Housing Stability Council - Oregon · 2021. 1. 8. · Housing Stability Council MEETING MATERIALS PACKET The Commons Apartments Portland, Oregon January 8, 2021 9:00 a.m. – 2:00

Housing Stability Council MEETING MATERIALS PACKET

The Commons Apartments

Portland, Oregon

January 8, 2021

9:00 a.m. – 2:00 p.m.

Oregon Housing & Community Services

Webinar

Jan 8, 2021 HSC Material

AGENDA January 8, 2021 9:00 a.m.-2:00p.m.

Oregon Housing and Community Services

725 Summer St NE, Salem OR 97301

Webinar Mtg Only

Public register in advance for this webinar: https://zoom.us/webinar/register/WN_uowii8KdRFyNz5LTR9jucQ

After registering, you will receive a confirmation email

containing information about joining the webinar.

Council Members:

Claire Hall, Chair

Sarah DeVries

Sami Jo Difuntorum

Mary Ferrell

Barbara Higinbotham Candace Jamison

Mary Li

Gerardo F. Sandoval, PhD

Charles Wilhoite

All times listed on this agenda are approximate and subject to change. Agenda items may also be taken out of order and addressed at different times than listed. The agenda may be amended by the Council at the time of the meeting.

TIME TOPIC SWHP Priority ACTION

9:00 Meeting Called to Order Roll Call Call Roll

9:05 Public Comment Discussion

9:15 Meeting Minutes Approval: December 4, 2020 Decision

9:25

Affordable Rental Housing Division (pg. 10) Julie Cody, Director, Affordable Rental Housing

• MF Housing Transactions: o Oak Crest: Alan Borges, Production Analyst; Casey Baumann,

Production Manager

o Cathedral Village: Joanne Sheehy, Production Analyst; Casey Baumann, Production Manager

o Fuller Station: Tyler Young, Production Analyst; Casey Baumann, Production Manager

• Veterans GHAP NOFA funding reservations: Amy Cole, State Development Resources Manager; and Ed Brown, Program Analyst

• Pre-development Loan Program: Amy Cole, State Development Resources Manager; and Natasha Detweiler-Daby, Assistant Director of

Planning & Policy

Decisions

Briefing

10:40

Housing Stabilization Division (pg. 59) Andrea Bell, Director, Housing Stabilization

• Wildfire Response and Recovery Program: Mike Savara, Assistant Director of Homeless Services, Sheila Parkins, Program Analyst

Briefing

11:25 Lunch Break

12:00

Governors Legislative Agenda & Recommended Budget

(pg. 63)

Shannon Singleton, Governor’s Housing Policy Advisor and Co-Coordinator of

the Racial Justice Council & Nicole Stingh, Interim Director of Public Affairs

Briefing

12:45 Report of the Director (pg. 67)

• State and Federal Rental Assistance Update

Briefing

1:45 Report of the Chair Briefing

2:00 Meeting Adjourned

https://zoom.us/webinar/register/WN_uowii8KdRFyNz5LTR9jucQ

AGENDA January 8, 2021 9:00 a.m.-2:00p.m.

Oregon Housing and Community Services

725 Summer St NE, Salem OR 97301

Webinar Mtg Only

Public register in advance for this webinar: https://zoom.us/webinar/register/WN_uowii8KdRFyNz5LTR9jucQ

After registering, you will receive a confirmation email

containing information about joining the webinar.

Council Members:

Claire Hall, Chair

Sarah DeVries

Sami Jo Difuntorum

Mary Ferrell

Barbara Higinbotham Candace Jamison

Mary Li


Charles Wilhoite

All times listed on this agenda are approximate and subject to change. Agenda items may also be taken out of order and addressed at different times than listed. The agenda may be amended by the Council at the time of the meeting.

The Housing Stability Council helps to lead OHCS to meet the housing and services needs of low-

and moderate-income Oregonians. The Housing Stability Council works to establish and support

OHCS’ strategic direction, foster constructive partnerships across the state, set policy and issue

funding decisions, and overall lend their unique expertise to the policy and program

development of the agency.

The 2019-2023 Statewide Housing Plan outlines six policy priorities that focuses OHCS’ investments

to ensure all Oregonians have the opportunity

to pursue prosperity and live from poverty.

For more information about the Housing Stability Council

or the Statewide Housing Plan, please visit Oregon

Housing and Community Services online at

https://www.oregon.gov/ohcs/OSHC/Pages/index.aspx

Statewide Housing

Plan Policy Priorities

Equity & Racial Justice

Homelessness

Permanent Supportive Housing

Affordable Rental Housing

Homeownership

Rural Communities

https://zoom.us/webinar/register/WN_uowii8KdRFyNz5LTR9jucQhttps://www.oregon.gov/ohcs/OSHC/Pages/index.aspx

Council Members:

Chair: Clair Hall

Sarah DeVries

Sami Jo Difuntorum

Barbara Higinbotham

Candace Jamison

Mary Ferrell

Mary Li


Charles Wilhoite

December 4, 2020

Oregon Housing Stability Council Meeting Minutes

Chair Hall called the meeting to order at approximately 9:00 am, and then asked for the roll call:

Agenda Item: Roll Call

Councilmember Present Excused Absent By phone

Devries, Sarah X

Difuntorum, Sami Jo X

Ferrell, Mary X

Chair Hall, Claire X

Higinbotham, Barb X

Jamison, Candace X

Li, Mary X

Sandoval, Gerardo X

Wilhoite, Charles X

*With at least six members in attendance, we have reached a quorum for voting purposes

Public Comment:

Jeff Carr – Portland Organization, Albertina Kerr, employee was living in tent with 5 children. Many

peers communicated they were having the same problem with their employees. 147 units (3 not

included) on 10 acres in Gresham. Affordable and Assessable units for solutions for housing for those

with disabilities. Our project will be the largest Net-Zero property today. well designed, affordable, and

green are the priorities for our project.

Paula Hall – CEO of CAPECO in Eastern Oregon: Commissioner Murdock is really excited and

enthusiastic on all our agency has been able to accomplish during the pandemic and the great projects

we have in the pipeline. 14 days pushed out CARES act funds. Looking for an additional $100,000 to

complete the applications in the que. Outreach in different languages, diverse bilingual staff, working

with employers with high level of minority communities. Current challenge is self-care, to support

staff.

Martin Campos-Davis – Farmworker assistance; OHA reports minority are disproportionally impacted.

Received 2.8 and 3.4 to help serve Oregon’s Farmworkers. Providing services in English and Spanish,

spend out all allocation and served over 800 families. Safe Shelter program is a work in progress. Over

2000 families served within the program. Agreement with over 60 hotels. Currently over 1200 on

waiting list. After screening, we will be pushing out the waiting list to the rest of the community

because funds are starting to dry up. Continue to work with OHCS Homeless Services.

Julie Arena – From Benton County. Corvallis on the HOPE advisory board. Efforts are for policy

recommendation to Benton County for local housing issues. Work to collaborate with the City and

Jan 8, 2021 HSC MaterialJan 8, 2021 HSC Material 1

County. Retained an Equity Consultant. Engaging a wide section of the community via survey. This

feedback will be included in our recommendations in Jan-Feb 2021. Working to create solutions with

equity and long-term solutions in mind.

Christina Zamora – From Klamath and Lake Community Action Services. Klamath Falls warming

center, only low barrier in county. Providing assistance and support to staff at center. Safety barriers

are installed around meals and sleeping arrangements. Volunteer poll is decreased, as expected but they

have been able to keep the capacity of the center no impacted with these limitations. Center will be

open until the end of March 2021.

Approval of Meeting Minutes for November 06, 2020:

Chair Hall introduced meeting minutes for council approval and called to motion. Chair Hall called for

the vote.

Agenda Item: Meeting Minutes Approval

Motion: Move to approve the Oregon Housing Stability Council Meeting Minutes from Nov 6, 2020

Councilmember Motion Yes No Abstain Excused

Devries, Sarah 2 X


Ferrell, Mary 1 X


Higinbotham, Barb X

Jamison, Candace X

Li, Mary X

Sandoval, Gerardo X

Wilhoite, Charles X

Pass/Fail 7:0:2:0/ PASS *With five members voting to approve, we have met the quorum requirements to pass this item.

Homeownership Division (pg. 07) Emese Perfecto, Director, Homeownership Division

More information and audio recording can be found here. Time: 00:28:20.

Oregon Bond Loan Approvals: Kim Freeman, Single Family Program Manager

Agenda Item: Oregon Bond Residential Loan Consent Calendar

Motion: Approve the Oregon Bond Residential Loan


Devries, Sarah X


Ferrell, Mary 2 X


Higinbotham, Barb 1 X

Jamison, Candace X

Li, Mary X

Sandoval, Gerardo X



Wilhoite, Charles X

Pass/Fail 9:0:0:0/ PASS

Affordable Rental Housing Division (pg. 9) Julie Cody, Director, Affordable Rental Housing

More information and audio recording can be found here. Time: 00:32:19

Multifamily Housing Transactions

• Albertina Kerr Project – Alan Borges, Production Analyst and Casey Baummann Production

Manager

Councilmember Mary Li- Know how and why this project is striving to serve around communities lacking

inclusion, address equity and racial justice. Include within the brief how this will be achieved.

Councilmember Sarah DeVries – Can you speak to the LIHTC experience with hired consultant? What are

the difference within listed sources (DEF)?

Casey Baummann: They do not have other consultant, it is all in-house. Has been involved with numerous

project over the last couple years and we are confident they are capable of doing the job.

Agenda Item: Albertina Kerr,

MOTION: Move to approve


Devries, Sarah 2 X


Ferrell, Mary X


Higinbotham, Barb X

Jamison, Candace X

Li, Mary X

Sandoval, Gerardo 1 X

Wilhoite, Charles X



• Riverplace Phase 2: Andrew Moran Production Analyst and Casey Baumann Baummann

Production Manager

Councilmember Charles Wilhoite – did we hit our targets in phase 1?

Director Cody: Yes, we have.

Councilmember Charles Wilhoite – renting space to themselves, within fair practices?

Casey Baumann: Yes, we have adhered to the same Fair Housing best practices with this project.

Councilmember Charles Wilhoite - Achieve the equity goals, how will that happen?

Councilmember Sarah DeVries – Is it a truly DEF or Cash Contribution?

Casey Baumann - Cash Contribution

Councilmember Gerado Sandoval – transit services around this program are a great resource for future

tenants, wants to acknowledge this design aspect was effective

Agenda Item: Riverplace Phase 2





Devries, Sarah X


Ferrell, Mary X


Higinbotham, Barb 2 X

Jamison, Candace X

Li, Mary X

Sandoval, Gerardo X

Wilhoite, Charles 1 X



• Twin Oaks Manufactured Home Park: Edward Brown, Program Analyst

Councilmember Sarah DeVries – Do we have a program that can help with future improvements to make

necessary site improvements?

Ed Brown – there is no repair assessed with the project. Potentially in the future the GHAP will allow for

repairs and this park would be eligible for other NOFA programs should that be needed.

Councilmember Mary Li – Land Banking Strategy? Has there been any conversation happen or will happen

for tenants to have the avenue to buy the land their homes are on? Equity and racial justice will help lift some

of the community but what is actually being done to include those folks?

Ed Brown – the land is preserved as affordable so there is a non-displacement policy. These projects are

benefiting them to find ways to repair or replace dated homes while retaining ownership.

Councilmember Charles Wilhoite – is there a running short summary with each voting motion? Can we send

those notes to the foundations involved to ensure they are in the loop?

Caleb Yant – hears the councils echoed request to include more actionable equity planning efforts, will be

sure to include those practices in future motion requests.

Councilmember Sami Jo – rent controlled or depending on tenant’s income?

Ed Brown – 60% of Park to be income restricted but it is not structured to take into consideration tenants’

income. The set standard from 2012 is the same model that is used in this NOFA.

Agenda Item: Twin Oaks Manufactured Home Park Preservation



Devries, Sarah 1 X


Ferrell, Mary X


Higinbotham, Barb X

Jamison, Candace X

Li, Mary X

Sandoval, Gerardo 2 X

Wilhoite, Charles X


2021 Amended Funding Calendar: Natasha Detweiler-Daby, Assistant Director of Planning and Policy;

Roberto Franco Assistant Director of Development Resources and Production

Page 37 in HSC Packet


Councilmember Charles Wilhoite – thank you for the intentionality of distributing funds. What are we really

loosing at OHCS with removing funds to MH or moving to support rental units.? Do we have the data that

show that the removal of some funds will better benefit those in need? Are we able to preserve or create more

affordable rental housing options?

Natasha Detweiler-Daby – developing the biennium budget we do look at a lot of the data, but when we lost

$25million of funding source due to 2020 lottery revenue impact.

Director Julie Cody – MH park partners thought we were stepping away from that housing need. But it is

very isolated to this year due to the losses we have seen. We are incorporating grand funds that are adequate

to help support current MH park projects.

Councilmember Sandoval – access to transportation and affordable rental housing projects. I am not seeing

that within the scoring matrix.

Director Julie Cody – Accessibility includes those scoring

Councilmember Candace Jamison – the approach to constructure the tier reporting of Disaster Housing

impacted areas. Makes the flexibility to help support people and not just a program. Happy with the approach

taken.

Chair Hall – Coming from a fire impacted area, she can see how this program can help to address some of the

need.

Agenda Item: 2021 Amended Funding Calendar

Motion: Approve final recommendations


Devries, Sarah 1 X


Ferrell, Mary X


Higinbotham, Barb X

Jamison, Candace X

Li, Mary X

Sandoval, Gerardo X



Loan Guarantee Program Update: Mitch Hannoosh, Operations and Policy Analyst; Natasha Detweiler-

Daby Assistant Director of Planning and Policy

Councilmember Charles Wilhoite – appreciate the effort to make this as flexible and sustainable program,

will help serve more Oregonians. Does this defer any request later for support, should they need it?

Director Cody – making it a loan, is more flexible to not lock them out of future program resources. It is a

market that does not have a lot of comps. We think banks will value the flexibilities as well. This will not

exclude.

Mitch Hannoosh -120% AMI up to, that might fill a gap that other programs cannot offer.

Agenda Item: Loan Guarantee Program Update

Motion: Approve final recommendations


Devries, Sarah 1 X


Ferrell, Mary X



Higinbotham, Barb X

Jamison, Candace X

Li, Mary X

Sandoval, Gerardo X



Report of the Director More information and audio recording can be found here. Time: 01:51:10

Acting Executive Director Caleb Yant gives gratitude with the support internal and external during this

interim role. He discussed the agency’s plan to utilize federal Coronavirus Relief Funds ahead of the 12/30

deadline. The Portfolio Stabilizations loans were undersubscribed, leaving about $12 million to reallocate,

pending Emergency Board approval (meeting next week). Funds will support: community action agencies

and the Oregon Homeownership Stabilization Imitative.

Acting Executive Director Caleb Yant introduced Nicole Stoenner, Interim Director of Public Affairs and

Gaby Zhu, Chief Financial Officer for an update on the Governor’s budget and legislative updates. Nicole

referenced the December Legislative Days, December Emergency Board and potential third special session.

Budget and legislative updates are found on the OHCS website here.

December Legislative Days are scheduled for the week of December 7th. OHCS will be presenting

twice in front of both the House Housing Committees to discuss rental assistance and other COVID

response resources. Gus Bedwell will be presenting on Veteran services and resources to support the

Governor’s initiate to end Veterans homing instability. The landlord compensation funding level

proposal is still unclear, but we are working with the legislature for more clarity.

Governor’s Recommended Budget – largest OHCS has ever seen. The revenue forecast showed mostly

stable. The December model did not figure in the recent uptick of positive COVID cases we are

currently seeing. The unknown Federal stimulus are continued to be urged, alongside the Governor’s

office, for more available resources for Oregonians.

Two new investments highlights:

1. broadband assistance - $6.4M

2. Long term rental assistance for at risk youth including you again out of foster care - $4.5M

Governor’s Budget Highlights – Agencywide

• OHCS budget grown from 224 to 249 staff – approved all staff requests

• No cuts to State General Funds

• No fund sweeps for agency programs

• Statewide enterprise reduction

Governor’s Budget Highlights - HSD

• IDA will not sunset early - $7M investment

• HMIS decreased from 3M to 1.2M

• Energy assistance decreased from $10M to $5M



• Not included in budget:

o COVID Revitalization - $15M

o SOAR - $5M

Councilmember Charles Wilhoite: HMIS, how will that cut be seen?

Gaby Zhu: more accurate reflection of what the program needs

Caleb Yant: we looked at when the money would be needed at what time, and the decreased funds do

not impact the deliverable and goals previously approved by the council.

Caleb Yant: One of the policy options previously was a big unknown, we were not sure on July 1st how

this funding could be best used. Prioritize is the Wildfire recovery, COVID response

Governor’s Budget Highlights – HO

Unchanged

• Address Racial Disparities - $2M

• MH Investment - $2.5M

o Park Preservation - $3.5M

• DPA - $10M

Changed

o 10M to 5M for development

Governor’s Budget Highlights – ARH

Unchanged

• PSH - $15M

• AWHTC - $9.5M

• Lottery Bonds - $10M

Changed

• Article XI-Q - $250M

Council is invited to participate, present and be a part into the next Legislative Session, please contact

Nicole Stingh at [email protected].

Chair Clair Hall: Very heartening to see these initiatives represented in the Governor’s Budget and

within the OHCS team efforts.

Councilmember Wilhoite: Thank you Nicole for all your hard work on this.

Acting Executive Director Yant introduces Kim Travis as the Wildfire Recovery Manger for a Wildfire

Response Update.

State Recovery Function Overview – SRF5


mailto:[email protected]

The mission of SRF 5 is to address pre- and post-disaster housing issues and coordinate the delivery of

state resources and activities to assist local and tribal governments as they rehabilitate and reconstruct

destroyed and damaged housing when feasible, and develop new accessible, permanent housing

options.

The scope is to provide guidance to state departments in aiding local and tribal partners in providing

temporary, short-term, and long-term disaster housing for individuals and families with a goal of long-

term housing solutions wherever feasible.

OHCS has additional responsibility to ensure a smooth transition from ESF6 – Mass Care to SRF 5 –

Disaster Housing. ODHS is responsible for ESF 6 and is leading the sheltering operations which will

continue into 2021 due to lack of housing options. We are finalizing a scope of work for working with

HUD on a Housing Impact Assessment. OHCS efforts are grounded within data but it a struggle with

data sharing with FEMA and local governments. We are appreciative of the expertise at HUD to help

create baseline data to inform the Disaster Housing Recovery Action Plan: Lots of consideration around

long-term solutions and identifying barriers to stabilizing short-term housing while considering long-

term solutions. It’s important to understand the housing market and how the market is impacted within

Wildfire impacted areas differently. The plan will address these issues within each community.

Oregon Disaster Housing Task Force: Membership is being looked at to see how we can expand to

develop the Disaster Housing Recovery Action Plan. The Task Force has the opportunity to work with

other agencies on issues that reach beyond just housing. We are also able to provide updates on new

programs as they are available, such as Project Turnkey. Role of Counties are being reviewed and also

how to incorporate the Housing Stability Council expertise. Chair Hall has volunteered to help be a

liaison for the council and we have invited Councilor Difuntorum we look for more ways to strengthen

opportunities for engagement with impacted Tribes. The Task Force meetings twice a month and the

next meeting will be December 10th and again on December 17th to accommodate the upcoming Holiday

season schedule. Oregon Disaster Housing Task Force

Chair Claire Hall: OCF application for Project Turnkey is at a second-round step but we are excited to

see these types of programs networked through the Task Force.


https://www.oregon.gov/ohcs/get-involved/Pages/oregon-disaster-housing-task-force.aspx

Councilmember Mary Li: Equity and Racial Justice work? Where is this within the work moving

forward? We want to make sure the intention of the ERJ lens is centered within the planning and

execution process.

Kim Travis: We are a constant reminder at the table and hold that same priority as the Councilmember.

We consider equity within each agenda planning and reporting on activities during the Task Force

meetings. We will work to ensure those intentions are communicated clearly.

Councilmember Sandoval: What kind of work are you doing with DLCD?

Kim Travis: Meet with DLCD weekly. They are responsible for State Recovery Function 1 –

Community Planning and Capacity Building. The DLCD field staff has been providing support on the

ground regarding sites for interim housing support and has been a great connecting point for OHCS. We

are currently working on helping to identify community capacity at the local level and how we can work

to support those partnerships. We are able to advance equity in recovery at the local level.

Caleb Yant: COVID Sundown: Tuesday Governors’ Budget came out and on Monday the Affordable

Rental Housing Operating Assistances NOFA closed. This was set aside to address the local support

requests. We were able to receive $3M but only totaled $8M out of the $20M allocated. If there was not

arbitrarily expiring at the end of the year we would use all of these funds. 102M total, 12M is not able to

be used as originally intended, and we found out this on Tuesday.

Councilmember Mary Ferrell: there are complication wrapped around much of these funds and has

complicated the ability utilize all funds. Flexible funding that doesn’t have a sundown so quickly, would

be better.

Caleb Yant: Agrees, more flexible protocol would be very helpful to ensue all funding is spent.

Sarah DeVries: Federal allocations can really help rural communities support within industry clusters,

perhaps within the next allocation.

Report of the Chair: Chair Hall wishes all a very happy Holiday season. We look forward to the next Housing Stability

Council meeting will be January 8th. Have a wonderful New Years!

Meeting Adjourned


Date January 8, 2021 To: Housing Stability Council Margaret Solle Salazar, Executive Director From: Alan Borges, Production Analyst Casey Baumann, Production Manager Roberto Franco, Assistant Director of Development Resources and Production Julie V. Cody, Director of Affordable Rental Housing Division RE: Oak Crest Apartments

MOTION: Move to approve Pass-Through Revenue Bond in an amount up to and not to exceed $5,800,000 to Oak Crest Housing Partners, LP for the acquisition and rehabilitation of the project known as Oak Crest Apartments, subject to the borrower meeting OHCS, lender and investor (Berkadia & CREA) underwriting and closing criteria, documentation satisfactory to legal counsel and Treasurer approval for the bond sale. Overview and Location: Oak Crest Apartments is an acquisition, rehabilitation project, located in Corvallis, Oregon. Originally built in 1981 this 50-unit multi-family complex consists of 30 two-bedroom and 20 three-bedroom units in 12 buildings, (5 two-bedroom units will be ADA compliant) with an additional leasing office and community laundry room. The buildings are situated on a 4.21-acre parcel which includes 3 separate play areas with benches along the walkways. All 50 units will remain deeply affordable to households making 30% AMI or below and will be supported by an existing Section 8 HAP project-based contract, with a 20-year extension. Residents will continue to pay 30% of their income as rent, this transaction will not change the portion of income-paid rent. There will be no permanent relocation of residents currently calling this property home. The scope of renovations will include updating items that have not been recently updated including kitchen and bath remodels, new windows, targeted siding repairs and general repairs throughout the property. The renovations will also include updated five existing units to be fully ADA compliant and one unit will be equipped for the auditory/visually impaired. The property is in a primarily residential neighborhood in northern Corvallis. The immediately surrounding properties consist of Lancaster Natural Area and Jackson Frazier Wetland public greenspace to the north; Meadow Park Villas to the south; Lancaster Bridge Apartments to the


January 8, 2021 Oak Crest Apartments

east; and Meadow Park Mobile Estates to the west. Oak Crest Apartments is located within a reasonable proximity to many locational amenities and services with good access to public transportation.

Funding Context: This project will use state issued non-competitive 4% LIHTC and Tax-Exempt Bond resources, which require the developer to comply with federal regulations and requirements. Project Sponsor and Partnership: Vitus Group is an affordable housing developer with a focus on community revitalization. Vitus works with public and private sector partners to develop quality project across the country that strengthen neighborhoods. Since 1996, Vitus has developed and or acquired more than 25,000 affordable housing units in over 100 properties across 25 states. Vitus has recently completed the rehabilitation of the 124-unit multifamily apartment complex, Cathedral Gardens located in the St. Johns neighborhood. General Contractor: Charter Construction will serve as the project’s general contractor. Charter Construction is an employee owned company which has established itself as a company that sets the standard for performance, integrity, and quality. Management Agent: The property will be managed by Aperto, a full-service property management company for conventional and affordable multi-family communities. Aperto’s mission is to provide quality management, professional service, and superior operating results for clients and residents. Aperto currently manages over 93 properties throughout Oregon, California, and Arizona.



Architectural: The property is a 50-unit affordable apartment complex, completed in 1981 and consists of 12 two-story town home buildings along with a leasing office and single-story laundry building. The buildings are wood framed construction with slab concrete flooring, vinyl siding and pitched roofs. Policy Priorities:

• Equity and Racial Justice Priority: Community Marketing Strategy Fair housing principles will be used to ensure the property maintains an inclusive standard of tenant selection. Additionally, Fair Housing training upon hire and annual trainings through 3rd party specialists will be implemented. Advertising will begin should the occupancy drop below 92% or should any vacant units continuously be vacant for a period of 60 days. Management will not advertise if the wait list is closed.

Oak Crest Family Housing is a 50 unit family/workforce affordable housing project located in Benton County, north of the Willamette River in Corvallis. 100% of the units in this project are restricted at or below 60% AMI, and 3 of these units are ADA accessible. All units are covered by an existing Section 8 HAP contract, meaning that rents are determined by HUD and residents will pay 30% of their income as rent. Demographic information was collected for census tracts within a ½ mile radius of this project, and the racial and ethnic composition of these 9 census tracts is described below:

● 87% White Alone

● 13% People of Color

○ 5.9% Asian Alone

■ Of this population, 54% identify as Chinese, 11% identify as

Korean, and 8% identify as Vietnamese

○ 4.2% two or more races

○ 1.2% Black Alone

○ Other Alone, AIAN Alone, and Native Hawaiian/Pacific Islander are

under 1%

○ 7.4% Hispanic/Latino

■ Of this population, 6% identify as Mexican



Contracting, Diversity, Equity & Inclusion Vitus has directly engaged minority-owned, women-owned, and emerging small business through outreach with 3rd party providers and recommendations from their counsel. Currently True Craft architecture is a certified MBE. On the construction side, Charter Construction is committed to the utilization MBEWBE. In 2015 Charter Construction became an employee owned company, and have signed an OHCS Diversity Equity and Inclusion agreement. Charter employees 245 people and 35% of Charter’s employees are minorities and/or women. Charter’s focus is on the team and meeting goals for diverse participation. They work to assess subcontractor’s commitment to assisting Charter in increasing woman and minority participation. In addition, Charter provides technical assistance as needed to all of its subcontractors in areas such as contract compliance, scope analysis, scheduling, certified payroll, submittals, invoicing and other related documentation to help our subcontractors maintain stated project goals. They have developed numerous relationships with MBEWBE business. With this existing base and information from directories, contacting organizations that support the development of minority, women owned business Charter’s subcontract team will not be based on price alone.

• Homelessness Priority: All units will have Section 8 HAP project-based vouchers

• Permanent Supportive Housing Priority: N/A



• Affordable Rental Housing Priority: OHCS restrictions will ensure the property maintains 60% AMI on all 50 units. Furthermore, all units will be covered by a section 8 HAP contract, residents will continue to pay 30% of their income as rent.

• Homeownership Priority: N/A

• Rural Communities Priority: N/A Resident Services Upon acquisition a survey of resident needs will determine the exact services to be provided. The management agent, Aperto will begin to establish new relationships within the community to ensure the identified services are being provided both as references and on-site services to residents. In addition to an annual survey management staff will inquire with residents about the effectiveness and variety of service referrals and program offerings.

Key priorities of the resident services plan will include rent assistance, utility assistance, free food and produce programs and resume building/employment assistance. These services will be referred to local community organizations listed below.

• Vina Moses Center – Vina Moses Center is a Benton County nonprofit organization dedicated to improving the quality of life of individuals and families, serving as a link between community giving and those with limited resources. With dignity and respect the staff and volunteers respond to otherwise unmet basic needs by providing clothing, household items, school supplies, as well as emergency financial medical, shelter, heat and transportation needs.

• Community Services Consortium – Community Services Consortium is part of a nationwide network of anti-poverty organizations. They offer a wide range of programs and services and connect people with the tools and resources they need to build a better future. Programs include housing and utility assistance, food share, head start and workforce & education for youth, young adults, adults and the whole family.

Risks and Mitigating Factors: This development conforms to all OHCS underwriting standards. The primary risk is with the current unknown environment relating to COVID-19 and whether it will affect the construction period or delay any material deliveries necessary for the project. Enough contingency was built into the budget to mitigate delays.


Project Detail: Oak Crest Apartments Project Sponsor:

Vitus Group LLC

Property: Oak Crest Apartments 3422 NE Lancaster St. Corvallis, OR 97330

Owner: Oak Crest Housing Partners, LP

Description: Oak Crest Apartments is an existing multi-family complex consisting of 50 units in 12 residential buildings.

Affordability: Funding

Source # Units % Income % Rents # Years

LIHTC/Bond 50 60% 60% 30

Target Population: Workforce and families at or below 60% MFI

Environmental Review:

A Phase I ESA prepared by Partner Engineering and Science Inc, was provided and recommended to test further for asbestos containing material (ACM) and to mitigate the visible microbial growth observed on the north facing exterior walls of some of the buildings. Further testing identified ACM in twenty-two of the one hundred samples collected. It was recommended that all ACM be removed be properly abated from the site prior to renovation. An operations and maintenance plan will be followed to remove hazardous materials.

Finance Committee Approval:

OHCS Finance Committee Reviewed and Approved this Project to be Recommended to the OHCS Director and the Housing Stability Council on December 29, 2020.

Summary: Acquisition and rehabilitation of an existing 50-unit multifamily complex in 12 residential buildings with a leasing office and a single-story community launder building.



Financing Structure: Construction Lender: Berkadia

Permanent Lender: Berkadia General Contractor: Charter Construction

Equity Investor: CREA

SOURCES: USES:

OHCS Sources:

Tax Exempt Bonds (Long Term)

Tax Exempt Bonds (Short Term)

$5,800,000 Acquisition $6,258,764

Short Term Use of Bonds ($5,800,000) Construction $2,587,329

4% LIHTC Equity $ 2,736,449 Development $2,857,491

Non-OHCS Sources:

Perm Loan $5,800,000

Taxable Perm Loan $2,300,000

Deferred Development Fee $792,239

Cash Flow During Rehab $74,896

TOTAL Sources and Uses: $11,703,584

Bond Structure: The total tax-exempt conduit bond amount is $5,800,000, of which $5,800,000 will be short-term, used for the acquisition and rehabilitation of the project. Berkadia will be the construction and permanent lender. Tenant Relocation: Vitus intends to implement an in-place rehabilitation where tenants whose units are being

worked on will be asked to leave their units from 8am – 4pm and return following the wrap-

up of construction for the day.

The scope of work for the 5 units receiving ADA upgrades will require the temporary off-site

relocation of these residents. Prior to the relocation if any special accommodations are

needed Vitus will work with the residents to ensure their needs are met. Residents will be

given 30-day notices in addition to 14 day and 7-day notices.


Date January 8, 2021 To: Housing Stability Council Margaret Solle Salazar, Executive Director From: Joanne Sheehy, Production Analyst

Casey Baumann, Production Manager Roberto Franco, Assistant Director of Development Resources and Production Julie V. Cody, Director of Affordable Rental Housing Division RE: Cathedral Village Apartments

MOTION: Move to approve Pass-Through Revenue Bond in an amount up to and not to exceed $18,250,000 to Cathedral Village Partners Limited Partnership for the new construction of the project known as Cathedral Village Apartments, subject to the borrower meeting OHCS, lender and investor (Umpqua Bank, PHB and Red Stone Equity Partners) underwriting and closing criteria, documentation satisfactory to legal counsel and Treasurer approval for the bond sale. Overview and Location: Housing Stability Council is being asked to consider the motion to approve the use of conduit bonds for the construction and long-term financing of a 110-unit development known currently as Cathedral Village Apartments. The Cathedral Village team can quickly deliver 110 units of affordable housing to Portland’s St. Johns neighborhood in North Portland, which is an important step towards meeting the Urban Renewal Area’s affordable housing goals established in 2003. The building will feature 110 total units. 17 units will be designed as studio units, 37 units will be one-bedroom units, 45 units will be two-bedroom and 11 units will have three-bedrooms. 8 units will be permanent supportive housing. The Project will be located in the St. Johns area of North Portland. Residents will enjoy easy access to the Tri-Met bus system, various retail, and health services within walking distance. The St Johns Bridge provides easy access to NW Portland as well as Cornelius Pass Road which connects to the Hillsboro area.


January 8, 2021 Cathedral Village Apartments

Funding History: Catholic Charities has submitted a proposal to Oregon Multifamily Energy Program (OMEP) to incorporate energy saving building techniques. OMEP has reserved $51,000 as incentive to follow and deliver on the proposal. Through a competitive request for the proposal released by PHB for the Portland GO Bonds and PSH Funding from the Joint Office Homeless Services, Related Northwest and Catholic Charities



received additional construction funding for their proposal of 110 units, as well as operating funds for eight PSH units. Red Stone Equity Partners as the equity investor is providing Related NW and Catholic Charities favorable tax credit pricing of $0.8875. Umpqua Bank is providing the construction and long-term financing. Funding Context: This project uses state issued non-competitive 4% LIHTC and Tax-Exempt Bond resources, which require the developer to comply with federal regulations and requirements. Project Sponsor and Partnership: Related NW and Catholic Charities, as the sponsors, have partnered with Red Stone Equity Investors as the equity investor, as well as Umpqua Bank and PHB to deliver critically needed funding to this proposal. OHCS has extensive experience and history with Catholic Charities and their development arm, Caritas Housing Initiatives . Catholic Charities and Caritas Housing Initiatives have long established relationships with the investor and lending communities as well. They have successfully developed numerous projects in the OHCS portfolio as well as managed PSH units. An example of a similar PSH project has achieved the following:

• 90% of the residents graduated to permanent housing within one year

• 90% obtained identification, connected with mental health and health care.

• 60% of the Residents identified as People of Color. This is the third project Related Northwest has brought to OHCS. Related Northwest is a subsidiary of Related California, where they have been operating for the past 30 years in both market and affordable housing development. Related forms strong public-private partnerships with non-profit organizations, civic leaders, public entities to revitalize communities. The company has completed 16,000 residences and currently has 1,750 affordable and 4,000 market units in pre-development. Related is backed by one of the most prominent privately owned real estate firms, New York based Related Companies, L.P., with a portfolio of $60 billion. General Contractor: LMC construction was selected as the general contractor to coordinate and build the proposal. Related NW and Catholic Charities selected LC, in part, because of their ability to consistently deliver quality work on time. Additionally, LMC has consistently set the bar and delivered on MWESB participation of sub-contracting (See policy priorities section for additional info).



Management Agent: Quantum Residential manages and co-manages over 6,500 rental homes in Oregon and Washington. In business for over 50 years, Quantum Residential is committed to good stewardship of its growing portfolio of properties. Their guiding principles include fiscal management of properties through risk management, compliance oversight & reporting, proactive asset management using key indicators and regular financial reviews and long-term planning to ensure adequate reserves to address physical needs. Architectural: Cathedral Village will consist of a four-story elevator served building with 110 units comprised of 17 studios, 37 one-bedroom, 45 two-bedroom and 11 three-bedroom units. garbage disposals and vinyl plank flooring. Two shared, on-site, laundry facilities, ground floor community room, resident services office and community kitchen adjoin the exterior courtyard.

Notable Features: The project includes a music room designated for the youth. They will be partnering with BRAVO to provide music lessons as well as advance music support for the youth of Cathedral Village Policy Priorities:

• Equity and Racial Justice Priority:

Community Marketing Strategy Quantum Residential Inc is responsible for the Affirmative Fair Housing Strategies. These strategies rely on community demographics to inform needed strategies and partnership to ensure access by those least likely to apply. Both Related Northwest and Catholic Charities ensure equal Housing Opportunities for all and do not discriminate based on race, color, religion, sex, age national origin, disability, or familial status. They have found it important to provide outreach to vulnerable populations as many are subject to barriers to obtain decent, affordable housing. This project will also include housing for families, offering 2- and 3-bedroom units.

Cathedral Village is a 110-unit affordable housing project located in Multnomah County, within Portland’s St. John’s area. All units in this project are restricted at or below 60% AMI, and eight of these units are designated towards permanent supportive housing. The target populations include families and individuals experiencing homelessness or at risk of homelessness.



Demographic information was collected for census tracts within a ½ mile radius of this project, and the racial and ethnic composition of these four census tracts is described below:

● 81% White Alone


○ 5.2% Black Alone

○ 5.5% two or more races


○ Other Alone, AIAN Alone, and Native Hawaiian/Pacific Islander are under 2%

○ 18% Hispanic/Latino


Resident Services Catholic Charities will provide Resident Services at Cathedral Village. Catholic Charities is a provider of anti-poverty services in Oregon, with over 80 years of experience serving vulnerable and historically marginalized communities.

Today, Catholic Charities provides services throughout Oregon and serves ethnically diverse populations. The programs they provide demonstrate their ability to reach and serve historically marginalized groups.



Catholic Charities will provide both the resident services as well as the permanent supportive housing services. There will be a staff member on-site to provide the resident serves. Catholic Charities is partnering with MHASD and JOH to deliver services and programs to the vulnerable residents and PSH units. The goal of the joint venture is to expand access to services and quality supportive housing for residents with prolonged periods of homelessness who have disabling conditions.

Resource Navigation:

• Public Benefits: Catholic Charities staff will be available on site to help residents enroll in public benefits, employment support.

• Transportation: Catholic Charaties assist eligible residents with sign-up for low fare transit program with TRIMET.

• Healthy Housing: Catholic Charities believes in the Healthy Housing approach. Improve housing and health outcomes for individuals who experience chronic homelessness. Wrap around services will be provided to address food resources, education, legal needs, counseling, medical coverage, mental health counseling and immigration services

• Medical Services: Catholic Charities staff can assist with referrals for primary health issues and counseling for behavioral health, insurance applications through the health insurance exchange.

Program Offerings:

• Community Building Events: Catholic Charities staff will assist with planning of regular community building events.

• Financial Literacy/Management and Asset Building: Through ICC’s program “Save first Financial Wellness “ program, a financial education program , one -on -one counseling is offered and IDA for matched saving opportunities.

• Catholic Charities will collaborate to offer financial management related services. Save First Financial Wellness advances economic justice for those that are underserved and excluded by the mainstream financial services sector by implementing culturally responsive programming. Residents will also be offered two RentWell classes each year to help provide clarity on navigating housing systems, building housing budgets, and maintaining safe, stable, and healthy housing.



• Employment/Career Planning: During onsite office hours, WorkSource and Goodwill connections will be provided, as well as TANF/ JobsPLUS information.

• Parenting Support: Catholic Charities will connect parents to Catholic Charities Parent Child Development Classes and other community partners specializing in parenting support.

• Recovery and Counseling Services: Catholic Charities Family Support and Counseling Services include the Intercultural Counseling Center. The counseling team is empaneled with Medicare and Medicare, which is a designation which allows the counseling team to provide mental health services. They will be providing a coordinated continuum of care, which can be provided at the facility in their own environment versus having to travel offsite. A recovery navigation program will also be available for the residents with higher need of support.

• BRAVO music program to provide music education to the youth onsite.

Contracting, Diversity, Equity & Inclusion Related NW and Catholic Charities have selected LMC construction for this phase of Cathedral Village in an effort to ensure MWESB firms will be utilized at 30% participation levels for construction of the development, which is also a PHB requirement. LMC will use an established, effective diversity plan to achieve a 30% targeted MWESB participation rate. As this project is a recipient of PHB funding, there is a mandatory requirement of 30% Minimum DMWESB participation. LMC’s diversity plan affirms LMC’s strong commitment to diversity and establishes specific procedures aimed at ensuring equal opportunity and diversity in employment, contracting, operations and community relations. These procedures include performing intentional outreach to MWESB organizations, creating bid packages appropriate in scale and scope to MWESB organizations, and working with MWESB contractors to assure contracts are structured to support positive returns and healthy cash flow. These procedures have contributed to a workforce that maximizes MWESB participation and is reflective of the local community.

Since LMC started tracking DMWESB participation on all their projects (including projects with no requirement or aspirational goals):

• 76% have surpassed 20% DMWESB involvement.



• 46% have reached 30% DMWESB involvement or higher.

• 12% have surpassed 40% DMWESB involvement.

• MWA Architects partners with DMWESB firms to ensure the design team’s strong commitment to DMWESB participation in the design effort for Cathedral Village.

• Senior MWESB Program Analyst, Rick Abrego reviewed the provided MWESB plans and agrees the proposal conforms to OHCS Policy Priorities

• Homelessness Priority: The 8 PSH units are targeted for homeless or at risk of being homeless

• Permanent Supportive Housing Priority: PHB requires 8 units restricted at 30% .

• Affordable Rental Housing Priority: OHCS restrictions will ensure the property maintains 60% AMI across all 110 units for 30 years in a much needed and redeveloping area of Portland.

• Homeownership Priority: N/A

• Rural Communities Priority: Proposal is for an urban development Risks and Mitigating Factors: This development conforms to OHCS underwriting standards. With OHCS approval of tax credits, bonds and MEP funding, the project remains on course to close January 21, 2021.


Project Detail: Cathedral Village Apartments Project Sponsor:

Related NW and Catholic Charities

Property:

Cathedral Village Apartments 6520 N Salem Ave. Portland, OR 97205

Owner:

Cathedral Village Partners Limited Partnership

Description:

Cathedral Village will consist of a four-story elevator served building with 110 units comprised of 17 studios, 37 one-bedroom, 45 two-bedroom and 11 three-bedroom units Related NW and Catholic Charities have teamed up with PHB and OHCS among others to deliver 110 units.

Affordability:

FUNDING SOURCE

# OF UNITS

% INCOME

% RENTS

# OF YEARS

LIHTC/Bond 110 60 60 30

OMEP 110 80 80 10

Target Population:

Individuals and families at or below 60% MFI.


A Phase I and Phase II was completed. There was minor soil contamination identified on the property and some buildings will be demolished. A plan for removal and abatement has been developed and the cost included in the budget.


OHCS Finance Committee Reviewed and Approved this Project to be Recommended to the OHCS Director and the Housing Stability Council on December 15, 2020.


January 8, 2021 Cathedral Village

Financing Structure: Construction Lender: Umpqua Bank

Permanent Lender: Umpqua Bank General Contractor: LMC

Equity Investor: Red Stone Equity Partners

SOURCES: USES:

OHCS Sources:

Tax Exempt Bonds (Long Term) $7,225,000

Tax Exempt Bonds (Short Term) $11,025,000 Acquisition $2,439,000

Short Term Use of Bonds ($11,025,000) Construction $23,628,450

4% LIHTC Equity $8,493,892 Development $10,168,453

OMEP $51,000

Non-OHCS Sources:

PHB GO Bond $17,454,910

Deferred Development Fee $2,841,101

Collins $125,000

Hedco $45,000


Bond Structure: The total tax-exempt conduit bond amount is $18,250,000, of which $11,025,000 will be short-term, used for construction of the project and the remaining $7,225,000 will be long-term debt. Umpqua Bank will provide the short-term lending for construction, as well as the long-term financing.


January 8, 2021 Cathedral Village


Date January 8, 2021 To: Housing Stability Council Margaret Solle Salazar, Executive Director From: Tyler Young, Production Analyst

Casey Baumann, Production Manager Roberto Franco, Assistant Director of Development Resources and Production Julie V. Cody, Director of Affordable Rental Housing Division RE: Fuller Station Affordable Housing

MOTION: Move to approve Pass-Through Revenue Bond in an amount up to and not to exceed $30,000,000 to Green Line Affordable Development Limited Partnership for the new construction of the project known as Fuller Station Affordable Housing, subject to receiving HUD National approval for the 25 project based vouchers, borrower meeting OHCS, lender and investor (JPMorgan Chase Bank N.A. and CREA, LLC) underwriting and closing criteria, documentation satisfactory to legal counsel and Treasurer approval for the bond sale. Overview and Location: Fuller Station Affordable Housing (FS) will provide a six-story building with 100 new affordable housing units comprised of 17 one-bedrooms, 63 two-bedrooms, and 20 three-bedroom units. This project is a transit-oriented development serving large families with children and individuals. The target population will have incomes between 30% and 80% of area median income (AMI). FS will also serve 25 families and individuals who are homeless or at risk of homelessness, including foster youth existing or having exited the foster system.


January 8, 2021 Fuller Station Affordable Housing

Funding Context: This project uses state issued non-competitive 4% LIHTC and Tax-Exempt Bond resources, which require the developer to comply with federal regulations and requirements. Project Sponsors:

• Sponsor: The sponsor is Geller Silvis & Associates, Inc. (GSA) was formed in 1993 as a Mission Driven Social Enterprise. GSA’s President, Anna Geller, has over 30 years of development and financing experience. GSA has developed or consulted on over 50 projects with OHCS involvement. GSA’s mission is to reduce poverty in the local community by providing access to housing, education, and nutritional supports for those in need.

• Co-Sponsor: The co-sponsor is Guardian Real Estate Services, LLC (GRE) and is locally owned and operated in Portland, OR with over 40 years of experience in real estate development, investment, and property management. OHCS has successfully closed several deals with this Sponsor. Since 2002 the Sponsor has acquired and developed over 85 properties in Oregon, Washington, Arizona and Texas.

Resident Services: DevNW will support foster youth in transitioning to adulthood. Some youth will need to have the opportunities to adjust to adulthood in consistently supported increments. In addition to connecting transitioning youth to the property, provider will ensure transitioning youth have transportation and job opportunities that will help them thrive and succeed in life, preserving the significant investment that Oregon has made in these young people through years of medical, educational and foster care. Manager and services provider will work together to resolve any issues or other stresses as these residents adapt to a new living situation and check in regularly with these individuals. JOIN will provide outreach to individuals and households experiencing homelessness and help these households remain stably housed. Manager and services provider will work together to assist these residents as they adjust to living at the property. Provider will also connect these residents to resources for improved food security, employment and benefits access to increase income, transportation to critical doctor’s appointments, or family services like connection to affordable day care or school supplies. RESIDENT SERVICE PROVIDER Community room scheduling Manager Community and neighborhood events Manager Safety meetings Manager Career Lunch & Learns Manager



Employment training and placement opportunities DevNW, JOIN Eviction prevention counseling DevNW, JOIN Provision of renter’s insurance DevNW, JOIN Rent Well renter educational program DevNW Housing stabilization services JOIN Management Agent: GRE will also be providing the Project’s property management and tenanting services. GRES has been providing property management services to the region for over 40 years and has extensive experience managing both market rate and affordable projects. GRES manages over 120 income-restricted projects and over 4,700 units throughout Oregon, Washington, and Arizona. With over 400 employees, GRE has 26.5% of employees self-identifying as a member of an ethnic minority, 56% of their workforce is female. Contributions of senior executives has played an important role in the development of a college preparatory education program that affords primarily minority and lower-income high school students’ access to high quality education and a conduit to post-secondary studies. GRES takes pride in the demographic of their employment and their residents. GRES will employ Affirmatively Furthering Fair Housing strategies in the management and leasing of the property. Architectural: Waterleaf Architecture, L.L.C. is the architect. The subject property will be comprised of one six-story residential building with two elevators. The construction will utilize a wood frame structure with a concrete foundation. The exterior walls include mix of metal, brick façade, and hardiplank and hardipanel. The roof type is a flat membrane roof. Each bathroom includes a toilet, sink, and a shower/tub combination. There is an onsite laundry room. Additionally, the two bath units include a standing shower in the second bathroom. The subject will feature air conditioning via a PTAC unit in the living area. The units will feature cove radiant heaters. There will be a central hot water heater providing hot water to all units. The windows will be double pane vinyl sliders. The units will feature carpet, ceramic title, and resilient flooring. Construction Costs: The construction costs per unit is $316,972 or $246 per square foot. These costs are reasonable given the type of property and location. Parking: There will be a total of 104 spaces with 22 on-street and 82 off-street, which meets the 104 required per code. Project Amenities:

• Community computer lab • Secure indoor bike parking



• Two community rooms

• Community kitchen

• Community laundry room

• Community garden beds

• Secure package lockers for mail

• Playground Unit Amenities:

• Electric range/oven

• Refrigerator

• Dishwasher

• Individual Unit Ventilation

• Vinyl Flooring

• Tub/shower w/ fiberglass surround Location: The flat development site is on the southern half of the Fuller Road Station Park and Ride lot, developed in 2009 to support the MAX Green Line Light Rail, which connects Clackamas Town Center with Portland State University. The site consists of one parcel of 2.08 acres. To the North of the subject is the TriMet Park and Ride. To the East, there is the MAX Green Line Light Rail and Interstate 205. To the South, will be a new road, “D Street”. To the West, is Fuller Road. The following location amenities are:

• MAX Station 100 feet

• Commercial Services 0.3 miles

• Grocery Store 0.3 miles

• Bank 0.4 miles

• Elementary 1.2 miles

• Fire Station 1.2 miles

• Park 1.3 miles

• Police Station 2.2 miles Notable Features:

• This transit-oriented development is only 100 feet of the Max Green Line Light Rail.

• 25 PBV will serve families and individuals who are homeless or at risk of homelessness, including foster youth exiting or having exited the foster system.

Policy Priorities:

• Equity and Racial Justice:

o Community Demographics: Fuller Station Affordable Housing is located in Happy Valley, directly south of the Clackamas/Multnomah County border. This project is located in a HUD Qualified Census Tract, meaning that at least 50% of households have incomes below 60% of the Area Median Gross income, and/or the census tract’s poverty rate is at least 25%. This highlights a need for affordable units in this area, as residents may not be able to afford market rate options. Demographic information was



collected for census tracts within a ½ mile radius of this project, and the racial and ethnic composition of these 10 census tracts is described below:

● 77% White Alone



■ Of this population, 31.5% identify as Vietnamese, 25.6%

identify as Chinese, and 10.5% identify as Filipino

○ 6.4% Two or more races

○ Black Alone, Some other Alone, AIAN Alone and Native

Hawaiian/Pacific Islander Alone are all under 3%

○ 13.3% Hispanic/Latino


o Affirmative Fair Housing Marketing Strategies:

APPLICATION & SCREENING CRITERIA Applicants need to submit the documentation required by Oregon Housing and Community Services, the LIHTC program, and if applicable, the Clackamas County Housing Authority. Screening is undertaken by YARDI RightSource, an independent 3rd-party.



REPRESENTATION & TRAINING Guardian either provides or hires translators for verbal and written communications. Approximately 25% of on-site managers and maintenance staff are bilingual. The tenant application forms are available in a variety of languages. But commonly, translators are utilized for marketing materials, assisting with discussions around leasing and certification paperwork, and translating important letters and notices to residents. Staff Training

1. Upon hiring, all Guardian employees are initially given a training manual for reference which includes complete information on the laws relating to discrimination.

2. Multiple group training programs held in person for staff members are

facilitated annually, but no less than twice yearly. The subjects include Reasonable Accommodations, Definition of Assistance Animals and Handicap Accessible Units, Introduction to Fair Housing and Advanced Fair Housing. Employees who display weakness in these subjects will receive additional training, assistance and resources.

3. Testing, including shopper reports, will be done at least one time per year

to demonstrate compliance. Employees who display weakness will receive additional training.

4. The Community Manager completes Fair Housing I and II courses through

on-line training. This is an annual requirement for all Guardian Management LLC employees.

5. SIGNED COMMITMENTS, MOUs

SERVICE PROVIDER SERVICE Dev NW Transition support for youth exiting foster system JOIN Housing, employment, security support for former

homeless individuals EXPANDED COMMUNITY BENEFITS Community Room:



Common area accessible to residents and greater neighborhood for social events, neighborhood meetings, book clubs, etc. intended to foster connection between residents and the neighborhood. The community room will include flexible furnishings able to be reconfigured to fit a variety of event needs. Community Classroom with Educational Event Scheduling: Community and management-scheduled events in the community room including career events, nutritional education, safety meetings. IDENTIFYING TARGET & PRIORITY POPULATONS The Developer has partnered with two services providers to prioritize two target populations. One group are individuals in the process or having recently exited the foster care system, where safe and stable housing opportunities are essential in the transition to adulthood. The property will also serve individuals or households experiencing homelessness, where services provider will provide these residents with a broad array of supportive services targeted at helping residents remain stably housed. MARKETING OUTREACH Guardian's marketing outreach will include reaching out to communities of color, organizations servicing people with disabilities and marginalized communities such as non-native English speakers through public, civic and religious organizations in the area, frequented by those least likely to apply. For example, there are many service providers, public, community and civic organizations that meet the needs of immigrant families, minorities, people with disabilities and families with children. The owner has entered into a MOU with Dev NW and JOIN. Dev NW is an organization that serves youth exiting the foster care system. JOIN serves houseless individuals and families in Clackamas County. Guardian will work closely with the owner's partners with whom MOU’s are in place. Guardian takes several proactive steps to foster more inclusive communities; provide access to community assets for all persons protected by the Fair Housing Act; address significant disparities in access to community assets; support tenants in overcoming segregated living patterns to end racially and ethnically concentrated areas of poverty.



PRE-LEASING At least one month before Guardian begins the pre-leasing process, Guardian will reach out the organizations serving underserved populations in the local community of this project, networking with them and making sure their clients are informed of Fuller Station. Guardian will track marketing efforts and ask the source of referral to the property. Based on the results, Guardian will determine which efforts were most effective in drawing potential individuals least likely to apply and will strengthen those relationships through regular communication and networking with those partners.

o Contracting, Diversity, Equity & Inclusion:

CONSTRUCTION TEAM’S STEPS TO ACHIEVE COBID PARTICIPATION:

R&H Construction (RH) is committed to achieving high and meaningful equity

participation rates to meet or exceed the goal of 20% MWESB participation. RH

worked closely with the development team partners to create project specific

equity contracting plans that will deliver high participation rates. Their methods

are proven to engage stakeholders while providing a meaningful experience and

outcome for certified contractors and partners. RH’s approach includes the

following components to maximize employment and apprenticeship

opportunities for COBID firms:

▪ Establish and carefully track goals and progress.

▪ During the establishment of the project budget, RH will determine which

subcontractor packages align well with our equity partners given the size

and type of project. RH also looks for opportunities to separate specific

bid packages to further engage smaller qualified equity firms whenever

possible.

▪ Create a competitive environment among the equity contractors to

ensure good stewardship of the project budget while meeting project

equity participation goals.

▪ Utilize current relationships with local equity contracting advocacy

groups such as NAMC, MCIP and OAME to further promote solicitations

and attend meetings to announce upcoming bids.

▪ Advertise in local minority newspapers including Portland Observer, El

Latino de Hoy, The Skanner, and Asian Reporter.

▪ Encourage larger subcontractors via contractual exhibit to record and

include sub-tier opportunities for certified firms.



▪ Hold pre-bid outreach meetings for subcontractors, allowing bidders to

plan for the bid period and respond in a timely manner.

▪ Make plans available via multiple avenues including digital distribution

and local plan rooms.

▪ Encourage prospective bidders to schedule one-on-one meetings with RH

to review the scope and requirements of the project scope.

▪ During construction, the RH team will continue to support equity firms to

ensure a smooth, successful project by providing the following:

➢ Review of bids for completeness and provide support

➢ Construction specific technical guidance

➢ Vendor assistance

➢ Scheduling assistance

➢ Office support assistance

➢ Safety protocol assistance

SUMMARY OF GENERAL CONTRACTOR’S PROFILE AND TEAM MEMBER

DEMOGRAPHICS WITH DETAILED HISTORY OF ADDRESSING SUB-CONTRACTOR

RACE, EQUITY, AND INCLUSION.

RH Construction Team Member Demographics:

Non-Hispanic White 209 85%

Black 4 2%

Some other race 2 1%

Two or more races 4 2%

Hispanic or Latino 25 10%

Gender Stats:

Women 39 17%

Men 205 83%

RH has taken a practical and intentional approach to equity contracting and have

met and exceeded project equity goals because of that approach. Early on, RH

had established a project budget and determined which subcontractor packages

aligned well with multiple equity contractors. RH created a competitive

environment among the equity contractors to ensure the project met equity

participation goals.

RH has established direct relationships and a positive track record of

engagement within the equity contracting community. RH spends time reviewing



and coordinating scope early on with equity contractors. Their construction

approach is jointly planned considering their available capacity and manpower,

and sub payment schedule. For these reasons, amongst many others, RH is an

attractive option for equity contractors.

It is RH’s policy and expectation that all employees, subcontractors, customers,

clients, and visitors be able to work in an environment free from unlawful

harassment and discrimination. RH is committed to ensuring the project sites

and office environment are safe and welcoming for all. This policy prohibits any

unlawful harassment or discrimination based on protected status, such as race,

color, religion, national origin, age, physical or mental disability, marital status,

pregnancy, genetic information, sex, sexual orientation, gender identity or

expression, veteran status, or any other characteristic or status protected by

applicable federal, state, or local law.

SUMMARY OF MARKETING STRATEGIES ADDRESSING RELATIVE AREA

DEMOPGRAPHICS, LISTS OF CULTURALLY BASED MARKETING PUBLICATIONS OR

ORGANIZATIONS UTILIZED FOR COBID BIDDING OUTREACH.

For over 40 years, RH has attracted a diverse workforce representative of

Oregon and local Pacific Northwest roots. The RH team consists of 244

employees, of which 15% are self-identifying members of an ethnic minority and

over 17% of our workforce is female.

RH created a formalized Diversity, Equity and Inclusion committee. Eighteen

team members representing a cross-section of positions within the company and

a diverse population volunteered to participate. The three focus areas are below.

▪ Review Company Mission/Policies through a DEI lens

▪ DEI Education for the Committee, Managers and the entire team

▪ Industry/Community Support – how can we support change

Additionally, RH offers programs, community service events, and trainings for

current and future employees that center around culture, diversity and

inclusivity. Below is a highlight of a few events and programs that RH supports

each year:

▪ Women in Trades Career Fair

▪ Community Service Events

▪ Field Employee Training Programs Focused on Employee Growth



RH performs extensive outreach regarding COBID opportunities through Building

Connected, NAMC, MCIP and OAME. In addition, regular advertisements are run

announcing COBID opportunities in the Daily Journal of Commerce, Portland

Observer, El Latino de Hoy, The Skanner, and Asian Reporter.

Bid solicitation using COBID certified firms through the COBID database will focus

on respondents’ ability and capacity to perform and complete the work. Some

companies who do not have capacity and cannot scale may not qualify, through

personalized interviews and calls to find out the capacity are individually made.

Even if desired capacity is not found, if still interested potential subs would be

further reviewed to determine what aspects would help them qualify and

expand their capacity by working to build FRS. Invitations to bid are sent via

several publications to make sure the invitation is widely reaching. In addition,

RH will host open houses so that interested firms can ask questions of the

Project Team including the Architect. There will be printed plans to field

questions and typically the project team will follow up with attendants, with

answers that not available on the spot. RH also looks for opportunities to

separate specific bid packages to further engage smaller qualified equity firms

whenever possible. RH also encourages larger subcontractors via contractual

exhibit to record and include sub-tier opportunities for certified firms.

• Homelessness: There are 25 PBV to serve families and individuals who are homeless or at risk of homelessness including foster youth exiting the foster system.

• Permanent Supportive Housing: N/A

• Affordable Rental Housing: Provides 100 new units of affordable housing

• Homeownership: N/A

• Rural Communities: N/A Risks and Mitigating Factors: This development conforms to all OHCS underwriting standards. The primary risk is with the current unknown environment relating to COVID-19 and whether it will affect the construction period or delay any material deliveries necessary for the project. Enough contingency was built into the budget to mitigate delays.


Project Detail: Fuller Station Affordable Housing Project Sponsors:

Geller Silvis & Associates, Inc. (GSA) Guardian Real Estate Services LLC (GRE)

Property:

Fuller Station Affordable Housing 9608 SE Fuller Ave Happy Valley, OR 97086

Owner:

Green Line Affordable Development Limited Partnership

Description:

This is a new construction project located in Happy Valley, Clackamas County. It will consist of one six-story building with 100 units.

Affordability:

FUNDING SOURCE

# OF UNITS

% INCOME

% RENTS

# OF YEARS

LIHTC/Bond 100 60* 60* 30

OMEP 100 80 80 10

Target Population:

*Average Income LIHTC Election Family, Individuals, and homeless or at risk of homeless including foster youth existing or having exited the foster system at or below 80% MFI.


A Phase I ESA was completed on November 11, 2020. This assessment identified no evidence of recognized environmental conditions.


OHCS Finance Committee reviewed and approved this project to be recommended to the OHCS Director and the Housing Stability Council on December 29, 2020.

Financing Structure: Construction Lender: JPMorgan Chase Bank N.A.

Permanent Lender: JPMorgan Chase Bank N.A. General Contractor: R&H Construction Co.

Equity Investor: CREA, LLC



SOURCES: USES:

OHCS Sources: Tax Exempt Bonds (Long Term) $15,655,000 Acquisition $1,201,258

Tax Exempt Bonds (Short Term) $14,345,000 Construction $31,697,203

Short Term Use of Bonds ($14,345,000) Development $13,811,715

4% LIHTC Equity $15,765,813

OMEP $332,381

Non-OHCS Sources:

Deferred Development Fee $3,506,882

Metro Bond Funds (HACC) $10,000,000

Metro TOD $500,000

Clackamas County HOME $950,000

Contribution $100


Project Schedule:

• Closing is targeted for January 28, 2021

• Completion is anticipated to be August 2022 • Construction period is 18 Months.

Aerial Photograph


Oregon Housing and Community Services | 725 Summer St. NE Suite B, Salem, OR 97301-1266 | (503) 986-2000 | FAX (503) 986-2020

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Date: January 8, 2021

To: Housing Stability Council Members; Margaret Solle Salazar, Executive Director

From: Edward Brown, Program Analyst Amy Cole, State Development Resources Manager

Roberto Franco, Assistant Director, Development Resources and Production Julie V. Cody, Director, Affordable Rental Housing Division

Re: 2020 Veterans GHAP NOFA Award Recommendations

Motion: Approve the Veterans GHAP funding recommendations for the following projects:

• Valiant Oaks Phase I in Roseburg, $2,520,000 in VGHAP funds

• Veteran’s Village Baker County in Baker City, $1,750,000 in VGHAP funds

• Hart Land Apt Homes in Dallas, $2,210,000 in VGHAP funds

At the upcoming Housing Stability Council (Council) meeting, we will be presenting the Veterans

GHAP NOFA Reservation Recommendations for Council approval. These recommendations are

based on the criteria laid out in the Veterans GHAP NOFA as approved by the Council in

November 2019. In this memo, we are providing you with a high-level summary of the

recommended projects, more detailed information regarding each project can be found in the

one-page summaries following this memo. We will provide a more detailed analysis of the

NOFA policy direction and outcomes during the January Council meeting.

NOFA Applications & Scoring:

The Veterans GHAP NOFA allocated $6.5 million in the form of grant funding from the General

Housing Account Program (GHAP). GHAP has a legislative mandate to allocate 25% of account

funds to benefit veterans, this NOFA makes this set-aside available. The GHAP veteran set-aside

is referred to as VGHAP.

In all, five applications were received, requesting a total of $11,077,500 million in VGHAP funds;

two projects were submitted for development in urban communities and three projects were

submitted for development in rural communities. Requests totaled approximately $4,467,500


https://www.oregon.gov/ohcs/hsc/Documents/meetings/2019/2019-NOV-01-HSC-Meeting-Packet.pdf

January 8, 2021 Veterans NOFA Project Recommendations and Policy Analysis

Oregon Housing and Community Services | 725 Summer St. NE Suite B, Salem, OR 97301-1266 | (503) 986-2000 | FAX (503) 986-2020

million for projects serving urban communities and $6,610,000 million for projects serving rural

communities.

Applications were reviewed for completeness and were required to meet minimum threshold

requirements to be scored competitively. All applications met threshold requirements and were

scored. During the scoring process, one urban project was found to have a large financing gap

due to the loss of a lottery backed bond grant reservation1 made by the Oregon Department of

Veteran Affairs (ODVA) with no identified substitute source of funds, and therefore was not

considered to be ready to move forward at this time. After scoring, one rural project scored

below the minimum score to be considered for funding.

Funding Recommendations:

Staff are recommending a VGHAP funding reservation for three projects. All together, these

projects will create 38 units of new affordable rental housing in communities around the state

targeted to housing veterans. The recommendations are for awards totaling $6,480,000 million.

This will allocate all but $20,000 available through the 2020 Veterans NOFA. The next Veterans

NOFA is scheduled for release in early summer of 2021. Applicants that did not received a

reservation of funding in this round can reapply later this year.

Project Serving Urban Communities

Project Name County Total Units Sponsor

Hart Land Apt Homes Polk 10 Polk CDC

Projects Serving Rural Communities

Project Name County Total Units Sponsor

Valiant Oaks Phase I Douglas 16 Umpqua CDC – NeighborWorks Umpqua

Veteran’s Village Baker County Baker 12 FTK Holding Group LLC

See attached project summaries for additional information.

Policy Analysis:

Each round of funding, we learn lessons from the application, review, and scoring processes,