluation and implementation of a new Enterprise Management System (EMS) with a significantly improved software solution across all platforms with initial emphasis on improving financial reporting, procurement and contracting accuracy
Management Two – STRUCTURE
(Governance):
Maintain a committed, active, community-based Board of Commissioners.
• In conjunction with the Board, develop an orientation tool for new board members
Draft Feb 10, 2015
www.fresnohousing.org 1331 Fulton Mall, Fresno, California 93721 (559) 443-8400 TTY (800) 735-2929
Management Goal Three – STRATEGIC OUTREACH
(Image, Visibility, Materials and Tools, Outreach)
Heighten agency visibility; facilitate community dialogue about housing solutions; and build support for the agency and quality affordable housing.
• Work with the Board to more clearly define and articulate our “brand” and the appropriate messaging that will be consistently delivered to both external and internal stakeholders
1331 Fulton Mall Fresno, California 93721
(559) 443-8400 T T Y (800) 735-2929
www.fresnohousing.org
4. Direction and Initial Goal Brainstorming for 2016
www.fresnohousing.org 1331 Fulton Mall, Fresno, California 93721 (559) 443-8400 TTY (800) 735-2929
Project Based Voucher Overview: Fresno Housing September 2015
Housing Authorities have the ability to use up to 20% of our Budget Authority for Project Based Vouchers. In the City, we have a total baseline of 7128 units, and 20% is 1425. In the County, we have a baseline of 5652 vouchers, and 20% is 1130. The total number of vouchers that Fresno Housing would be able to "project-base" is 2555.
The following list shows the number of PBVs at the Fresno Housing Authority:
– Parc Grove II- 72 – Trinity- 20 – Alta Monte- 29 – Santa Clara- 69 – Parc Grove NW- 50 – Firebaugh Gateway- 29 (near future) Total: 269
Based on conversations with the Boards over time and the implementation of Annual Plans over time, staff uses the following guidelines when considering Project Based Vouchers (PBS) in the planning of a Real Estate Development or expanding the availability of Affordable Housing.
– Replacement of Public Housing (i.e. Parc Grove) – Enhanced Services (i.e. Renaissance/Permanent Supportive Housing) – Special Needs (i.e. Senior Developments)
Background from HUD Regulations
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Excerpts from the Fresno Housing Admin Plan
Housing Authority of the City of Fresno 2015 HCV Administrative Plan – Final, Effective 01-01-15 Version 7-25-14 Page 227
CHAPTER 22: PROJECT-BASED VOUCHERS
22.1 INTRODUCTION
Under the project-based voucher (PBV) program a local housing authority will enter into a contract with an owner for specific units for a specific term in order to 1) expand the affordable housing in the community, and 2) to provide rental assistance for qualifying low-income families. The voucher assistance is attached to the structure, rather than to the tenant, as occurs in the tenant-based voucher program.
The program does not receive separate funding; housing authorities that already administer a tenant-based voucher program under an annual contributions contract (ACC) with HUD are allowed to use part of its voucher program budget authority and attach the funding to specific units rather than using it for tenant-based assistance. Housing authorities will only operate a PBV program which is consistent with its Annual Plan, and the goal of deconcentrating poverty and expanding housing and economic opportunities. Housing Authority of the City of Fresno (HACF) has stated in its Annual Plan its reasons for offering a PBV program in Fresno County, and these are restated below:
22.1.1 Program’s Current Goals
HACF has the following current goals for the Project-Based Voucher program:
H ACF w ill op erate a p roject-based voucher program using up to 20 percent of its budget authority for project-based assistance.
It w ill p rom ote the d econcen tration of p overty and exp and ing housing opportunities by selecting projects which are in non-impacted areas (with the exception being those six RDA areas described in the next section below).
It w ill w ork w ith other p rogram s to exp and the afford able hou sing op p ortu n ities in ou r com m u nity.
Prom ote d evelop m ent of hou sing u n its serving very low incom e p op u lations, su ch as hom eless, sp ecial
needs and individuals with severe mental illness.
FH seeks to enhance services at p roject-based voucher developments by supporting and tracking the educational achievement and school attendance of its residents and coordinating with partner agencies other necessary resident and social service programs. To that end, FH may implement one or more pilot programs that promote education and school attendance and/or other pilot programs to benefit residents at one or more project-based voucher developments. In connection with the pilot program(s), FH will implement data sharing practices that allow FH to coordinate with partner agencies and share authorized
www.fresnohousing.org 1331 Fulton Mall, Fresno, California 93721 (559) 443-8400 TTY (800) 735-2929
information, including information related to school attendance and performance. FH will obtain all required authorizations, waivers, and approvals before receiving data from or providing data to a selected agency.
Housing Authority of the City of Fresno 2015 HCV Administrative Plan – Final, Effective 01-01-15 Version 7-25-14 Page 228
22.1.2 Annual Plan Statement
As HACF strives to provide housing opportunities for individuals and families in need throughout Fresno County, especially those who are most vulnerable, project based vouchers (PBV) are an essential resource. To date, HACF has agreed to provide PBV to projects targeting persons with very-low incomes, generally below 30-40% of the area median income. Projects selected are in accordance with HUD Title 24 Part 983.51 and HACFs Administrative Plan. Selected projects have demonstrated a need for rent subsidy in order to help offset basic operating costs and allow for the projects‘ financial feasibility.
22.2 DESCRIPTION OF THE PBV PROGRAM
[24 CFR 983.5]
The PBV program is administered by a public housing authority that already administers the tenant-based voucher program, as mentioned earlier, as follows:
After going th rou gh the selection p rocess d escribed later in th is Chap ter, H ACF en ters in to a HAP contract with an owner for units in existing housing or in newly constructed or rehabilitated housing.
In the case of new ly constru cted or rehabilitated hou sing, the hou sing is d evelop ed u nd er an
Agreement between the owner and the HACF. In the agreement HACF agrees to execute a HAP contract after the owner completes the construction or rehabilitation of the units.
Du ring the term of the HAP contract, HACF makes housing assistance payments to the owner for units leased and occupied by eligible families.
22.3 PBV RULES VERSUS TENANT-BASED VOUCHER RULES
[24 CFR 983.1, 983.2]
Much of the tenant-based voucher program regulations in 24 CFR 982 also apply to the PBV program. Consequently, many of the HCV policies related to tenant-based assistance also apply to PBV assistance. The provisions of the tenant-based voucher regulations that do not apply to the PBV program are listed at 24 CFR 983.2, such as voucher issuance and portability.
Except as otherwise noted in this chapter, or unless specifically prohibited by PBV program regulations, the HACF policies for the tenant-based voucher program contained in this Administrative Plan, also apply to the PBV program and its participants.
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22.4 PBV DEFINITIONS
[983.3(b)]
Definitions specific to the PBV program are covered in 24 CFR 983.3(b). Definitions regarding other voucher terms can be located in 24 CFR 982.4.
Included below are some key HUD definitions which will assist in understanding
