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Board of Commissioners Meeting Location:

Multnomah County Building 501 SE Hawthorne Blvd. Portland, Oregon Date & Time:

July 19, 2011 6:15 PM homeforward.org

INDEX FOR ELECTRONICALLY DISTRIBUTED BOARD OF

COMMISSIONERS BOARD MEETING PACKET FOR

JULY 19, 2011

PAGE 2 INDEX

PAGE 3 NOTIFICATION LETTER

PAGE 4 AGENDA/CONSENT CALENDAR

PAGE 6 MINUTES

PAGE 16 EXECUTIVE DIRECTORS REPORT

PAGE 19 STAFF REPORTS

PAGE 33 DASHBOARD REPORT

PAGE 37 RESOLUTIONS

Home Forward Board of Commissioners Packet July 2011

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PUBLIC NOTICE:

Home Forward BOARD OF COMMISSIONERS

will meet on Tuesday, July 19, 2011

At 6:15 pm At the Multnomah County Building – Commission Room

501 SE Hawthorne Blvd, Portland


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TO: COMMUNITY PARTNERS FROM: STEVE RUDMAN DATE: July 13, 2011 The Board of Commissioners of Home Forward will meet on Tuesday, July 19, 2011 at the Multnomah County Building – Commission Room 501 SE Hawthorne Blvd, Portland at 6:15 P.M. The commission meeting is open to the public.

The meeting site is accessible, and persons with disabilities may call 503-802-8423 or 503-802-8554 (TTY) for accommodations (e.g. assisted listening devices, sign language, and/or oral interpreter) by 12:00 pm (noon), Friday, July 15.


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CONSENT CALENDAR

MINUTES


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BOARD OF COMMISSIONERS MEETING

MULTNOMAH COUNTY BUIMULTNOMAH COUNTY BUIMULTNOMAH COUNTY BUIMULTNOMAH COUNTY BUILDING LDING LDING LDING –––– BOARD ROOMBOARD ROOMBOARD ROOMBOARD ROOM

501 SE HAWTHORNE BLV501 SE HAWTHORNE BLV501 SE HAWTHORNE BLV501 SE HAWTHORNE BLVDDDD

PORTLAND, OREGONPORTLAND, OREGONPORTLAND, OREGONPORTLAND, OREGON July 19July 19July 19July 19, 2011 6:15 PM, 2011 6:15 PM, 2011 6:15 PM, 2011 6:15 PM

INTRODUCTION AND WELCOME

PUBLIC COMMENT

General comments not pertaining to specific resolutions. Any public comment regarding a specific

resolution will be heard when the resolution is considered.

MEETING MINUTES (Consent Calendar/Minutes TAB)

Topic

Minutes of June 21, 2011 Board of Commissioners Meeting

CONSENT CALENDAR (Consent Calendar/Minutes TAB)

Following Resolutions:

11-07 Topic Presenter/POCPresenter/POCPresenter/POCPresenter/POC Phone #

01 Authorization to Amend the Housing

Authority of Portland’s Bylaws to Reflect

the New Name: Home Forward

Steve Abel

02 Authorize Construction Change Order for

Ainsworth Court Roofing

Mike Andrews

John Manson

503.802.8507

503.802.8511

03 Authorize Appointment of Directors to the

Board of Evergreen Housing, Inc.

Todd Salvo 503.802.8535

REPORTS / RESOLUTIONS

Following Resolutions:

11-07 Topic Presenter/POCPresenter/POCPresenter/POCPresenter/POC Phone #

REPORT Executive Director’s Report

Steve Rudman 503.802.8455


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REPORT Rent Assistance Short Term Rent

Assistance Program (STRA) Funding

Update

Jill Riddle

Ian Slingerland

503.802.8565

503.280.3725

REPORT Hillsdale Terrace Update

Mike Andrews 503.802.8507

04 Authorization to Submit a Section 18

Disposition Application for the Hillsdale

Terrace Site


05 Authorize Bond Inducement Resolution for

Hillsdale Terrace


06 Authorize Architectural & Engineering

Services for the Redevelopment of

Hillsdale Terrace

Mike Andrews

Julie Livingston

503.802.8507

503.802.8424

07 Authorize Acceptance of Annual HUD

Capital Grant


ADJOURN

EXECUTIVE SESSION

The Board of Commissioners of Home Forward may meet in Executive Session pursuant to ORS 192.660(2).

Only representatives of the news media and designated staff are allowed to attend. News media and all

other attendees are specifically directed not to disclose information that is the subject of the session. No

final decision will be made in the session.

NEW COLUMBIA COMMUNITY CAMPUS CORPORATION (N4C)

The Annual Board of Directors meeting will take place following the Home Forward Board of Commissioners

Meeting.

THE NEXT MEETING OF THE BOARD OF COMMISSIONERS

The Board of Commissioners will not meet in August. The next Board of Commissioners meeting will be

Tuesday, September 20, 2011 at 6:15 PM. This meeting will take place at the Multnomah County Building,

501 SE Hawthorne Blvd., Portland.


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BOARD OF COMMISSIONERS MEETING HOME FORWARDHOME FORWARDHOME FORWARDHOME FORWARD

135 SW ASH STREET, P135 SW ASH STREET, P135 SW ASH STREET, P135 SW ASH STREET, PORTLAND, OR 97204ORTLAND, OR 97204ORTLAND, OR 97204ORTLAND, OR 97204

JJJJUNEUNEUNEUNE 21212121, 2011, 2011, 2011, 2011

COMMISSIONERS PRESENT

Treasurer David Widmark and Commissioners Jeff Bachrach, Gretchen Kafoury, Brian Lessler, Amie

Pico and Jim Smith

STAFF PRESENT

Steve Rudman, Peter Beyer, Michael Buonocore, Robert Dell, Betty Dominguez, Joni Duff, Dena Ford-

Avery, Rebecca Gabriel, Judy Hall, Jeff Klatke, Christin Madden, John Manson, Rosanne Marmor,

Biljana Pajic, John Pettigrew, Dianne Quast, Molly Rogers, Ian Slingerland, Todd Salvo, Celia Strauss

COUNSEL PRESENT

Steve Abel

Treasurer David Widmark called the meeting to order at 6:15 PM.

PUBLIC COMMENT

Deborah Olson requested that Home Forward take action to improve customer service. She referred to

an instance in which a message she left for her caseworker was not received, and to a need for people

who are moving to more easily determine the status of their applications. She also referred to an

instance of a landlord not receiving consistent information about his or her status with the Section 8

program with scant time to spare before a Section 8 tenant was to move in. Olson advised that a better

system for tracking paperwork would reduce the amount of stress experienced by landlords and

tenants. Olson also advised that any communication with Section 8 participants should include

informational material of interest to tenants, such as new state law requirements of landlords.

MEETING MINUTES

Minutes of May 17, 2011

Treasurer David Widmark asked for a motion to adopt the minutes of the May 17, 2011, Board of

Commissioners meeting, corrected to show that the Board did not meet in Executive Session.

Commissioner Gretchen Kafoury moved to adopt the minutes as corrected; Commissioner Amie Pico

seconded the motion.

The vote was as follows:

Treasurer David Widmark – Aye

Commissioner Jeff Bachrach – Aye

Commissioner Gretchen Kafoury – Aye


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Commissioner Brian Lessler – Aye

Commissioner Amie Pico – Aye

Commissioner Jim Smith – Aye

CONSENT CALENDAR

RESOLUTION 11-06-01

Authorize Trust Indenture Simplification for St. Johns Woods

RESOLUTION 11-06-02

Authorize Contract for Lexington Court Siding Project

RESOLUTION 11-06-03

Authorizing the Execution and Delivery of the ROSS Family Grant to HUD

RESOLUTION 11-06-04

Authorizing a Professional Services Contract with Cascadia Behavioral Health Care, Inc., for Case

Management Services at Bud Clark Commons

RESOLUTION 11-06-05

Authorizing the Use of Operating Reserves to Pay Off Mortgage at Helen Swindells

Commissioner Gretchen Kafoury moved to adopt the resolutions on the Consent Calendar;

Commissioner Brian Lessler seconded the motion.



Commissioner Jeff Bachrach – Aye





REPORT

Executive Director’s Report

Steve Rudman recalled events of the past month, including Home Forward’s having been awarded a

HOPE VI Grant for the redevelopment of Hillsdale Terrace, the opening of the Bud Clark Commons, and

the implementation of Home Forward’s new name. Turning to the instant meeting, the Board would say

goodbye to Commissioner Jeff Bachrach after his nine years of service. Rudman noted that

Commissioner Bachrach had always been a strong voice for the taxpayer and asked the tough

questions. He thanked Commissioner Bachrach for his service. Rudman also noted that David Kelleher

had been appointed to the Board and Commissioner Gretchen Kafoury reappointed.

Presentations at the meeting would also ask for Board approval to submit Home Forward’s Year 12

Moving-to-Work (MTW) Annual Report; ask for Board approval of an amendment, which will simplify

voucher inspection processes, to Home Forward’s current MTW Plan; deliver a continuation of a report


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on Rent Assistance and the GOALS Program; and ask for authorization to accept the HOPE VI Grant

Agreement for Hillsdale Terrace.

Rudman added that Home Forward had been profiled in a recent publication of the Council of Large

Public Housing Authorities. Also, the Village Market at New Columbia would be opening on the coming

Saturday.

RESOLUTION 11-06-06

Recognition of Commissioner Jeff Bachrach

Treasurer David Widmark asked for any public comments specific to the resolution.

Susan Emmons, Executive Director of Northwest Pilot Project, approached the Board. She echoed the

sentiment that Commissioner Bachrach had asked the tough questions with an eye toward supporting

the people who need housing. She appreciated his attention to materials and details. She offered him a

commemorative ball cap to mark the occasion. Commissioner Bachrach traded the cap for one he

presented to Emmons.

Treasurer Widmark read the Resolution of recognition and thanked Commissioner Bachrach for the

coaching he gave him when Treasurer Widmark first joined the Board of Commissioners.

Treasurer Widmark asked Commissioner Bachrach if he had any comments. Commissioner Bachrach

took the opportunity to hand out caps that he had made for each of the department directors. He noted

that the tough questions he asked were not because he thought Home Forward was not fulfilling its

mission, but to keep it focused on that mission.

Commissioner Gretchen Kafoury, moving to adopt the resolution, thanked Commissioner Bachrach for

his vocal participation on the Board and implied that she would look to Commissioner Brian Lessler for

such participation in the future. Commissioner Lessler, seconding the motion, thanked Commissioner

Bachrach for the guidance he provided. The Board and attendees stood to applaud Commissioner

Bachrach.



Commissioner Jeff Bachrach – Abstain





RESOLUTION 11-06-07

Public Hearing and Authorization of Amendment 1 to FY2012 Moving to Work Plan

Betty Dominguez and Michael Buonocore presented the resolution to the Board. Dominguez stated that

public notice on the proposed amendment had been published and no comment had been received.

The amendment would make small modifications to the MTW Plan that would help Home Forward

prepare for rent reform by providing some consistency among the MTW Plan and the Section 8 and

public housing internal guiding documents.


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Treasurer David Widmark opened the meeting for public comment on the amendment and asked if

anyone present wished to comment. No one requested to comment.

Commissioner Gretchen Kafoury moved to adopt the resolution; Commissioner Jim Smith seconded the

motion.



Commissioner Jeff Bachrach – Absent





RESOLUTION 11-06-08

Authorization to Submit the FY 2011 Moving to Work Report

Betty Dominguez presented the resolution to the Board. The resolution would authorize the submission

of the annual report required of MTW agencies. The report, included in the Board’s packet of materials,

summarized the progress Home Forward made in FY 2011 toward meeting MTW principles and the

objectives stated in Home Forward’s FY2011 MTW Plan. The report also documented that Home

Forward serves the same population it would if it did not have MTW status. Highlights of the report

included that opening wait lists at several public-housing properties resulted in 7,000 applicants,

underscoring the need for affordable housing; implementation of alternate rent calculations at some

public-housing properties; and implementation of alternate public-housing utility allowance calculation,

among other topics. Dominguez acknowledged the assistance of Home Forward staff in compiling the

report.

Commissioner Gretchen Kafoury asked if there would be any opportunity to open the Section 8 wait list

in 2012. Dena Ford-Avery answered that, based on current utilization, there would not be an opportunity

to open the wait list. Commissioner Kafoury asked if the list was still valid given the length of time since

names were added to it. Ford-Avery responded that the list is regularly purged. The decision to open

the wait list would likely be made when between 500 and 1000 applicants remain on the list, depending

on utilization projections. Commissioner Kafoury shared her desire to see more landlords accepting

Section 8 vouchers, emphasizing the demoralizing effect of open refusal of landlords to consider tenants

that would use Section 8 vouchers. She noted the decline in participating landlords that was shown in

the MTW report. Dominguez and Ford-Avery noted recent and planned efforts to increase outreach to

landlords. Commissioner Amie Pico relayed her experience trying to find a landlord that would accept a

tenant who would use a Section 8 voucher. She was turned away until she convinced a landlord, with a

resume and references, that she would be a good tenant despite the landlord’s inclination to avoid

tenants who use Section 8 vouchers.

Commissioner Kafoury moved to adopt the resolution. Commissioner Pico seconded the motion.


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REPORT

Rent Assistance Program Update Continued and GOALS Presentation

Dena Ford-Avery, Biljana Pajic, and Christin Madden presented the report to the Board. Ford-Avery

summarized the implementation of project-based Section 8 vouchers: begun in 2002, approximately

1200 units, over 60 contracts. The Rent Assistance Department strives to ensure that the vouchers

allocated to the projects are utilized. Utilization is currently at 97%. Ford-Avery pointed out the report’s

statistics and graphs that illustrated current uses of project-based vouchers. She noted that 80% of

properties with project-based vouchers do have open wait lists, so Home Forward staff refers people to

those properties when appropriate.

Commissioner Jim Smith asked how occupancy could be reported at over 100%, as it was in one of the

report’s tables. Ford-Avery hypothesized that the statistic measures instances of a new tenant moving

in the same month as a previous tenant moves out.

Pajic summarized Home Forward’s GOALS (Greater Opportunities to Advance, Learn, and Succeed)

Program. The program uses traditional HUD funding to help families raise their income. The two

primary components of the program are an escrow account and case management. The escrow

account provides an economic incentive to increase earnings. Case management connects participants

to opportunities to increase earnings and become self-sufficient. The program has had 456 successful

graduates.

Christin Madden, a former GOALS participant and current Home Forward employee, relayed her

experiences with the GOALS program. Prior to engaging in the program, Madden had a miserable job

and lived in a terrible neighborhood as she tried to raise two autistic sons. She felt stuck. In the GOALS

program, Madden was helped to identify personal goals, learn ways to save money, open a savings

account, and prepare for decisions she would need to make in the future. Madden was able to establish

an individual development account, which amplified her efforts to save money. Madden was able to

move out of the terrible neighborhood. She was able to apply for and receive a job with the GOALS

Program at Home Forward. She was also connected to a resource that helped her buy a home. She

was happy to have broken the cycle of poverty and to relinquish use of a Section 8 voucher.

The Board and attendees stood to applaud Madden. Treasurer David Widmark thanked Madden for the

courage to present her story. He admired her goal-setting, her focus, and her pursuit of her dream.

RESOLUTION 11-06-09

Authorization to Amend the Housing Authority of Portland’s By-laws to Reflect the New Name

Home Forward


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Steve Abel introduced the resolution to the Board. He said that nuances of the 2003 bylaws will require

the resolution to be presented for approval at the July Board Meeting. More information about the

changes to the bylaws would be delivered to the Board members prior to their voting, but Abel

presented some background and related information.

Oregon housing authorities were authorized by state statute and organized by local governments. This

method of creation did not require the housing authorities to file their names with the Oregon Secretary

of State; thus, the name Housing Authority of Portland had not been registered. Upon the Board’s vote

to change Home Forward’s name, the organization set about registering two names: Home Forward

doing business as Housing Authority of Portland and Housing Authority of Portland doing business as

Home Forward. This would protect both names as much as possible with the Oregon Secretary of

State.

The bylaws changes to be voted on in July would reflect the name change. The bylaws should also be

updated to reflect changes in state law; however, the vote on those changes will come at a later date.

Commissioner Amie Pico expressed surprise that the organization was able to operate without being

registered with the Oregon Secretary of State. Abel confirmed that no Oregon housing authority had

registered with the Secretary of State.

Commissioner Jim Smith suggested that Home Forward also take steps to protect variations of the

Home Forward Internet address.

RESOLUTION 11-06-10

Authorization to Approve the Hillsdale Terrace Grant Agreement

John Manson presented the resolution to the Board. Manson reminded the Board that details on the

redevelopment of Hillsdale Terrace would be presented in July. The grant agreement that was the

subject of the instant resolution, though, was required to be returned to HUD by July 18. The

authorization to sign the agreement is simply the next formal step to keep the process of receiving

HUD’s $18.5 million grant moving. Commissioner Gretchen Kafoury moved to adopt the resolution.

Commissioner Amie Pico seconded the motion.








ADJOURN

There being no further business, Treasurer David Widmark adjourned the meeting at 7:30 PM.

EXECUTIVE SESSION

Following adjournment, the Board of Commissioners of Home Forward did not meet in Executive

Session pursuant to ORS 192.660(2).


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Attached to the Official Minutes of Home Forward are all Resolutions adopted at this meeting,

together with copies of memoranda and material submitted to the Commissioners and considered

by them when adopting the foregoing resolutions. A taped recording of the proceedings is also

kept on file.

Celia M. Strauss

Recorder, on behalf of

Steven D. Rudman, Secretary

ADOPTED: JULY 19ADOPTED: JULY 19ADOPTED: JULY 19ADOPTED: JULY 19, 2011, 2011, 2011, 2011

Attest:Attest:Attest:Attest: Home Forward:Home Forward:Home Forward:Home Forward:

Steven D. Rudman, Secretary Lee E. Moore, Sr., Chair


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EXECUTIVE

DIRECTOR’S

REPORT


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MEMORANDUM

To: Board of Commissioners

From: Steve Rudman, Executive Director

Date: July 19, 2011

Subject: Executive Director’s Report

At our July meeting, we have updates on Short-term Rent Assistance and our Hillsdale Terrace HOPEV VI

redevelopment, along with several business items that will allow us to get the first stage of the

redevelopment underway.

Short-term Rent Assistance Now that the City of Portland and Multnomah County have approved budgets for their new fiscal years, I’ve

asked Jill Riddle and Ian Slingerland to report on the state of funding for the Short-term Rent Assistance

program. If you recall, the program got a major infusion of new funding with the American Recovery and

Reinvestment Act. As a result, the number of families assisted grew from 1,700 to 2,200 over the first year

of Recovery Act resources. This assistance was sorely needed during the recession and helped prevent

homelessness in our community from increasing more than it has over the last several years.

As the economic stimulus funds came to an end, we were very concerned that the additional support not be

just a temporary blip. We worked with our housing partners at the City and County to mitigate the loss, and

helped them promote the program and its outcomes with those responsible for making budget decisions.

As a measure of our belief in the program, we increased Home Forward’s annual contribution from $200,000

to $700,000 for the program year. I’m pleased to report that our partners also stepped to the plate. With

the additional funding the City and County provided, we have made up much of the loss of the stimulus

funding.

I want to take this opportunity to thank our partners for their contributions to the program and to thank all of

you for increasing Home Forward’s investment. This is the first time we have used fungilble Moving to Work

resources to support the STRA program, helping us meet the critically important MTW objective of increasing

the number of households we serve. And while it isn’t deep or long-term subsidy, the need is clearly there.

The program is in great demand and assists thousands of households each year avoid homelessness.

Jill and Ian will provide more detail on our partner’s support and what the program will be able to accomplish

as a result of our combined efforts to sustain historically high funding levels.


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Hillsdale Terrace: Off and Running

We’re gearing up for this major redevelopment on every front. Fair warning -- the entire board will be

involved in shaping policy and decision making over the next several years. In particular, I want to thank

Harriet Cormack, who is returning as co-chair of the Community Advisory Committee, and the Development

Committee, which will vet certain issues before they go to the full board, for the considerable time they will

devote to the redevelopment.

Staff is excited about making this our best HOPE VI redevelopment ever for residents, neighbors and the

larger surrounding community. We’re drawing on our considerable experience which has refined our

understanding of what works and what hasn’t worked as well. And we’re excited about the potential this

location provides: it’s a great area in which to raise kids and its proximity to downtown and Portland

Community College’s Sylvania campus will help our efforts to promote education and employment. We’re

working with Habitat for Humanity on seven homes that will provide opportunities for home ownership and

for the first time, developing an early childhood education center. These are just a few examples of a variety

of community benefits that we are committed to creating as a result of this effort.

At the board meeting, we have resolutions related to bond financing for the project, our disposition

application that will enable us to remove the existing housing, and engaging Michael Willis and Associates for

architectural and engineering services. On the last item, those of you on the board two years ago will recall

that we had a competitive procurement for these services for the application phase that extended to the

project if we were successful in our bid for a HOPE VI grant. Michael Willis won that bid with a strong

proposal built in part on the experience the firm gained at Humboldt Gardens, where they did an excellent

job for us.

The development team’s report in this packet will update you on a range of other activities underway. Of

note, we are issuing our request for proposals for a Construction Manager/General Contractor in the next

week and plan to bring the recommendation of our selection panel to the September board meeting. We

also will hold a first meeting of the Community Advisory Committee in July.

Upcoming Events

Each July, 95 boys and girls in Home Forward programs experience summer camp through Camp

Rosenbaum, now in its 41st year. Camp Rosenbaum blends traditional camp fun – horseback riding and

campfires are two favorites – with lessons in citizenship delivered by camp counselors who come from Home

Forward, police and fire bureaus, and the National Guard. I am planning on going to Visitor’s Day on

Wednesday, July 27 and would like to invite those of you who haven’t experienced camp to join me. I can’t

recommend the day highly enough.

We don’t have any meetings in August. Our next work session will be on Wednesday, September 7 and the

next board meeting will be on Tuesday, September 20. Until then, I hope you have a relaxing and enjoyable

summer now that it’s finally here.


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STAFF REPORTS


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MEMORANDUM


From: Jill Riddle, Rent Assistance Director

Ian Slingerland, Assistant Director,

Rent Assistance

Date: July 19, 2011

Subject: Funding for Short Term Rent Assistance

Program

This memo provides an update on the status of funding for the Short Term Rent Assistance (STRA) program

for the period of July 2011 through June 2012. The table below shows STRA funding by source.

2008200820082008----2009200920092009 2009200920092009----2010201020102010 2010201020102010----2011201120112011 2011201120112011----2012201220122012

Portland General Funds 458,670 0 250,000 500,000

Portland General Funds-

Schools Families Housing1 500,000 0 0 500,000

County General Funds 306,051 302,557 322,033 815,533

Low Income Rental Housing

Fund (via Multnomah

County) 123,060 44,000 45,584 46,000

Payments in Lieu of Taxes-

PILOT (Home Forward) 200,000 227,000 200,000 200,000

Emergency Food Shelter

Program (Home Forward) 425,861 632,367 473,157 103,436

Moving to Work Initiative

Funds-STRA (Home

Forward) 500,000

HOME (via Portland,

includes Gresham HOME) 318,989 320,000 329,397 326,171

Homelessness Prevention

and Rapid Re-Housing-

HPRP (via Portland) 1,625,000 1,525,000 94,000

HPRP- Schools and Housing

Stability Fund (via Portland) 475,000 475,000

Total 2,332,631 3,625,924 3,620,171 3,085,140

1 City of Portland originally funded Schools and Housing Stability Fund with a two year commitment of general funds, outside of their commitment to STRA. In the 2009-10 STRA year the program was funded with HPRP and integrated more fully into STRA.


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2008200820082008----2009200920092009 2009200920092009----2010201020102010 2222010010010010----2011201120112011 2011201120112011----2012201220122012

Moving to Work Initiative

Funds- Action For Prosperity

(Home Forward) 500,000

Total with Home Forward

funded Action for Prosperity 3,585,140

STRA Funding by Jurisdiction

2008200820082008----2020202009090909 2009200920092009----2020202010101010 2010201020102010----2020202011111111 2011201120112011----2020202012121212

Portland Commitment-

STRA 777,659 1,945,000 2,104,397 920,171

Portland Commitment-

school based 500,000 475,000 475,000 500,000

Total Portland Commitment 1,277,659 2,420,000 2,579,397 1,420,171

Home Forward/PILOT

Commitment 200,000 227,000 200,000 700,000

Multnomah County

Commitment2 429,111 346,557 367,617 861,533

In addition to the amounts included in the tables above, we are hopeful that we will be able to add additional

funds to STRA over the course of the STRA year:

• Implementation of the HEARTH Act will allow homelessness prevention and rapid rehousing activities

with Emergency Solutions Grant funding (formerly Emergency Shelter Grants). HUD is awarding

communities ESG in a two-part process this year, awarding “old” ESG first; this ESG award is

funding traditional shelter activities. Later in the year, at the point they issue guidance consistent

with the new Emergency Solutions Grant envisioned in the HEARTH Act, HUD will award the City of

Portland additional “new” ESG. We anticipate that much of this new ESG will be allocated through

STRA.

• Due to the current budget climate for federal non-military, discretionary spending, there is more

uncertainty this year with funding from the Emergency Food and Shelter Program (EFSP). We are

hopeful that we will be able to apply for additional EFSP funds for this STRA year, but we have not

included them in STRA allocation budgets at this point in time.

Notes on Funding for the Short Term Rent Assistance Program

Despite the loss of the majority of Recovery Act resources, the STRA program is close to maintaining the

scale that existed in the previous two years when those resources were available. This is due to significant

new commitments to short-term housing assistance by Home Forward, Multnomah County and the City of

Portland.

2 At the outset of STRA, Emergency Food and Shelter Program funds were controlled by the County and committed to STRA. Home Forward now applies directly for Emergency Food and Shelter Program funds on behalf of the STRA program.


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Through Home Forward’s adopted budget and Moving to Work plan, Home Forward has committed $1

million in funding for short term housing assistance administered through STRA for the STRA year of July

2011-June 2012. (This includes $500,000 for the core STRA program and $500,000 committed to Action

for Prosperity, the partnership between Home Forward, Multnomah County Department of Human Services,

Oregon Department of Human Services and Work Systems, Inc.) Home Forward made this commitment

early in the City and County’s budgeting processes, encouraging our partners to match our commitment to

STRA in order to maintain the scale that was made possible over the past two years by the presence of

funding from the American Recovery and Reinvestment Act. Our jurisdictional partners responded with

increased commitments of general funds to STRA.


21

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22

2

SUPPORTING RESIDENT SUCCESS After a series of meetings with residents and two comprehensive written surveys, three primary objectives were identified to meet the needs of residents:

Promote economic stability and family self-sufficiency through access to job training and career advancement.

Support youth to excel at all they do. This includes a focus on early childhood education.

Create a healthy, sustainable, and well-connected community, including a focus on health and food security with community gardens.

A key component for the new resident community will be a desire and commitment to return to a community focused on self-sufficiency. At the time a new lease is signed, each household member who is “working able” (i.e., adults not elderly or disabled) will be required to participate in Home Forward’s Opportunity Housing Initiative (OHI). With a goal to transition households out of subsidized housing in approximately five years, OHI participants receive extensive counseling and services in addition to the opportunity to set aside a portion of their rent towards an asset-building savings account that can be used for further education or a down payment on the purchase of their first home. COMMUNITY PARTNERSHIPS During the HOPE VI application process, over $4 million in commitments were obtained from over 30 social service providers. These represent strong partnerships with Neighborhood House, Multnomah County Human Services, Portland Parks and Recreation, YWCA, Oregon Department of Human Services, Big Brothers/Big Sisters, Portland Community College, and WorkSystems, Inc. SUSTAINABLE DEVELOPMENT & A NEW MIX OF USES The underlying zoning of the site now requires a minimum density of 109 units. With plans to cut and fill to help truly “terrace” the site, a new mix of uses is envisioned:

Sustainable, green building features such as bioswales and cisterns to manage surface water; an energy-efficient geo-thermal “heat exchange” heating and cooling system; and finishes to ensure clean indoor air quality

Community garden/urban farm spaces (including the potential for a large garden in partnership with the neighboring Hillsdale Community Church)

A community center for resident and neighborhood activities

Head Start classrooms including a focus on early childhood education

Defensible space for safe & secure housing (CPTED goals)

Open space, landscaping, and play areas

Internal circulation and connections off site including pedestrian, bike and trail improvements


23

3

PROJECT SOURCES AND USES (in millions)

Sources Limited Partner Equity (LIHTC Financing) $12.2 HOPE VI Grant 18.5 City of Portland 5.0 HAP Proceeds from Public Housing Preservation Initiative 6.9 HAP Proceeds - Non PHPI 0.1 HAP Recontributed Developer Fee 2.1 Energy + Sustainability Grants and Local Incentives 1.0 Habitat for Humanity Fundraising 1.5 Total Sources $47.3

Uses Land Acquisition * $1.1 Construction* (includes demo, sitework , FF&E & contingency) 29.6 Development Costs 0.9 General Fees 6.9 Construction Loan Costs/Fees 0.4 Tax Credit Fees 0.1 Interest 1.4 Community & Supportive Services 2.0 HOPE VI Administration 2.1 Relocation 0.6 Reserves / Contingency 2.2 Total Uses $47.3

* Includes Habitat for Humanity


24

Visions for the redevelopment of Hillsdale Terrace – November 2010


25


26

Contract # Contractor Contract Amount Description Department Execution Date Expiration Date

C0958 Decisions Decisions $4,800 Feedback for Executive Fiscal and

Management; Develop Strategy Programs and Planning

EXEC 5/2/2011 12/31/2011

C0954 Kristina Smock $15,000 Resident and Participant Research

ProjectEXEC 5/5/2011 12/31/2011

C0948 Worksystems, Inc. $50,000 Summer Works Youth Program RA 5/12/2011 10/31/2011

C0969 Morrison Hershfield Corporation $5,000 Consulting Services for Buillding

Envelope at Lexington Court ApartmentsDCR 5/16/2011 12/31/2011

C0947 Susan BrannonNTE $49,000

AnnuallyConsulting Services for Yardi and Other

Database ApplicationsDBS 5/18/2011 3/31/2012

C0988 Leisure Hour Junior Golf Program $10,000 Summer Youth Teaching Program at

Various SitesREO 5/24/2011 8/31/2011

C0992Portland Business Alliance in Partnership

with Portland Patrol, Inc. $58,000

Unarmed Security Services for the Bud Clark Commons and Surrounding Area

DBS 5/26/2011 6/30/2012

C0959 Brand Navigation $30,000 HAP Web Design, Implementation and

Print Management Support EXEC 5/31/2011 3/31/2012

C0957 Loaves & Fishes $5,000 Providing Space for Catered Meals for

Approved Applicants of Bud Clark Commons Awaiting Move-In

REO 5/31/2011 9/30/2011

C0956 Two Girls Catering $5,000 Provide Utensils and Meals for Approved

Applicants of Bud Clark Commons Awaiting Move-In

REO 5/31/2011 9/30/2011

C0936 Seasholtz Consulting $25,000 Consulting Services for Rent Reform

ImplementationFinance & Accounting

6/9/2011 3/31/2012

C0990 RDH Building Sciences, Inc.NTE $90,000

annuallyOn-Call Building Envelope Services;

IRFP 05/11-131DCR 6/9/2011 5/31/2012

C0989 Morrison Hershfield CorporationNTE $90,000

annuallyOn-Call Building Envelope Services;

IRFP 05/11-131DCR 6/20/2011 5/31/2012

C0991Portland State University Institute on

Aging$12,679

Aging in Place Strategic Planning Consultant

DCR 6/20/2011 9/30/2011

C0998 Nan McKay & Associates $10,000 Self Sufficiency Strategic Planning

Consultant IRFPREO 6/22/2011 12/31/2011

C0997 emerge nw; Amy Parkhurst $21,510 Self Sufficiency Strategic Planning

Consultant IRFPREO 6/23/2011 12/31/2011

C1003 KPFF Consulting Engineers $2,100 Storm Water Operation and

Maintenance Training at Humboldt Gardens

REO 6/27/2011 6/20/2016

C0966 Compaction & Recycling, Inc. $46,850 Provide and Install Compactors for

Hollywood East and Shrunk Riverview Tower; IRFP 03/11-126

DCR 5/17/2011 12/31/2011

C0972 Pavilion Construction $4,147 Upgrade Cabinets, Tile, Bath Sinks at

Peaceful VillaREO 5/17/2011 8/30/2011

C0993 Sun Glow, Inc. $13,893 Replace HVAC Unit at Clark Center DCR 6/15/2011 11/1/2011

C0994 United Fence Contractors, Inc. $3,738 Fencing at Shrunk Riverview Tower

ApartmentsDCR 6/21/2011 9/16/2011

C1001 Vertex Mechanical $58,396 Tamarack Ventilation Improvements;

RFB 04/11-129DCR 6/23/2011 12/31/2011

C1002 TC Restoration $22,500 Paint Exterior of Interstate Crossing DCR 6/27/2011 9/28/2011

Procurement & Contracts Department MONTHLY CONTRACT REPORT Contracts Approved 5-1-11 - 6-30-11

PROFESSIONAL SERVICES

CONSTRUCTION SERVICES

7/5/11 Page 1 of 3 Procurement and Contracts Department


27


C0952 Anderson & Ayres Carpet & Upholstery $1,800 Clean Carpets in Common Areas at

Hollywood EastREO 5/3/2011 5/18/2011

C0968 Regional Arts and Culture Council $3,500 Tree Repair at McCoy Park DCR 5/4/2011 12/31/2011

C1005 Canon Business Solutions $1,428 annuallyCanon ir3225 Copier/Printer

Scanner/Fax for Hillsdale Terrace Relocation Trailer Office

DCR 6/21/2011 7/1/2015

C0995 Coin Meter Company n/aLaundry Services at Bud Clark

Commons IRFP 11/10-115DCR 6/7/2011 2/21/2018

C0970 Portland Development Commission n/aMonitoring of Federal Labor Standards

for Block 49 - Veterans' Housing Project Construction

DBS 5/4/2011 12/31/2011

C0378a-15 Walsh Construction Company $38,461 HVAC, Plumbing and Solar Work Items for Bud Clark Commons Day Use Area

DCR 5/1/2011 9/1/2011

C0378h21 Walsh Construction Company $51,219 HVAC, Plumbing and Solar Work Items

for Bud Clark Commons HousingDCR 5/1/2011 9/1/2011

C03078s-9 Walsh Construction Company $5,201 HVAC, Plumbing and Solar Work Items

for Bud Clark Commons ShelterDCR 5/1/2011 9/1/2011

C0345-4 Merak Surveying $6,260 Alta Survey and Resetting of Plat

Corners to Scope Plus Reimbursables for Bud Clark Commons

DCR 5/22/2011 12/31/2011

C0852-1 Walsh Construction Company

Adds HOME Contract Provisions for Construction Contract and Subcontracts

for Ainsworth Court Apartment Renovation

DCR 5/25/2011 10/31/2011

C0859-1 North Pacific Construction $34,506 Additional Work Items at Eliot Square

Modernization ProjectDCR 5/26/2011 11/30/2011

C0529-1 Northwest Pilot ProjectExtends Contract Expiration Date for

Administering of Agency-Based Assistance

RA 5/31/2011 11/30/2011

C0893-1 Pathways To Success $2,500 Adds Additional Amount to Support the Family and Youth Outreach Program at

Hillsdale TerraceEXEC 5/31/2011 6/30/2011

t0380-1 Multnomah Tree ExpertsExtends Contract Expiration Date for On-

Call Arborist ServicesDCR 6/1/2011 7/1/2012

C0892-1 Free Arts NW $2,500 Adds Additional Amount to Support the

Saturday Art Academy at Hillsdale Terrace

EXEC 6/3/2011 6/30/2011

C0459-1 G. L. Ford ConsultingExtends Contract Expiration Date for

Staff Development and Training ServicesDBS 6/10/2011 1/31/2012

C0381-2 Delaris LLC Technology Consulting $15,000

Extends Contract Expiration Date for Support of Computer Labs at New Columbia, Fairview and Humboldt

Gardens

DBS 6/16/2011 6/30/2012

t0690-1 Andrews ArchitectsExtends Contract Expiration Date for On-

Call Architectural ServicesDCR 6/17/2011 6/25/2012

C0852-2 Walsh Construction Company $51,434 Adds Laminate Shower Enclosures for

Renovation of Ainsworth Court Apartments

DCR 6/21/2011 10/31/2011

t0694-1 Iselin ArchitectsExtends Contract Expiration Date for On-

Call Architectural ServicesDCR 6/23/2011 6/15/2012

t0368-1 Kantor Taylor Nelson & Evatt PCExtends Contract Expiration Date for On-

Call Legal ServicesDCR 6/29/2011 6/28/2013

MAINTENANCE SERVICE, EQUIPMENT AND SUPPLIES

AMENDMENTS TO EXISTING CONTRACTS

MEMORANDUM OF UNDERSTANDING (MOU)

REVENUE AGREEMENT



28


t0367-1 Foster Pepper PLLCExtends Contract Expiration Date for On-

Call Legal ServicesDCR 6/30/2011 6/30/2012



29

Relocation

Project 0 1 2 3 4 S8 PH Private Purch. Other TotalRelocation to Date 0 4 11 134 11 80 53 15 4 8 160Relocation Remaining 0 0 0 2 0 2TOTAL RELOCATION 0 4 11 136 11 162

SalesTotal Total Gross Net Internal Net to

Project 0 1 2 3 4 Units Properties Proceeds Proceeds Costs HAPActual Sales to Date 4 11 118 10 143 131 26,724,016$ 25,437,745$ 1,249,801$ 24,187,944$ Projected Sales on Remaining Portfolio(9) 18 1 19 19 2,906,160$ 2,700,938$ (68,597.10) 2,769,535$ Subtotal for PHPI Initiative 0 4 11 136 11 162 150 29,630,176$ 28,138,683$ 1,181,204$ 26,957,479$

Homes Remaining in HAP's Portfolio(5) (8) (8) (8) (1,205,000)$ (1,123,060)$ -$ (1,123,060)$ TOTAL SALES - PROJECTED 0 4 11 128 11 154 142 28,425,176$ 27,015,623$ 1,181,204$ 25,834,419$

1:1 Replacement# of New Total Total Total $ / New Total

Project 0 1 2 3 4 PH Units Units Proj. Cost $/Unit PH Unit InvestmentsCurrentThe Jeffrey 20 20 80 16,600,000$ 207,500.00 - -

Martha Washington(6) 25 25 108 18,043,118$ 167,065.91 52,337$ 1,308,427$

Bud Clark Commons(8) 30 30 130 46,951,074$ 361,162.11 40,583$ 1,217,500$ Rockwood Station 25 25 195 271,514$ 1,392.38 N/A 107,920$

Madrona Place Apts(7) 3 20 22 45 45 4,566,487$ 101,477.49 101,477$ 4,566,487$ SUB-TOTAL: 75 3 45 22 0 145 558 86,432,193$ 154,896$ 49,657$ 7,200,334$

Yet to Replace 9

Potential

Hillsdale Terrace(3) 13 129 47,300,000$ 366,666.67 776,923$ 10,100,000$ Lifeworks Northwest 3 13 13 29 29 tbd 17,241$ 500,000$ SUB-TOTAL: 0 3 13 13 0 42 158 47,300,000$ 366,667$ 252,381$ 10,600,000$

Avg. Invest.per PH unit

TOTAL REPLACEMENT: 75 6 58 35 0 187 716 133,732,193$ 521,563$ 95,189$ 17,800,334$

Capital Improvements# of Total Moving to HAP

Project PH Units Proj. Cost Work Initiative PHPI ProceedsMisc Upgrades tbd 452,200$ - Sweet 16 296 12,075,341$ 803,000$ Demar Downs ADA - Sweet 16 addtnl scope N/A 187,200$ 46,800$ Hollywood East 288 1,700,000$ 484,300$ Tower Trio (Gallagher, Medallion, Williams) 281 35,280,892$ 3,000,000$ Eliot Square - part of the Fam4 30 1,461,750$ 500,000$ 951,000$ Fam4 (Carlton, Eastwood, Lexington) 75 3,935,615$ 1,575,000$

TOTAL CAPITAL IMPROVEMENTS: 970 55,092,998$ 500,000$ 6,860,100$

Unit Size

Unit Size

PHPI: Activity and Investment Summary as of May 31, 2011

Unit Size Means of relocation


30

ARRA Administration# of Total HAP

Positions Positions Proj. Cost Proceeds

TOTAL ARRA ADMINISTRATION: 10 659,891$ 137,382$

NET PROCEEDS AVAILABLE 1,036,603$

(1) Net Proceeds are Gross Proceeds net of sales commissions, concessions, title and escrow fees and any other costs paid from escrow. Net Proceeds do not include internal selling costs ($1,249,801 through May 2011).

(2) Included are four units sold through the American Dream Homeownership program.

(3) 68 total PH units; replaces existing 60 units, 13 are new. PHPI encompasses 1:1 replacement as well as capital improvements.

(4) The Property Count now includes 2 of the four units sold through the American Dream Homeownership program. The property sales occurred prior to the sales team initiative and were included in the unit count, but not the property count on prior reports.

(5) HAP has committed to retaining 7 properties for future project relocation, which is included in the projected sales at $1,015,000. Additionally, a property with a longtime tenant included at a projected sales amount of $190,000 will remain in HAP's portfolio. Therefore, approximately $1,205,000 of the projected gross proceeds is not available to HAP for future projects.

(6) HAP has submitted an RHF Plan to HUD requesting that RHF Funding in excess of our New Columbia Debt Service be used for the Martha Washington project. HUD's approval of this plan would enable HAP to replenish PHPI funding in the amount of $581,121.75. The actual PHPI funds for this project was $1,308,427.25 rather than $1,902,000.

(7) Formerly known as Jeanne Anne Apts

(8) Formerly known as Resource Access Center

(9) Projected Internal Costs are offset by Asset Repositioning Fee Revenue


31

DASHBOARD

REPORT


32

Housing Authority of Portland - Dashboard Report For June of 2011

Property Performance Measures

1 40 40 0 1 0 15 15 10 0 0 40Occupancy

Number of Physical Rentable Vacant OccupancyProperties Units Units Units Percentage Studio/SRO 1 Bdrm 2 Bdrm 3 Bdrm 4 Bdrm 5+ Bdrm Total

Public Housing 44 2,053 1,986 74 96.3% 512 843 352 335 11 0 2,053Public Housing Mixed Financed Owned * 2 65 65 0 100.0% 0 15 40 10 0 0 65Public Housing Mixed Finance Tax Credit * 5 426 425 30 92.9% 130 93 89 62 45 7 426

Total Public Housing 51 2,544 2,476 104 95.8% 642 951 481 407 56 7 2,544Affordable Owned with PBA subsidy 6 496 496 9 98.2% 72 229 104 91 0 0 496Affordable Owned without PBA subsidy 11 1164 1,164 35 97.0% 312 311 396 131 14 0 1,164

Total Affordable Owned Housing 17 1,660 1,660 44 97.3% 384 540 500 222 14 0 1,660Tax Credit Partnerships 19 2,156 2,156 163 92.4% 721 587 456 230 145 17 2,156

Total Affordable Housing 36 3,816 3,816 207 94.6% 1,105 1,127 956 452 159 17 3,816Eliminate Duplicated PH Properties/Units -7 -491 -490 -30 -130 -108 -129 -72 -45 -7 -491

Combined Total PH and AH 80 5,869 5,802 281 95.2% 1,617 1,970 1,308 787 170 17 5,869Special Needs (Master Leased) 36 422 422

Total with Special Needs 116 6,291 6,224* property/unit counts also included in Affordable Housing Count

Financial 03/31/11Nine months ending 12/31/2010

Properties Units Properties UnitsPublic Housing $257.84 $343.81 $601.65 $520.19 $93.88 -$12.42 17 1,140 27 913Affordable Owned $593.67 $213.21 $806.88 $487.07 $9.43 $310.38 16 1,592 1 68 9 4 4

Tax Credit Partnerships $501.85 $53.73 $555.58 $329.47 $9.85 $216.26 18 2,048 1 108 10 7 2

Public Housing Demographics

# of % of Average Average Unit Adults no Family with Elderly DisabledPublic Housing Residents Households Households Family Size Size Children Children Not Elderly

0 to 10% MFI 491 20.9% 2.2 1.8 10.6% 10.3% 0.7% 6.1% 6.3% 9.8% 0.8% 0.2% 0.4% 3.4%11 to 20% 1,045 44.5% 1.7 1.4 34.5% 10.0% 11.8% 23.4% 10.5% 26.7% 1.6% 1.8% 0.2% 3.6%21 to 30% 511 21.8% 1.7 1.5 16.2% 5.5% 6.9% 10.2% 4.2% 14.3% 0.6% 0.7% 0.3% 1.7%31 to 50% 238 10.1% 2.3 1.8 5.5% 4.7% 2.6% 3.1% 2.6% 4.9% 0.3% 0.5% 0.1% 1.7%51 to 80% 56 2.4% 2.4 2.0 1.1% 1.2% 0.3% 0.3% 0.8% 0.8% 0.1% 0.1% 0.0% 0.7%Over 80% 7 0.3% 3.0 1.9 0.2% 0.1% 0.0% 0.1% 0.2% 0.1% 0.0% 0.0% 0.0% 0.0%All 2,348 100.0% 1.9 1.6 68.1% 31.9% 22.3% 43.2% 24.5% 56.6% 3.5% 3.2% 1.1% 11.1%

Waiting List Not Reported0 to 10% MFI 3,131 51.4% 2.1 1.6 1.0% 15.1% 20.1% 21.6% 2.6% 1.4% 0.8% 3.5% 1.5%11 to 20% 1,732 28.4% 2.3 1.6 1.3% 11.4% 10.2% 13.0% 1.2% 1.1% 0.4% 1.8% 0.7%21 to 30% 777 12.7% 2.5 1.7 0.8% 3.9% 4.0% 6.1% 0.3% 1.0% 0.1% 1.0% 0.2%31 to 50% 397 6.5% 2.5 1.8 0.6% 1.4% 2.5% 2.5% 0.3% 0.4% 0.1% 0.6% 0.2%51 to 80% 55 0.9% 2.1 1.7 0.1% 0.2% 0.4% 0.4% 0.1% 0.1% 0.0% 0.1% 0.0%Over 80% 3 0.0% 1.7 1.3 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%All 6,095 100.0% 2.3 1.6 3.9% 32.0% 37.1% 43.5% 4.4% 4.0% 1.5% 7.0% 2.6%

* Race and enthnicity are not required fields on the Waitlist Application in YardiOther Activity

#'s,days,hrsPublic Housing

Names pulled from Wait List 123Denials 4New rentals 57Vacates 24Evictions 2# of work orders received 1,729# of work orders completed 962Average days to respond 9.4# of work orders emergency 11Average response hrs (emergency) 3

# of Properties DCR Not Applicable

# of Properties not meeting DCR

Asian

Race % (head of household)

Unit Mix

NOI# of Properties/units Positive Net Operating Income (NOI)

Black African American

WhiteNative

AmericanHispanic/ Latino

Hawaiian/ Pacific Islnd

Per Unit Per Month# of

Properties meeting Debt

Coverage

TotalRevenue

# of Properties/units Negative Net Operating Income (NOI)

HAP Management Fees (HMF)

% Family Type (head of household)

Fiscal YTD ending 12/31/2010

Operating Expensew/o HMF

SubsidyRevenue

PropertyRevenue

Households

1


33


Rent Assistance Performance Measures

Utilization and Activity

Average HUD Subsidy Remaining Waiting List Voucher Average HUD SubsidyVouchers Vouchers Utilization Voucher Over(Under) Waiting List Names New Vouchers Vouchers Inspections Utilization Voucher Over(Under) New Vouchers VouchersAvailable Paid Percentage Cost Utilized Size Pulled Leased Terminated Completed Percentage Cost Utilized Leased Terminated

Tenant Based Vouchers 6,688 6,634 99% $577 -$243,871 1,452 0 5 33 606 99% $591 -$460,929 74 225Project Based Vouchers 1,206 1,179 98% $541 -$114,573 11 13 82 97% $524 -$346,519 127 85SRO/Mod Vouchers 512 489 96% $406 10 13 96 94% $412 $72,945 78 68

All Vouchers 8,406 8,302 99% $562 -$358,443 26 59 784 98% $571 -$734,503 279 378

Demographics

# of % of Average Average Unit Adults no Family with Elderly DisabledTenant Based Voucher Participants Households Households Family Size Size Children Children Not Elderly

0 to 10% MFI 569 9.1% 1.7 1.8 6.5% 2.6% 0.2% 0.5% 4.1% 4.1% 0.2% 0.2% 0.1% 0.4%11 to 20% 2,040 32.7% 1.8 1.9 21.5% 11.1% 7.5% 12.8% 11.2% 16.4% 1.2% 2.1% 0.2% 1.5%21 to 30% 2,089 33.5% 2.4 2.2 17.6% 15.8% 7.3% 12.0% 11.4% 17.4% 0.7% 1.9% 0.2% 1.8%31 to 50% 1,319 21.1% 3.2 2.6 6.4% 14.7% 3.2% 4.9% 8.2% 9.9% 0.5% 1.3% 0.1% 1.2%51 to 80% 204 3.3% 3.9 3.0 0.7% 2.6% 0.2% 0.5% 1.5% 1.4% 0.0% 0.2% 0.0% 0.2%Over 80% 21 0.3% 4.2 3.0 0.1% 0.3% 0.0% 0.1% 0.1% 0.2% 0.0% 0.1% 0.0% 0.0%All 6,242 100.0% 2.3 2.1 52.8% 47.2% 18.5% 30.7% 36.6% 49.4% 2.7% 5.8% 0.5% 5.0%

Waiting List Not Reported0 to 10% MFI 526 36.2% 2.2 1.2% 10.0% 16.9% 12.8% 1.8% 1.4% 0.4% 1.3% 1.7%11 to 20% 405 27.9% 2.0 3.2% 13.1% 9.4% 14.3% 1.1% 1.6% 0.3% 0.6% 0.6%21 to 30% 266 18.3% 2.4 3.4% 5.0% 4.9% 10.4% 0.4% 1.1% 0.1% 0.8% 0.6%31 to 50% 247 17.0% 2.5 1.9% 3.6% 6.8% 7.8% 0.6% 0.9% 0.1% 0.5% 0.4%51 to 80% 8 0.6% 2.3 0.1% 0.1% 0.1% 0.4% 0.0% 0.0% 0.0% 0.0% 0.0%Over 80%All 1,452 100.0% 2.2 9.8% 31.7% 38.1% 45.7% 3.9% 4.9% 0.9% 3.1% 3.3%

Short Term Rent Assistance

Shelter Plus Care 550 $301,634 $544Short Term Rent Assistance 402 $218,288 $557

Resident Services

Resident ProgramsHouseholds

Served/Participants

Congregate Housing Services Public Housing 69 $58,073 $842* as of previous month

Resident Services Coordination Public Housing 45 6 260 1357 11 36 104 2091

Community Supportive Services Public Housing 86 59 2Section 8 29 8 0

GOALS Program Public Housing 67 $117,596 0 0 $0 0 $5,821 $227Section 8 202 $518,563 0 4 $42,267 0 $11,574 $806

Crisis Intervention

Support System

Enhanced# Events

Terminations or Exits

Escrow $ Disbursed

Escrow $ Forfeited

Hawaiian/ Hispanic

Current Month Activity

Avg Annual Earned Income Increase Over

Last Year

# Event Attendees

% Family Type (head of household)

Calendar Year To Date

Black White Native Asian

Race % (head of household)

Current Month Status

Households

# of Households Participating

$ Amount of Assistance Provided

# HH Stabilized

Average Cost per Household

# of Graduates

# HH Transitioned

Health and Safety Stabilized

Unduplicated Number Served

NewEnrollees

# of Participants

Escrow $ Held

# HH Enrolled

Average Funds per Participant

Housing Program Served

# In GOALS# in Self

Sufficiency

Monthly Funding Amount

2


34


Agency Financial Summary

Nine months ending 12/31/2010

Subsidy Revenue $6,941,461 $59,620,942 $54,182,246 $5,438,696Grant Revenue $876,554 $7,763,951 $7,310,860 $453,091Property Related Income $1,181,076 $10,804,460 $9,420,944 $1,383,516Development Fee Revenue $246,474 $3,149,865 $1,020,509 $2,129,356Other Revenue $307,186 $2,465,867 $2,151,045 $314,821

Total Revenue $9,552,752 $83,811,859 $74,085,603 $9,726,256

Housing Assistance Payments $5,464,254 $47,359,019 $45,053,798 $2,305,221Operating Expense $3,357,963 $28,605,067 $27,600,578 $1,004,489Depreciation $513,950 $4,538,158 $3,808,566 $729,593

Total Expense $9,336,167 $80,502,244 $76,462,942 $4,039,302Operating Income $216,585 $3,309,615 -$2,377,339 $5,686,954

Other Income(Expense) $507,344 $712,970 $4,126,252 ($3,413,282)Capital Contributions $2,557,137 $12,468,512 $16,670,218 ($4,201,706)

Increase(Decrease) Net Assets $3,281,066 $16,491,096 $18,419,131 ($1,928,034)Total Assets $352,983,234 $352,983,234 $346,412,391 $6,570,843Liquidity Reserves $19,860,543 $31,389,406 $25,907,775 $5,481,631

Development/Community Revitalization

New Development / Revitalization Construction Construction Current Total Cost PerUnits Start End Phase Cost Unit

Bud Clark Commons * 130 Nov-09 May-11 Construction $46,951,074 $361,162Hillsdale Terrace 129 tbd tbd Pre Development $47,300,000 $366,667Madrona Place ** 45 Oct-10 Aug-11 Construction $4,566,487 $101,477Lifeworks Northwest tbd tbd tbd Concept tbd tbd

Capital ImprovementAinsworth 88 Jul-11 Nov-11 Preconstruction $1,980,000 $22,500Tower Trio (GMW) 281 tbd tbd Concept $35,280,892 $125,555Hollywood East 288 Jun-10 Nov-10 Post Construction $1,700,000 $5,903FAM4 105 Apr-11 Nov-11 Construction $5,397,365 $51,403Misc Upgrades tbd tbd tbd tbd $452,200

Legend* Formerly known as Resource Access Center** Formerly known as Jeanne Anne

Increase (Decrease)

MonthFiscal Year to

DatePrior YTD

3


35

RESOLUTIONS


36

MEMORANDUM


From: Steve Abel, General Counsel

Date: July 19, 2011

Subject: Authorizes Amendments to the Housing

Authority of Portland’s Bylaws to Reflect

the New Name Home Forward

Resolution 11-07-01

Background

In order to implement the name change, approved unanimously at the May 17, 2011 Board meeting, the

Bylaws of the Authority require amendment. Notice of the proposed amendment, as required by the Bylaws,

was delivered more than seven days prior to the meeting set for July 19, 2011. The attached resolution

simply amends the Housing Authority of Portland name to Home Forward.


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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----07070707----01010101

AUTHORIZES AMENDMENT TO THE BYLAWS OF THE HOUSING AUTHORITY OF POAUTHORIZES AMENDMENT TO THE BYLAWS OF THE HOUSING AUTHORITY OF POAUTHORIZES AMENDMENT TO THE BYLAWS OF THE HOUSING AUTHORITY OF POAUTHORIZES AMENDMENT TO THE BYLAWS OF THE HOUSING AUTHORITY OF PORTLAND TO RTLAND TO RTLAND TO RTLAND TO

REFLECT ITS NEW NAME: REFLECT ITS NEW NAME: REFLECT ITS NEW NAME: REFLECT ITS NEW NAME: HHHHOME FORWARDOME FORWARDOME FORWARDOME FORWARD

WHEREASWHEREASWHEREASWHEREAS, at its May 17, 2011 meeting the Board of Commissioners (the “Commissioners”) of the Housing

Authority of Portland (the “Authority”) approved a resolution changing the name of the Authority to Home

Forward;

WHEREASWHEREASWHEREASWHEREAS, in order to implement the name change, the Commissioners have determined it to be in the best

interest of the Authority to authorize an amendment to the Authority’s 2003 Restated Bylaws (the “Bylaws”)

as set forth below;

WHEREASWHEREASWHEREASWHEREAS, Article VIII of the Bylaws authorizes the Commissioners to amend the Bylaws with the approval

of at least a majority of the Commissioners;

RESOLVEDRESOLVEDRESOLVEDRESOLVED: Section 1 of the Bylaws is amended and replaced in its entirety as follows:

“Section 1. Name of Authority. The name of the Authority shall be ‘Home Forward’ and the Authority may

also, interchangeably, use the names ‘Housing Authority of Portland’, ‘HAP’ or ‘Home Forward’.”

NOW, THEREFORE BE IT NOW, THEREFORE BE IT NOW, THEREFORE BE IT NOW, THEREFORE BE IT RESOLVEDRESOLVEDRESOLVEDRESOLVED: the officers of the Authority are authorized to take any and all action

the officers deem necessary or advisable to effect the name change.

ADOPTED: ADOPTED: ADOPTED: ADOPTED: JULY 19JULY 19JULY 19JULY 19, 2011, 2011, 2011, 2011




38

MEMORANDUM


From: Michael Andrews, Director,

Development and Community

Revitalization

John Manson, Assistant Director, Construction

Services

Date: July 19, 2011

Subject: Authorizes a Contract Amendment at

Ainsworth Court Renovation Project,

Resolution 11-07-02

The Board of Commissioners is requested to authorize an amendment to the Walsh Construction contract

for the addition of roofing improvements at Ainsworth Court.

Background

Ainsworth Court is an 88-unit multi-family property comprised of 22 buildings, located in the Arbor Lodge

neighborhood of North Portland. In 2008, Home Forward commissioned a third-party property assessment

that identified capital needs and deferred maintenance. A scope of work was developed from the property

assessment, the work was publicly bid, and Walsh Construction Company submitted the lowest responsive

bid. In February of 2011, The Board of Commissioners authorized a contract with Walsh Construction

Company in the amount of $962,809 for capital improvements at Ainsworth Court (Resolution 11-02-05).

The Walsh Construction contract includes the most urgent items identified in the property assessment

consisting of replacement of a central hot water system and distribution piping with new water piping and

individual water meters, building foundation and porch repairs, fire-life safety improvements to add ground

fault outlets at kitchens and bathrooms, sidewalk and parking lot repairs, exterior door replacements and

other miscellaneous upgrades. Roof replacement and other items identified in the 2008 needs assessment

were placed on a replacement reserve schedule to be funded from project operations as funds became

available.

Based on favorable bids received in February and work completed to date, Home Forward staff estimate

$200,000 in project resources is available for additional Ainsworth Court upgrades, with re-roofing identified

as the highest priority. Fourteen of the existing roofs are 26 years old. Roofing cost is estimated at $14,000

per building.


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In July of 2011, Walsh Construction Company will solicit roofing bids for a unit price per building.

Competitive bidding will be conducted in accordance with Home Forward Public Contracting Rules with

target business outreach efforts to reach MWESB firms.

Budget Implications and Financial Impact on Home Forward

The project budget of $2,015,381 is 100% grant funded (sources and uses budget attached). Roofing

improvements will be authorized on a per building basis, with buildings added as contingency funds become

available. Roofing work will be performed concurrent with the base contract that will allow savings in general

conditions work, as the contractor’s management staff is already on site.

Risks and Opportunities

Re-roofing the buildings with available grant funds will allow this work to be removed from the near term

replacement reserve schedule and free up reserves for other needs.

Conclusion/Recommendation

Staff recommends approval of resolution 11-07-02.


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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----07070707----02 AUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTE AN AMENDMENT 02 AUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTE AN AMENDMENT 02 AUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTE AN AMENDMENT 02 AUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTE AN AMENDMENT

TO THE AINSWORTH COURT CAPITAL IMPROVEMENT CONTRACT TO ADD ROOF REPLACEMENTTO THE AINSWORTH COURT CAPITAL IMPROVEMENT CONTRACT TO ADD ROOF REPLACEMENTTO THE AINSWORTH COURT CAPITAL IMPROVEMENT CONTRACT TO ADD ROOF REPLACEMENTTO THE AINSWORTH COURT CAPITAL IMPROVEMENT CONTRACT TO ADD ROOF REPLACEMENT

WHEREASWHEREASWHEREASWHEREAS,,,, Home Forward owns and operates Ainsworth Court Apartments, an 88 unit affordable housing

property; and

WHEREASWHEREASWHEREASWHEREAS,,,, Walsh Construction Company submitted the lowest responsible bid for Ainsworth Court capital

improvements in February 2011, and it was selected as general contractor for that project; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, project funds are available for additional improvements at Ainsworth Court and Home Forward

staff have identified re-roofing as highest priority capital improvement; and

WHEREAS,WHEREAS,WHEREAS,WHEREAS, Walsh Construction Company will conduct outreach to target business firms and it will solicit

competitive roofing bids in accordance with Home Forward’s Public Contracting Rules, and

WHEREASWHEREASWHEREASWHEREAS,,,, approval by the Board of Commissioners of Home Forward is required prior to the execution of

construction contracts exceeding $100,000, and

NOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVED:::: that the Board of Commissioners of Home Forward hereby

authorizes the Executive Director to execute an amendment to the Walsh Construction Company contract to

perform roof replacement in an amount not to exceed $200,000.

ADOPTED: JULY 19, 2ADOPTED: JULY 19, 2ADOPTED: JULY 19, 2ADOPTED: JULY 19, 2011011011011




41

Ainsworth Systems Upgrade Budget

SourcesPDC TIF Grant 1,400,000 OHCS GHAP Grant 500,000 Multnomah County Weatherization 92,000 Portland Water Bureau Toilets 17,081 Energy Trust of Oregon 6,300 Total Sources 2,015,381

UsesWalsh Construction Contract

On-site Work 114,426Landscaping 22,400Hazardous Materials Abatement 49,140Hot Water Heater System 436,875Residential Building 37,889Exteriors/Foundations/Basements 200,109Performance Bond 6,645General Conditions 66,013Contractor Overhead 29,312

Subtotal Walsh Construction Contract 962,809Change order #1 51,434 Proposed Change Order #2- Roofs (NTE) 200,000

1,214,243

Add-back: Shower surrounds, etc 47,255Contingency 148,566Subtotal Additional Work and Contingency 195,821

Mult County funded insulation/vents 92,000Toilet replacements 17,081ETO funded water svgs devices/lite bulbs 6,300Plumbing mock-up 2 units 9,500Concrete cutting for foundation tests 1,264Other: Advertising/Const. Bids 3,500Subtotal Misc Construction Work 129,645Subtotal Construction Costs 1,539,709

Development Soft CostsBuilding Permits/Fees 20,000 Market Study 2,000 Environmental Report (incl in Needs Assess.) 17,310 Pest/Dry Rot 1,675 Survey 10,000 Other: Capital Needs Assessment 30,106 Architectural 82,080 Engineering 44,800 Special Inspections/Testing 3,632 Developer Fee 195,000 Other: OHCS app & doc fees 2,500 Lender Title Insurance/Recording 4,850 Development 12,446 Tenant Relocation 49,272

Subtotal Development Soft Costs 475,671

Total Uses 2,015,380Home Forward Board of Commissioners Packet July 2011

42

MEMORANDUM


From: Todd Salvo, Chief Financial Officer

Date: July 19, 2011

Subject: Authorizes Appointment of Directors to

the Board of Evergreen Housing, Inc.

Resolution 11-07-03

Background

Evergreen Housing, Inc. is a 501(c)3 nonprofit entity established as a supporting organization to Home

Forward. Evergreen serves the purpose of accepting donations from foundations and individuals that

support Home Forward’s efforts in the development and services functions, as well as acting as the initial

and temporary limited partner in tax credit partnerships until a permanent limited partner/funder assumes

that capacity. Evergreen’s amended and restated bylaws require the board of directors to be appointed by

Home Forward’s board. The bylaws require no fewer than three or more than seven directors will hold such

office and at least one director shall be a member of the board of the Home Forward. The Evergreen board

currently consists of five directors whose terms expire on August 12, 2011.

This resolution recommends the re-appointment of the five current directors whose terms expire on August

12, 2011, former Home Forward board chair Howard Shapiro, former Home Forward board chair Kandis

Brewer-Nunn, former Home Forward board chair Jeff Bachrach, current Home Forward board chair Lee

Moore and Home Forward vice chair Harriet Cormack.

Each of these appointments would be for two years ending August 12, 2013.

Recommendation

Staff recommends approval of Resolution 11-07-03.


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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----07070707----03 03 03 03 AUTHORIZES THE APPOIAUTHORIZES THE APPOIAUTHORIZES THE APPOIAUTHORIZES THE APPOINTMENT OF THE DIRECTNTMENT OF THE DIRECTNTMENT OF THE DIRECTNTMENT OF THE DIRECTORS TO EVERGREEN ORS TO EVERGREEN ORS TO EVERGREEN ORS TO EVERGREEN

HOUSING, INC. FOR TWHOUSING, INC. FOR TWHOUSING, INC. FOR TWHOUSING, INC. FOR TWO YEAR TERMS ENDING O YEAR TERMS ENDING O YEAR TERMS ENDING O YEAR TERMS ENDING AUGUST 12, 2013AUGUST 12, 2013AUGUST 12, 2013AUGUST 12, 2013

WHEREASWHEREASWHEREASWHEREAS, Evergreen Housing Inc. performs the function of a supporting organization of Home Forward;

WHEREASWHEREASWHEREASWHEREAS, the amended and restated bylaws of Evergreen Housing, Inc. require that Home Forward board

appoint Evergreen’s board members with such appointments being for two year terms;

WHEREASWHEREASWHEREASWHEREAS, Howard Shapiro, Kandis Brewer-Nunn, and Jeff Bachrach are former Home Forward board

chairs, and Lee Moore and Harriet Cormack are current Home Forward board members, the Evergreen

bylaws requiring at least one Home Forward board member appointed to Evergreen’s board is satisfied.

NOW, THEREFORE, BE INOW, THEREFORE, BE INOW, THEREFORE, BE INOW, THEREFORE, BE IT RESOLVEDT RESOLVEDT RESOLVEDT RESOLVED: : : : that the Board of Commissioners of Home Forward approves the

appointment of Howard Shapiro, Kandis Brewer-Nunn, Jeff Bachrach, Lee Moore and Harriet Cormack to

the board of Evergreen Housing, Inc. for two year terms beginning August 13, 2011 and ending August 12,

2013.





44

MEMORANDUM


From: Michael Andrews, Director, Development

and Community Revitalization

Date: July 19, 2011

Subject: Authorization to Submit a Section 18

Disposition Application to Support the

Change in Subsidy at Hillsdale Terrace

Resolution 11-07-04

Background

On November 16, 2010, the Board of Commissioners authorized Home Forward (then operating as the

Housing Authority of Portland to apply for $18.5 million in HOPE VI grant funds to redevelop Hillsdale

Terrace, a 60-unit complex in Southwest Portland (Resolution 10-11-02). In May 2010, Home Forward was

notified by HUD that the application was successful.

On June 21, 2011, the Board of Commissioners authorized Home Forward to execute the HOPE VI grant

agreement with U.S. Department of Housing and Urban Development (“HUD”) providing $18,500,000 in

HOPE VI funds for the redevelopment of Hillsdale Terrace public housing site. Along with the HOPE VI

funds, Hillsdale Terrace has been awarded an allocation from Oregon Housing and Community Services for

9% low-income housing tax credits and will apply for an allocation of 4% tax credits. Home Forward has

also committed up to $6,900,000 of its resources from the Public Housing Preservation Initiative (PHPI) to

support redevelopment activities. The projected total cost for the project is $47.3 million.

Since the HOPE VI funding award, Home Forward development staff have been working diligently on a

variety of development fronts in order to build 122 public housing and affordable units on the Hillsdale

Terrace site that now consists of 60 public housing units. One of those crucial development tasks includes

submitting a Section 18 Disposition Application to HUD requesting approval to dispose (sale or lease) the

Hillsdale Terrace land. The land will be sold or leased to two tax credit limited partnerships, of which Home

Forward will be the managing general partner.

Policy Implications

This action fulfills goals outlined in the Public Housing Preservation Initiative, including replacing 60 existing

three-bedroom public housing units and replace 13 additional public housing units lost during the sale of the

scattered site portfolio.


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2


The budget for a comprehensive redevelopment of Hillsdale is estimated to be $47.3 million. Development

capital is assumed from a variety of sources including LIHTC equity; HOPE VI grant; funds from the City of

Portland; and funds from the Public Housing Preservation Initiative.

It is anticipated Home Forward would earn an estimated $4.2 million developer fee for the revitalization, all of

which is net to Home Forward. Up to $6.9 million of PHPI proceeds would be contributed to the

redevelopment.


The redevelopment of Hillsdale Terrace would:

1) Correct the physical and social distress that currently exists at Hillsdale Terrace.

2) Result in a net increase in the supply of affordable housing over the current unit count. The plan

proposes 122 rental units, a 62 unit increase over the current development. This includes 13

additional public housing units over the 60 public housing units currently on site. The plan also

includes 7 affordable homeownership units, which would be located off-site.

3) Provide up to $2.0 million to fund Community Supportive Services to residents.

4) Provide the ability to develop early childhood education facilities to support residents.

Operational Implications

Implementing a HOPE VI redevelopment will require a significant amount of staff time and Board input. It is

estimated that six additional staff members will need to be recruited for relocation and Community and

Supportive Services activities. This project has become a priority for the development department, but

additional staffing is not anticipated. The redevelopment must be completed and all HOPE VI funds

expended no later than September 2016.

The site is currently plagued by deferred maintenance, persistent mold, and high utility and operating costs.

It is also Home Forward’s most expensive property to operate due to inefficient utility systems and an ever-

expanding list of capital needs; the overall cost to operate it is 42% higher. This redevelopment would

address the current challenges faced by Real Estate Operations.


Staff recommends approval of the Resolution 11-07-04.


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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----07070707----04040404 AUTHORIZES SUBMISSION OF A SECTION 18 DISPOSITION APPLICATION AUTHORIZES SUBMISSION OF A SECTION 18 DISPOSITION APPLICATION AUTHORIZES SUBMISSION OF A SECTION 18 DISPOSITION APPLICATION AUTHORIZES SUBMISSION OF A SECTION 18 DISPOSITION APPLICATION

FOR HILLSDALE TERRACE FOR HILLSDALE TERRACE FOR HILLSDALE TERRACE FOR HILLSDALE TERRACE TO THE U.S. DEPARTMENT OF HOUSING AND URBAN DETO THE U.S. DEPARTMENT OF HOUSING AND URBAN DETO THE U.S. DEPARTMENT OF HOUSING AND URBAN DETO THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENTVELOPMENTVELOPMENTVELOPMENT

WHEREASWHEREASWHEREASWHEREAS, on November 16, 2010, this Board of Commissioners approved resolution 10-11-02 authorizing

Home Forward to apply to the U.S. Department of Housing and Urban Development (HUD) for a HOPE VI

Grant in response to HUD’s fiscal year 2010 Notice of Funding Availability (NOFA) to revitalize Hillsdale

Terrace; and

WHEREASWHEREASWHEREASWHEREAS, on June 21, 2011, this Board of Commissioners adopted Resolution 11-06-10 authorizing

Home Forward to execute the HOPE VI grant agreement with HUD for $18,500,000 in HOPE VI funds for the

redevelopment of Hillsdale Terrace public housing site; and

WHEREASWHEREASWHEREASWHEREAS, Home Forward plans to transfer the Hillsdale Terrace land to two yet-to-be-established limited

partnerships, of which Home Forward will be the managing general partner; for redevelopment using HOPE

VI grant, tax-exempt bond and low income housing tax credit proceeds building 122 rental units and a

community center; and

WHEREASWHEREASWHEREASWHEREAS, Section 18 of the Housing Act of 1937 requires housing authorities to apply for authorization

from HUD to dispose of or transfer ownership of public housing real property.

NOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVED: that the Home Forward Board of Commissioners hereby

authorizes the Executive Director to sign and submit a disposition application to obtain authorization from the

Department of Housing and Urban Development (HUD) to sell or lease Hillsdale Terrace land to two tax credit

limited partnerships for the redevelopment of the Hillsdale Terrace site.





47

MEMORANDUM




Revitalization

Date: July 19, 2011

Subject: A Resolution Declaring Intent to Issue not

to exceed $20,000,000 of Revenue Bonds

for the Hillsdale Terrace Redevelopment

Project

Resolution 11-07-05

The Board of Commissioners is specifically requested to approve an Inducement Resolution that declares its

intention to issue and sell its revenue bonds in a principal amount of not to exceed $20 million and to

reimburse the borrower from proceeds of the bonds for expenditures made by the borrower before the issue

date of the bonds, for the 4% tax credit development and a yet to be determined number of low income

housing units in the redevelopment of Hillsdale Terrace.

Background

In November 2010 the Board of Commissioners authorized Home Forward (then operating as the Housing

Authority of Portland) to apply for $18.5 million in HOPE VI grant funds to redevelop Hillsdale Terrace, a 60-

unit complex in Southwest Portland (Resolution 10-11-02). In May 2010, Home Forward was notified by

HUD that the application was successful.

The redevelopment plan includes relocating existing residents; providing Community and Supportive

Services to both existing and future residents; demolishing existing structures; and building 122 rental units

and a community center; and partnering with Habitat for Humanity on the development of seven off-site

homeownership units. The projected total cost of the project is $47.3 million. This amount is inclusive of

relocation, Community and Supportive Services, land, soft and hard costs. The financing plan for this project

anticipates the use of both 4% and 9% Low-Income Housing Tax Credits; tax-exempt bonds; HOPE VI

funds; funds from the City of Portland; funds from the Public Housing Preservation Initiative and funds raised

by Habitat for Humanity. This bond inducement resolution establishes that development costs for the

Hillsdale Terrace redevelopment will be eligible for funding from tax-exempt bond proceeds and may

generate low income housing tax credits.


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Policy Implications

The redevelopment will allow Home Forward to fulfill goals outlined in the Public Housing Preservation

Initiative (PHPI), including replacing the 60 existing three-bedroom public housing units on site and 13

additional public housing units lost during the sale of the scattered site portfolio.


The budget for a comprehensive redevelopment of Hillsdale is estimated to be $47.3 million.

Development capital is assumed from a variety of sources including LIHTC equity; a HOPE VI grant; funds

from the City of Portland; funds from the Public Housing Preservation Initiative and funds raised by Habitat

for Humanity.

It is anticipated Home Forward would earn an estimated $4.2 million developer fee for the revitalization, all of

which is net to Home Forward. Up to $6.9 million of PHPI proceeds would be contributed to the

redevelopment.


The redevelopment of Hillsdale Terrace would:

1) Correct the physical and social distress that currently exists at Hillsdale Terrace.

2) Result in a net increase in the supply of affordable housing over the current unit count. The plan

proposes 122 rental units, a 62 unit increase over the current development. This includes 13

additional public housing units over the 60 public housing units currently on site. The plan also

includes seven affordable homeownership units, which would be located off-site.

3) Provide up to $2.0 million to fund Community Supportive Services to residents.

4) Provide the ability to develop early childhood education facilities to support residents.

Operational Implications

Implementing a HOPE VI redevelopment will require a significant amount of staff time and Board input. It is

estimated that six additional staff members will need to be recruited for relocation and Community and

Supportive Services activities. This project has become a priority for the Development and Community

Revitalization department, but additional staffing is not anticipated. The redevelopment must be completed

and all HOPE VI funds expended no later than September 2016.

The site is currently plagued by deferred maintenance, persistent mold, and high utility and operating costs.

It is also Home Forward’s most expensive property to operate due to inefficient utility systems and an ever-

expanding list of capital needs; the overall cost to operate it is 42% higher. This redevelopment would

address the current challenges faced by Real Estate Operations.


Staff recommends approval of Resolution 11-07-05.


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A RESOLUTION A RESOLUTION A RESOLUTION A RESOLUTION DECLARINGDECLARINGDECLARINGDECLARING ANANANAN INTENTTO ISSUE NOT TO EXCEEDINTENTTO ISSUE NOT TO EXCEEDINTENTTO ISSUE NOT TO EXCEEDINTENTTO ISSUE NOT TO EXCEED $20,000,000 OF REVENUE $20,000,000 OF REVENUE $20,000,000 OF REVENUE $20,000,000 OF REVENUE

BONDS FOR THE HILLSDALE TERRACE REDEVELOPMENT PROJECTBONDS FOR THE HILLSDALE TERRACE REDEVELOPMENT PROJECTBONDS FOR THE HILLSDALE TERRACE REDEVELOPMENT PROJECTBONDS FOR THE HILLSDALE TERRACE REDEVELOPMENT PROJECT

WHEREAS, WHEREAS, WHEREAS, WHEREAS, Home Forward, a new name for the Housing Authority of Portland (“Home Forward”), is a public

body corporate and politic of the State of Oregon and is empowered by ORS 456.005 to 456.235 (the “Act”) to

issue revenue bonds for the purpose of financing housing projects; and

WHEREAS, WHEREAS, WHEREAS, WHEREAS, Home Forward intends to form an Oregon limited partnership or limited liability company of which

Home Forward will be the sole general partner or managing member (the “Borrower”) to finance the construction

of the Hillsdale Terrace Apartments as part of the Hillsdale Terrace redevelopment, located at 6775 SW 26th

Avenue, in Portland, Oregon, to provide housing for low-income persons (the “Development”), the estimated

cost of which is not expected to exceed $50,000,000; and

WHEREAS, WHEREAS, WHEREAS, WHEREAS, Home Forward anticipates that the Borrower will request that Home Forward issue and sell its

revenue bonds (the “Bonds”), in an amount not to exceed $20,000,000 pursuant to the Act to assist the

Borrower in financing all or part of the Development (the “Project"); and

WHEREAS, WHEREAS, WHEREAS, WHEREAS, Home Forward desires to provide such assistance, if certain conditions are met; and

WHEREAS, WHEREAS, WHEREAS, WHEREAS, the use of the proceeds of the sale of the Bonds by the Borrower will permit the Borrower to finance

the Project, thereby providing decent, safe, and sanitary housing for persons and families of lower income (as

defined in the Act) for a period of not less than 15 years and otherwise promoting the general health and welfare

of the inhabitants within the jurisdictional limits of Home Forward; and

WHEREAS, WHEREAS, WHEREAS, WHEREAS, Home Forward deems it necessary and advisable that it take such action as may be required under

the Act to authorize and issue the Bonds to finance part of the cost of the Project in a total amount not to

exceed $20,000,000; and

WHEREAS, WHEREAS, WHEREAS, WHEREAS, Treasury Regulations Section 1.103-8(a)(5) requires that, in order for expenditures for an exempt

facility that are made before the issue date of bonds issued to provide financing for that facility to qualify for tax-

exempt financing, the issuer must declare an official intent under Treasury Regulations Section 1.150-2 to

reimburse any such expenditures from the proceeds of those bonds, and one of the purposes of this resolution

is to satisfy the requirements of such regulations.


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NNNNOW, THEREFORE, BE IT RESOLVEDOW, THEREFORE, BE IT RESOLVEDOW, THEREFORE, BE IT RESOLVEDOW, THEREFORE, BE IT RESOLVED::::

1. To assist in the financing of the Project, with the public benefits resulting therefrom, Home

Forward declares its intention, subject to the conditions and terms set forth herein, to issue and

sell its revenue bonds or other obligations (the “Bonds”) in a principal amount of not to exceed

$20,000,000, and to reimburse the Borrower from proceeds of the Bonds for expenditures for

the Project made by the Borrower before the issue date of the Bonds.

2. The proceeds of the Bonds will be used to assist in financing the Project, and may also be

used to pay all or part of the costs incident to the authorization, sale, issuance and delivery of

the Bonds.

3. The Bonds will be payable solely from the sources specified by resolution of the Board of

Commissioners of Home Forward. The Bonds shall bear such rate or rates of interest, payable

at such times, shall mature at such time or times, in such amount or amounts, shall have such

security, and shall contain such other terms, conditions and covenants as shall later be

provided by resolution of the Board of Commissioners of Home Forward.

4. The Bonds shall be issued subject to the conditions that (a) Home Forward, the Borrower and

the purchaser of the Bonds shall have first agreed to mutually acceptable terms for the Bonds

and the sale and delivery thereof and mutually acceptable terms and conditions of the loan or

other agreement for the Project, and (b) all governmental approvals and certifications and

findings required by laws applicable to the Bonds first shall have been obtained. The Executive

Director of Home Forward or his or her designee is authorized to seek an allocation of volume

cap for the Bonds from the Private Activity Bond Committee of the Debt Management Division

of the Oregon State Treasury.

For purposes of applicable Treasury Regulations, the Borrower is authorized to commence financing of the

Project and advance such funds as may be necessary therefor, subject to reimbursement for all expenditures to

the extent provided herein out of proceeds, if any, of the issue of Bonds authorized herein. However, the

adoption of this resolution does not constitute a guarantee that the Bonds will be issued or that the Project will

1. be financed as described herein. The Board of Commissioners of Home Forward shall have the

absolute right to rescind this resolution at any time if it determines in its sole judgment that the risks

associated with the issuance of the Bonds are unacceptable.

2. It is intended that this resolution shall constitute a declaration of official intent to reimburse

expenditures for the Project made before the issue date of the Bonds from proceeds of the

Bonds, for the purposes of Treasury Regulations Sections 1.103-8(a)(5) and 1.150-2.

3. Foster Pepper PLLC, Seattle, Washington, is hereby retained as bond counsel to supervise the

proceedings and approve the validity and tax exempt status of the Bonds.


51

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4. Any actions of Home Forward or its officers prior to the date hereof and consistent with the terms of

this resolution are ratified and confirmed.

ADOPTED: JULY 19, 2ADOPTED: JULY 19, 2ADOPTED: JULY 19, 2ADOPTED: JULY 19, 2011011011011




52

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CERTIFICATE

I, the undersigned, the duly chosen, qualified and acting Executive Director of Home Forward, also

known as the Housing Authority of Portland (“Home Forward”) and keeper of the records of Home Forward,

CERTIFY:

1. That the attached Resolution No. 11-07-05 (the “Resolution”) is a true and correct copy of the

resolution of the Board of Commissioners of Home Forward, as adopted at a meeting of Home Forward held on

July 19, 2011, and duly recorded in the minute books of Home Forward.

2. That such meeting was duly convened and held in all respects in accordance with law, and, to

the extent required by law, due and proper notice of such meeting was given; that a quorum was present

throughout the meeting and a majority of the members of the Board of Commissioners of Home Forward

present at the meeting voted in the proper manner for the adoption of the Resolution; that all other requirements

and proceedings incident to the proper adoption of the Resolution have been duly fulfilled, carried out and

otherwise observed, and that I am authorized to execute this Certificate.

IN WITNESS WHEREOF, I have hereunto set my hand this 19th day of July, 2011.

HOME FORWARD, also known as

HOUSING AUTHORITY OF PORTLAND

Executive Director and Secretary


53

MEMORANDUM




Revitalization

John Manson, Assistant Director,

Construction Services

Date: July 19, 2011

Subject: Architectural & Engineering

Services for the HOPE VI

Revitalization of Hillsdale Terrace

Resolution 11-07-06

The Board of Commissioners is requested to authorize an amendment to the contract with MWA Architects

for the HOPE VI revitalization of Hillsdale Terrace. The amendment supports architectural and engineering

work necessary to redevelop the site and is valued at $1,791,255.

Background

In May 2008, Home Forward issued an RFP for professional architectural and engineering design services for

the redevelopment of Hillsdale Terrace. The RFP and advertisements clearly stated that the agency intended

to select a design team that would both assist with the preparation of a HOPE VI grant application and then

see the project through to completion following receipt of funding. This language was included in the RFP

and advertisements: “Architectural and Engineering Design Services sought by this RFP are divided into two

phases. Phase 1 work will include those tasks necessary to support the production and submission of a

competitive HOPE VI grant application. This task will begin upon selection of a design team and issuance of

a Notice to Proceed from Home Forward. Phase 2 work will include the remainder of the full service design

and engineering tasks from schematic design through construction administration. This task will begin

following the award of a HOPE VI grant or Notice to Proceed from Home Forward.”

In June 2008, a selection committee that included a Home Forward Commissioner, Home Forward staff, a

neighborhood representative, and a local developer reviewed eight proposals and short-listed four design

teams. Following interviews, the committee recommended the team led by the Portland office of MWA

Architects as the best positioned to complete both phases of work.


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2

In August 2008, the Board of Commissioners authorized a contract with the Portland office of MWA

Architects. The Phase 1 scope of work and fee were also authorized at that time. The fee was $175,000.

The Board of Commissioners asked that the design team visit the Board again prior to the authorization of

the Phase 2 contract amendment.

The Board of Commissioners is now requested to authorize an amendment to the contract to support full

architectural and engineering services for the redevelopment of Hillsdale Terrace. The fee for this work is

$1,791,225, or approximately 6.35% of the current estimated construction budget. A cost/price analysis

and a third party fair cost estimate have been completed. The fee and fee structure are within the bounds of

industry standards. Fees for projects of this type and size are currently estimated between 6.66% and

7.76% of the construction budget.

The multi-disciplinary design team includes Portland-based architectural, civil, landscape, structural,

mechanical, electrical, plumbing, cost estimating, and land use professionals. Geo-technical engineering,

topographic survey, hazardous materials survey, environmental review work, and CM/GC services will be

completed under separate contracts.

Target business participation is projected to be 22%.


This work is part of the Hillsdale Terrace development budget and will be paid for with HOPE VI funds. The

current budget line item or architectural and engineering work to be completed under this contract is

$1,926,048.


The assembled team of consultants includes professionals familiar with the soil and subsurface conditions

and topographic challenges that will be encountered at this site. Other potential risks are typical of

redevelopment projects in urbanized areas.

In addition to an owner’s contingency, Home Forward is carrying a contingency of 7.5% in the development

budget to cover unforeseen architectural and engineering needs.


Staff recommends approval of resolution 11-07-06.


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RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----07070707----06060606 RESOLUTION 11RESOLUTION 11RESOLUTION 11RESOLUTION 11----00007777----06060606 AUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTEAUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTEAUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTEAUTHORIZES THE EXECUTIVE DIRECTOR TO EXECUTE AN AMENDMEAN AMENDMEAN AMENDMEAN AMENDMENT NT NT NT TO THE CONTRACTTO THE CONTRACTTO THE CONTRACTTO THE CONTRACT WITH MWAWITH MWAWITH MWAWITH MWA ARCHITECTS FOR PROFESSIONAL DESIGN SERVICES FOR ARCHITECTS FOR PROFESSIONAL DESIGN SERVICES FOR ARCHITECTS FOR PROFESSIONAL DESIGN SERVICES FOR ARCHITECTS FOR PROFESSIONAL DESIGN SERVICES FOR THETHETHETHE HOPE VI REVITALIHOPE VI REVITALIHOPE VI REVITALIHOPE VI REVITALIZATION OF HILLSDALE TERRACEZATION OF HILLSDALE TERRACEZATION OF HILLSDALE TERRACEZATION OF HILLSDALE TERRACE WHEREASWHEREASWHEREASWHEREAS, Home Forward issued a public RFP in 2008 for architectural and engineering services to support a HOPE VI Revitalization Grant application and complete design work during the implementation phase if the application were successful; and WHEREASWHEREASWHEREASWHEREAS, the Portland office of MWA Architects and a multi-disciplinary team of subconsultants was selected and a contract was executed; and WHEREASWHEREASWHEREASWHEREAS, Home Forward applied for and received an $18,500,000 HOPE VI Revitalization Grant to support the redevelopment of the Hillsdale Terrace public housing site; and WHEREASWHEREASWHEREASWHEREAS, the scope of services and fee for the implementation phase have been negotiated and are within the established bounds of the Hillsdale Terrace redevelopment budget and have been found to be reasonable by a third party Fair Cost Estimate; and NOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVED: that the Board of Commissioners of Home Forward hereby authorizes the Executive Director to execute an amendment to the contract with MWA Architects in the amount of $1,791,225 to provide full design services for the HOPE VI revitalization of Hillsdale Terrace. ADOPTED: ADOPTED: ADOPTED: ADOPTED: JULY 19JULY 19JULY 19JULY 19, 2011, 2011, 2011, 2011




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MEMORANDUM




Revitalization

Date: July 19, 2011

Subject: Authorizes the Receipt of Public

Housing Capital Funds

Resolution 11-07-07

The Board of Commissioners is requested to authorize acceptance of public housing capital funds awarded

to Home Forward as part of the modernization funding from the Capital Fund Program (CFP) by the U.S.

Department of Housing and Urban Development (HUD).

Background

In previous years, the annual capital grant award notification has been in mid July to early August. These

funds are used for overhead and capital improvements of the public housing portfolio. In anticipation of

federal spending cuts, HUD recommended in April of 2011, that housing authorities anticipate a 20%

reduction in this year’s funding. HUD issued the public housing authorities (PHAs) high performer list for

2011 in preparation for calculating the Capital Fund Formula Grant for 2011. Home Forward is listed as a

high performer. In anticipation of HUD’s notice notifying PHAs of their Capital Fund Grant awards, which will

be available soon, the notice will provide specifics regarding the date to execute the Capital Fund

Amendment and return to the local field office.

Home Forward’s Capital Fund Grant is estimated to be approximately $3,700,000, which is approximately a

20% reduction of last year’s grant award. A resolution by the Board of Commissioners authorizing

acceptance of the FY 2011 Capital Fund Grant will be submitted to the Portland HUD field office no later

than the date stated in the notice, which is expected sometime in July 2011.

Prior HUD Capital Fund Grant awards require a board resolution within a short timeframe. Due to the timing

of the July board meeting and in anticipation of HUD notification prior to the next scheduled board meeting in

September, we are positioning ourselves to execute the Capital Fund Amendment and return to the local

field office soon after HUD notification.


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Policy Implications

This request is critical to further modernize the agency’s Public Housing portfolio as planned for FY 2012 and

looking forward to FY 2013 to leverage funds for the tower projects after completing the Eliot project, the last

of the four family projects.


Home Forward estimated receiving approximately $4,000,000 of 2011 Capital Fund Grant in the agency FY

2012 Capital Plan prior to the suggested 20% reduction notification. Since the notification, the capital plan

focus was revised to manage the lower level of grant funding and outline a strategy for project prioritization.

The next major capital improvements projects focus on at least three tower building properties (Gallagher,

Medallion Apartments, Williams Plaza, or Hollywood East).


Risks regarding this grant are minimal and revolve around not being able to expend funds within statutory

timeliness. However, Home Forward is moving forward with scoping out the tower properties in preparation

for a mixed finance project once the funds are awarded. Additionally, a slim risk is having HUD delay

awarding the funds, but this risk is mitigated because of the minimal funding constraints for the current work

scheduled for completion. A delayed award would not have an adverse effect for the agency meeting

project payment requirements.

The reduction in the capital grant will impact Home Forward’s ability to execute needed capital

improvements in our existing Public Housing portfolio.


Staff recommends approval of the Resolution 11-07-07.


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AUTHORIZE ACCEPTANCEAUTHORIZE ACCEPTANCEAUTHORIZE ACCEPTANCEAUTHORIZE ACCEPTANCE OF PUBLIC HOUSING CAOF PUBLIC HOUSING CAOF PUBLIC HOUSING CAOF PUBLIC HOUSING CAPITAL FUNDS AWARDED PITAL FUNDS AWARDED PITAL FUNDS AWARDED PITAL FUNDS AWARDED TO HOME FORWARD TO HOME FORWARD TO HOME FORWARD TO HOME FORWARD

AS PART OF THE AS PART OF THE AS PART OF THE AS PART OF THE MODERNIZATION FUNDINMODERNIZATION FUNDINMODERNIZATION FUNDINMODERNIZATION FUNDING FROM THE CAG FROM THE CAG FROM THE CAG FROM THE CAPITAL FUND PROGRAM (PITAL FUND PROGRAM (PITAL FUND PROGRAM (PITAL FUND PROGRAM (CFP) BY THE CFP) BY THE CFP) BY THE CFP) BY THE

U.S. DEPARTMENT OF HU.S. DEPARTMENT OF HU.S. DEPARTMENT OF HU.S. DEPARTMENT OF HOUSOUSOUSOUSING AND URBAN DEVELOING AND URBAN DEVELOING AND URBAN DEVELOING AND URBAN DEVELOPMENT (HUD)PMENT (HUD)PMENT (HUD)PMENT (HUD)

WHEREASWHEREASWHEREASWHEREAS, Home Forward of Portland, Oregon will be notified soon by the U.S. Department of Housing and

Urban Development (HUD) that Home Forward has been awarded modernization funding from the Capital

Fund Program (CFP) of approximately $3,700,000 for Federal Fiscal Year (FFY) 2011, and

WHEREASWHEREASWHEREASWHEREAS, HUD requires the adoption of a Board Resolution approving the execution of the CFP

Amendment to the Consolidated Annual Contribution Contract (CACC) Number SF – 160, so that Home

Forward can receive these CFP funds.

NOWNOWNOWNOW,,,, THEREFORE, BE IT RESOLVEDTHEREFORE, BE IT RESOLVEDTHEREFORE, BE IT RESOLVEDTHEREFORE, BE IT RESOLVED: the Board of Commissioners of Home Forward hereby approves

the execution and submission of the CFP Amendment to the Consolidated Annual Contribution Contract

Number SF – 160 and certifies that the activities carried out with the funds provided under this Amendment

will meet the requirements of this Amendment and the Consolidated Annual Contribution Contract.





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