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Home My WebLink AboutMINUTES - 11031998 - SD4 ''I'll.-,...I..........I.........................................................................................I...........I..''..................................... ......................................................................... SD.4 THE BOARD OF SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA Adopted this Order on November 3, 1998, by the following vote: AYES: Supervisors Uilkema, Gerber, DeSaulnier, Canciamilla and Rogers NOES: None ABSENT: None ABSTAIN: None SUBJECT: Housing Authority Department Report On this date, the Board heard Bob McEwan, Interim Housing Authority Executive Director, present a report on his department's performance. The Board discussed the matter and took the following action: ACCEPTED the report on departmental performance from Bob McEwan, Interim Housing Authority Executive Director. I hereby certify that this is a true and correct copy of an action taken and entered on the minutes of the Board of Supervisors on the date shown. ,6iTTESTE ovemben 3. 1998 BY ABatch lot,CleN of the poard , P Is ISand ftty inistrator Patricia Molloy,Deputy Clerk C.C. CAO Housing Authority r Once there was a wise old woman who lived in a small village. The children of the village were puzzled by her— her wisdom, her gentleness, her strength. One day several children decided to fool the old woman. They believed that no one could be as wise as everyone said she was, and they were determined to prove it. So the children found a baby bird and one of the little boys cupped it in his hands and said to his playmates, "We'll ask her whether the bird I have in my hands is dead or alive. If she says it is dead, I will open my hands and let it fly away. If she says it's alive, I'll crush it in my hands and she'll see that it is dead." And the children went to the old woman and presented her with this puzzle. "Old woman," the little boy asked, "this bird in my hands— is it dead or alive?" The old woman became very still, studied the boy's hands, and then looked carefully into his eyes. "It's in your hands," she said. -Author Unknown `��: �j �« § . . . � � . ■ � < \\ \�� \ �� ~ \ � \ }\\ � � # � « ■ ■ ^ � � � � . \ ° \ � � � / f � ■ f - .# ■ . . . + « # ■ « . ■ » � a ., > .y ; � ��% � \ 4k f ryw�ey ._ ow UL ✓ _ ,b _ e e s 41 f� f ff f TABLE OF CONTENTS INTRODUCTION Page I SECTION ONE OVERVIEW Mission Statement Page 3 1 . 1 Housing Authority Responsibilities 3 1 .2 Organizational Structure 7 1 .3 Partnerships - Improving Lives 13 - SECTION TWO RESOURCES 2. 1 Financial Page 17 2.2 Personnel Staffing Trends 19 2.3 Affirmative Action 20 2.4 Sick. Leave 20 2.5 Staff Development 22 2.6 Automation 23 -- SECTION THREE CUSTOMER SERVICES - 3. 1 Service Delivery System Page 24 3.2 Customer Profile 25 3.3 New Programs 27 3.4 Access to Services 29 3.5 Accessibility of Services 29 -- 3.6 Measurements of Customer 29 Satisfaction 1998 Annuoi Report of The Housing Authority of Contra Costa County i SECTION FOUR ANNUAL PERFORMANCE 4. 1 Perfor-mance Indicators Page 3I 4.2 Accomplishments 31 SECTION FIVE CHALLENGES & NEW DIRECTIONS 5.1 Challenges Page 35 5.2 Goals 35 5.3 New and Continuing Directions 36 I 1998 Annual Report. of The Housing Authority of Contro Costo County Introduction Housing Authorities have traditionally been charged to provide housing �s � cru for low income citizens. Since 1942 the Housing Authority of the r• County of Contra Costa (HACCC) has met this charge and has t responded to the changing housing needs of the County. Currently, 1 123 families are housed in public housing and 5500 are housed in privately owned properties with Section 8 Certificates and Vouchers. Despite national and local prosperity, low income families across the country are facing a housing affordability crisis. In a recent report by HUD, 5.3 million households need housing assistance. This is especially true in the Bay Area where an ABAG report states that the increase in - jobs has caused Bay Area housing costs to soar to levels that are among the highest in the Nation. In Contra Costa County, over 110,000 fami- lies need housing assistance to alleviate problems of affordability and/or overcrowding. Currently, the waiting list for applicants for housing by our agency is over 10,000 families. Our challenge is multi leveled. We need to continue to maintain the excellent standards for the housing programs we administer. We need to meet the growing need for affordable housing. And we need to efficiently use the resources we have to improve neighborhoods and the lives of the participants we serve. I have worked for this agency for 14 years developing and improving - housing for our residents. I can say literally that I am committed from the ground up. 1 also understand initiatives of past Directors, and I will link what was accomplished before with what needs to be accomplished now. » .;;:><::: Robert M c Ewan . .... .f><wrvr. Acting Executive Director M:;«.;. 998 Annual Report or The Housing Authority of Contra Costa County 1 Housing Authority of Contra Costa County DEVELOPMENTS 80 Vallejo enicia CROCKE RAY POINT 4 P A TINE TTSBURGH SAN P BLO JA IOCH EI Sobranie 242 OAKLEY KORTH Pleasant Hill Concord 880 RI HMOND El Cerrito BRENTWOOD Walnut Creek ��. 24 Lafayette ette 4 Berkeley Orinda Y 80 Danville Oak an `- 880 San RNan Castro Valley In4min NORTH RICHMOND PITTSBURGH Las Deltas, 224 Family Units EI Pueblo, 176 Family Units RODEO ANTIOCH Bayo Vista, 250 Family Units Bridgemont, 36 Family Units Elder Winds, 100 Senior Units MARTINEZ _ Casa del Rio, 82 Senior Units Alhambra Terrace, 52 Family Units OAKLEY Hacienda, 50 Senior Units Los Arboles, 30 Family Units BAY POINT Casa De Manana, 40 Senior Units Los Medanos Pueblo, 86 Family Units BRENTWOOD Casa De Serena, 50 Senior Units Los Nogales, 44 Family Units 2 _ SECTION I Overview Missionto amar# Mission Statement Housing Aute crit. Rbiitwes 1.2 organizational The Mission of the Housing Authority of Contra Costa County Structure is to provide high quality, affordable fordable housing solutions for low 1.3 Partnerships income families of Contra Costa County. 1.1 Housing Authority Responsibilities The Housing Authority of the County of Contra Costa (HACCC) was established to provide housing for low income citizens of the County. For seven consecutive years, we have been awarded the designation of "High Performer" by HUD. This designation is awarded to housing authorities who meet - the highest standards for management as established by the Public Housing Management Assessment Program (PHMAP), and reflects the work of our management team. : S The HACCMonagement Team (from toff):fay Daly, Bob McEwon, Del Price and Edward Sido. 1998 Annual Report of The Housing Authority of Contra Costa County 3 SECTION 1 Overview Service Delivery System Mission Statement Our priorities are to maintain and improve the high quality and reli- rr. Even though we are rated a ability of our service delivery system g High Performer by HUD, and surveys report satisfaction by our 1.2 organizational customers, we are always striving to do more.. Structure 1.3 Partnerships Within our agency, we are constantly reviewing how we can improve our delivery system through collaboration with others, with caring for the people we serve, and by creatively coming up with new ways of accomplishing our goals. We work to meet the housing needs for the 21,000 individuals who participate in our Public and Section 8 housing programs. Currently, we have over 10,000 applicants who are waiting to be housed. How we deliver our services is detailed in the departmental descriptions in the next section. Responding to Change The federal requirements that govern the services and revenues for low income families are constantly changing. One of the most pub- licized is Welfare to Work which affects those 45% of our housed population who receive AFDC/TANF. Reductions in the food stamp program and in other subsidies and programs are particularly hard on female headed households which often include seniors, youth, and the disabled. Over 75% of our par- ticipants are in this category. The population we serve is growing poorer and hungrier. 4 I 1998 Annual Report of The Housing Authority of Contra Costa County SECTION 1 We are meeting this challenge by providing, in collaboration with Overview others, training programs that help residents to become employed and to raise their potential level of employability to a self sufficiency standard which is two to three times minimum wage. This involves trainings in computer literacy and in those life skills that are neces- sary for them to successfully transition from dependence to Inde- pendence. «<> .,.::<: A Project Ernploy training class We are actively collaborating with community based organizations and other county departments to pool resources for programs that help youth, seniors, and others improve the quality of their lives and meet the challenges they face. These programs include infor- mation on mental health, nutrition, recreation, crime prevention, bereavement, and conflict resolution. In addition to Welfare to Work, lesspublicized changes that have significantly affected the Housing Authority are new HUD programs that evaluate and monitor Public Housing and Section 8 programs, along with reductions in fees for these programs. These changes necessitate that we do more with less. We continue to find new ways of monitoring and administering our programs. We continue more versatile management of our resources. One example of this is our commitment to an Internal Auditor position. The effectiveness of this was reflected in our annual audit which produced no findings. 5 SECT16N 1 01verview There are several other ways we continue to respond to the chal- MEsiorY statement ' lenge of becoming more efficient with our resources: computeriza- tion of our field offices; consolidation of maintenance activities into t hinutrfig Aut#� "t�r a Facilities Management Group; consolidation of leased space; staff fters"p"ltt"e training; and restructuring of jabs. The latter effort is being done In ;;:orgAn" at' nal' collaboration with the Public Employees Union, Local 1 . strud re 1.3 Partnerships Responding to the Affordability Crisis There is a continued and growing need for low income housing by those who are unable of meet the Department of Labor standard of self sufficiency. For an average family of 1 -3 children living in Central Contra Costa County a self sufficiency wage is from $12.00 to $18.00 per hour. Although 34% of our population are employed, many earn incomes that are closer to the minimum wage of$5, 15 per hour. In response to this affordability crisis we are continually moderniz- ing and rehabilitating housing units for low income tenants, These activities generate additional affordable rental units and extend the useful lifespan of existing units. We are also working in col- laboration with others to g develo new housin Our { p requests for grants from HUD are consistently approved because of our good management of previ- ous and ongoing projects. Modernization work at Casa de Manana, a Senior Citizen's facility in Oakley. 6 1998 Annual Report of The Housing Authority of Contra Costo County ------------- SECTION 1 Source of Funding overview The Housing Authority is a public corporation primarily funded through federal sources. Most of the funding for the $56 million budget comes from the federal government's department of Housing and Urban Development. No funds come from the County General Fund. Funding sources are detailed in Section 2. 1 . Section 1.2 Organizational Structure The Housing Authority operates through State-enabling legislation from the Federal Government, HUD regulations, and the policies of the Contra Costa County Board of Commissioners. Policy matters affecting the Housing Authority are recommended by an Advisory Housing Commission. The Executive Directorworks directly with the County Administrator and the Board;of Commissioners. The organizational structure of the Housing Authority consists of a central office in Martinez and eight field sites that are located in an arc from North Richmond in the west to Brentwood in the east. These are shown on the map on page 2. Supervisory functions for all activities are performed by six on-site managers and four Maintenance Supervisors who carry out the management directives from the central office. At the central office three departments support the Executive Director. Operations m Development m Fiscal r 7 SECTION 1 Overview) Organization Chart Mission Statement The Housing Authority of Contra Costa County 1.1 Housing Authority Responsibilities Contra Costa County Board of Commissioners 1 2.<.flF�att national Strut :re 1.3 Partnerships Advisory Board Commission Legal Counsel Acting Executive Director Robert McEwan Administrative Services officer Internal Auditor Operations Department f=iscal Department Development Department Field Offices i�lorth Richmond _. Rodeo Martinez Pittsburgh / Bay Point Oakley I Antioch Casa dei Rio 8 1998 Annual Report of The Housing Authority or Contra Costa County ECTtON 1 Operations Department Overview The Operations Department is the largest department at the agency with approximately 100 employees. It is managed from the central office in Martinez and oversees operations for public hoesing residents and Section 8 Certificate/Voucher holders. It is responsible for most of the service delivery system. The service delivery system for participants begins when applicants are screened for their income eligibility. All applicants are directed for this process to the Centralized Waiting List Office (CWLO). Once income eligibility is verified, an applicant is put on a waiting list until housing becomes available at one of our developments or, for Section 8 participants, at a privately owned unit. Income veriIcation is the first point of contact with the participant; and it is continued annually, when the participant is recertified for his/her income eligibility. phis regular contact with all the participants is an important part of our service delivery system. The number of participants we serve are: 1 123 families in public housing 5500 families in the Section 8 Certificate/Vouchers program Total number of individuals is 21 ,000 Waiting list: 10,000 In addition to the annum recertification contact, an annual inspection is performed o f each living unit by Inspectors who are located at field sites. This is to ensure that safe standards for housing sre met and maintained. It is another important part of our service delivery system. Maintenance is performed by maintenance personnel who are assigned to specific developments. This year, all maintenance 9 ................ ,SECTION I Overvie W functions have been consolidated into a Facilities Management Wission Statement Group which is managed from the central office in Martinez by an Assistant Director of Operations. There are 25 maintenance per- 1.1 Housing Authority sonnel, four Maintenance S and a paint crew of two. Resp Supervisors, onsibilities .......................... ........... ................. ...Oga-tic a cona: r ..6 ..'............. .......... ..... ..... ......... . .................. ..........�I ........ --------------- .......................... ............ .............. ...... ............................ ...... ......... ................... .................................... 1.3 Partnerships ....... ........... .................... ........ .. Clif DeBolt, Dorreil Miller and John Brewster of the Mointenonce Department. The social side of the service delivery system is also administered by Operations in collaboration with a variety of partners. These programs are focused on improving the lives of the participants in our programs. They include a variety of educational/training pro- grams for welfare to work participants, seniors, and youth. The focus is on improving the lives of residents and helping them transi- tion from dependence to independence. Development Department The Development Department is focused on responding to the affordability crisis in low income housing. The priorities of this department are in modernization and rehabilitation of existing units to prolong their usefulness and to improve the neighborhoods where low income families live. 10 1998 Annual Report of The Housing Authority of Contra Costa County ................................. ........ .................... .................................................. ............................................ ... ...... ................................. i SEGTtCJN i Modernization and Rehobilitotion (Overview Modernization of our existing public housing has been ongoing for the past 15 years. A five year modernization pian is updated every year in collaboration with our residents and resident councils. -- Funding for this is through an annual budget of approximately $2 million which comes from HUD's Comprehensive Grant Program (CGPJ). In addition to working on our own ;:::.::.:.:.:.::.:::.:::..;...;.,;.:. - housing, we participate with others on housing that provides shelter for the homeless. We recently collaborated in the remodeling of the Central County Shelter in north Concord. In partnership with city and county a agencies, we've turned a temporary { facility into a durable shelter with improved bathrooms, a new ventilation system, and a multipurpose room. The funding for this project was put togeth- er from eleven separate grants, including the State Emergency Housing Assistance Program, and Community Development Block Grants from the County and the cities of Antioch and Walnut Creek. Rehabilitation of privately owned units for low income tenants is - the work of the Rental Rehabilitation Program of the Development Department. This program assists eligible landlords in obtaining low interest loans to rehabilitate rental units for low income housing. Participation by minority contractors is encouraged. This year over $500,000 in rehabilatation work was completed. Many neighbor- hoods have visibly improved because of the efforts of this program. f1 SECTION i dv,erview New Construction Mission statement The need for affordable housing is additionally enhanced by the 1.1 Housing Authority development of supportive services facilities. New construction is Resporsib�lities scheduled to begin on Head Start facilities in Oakley, Los Arboles ' ��an1zat. ... Public Housing site in Oakley, and Los Nogales Public Housing site strtrotre _. 11.11 in Brentwood. These projects are undertaken in collaboration with � nersh'p� .. the County's Community Services Department using $750,000 in federal funds. Fiscal Department The Fiscal Department performs an essential role in our service delivery system by administering and monitoring all financial activi- ties that occur at the agency. t : i Erica Chinchilla and Kathy Soso, Fiscal Department Fiscal responsibilities include: * Monitoring and collection of all rents from Public Housing Administering monthly payments to Section 8 landlords Monitoring Family Self Sufficiency Escrows * Performing contract administration for all contractors * Coordinating all fiscal personnel functions Preparing more than 5500 checks per month 12 1998 Annual Report of The Housing Authority of Contra Costa County SECTION 1 The Fiscal Department performs their Overview many tasks and responsibilities with superior results. Our designation as a High Performer and the excellent n..'. Annual Audit could not have been achieved without the work of this `:`:':::`' : ' department. At the request of HUD, this depart- ment assumed fiscal administration for the San Pablo Housing Authority. Eric jchnson, Fiscoi department 1.3 Partnerships - Improving Lives We have many partnerships with governmental agencies, communi- ty based organizations, private citizens, and private sector compa- nies to improve the lives of the participants in our programs through education. These are listed on page 14. Many of these programs are ongoing, such as: Police Activities t es Lea ue PAL .. > ThisPP ro ram supports com- P g puter literacy and training by : : :< providing computers and edu- cation for youth and Welfare to Work students at Public x Housing developments. 13 ;t . ........ S CT/:ON 1 overview HOUSING AUTHORITY PARTNERS mission:Statement C$O,'s {Community Based Organizations}' i.1 Housing Authority Rubicon Programs, Inc. Neighborhood House of North Responsibilities United Council of Spanish Speaking Richmond Organizations Camp Fire Boys and Giris 1.2 Organizational Battered Women's Alternative Family Service Center StructureShelter, Inc, Center for New Americans Las Trampas, Inc. Pittsburgh Family Center 1 'Part�re... . ' Delta 2000 Chicano Latino Academics Pittsburgh Preschool Coordinating Reaching Out (CL ARO) Coun:ci€I Rental Housing Association Martinez Police Activities League Harmony Homes (PAL) East Bay Innovations Contra Costa County Arts & St Vincent de Paul Society Culture Commission Mountain View House Volunteer Centers of Contra Costa Boys and Girls Clubs COUNTY DEPARTMENTS Social Services Dept General Services Dept Community Services Dept Community Development Dept Probation Dept Service Integration Team Sherriffs Dept CCC Pittsburgh Mental Health Clinic Health Services Dept LOCAL JURISDICTIONS AND DEPARTMENTS City of Pittsburgh City of Antioch Community City of Brentwood Development Block Grant City of Martinez City of Walnut Creek Community City of Antioch Development Block Grant City of Walnut Creek SCHOOLS Los Medanos Community College Martinez Adult School Diablo Valley Communnity College (Project Employ) Cal State University, Hayward at West Contra Costa County Concord Unified School District Richmond Adult School OTHER PARTNERSHIPS Department of Justice AIM, A Computer Training Company (Weed and Seed Program) 4 1998 Annuol Report of The Housing Authority of Contra Costa County SECTION 1 Overview Headstartx , :. . .w :. M. - � �... We have developed several }g4... ' Headstart facilities at our public housing sites to serve the pre-school children of the , residents. In addition, we've k ' supported the hiring and training of adult residents to . ::: :::::: ;. work at these facilities. .: . ::;::. Scholarship Program We award scholarships to pay for tuition and books for participants in our housing programs. A letter from one scholarship beneficiary describes the efficacy of this program. To the members of the Housing Authority, 1 have been a scholarship winner with your organization for the past 4 years and am, very grateful. Your contribution has helped me tremendously throughout college for there has not been one semester that I have been without books or other school supplies that's`been>.needed. I soon will have a degree in Computer Base Information Systems by May 1999 and will use this knowledge for the better of mankind. Thank you for everything. Your friend for life, 1 Tiffany• Thomas 15 ...... .. .... ..... ...... . ... ........ .. . . .......... ........... .. ............ . .. ......... vJ.ew. Boys and Girls Club .......... Mission .statement The very successful Boys and Girls Club has been a key program at 1.1 Housing.Authority our Rodeo Bayo Vista Public Housing site, This after school and Responsibilities evening program for youth aged 7 18 offers a variety of recre- 1.2 organizational ational and life skills activities. Over 200 youth regularly participate structure in this popular program. ....................................... ............... ...................................................... ..........3....1 P..............- . n ............. . . . .. ... ..... ....................... h. .................-.111-...... ............................................................ ........................ CLARO This computer training program for the Chicano and Latino resi- dents at the Brentwood Public Housing site is very successful in raising the skill levels of these residents. Seniors Speakers Program Through collaboration with County agencies, we are implementing a program of speakers on subjects of relevance for seniors, These include a bereavement counselor, a nutritionist who teaches eco- nomical ways of buying nutritional food, a mental health profession- al who explains symptoms and treatment of depression, and speak- ers on other subjects. Other new programs associated with crime prevention and Welfare to Work are discussed in Section 3, New Programs. 16 998 Annuril Report ofThe Housing Authority of'Contra Costa County . . .. ................ ...................... ...... ........................................................... SECTI0NP : Resources 2. 1 Financial 1 ur �rtg °�'" The fiscal year for the Housing Authority is from April I st to March . Personnel:Staffing 31 st. The following table shows the budget for this time period. Trends 2.3 Affirmative Action AGENCY WIDE APPROVED BUDGET' 2.4 Sick Leave O FISCAL YEAR ENING MARCH 3I, 1998 2.5 Staff Development Public 2.6 Automation Description HousingSection 8' Other' Totai' Revenues/Contributions _ O�eratin�Receipts 2,578,460 409,720 133,940 _ 3,122,120 Contributions 2,430,204 46,149,966 4,677,334 53,257,504 Total Rev/Con 5,008,664 46,559,686' 4,81 i,274 56,379,624 Expenditures Adminstration 575,060 3,226,710 509,930 4,311,700 - Tenant Services 51,350 19,450 21 I,910 282,710 Utilities 837,880 837,880 Maint &Operations 2,121,260 21,090 2,142,350 Protective Services 6,750 28,760 425,980 2,142,350 General Expenses 1,021,670 1,239,340 381,130 2,642,140 Non-Routine Exp 160,000 3,279,294 3,439,294 Hsg Assistance Pmts 41,969,852 41,969,852 Total Expenses 4,773,970 46,505,202 4,808,244 56,087,416 Reserve Provision 234,694 54,484 3,030 292,208 State of Operating Reserves Balance Beg of FY 1,419,784 1,914,316 I,038,026 4,372,126 6Reserve Provision 234,694 54,484 3,030 292,208 Est foal - End of FY 1,654,478 1,963,800 1,041,1.56 4,664,334 1998 Annual Report of The Housing Authority of Contra Costa County 17 ISE CPO11! 2 Resources Program Funding Sources 2Fu� Sources The funding for our programs is diverse. Much of it comes in the Pers�n �i '�' form of grants from HUD or other governmental agencies, The `i rends process for receiving these grants is competitive and is based on 2.3 Affirmative Action our performance with previous grant monies. 2.4`Sick Leave 2.5 Staff Development Our management capability is a key reason for our repeated fund- ing from HUD's Comprehensive Grant Program (CGP). These 2,6 Automation funds continue the modernization of our facilities. Our funding requests are consistently met by HUD based on our administration of these funds in previous requests. This year we were awarded a three year Department of justice designation for law enforcement and crime prevention programs for the communities of North Richmond and Rodeo. Nationally known as "Weed and Seed", this designation brings law enforce- ment aid and community revitalization programs to communities who want to participate in this rebuilding process. HACCC is the first Housing Authority to be the lead agency in receiving and administering a Weed and Seed Program. Because most of the other 160 sites nationwide are municipalities, the Contra Costa County designation is a;frst in the Nation. I This designation is a benefit to the entire County. When grants are applied for by any group or agency within Contra Costa County's jurisdiction, additional points may be awarded because of this County "Weed and Seed" designation. 18 1998 Annuo! Retort of The Housing Authority of Contra Costa County SEC TION 2 P R O RAM FU h ®I Iy G OURCES S Rsources Prn rarr l;un jng Source Amount Public Housing HUD Low Rent Housing 5,008,664 Operating Subsidies and Income Other Assisted Property Management Fees 44,750 Housing: Casa del Rio and San Pablo Section 8 Programs HUD Housing Subsidy Payment / 46,539,686 Earned Administration Fees Drug Elimination HUD 377,839 - Rental Rehabilitation. Community Development Block 289,146 Grants / HUD Rental Rehabilatation Comprehensive Grant HUD 4,002,31 1 Program Youth Sports HUD 47,817 Program - Local Management Interest Income 49,41 1 Fund TOTA1. 56,379,624' I - 2.2 Personnel The staff at the Housing Authority totals 120 employees. Many have worked at this agency for ten years or longer. Some began as student workers under the Outside Work Experience program and continued on, eventually becoming supervisors. Our stable work force provides continuity and in-depth skills when working with applicants and participants. It also reflects a high level of dedication. When Housing Authority employees were recently 19 SECT//-N 2 Resources asked what they liked about their jobs, many replied with state- .1 Funding sources ments such as, "making a difference" and "helping others." � P�rsonr��l t�ff� g Stang Trends ... .ren €s a ;a "mattueat° There are few changes in our staffing pattern over the past 4 years. 5.c ..... . Through consolidation and collaboration, we are looking for ways . staff Deveioprnent to do more with our existing resources. For example, we are com- bining training for our participants in Welfare to Work training and 2.6 Automation Family Self Sufficiency with other programs we have, such as the Family Unification Program. Often we act as a facilitator, providing our sites and coordinating outreach to participants. Sometimes we develop new programs where none exist. An example of the latter is a speakers program for seniors on health and other educational topics of interest to seniors. This program began this year in east county and will be expanded to our other Public Housing sites in 1999. 2.3 Affirmative Action The Housing Authority actively supports diversity in its hiring and promotion, Over 50% of our work force is minority and over 50% is female. Of 41 Managers, 25 are women. A comparison of our diversity with that of the county is shown on the opposite page. 2.4 Sick Leave The Housing Authority continues an incentive program to promote personal responsibility in the use of sick leave. Through this pro- gram, employees have the opportunity, after a certain number of hours of accumulated sick leave, to be compensated for this unused leave. 20 1998 Annual Report: of The Housing Authority of Contra Costa County SECTION 2 Resources 72% HACCC 55/ Coun y Wark Force 49°l orf:Fes" iii;..;• 4S% 28°f 8% 9°I ">r 1.9% f .�r :.:.iii: African American Asian/ Caucasion Hispanic Females American Indian/ Pacific Alaskan islanders Natives Comparison of Work Farce Diversity 1 lousing Author ty Worl<Force compared to ?990 Census of County Work Farce In addition, managers and supervisors manage sick leave usage and require medical verification for sick leave that exceeds three con- secutive days. Those employees on a 9-80 work schedule are 1 asked to use their "off days" (every other Friday) for personal busi- ness and medical appointments instead of using sick leave. In 1997 employees used only 30% of their (total) accrued sick leave. I 21 .. ...... .... . .......... SECTION 2 Resources 2.5 Staff Development 2.1 Funding Sources Professional Development 2.2 Personnel Staffing Trends The agency has a consistent commitment to ongoing professional 2.3 Affirmative Action development in Job related trainings. This year, trainings were 2.4sick Leave offered in such Job related subjects as the following: 2 5: Staff Devef6 nt Tax Credit Property ® Human Resource Practices Automllon Compliance ® Personnel Law ® Conflict Resolution/Customer ® Section 8 Program Compliance Service Skills ® Procurement ® Insurance Industry Standards it Inspector Training ® Career Development a Purchasing ® Computer Literacy Training M Administration of Camp Defy, • Safety on the Job a drug prevention program • Proper Use of Tools for Youth aged 9-12. Annual Evaluations Employees receive annual evaluations once their six month proba- tionary period is over. They are rated by their supervisors on a five point scale. Non exempt employees are rated according to factors that do not include management responsibilities. Exempt employees are rated according to factors that measure decision-making capabilities and the same performance factors that are used to measure non exempt employees. Employees receiving unacceptable ratings are given a period of time to improve. In addition, they may be referred for professional train- Ing that corresponds to their needs. 22 f 998 Annuol Report of The Housing Authority of Contra Costa Country SECTION 2 2.6 Automation Resources The expansion of PC-based workstations into field offices contin- ued this year. Housing Authority field offices in Antioch, Rodeo, and Martinez (the Muir Parkway office serving central and southern county participants) have all received new workstations. Plans for a centralized computer network information system and conversion of our systems and data to meet the year 2000 chal- lenge are under way. Muir Parkway Rodeo LAN LAN € 0 Pittsburgh LAN 0 ' N Richmond LAN Oakley r LAN HACCC Wide Area Network Bay Point $ LAN San Pablo - 0 LAN _` Martinez Antioch LAN LAN _ I 23 ............. .......... --............. .1.....I ...............1.�............... ...........-1-........ -111 ...............................-- .1....I........ .............................-.......... .............. .............................--.....- .- ...............-............................. ..............-................-.1.......... ........................................ .............. ............1.11.11....... customer ......................................................... 1.111,.................................-- .......1.1111 ......... ................................................. ''I'll''.............I-- -....... ........................-........-.1......... .............. ...........-............ .......................................................... .............. ........ ........... ................................................. ....... ............. .... ....... .. .............''I'll...................-.1...... ...............I--..........I........I........... ............ .............................. ...........I'll:.............. ............. .......... .......... ---------- .............. .... . ......... ............... ............ -................... ... 1.11............I..............-.........-.1 11.11 .................111..........I................... I'll,.....................................1. 1.11 ..........1.111.1--l-....... ........... ......................... .......... ..........1.1111.1.1... I'll,..........1.11-...................... ........... ........ ................................ .............. ........ ............. ..........I........-.- 1.1. 111, .............. .......... .............. .. ....... . C77 'N Cu: rrt Serriices 1.11 t xt liii- R: 3. 1 Service Delivery System The delivery system for our customers begins when they are :: 3.3<t�ev„Pragrams. directed to the Central Waiting List Office (CWLO) where they begin a process to determine their income eligibility. 3.4>Acoes >to aerures 3 s a�oest�rlty o#' Once it is determined than an applicant is eligible for housing, they servrces go on a waiting list until there are openings in the Section 8 36 Measur:�rentsof Certificate program or the Public Housing program. In August, Cust�ter 1998, the waiting list had more than 10,000 applicants; of which, Satrs...... n over 1 ,000 were elderly, handicapped or disabled. Other Referrals Central Waiting List Office (CWLO) Waiting List Provider Referrals Concord/ North Rodeo Antioch/ Casa Del Rio Martinez Richmond Oakley HACCC Service Delivery System 1998 Annuoi Report: of The Housing Authority of Contra Costa County _. .............................................._....................._.............................................................................._._......._.................................._....... ............................_.........................................................._..................................................................................._............_.............................................1.1....... ..........._............ ................. ...................... .... ....._...................... ........................................ ......................................................... .. ............ .. ....................................... ............................ .......... .......... .............. ...................... 11 .................................................... ............................................ .......... ............... .. .. ...._.........._..... _........................ -............... .... -........................... ................................................. ................ ............................ ................ ........................................................... . ............. ............. .......11..... ........................................................ ............._.1......111.. ................................................................ ..........................._.. . ........ .........................................- . _..........._..._I........_..._........_.. .................... ........................................" ............................_. ............................. .................................. ..1...............111..........._ . TN After a participant is housed, there are annual reviews to ensurersta�rtrrurc � that they remain in program compliance and that their housing units meet with requirements for safe, well maintained housing. This annual contact with participants and housing units is an essen- tial part of the quality control process. Audits by an internal auditor, who is directed by the Executive Director, is an additional quality control check on the integrity of our programs. 3.2 Customer Profile Our primary customers are the participants of our housing pro- grams. They include: a Section 8 Tenant Participants a Section 8 Landlord Participants Public Housing Participants Eligible applicants who on the waiting list for housing. We also have a customer relationship with the network of providers who offer services to support our participants and eligible applicants: Landlords in the Rental Rehabilitation Program * Lenders in the Rental Rehabilitation Program Unions who represent Housing Authority Employees. * Program partners and collaborators County agencies and departments Cities who work with us through Community Development Programs. a State and Federal Agencies 25' --------------------------------------------------------------- MINOR N;= TIt3 Cutomr �ree customers are diverse in many respects as can be seen below. Our The majority of the families we serve are single parent families 3 t enr4ce:peliverjr W headed by females. Others are elderly, handicapped or disabled. ................................................................... ................................................................. ...;42 YET 7Y?1:7'7::::}:}.1:;fy�l.- .+p..4.:.::.:.:..:.::.:.:. % 3�4;Access>tc 8% American Indian services Asian / Pacific Alaskan Natives 3.5 Ac 08 bitty csf Islanders Services 11% Hispanic M.. ear ements of r 0 5etisfact icsn > <:<::>:>:<:'::::>:::>:::>€:: C a u c a s i o n f{ Frv:•i}ii'r:ii:•i'r'ri:•i:•ii 35% fAfrican American Housing Authority Customers Two families at the Los Nogales Public Housing development in Oakley. 26 ' 1998 Annual Report of The Housing Authority of-Contra Costa County ..._...._................. ...I—,............_............_....... .........._ ._.................._.........._....._....._.........._.. ....................................111.1........................ .................................................................. .....................................1 .1....................... .....................................1.........................111 ................................................................. .................................................................. ....................................I.,.......................... WT 3.3 New Programsu �merru �s .................................. ................................................................. ..................................1 ........................... ........................................................I.."..... ................................................................. .........................................._......_........_... ................................................................. The Housing Authority is a regulated industry, and the number and type of programs are constrained by federal program regulations. However, In addition to funding for housing programs that provide shelter, grants are available to provide programs that go beyond shelter in helping participants improve the quality of their lives and to assist them in moving toward independence and self sufficiency. There are many on-going programs that are administered by the Housing Authority often in partnership with other agencies and organizations. In addition, several new programs were added in 1997. They are briefly summarized below. Weed and Seed/Community CHANGES: a national program for eligible communities g o rrunitEes who need increased law enforcement pro- grams that focus on preventing and reducing crime. The Housing Authority was the lead agency in collaboration with the Sheriffs Department, Redevelopment, and other county agencies in obtaining this designation for the County. Financial support was awarded specifically for the communities of North Richmond and Rodeo. This three-year program, based on com- munity input and support, brings many community revitalization programs into high crime communities. n; n •.} 111:1 - Terri Lockett, a manager of two developments in Bay Point and Pittsburgh, with two low enforcement officers. �7: SC7'Jtl�1 � , er�rres Tenant Opportunities Grant (TOP): Two TOP grants have been I e Vlce;G7sltu ry awarded by HUD to EI Pueblo and Rodeo Public Housing Sites. system;. These grants provide financial support to Welfare to Work X02..... n r Prefile training program participants at these sites. » a Project Employ: This grant sped- { k >:;<>:<> :<::::::::::::>:::s::>�::::;::�:::<:<>:�>;::::::>:<«:::»<>`::»> fes Welfare to Work training �rIr� computer literacy, life skills, and 4`3 " job readiness skills. It began this g . year on Public Housing sites in rl�urerr�er fi� ::' Pittsburgh, Martinez, and North W. 4 < <<>.......... <...............;:::;:: ...... .. m nd in collaboration with: Rich o Social Services; a computer train- ing company; Keys to Success, a program developed by St. Vincent - de Paul; and computer assistance from the Police Activities League Office in Martinez. A list of programs would involve hundreds of words in explanation. However, the following letter written by participants in our on- going Family Self Sufficiency program says it best. Luis has a job with the Union as a f loor installers Best Cares Services. 1, work with the school dis tact 'e care going to use this money as ..or n down payment on house. Thank you so :much; Also we are no longer on housing. You guys are so wonderful for helping us. Thank You again, Rosa Garcr'o 28fContra Costa County ' 1998 Annuat Report of The Housing Authority o __. _ ......._.................................._..................._........................_......................_._........................_...._........_....._...................._............................................................_..................................................................................._...._...................._.... _..... ........................................................................... ............... ....................... . ............ .................................................................................._........................................ ............ ..................... ..................................................... ...................................... ......................... .............. . . .............. ...._....... . .......................... .......................11................. ...... . .. ............ ...................... .............................. . . . . . ......................................_ ............__.._ . ..............................._..................... ............................... ............ ............. ........................................................ ...... ...................................................... ........................................................ .............. .............. ...I...................... ................._...........__..........._..............._.............._.._ ............_ ................ .. ........................ .......-.1 ............. ._.._...._ ........................................................ ... .................................................. ...................................................... ............................................ .......................................................... ........._........... .................I.......................... ............._......... ._......................._ _.I . ............... 3.4 Access to Services �i" T�n Custarnr Srrs Program applicants are directed to the Central Waiting List Office where their applications are processed and, once housed, they are assigned to a field site office. A Housing Assistant at the site office becomes their case manager. In addition to the Housing Assistant, program participants have access to the field office Manager, and if desired, to Managers in the Central Office. There are various on-going outreach activities performed through the County and other rental housing associations to disseminate information on our programs. 3.5 Accessibility of Services Housing Authority offices are physically accessible and are geo- graphically dispersed across the county. Federal regulations deter- mine how our services are delivered. We inform applicants on the waiting list and participants in our programs of on-going changes to the regulations by: public hearing, quarterly newsletter articles, and individual written communication. 3.6 Measurements of Customer Satisfaction Regular meetings between all levels of management and partici- pants in our programs gives us information on how our programs are received. They include the following: Resident Councils at Public Housing Sites provide information to an Assistant Director of Operations. In addition, there are quar- terly meetings between the Executive Director and the Presidents of the Resident Councils to discuss tenant issues. 29 ECTIIV11 Residents have access to Managers in field site offices . :iU.$tOM*er Serurces g 1'Service i..... iy sty � ri5 a Landlords who participate in the Section 8 rental housing .2 Cuirer Profile program are invited to regular forums on this program. ................................................................ ................................................................. _._..... _ ... _ ..........................................._........._.___. ................................................................. .......................................__..._._.............. ................................................................. __ . ._.... . __..._ ° rvew Prsgrams Surveys of resident satisfaction with programs and services is a Access tc done regularly. .:Servi'es 3 5>Accessrbilty of Resident input is obtained on modernization. Seruibes 3. mei �F��O A database of resident skills is maintained for employment . 0 ortunitie s 1 .::: .:::::::: ::: PP :Z :.. .' C: Satisfied young customers from, the Los Nogales Public Housing development in Brentwood. This photo was taken at the Head Start Center which the Housing Authority developed for residents.Also shown are adult residents who are employed at the center. 1998 Annual Report of The Housing Authority of Contra Costa County :.., S;6C1`t�IV 4 Ari»q . f'enwrm.ance 4. 1 Performance Indicators .. ...-- ............ .......... .................................................................. .................................................................. aThe Housing Authority won the highest designation of"High d » Performer" for the e sev enthconsecutive ear bH UD, T i s des' n a- tion is given after evaluation by the Public Housing Management -- Assessment Program (PHMAP). A High Performing score must be at least 90% in twelve efficiency indicators, n the 1997/98 fiscal year we scored 100%. In addition, for the first time, the annual audit found all our records to be cor- rect and in compliance with all the rules and regulations. 4.2 Accomplishments Our accomplishments reflect a well managed agency and a dedicat- ed staff of employees who take pride in their work. In addition, our accomplishments are made possible by the excellent resources provided by the Board of Commissioners and the Advisory Housing Commission. We are also supported in our work by our collaborations with our many partners and the participants in our programs who work to make the programs effective and successful. Some of the accomplishments we are most proud of include, Designated a "High Performer Housing Authority" by the Department of Housing and Urban Development for the sev- enth consecutive year. "r= Zero findings on the 1997/98 audit. Achieved a balanced budget for the fiscal year and increased actual operating reserves by $292,000 1998 Annual Report of The Housing Authority of Contra Costa County 31 ............ ............. ........... .................... ................... ....... ...... --------------- ------------------------------------------------------------- .......... . :�.SECVON4: Annual P arprmance,f w Won the Department of Justice Designation of"Weed and rmance� Seed" F 4.1 Pert or Contra Costa County and became the first Housing � 0 -:1,ndicatom ... Authority in the nation to be awarded this designation. ............ ............ . . ............................... ....._ ............................................................. 4. 0.4 ........ lj hm -2 AN, ..... .......... A., �. .... .....4". ...... ... ........ .................... ................................... Established interagency and community committees to begin .................. revitalization work in North Richmond and Rodeo. s Award of Merit from NAHRO for PAL and SMART Program. ............. . . ........... .......... ... .......X ... ...... ............ ... ............ .......... ............ . ............. ............ -.......... ........... ..... . ......... ................ Award of Excellence for the the PAL Program Compiled with Section 3 requirements by expanding OWE pro- gram to Family Self Sufficiency and TANF training participants. o Awarded Designation Housing Allocation Grant (Section 8), Awarded annual Family Unification Grant ($422,000) 9 Applied for Truancy Reduction Grant ($50,000, Public Housing). a Awarded TwoTenant Opportunities Grants ($100,000 each, Public Housing.) 9 Awarded Drug Elimination Grant ($336,000, Public Housing) 32 1998 Annuol Report of The Housing Authority or Contro Costo . ............. ... . .............................. SE CT101V 4 Rental Rehabilitation Program produced 21 units of rehabilitated Annual p rfr�rrr�ance Rental housing for low income individuals and families. Consolidated all maintenance personnel at public housing sites into a Facilities Management team. Processed 3200 applications for housing through the Central Waiting List Office. Won an Exception Rent increase of 20% in Fair Market Rents from HUD for selected areas in the County, thus preventing over 100 families, including those designated "developmentally disabled", from being evicted. Implemented a feet purchase with the County that involved replacement of obsolete vehicles, thereby achieving safety goals and cost reductions in feet maintenance and gas purchases. Resumed an agency newsletter, produced quarterly. Continued the creation of Resident Councils bringing a total of seven. Began modernization of Casa de Manana, a senior citizen's facili- ty in Oakley. Completed re-roofing of 146 public housing units at Las Deltas Public Housing site in North Richmond. - Converted three field offices: Antioch, Muir Parkway, and Rodeo P s to Windows-based computer workstations, -- Resumed Employee Appreciation Breakfast with awards for employees. Performed internal audits at seven field offices to ensure compli- ance with HUD requirements. -- Assumed fiscal responsibility for the San Pablo Housing Authority. 33 .................. ................— .................... ----------------------- ---------------- ECTfO : I I AnnualM4and the Pedbrmignce: Coordinated PHMAP Certifications for the County 41San Pablo Housing Authority. ::P Orr a11 "', 'ed. n, Indicators, Successfully applied for $7,000 from FEMA to repair storm ................................. .......... ........ . ......................................... ............- ....................................---..... ............................................................... .. .. .......... -P 4 .A M.- . ......... ..................111.11 related damage. : c. .............11 -.1-...... ... ....... . ... ................. .............. 1-1-...............I........ ................................................ 111 Completed Central County Homeless Shelter remodeling. Instituted an ergonomics assessment program at Central Office and all field offices. 34 1 1998 Annual Report of The Housing Authority or Contra Cost(-, County ....................... ........... ....................................... ................................... ........................................ s z y Section 5 C7'/C7/V Chaiinge aid 5. 1 Challenges f w t7rr e.01n hll The Housing Authority is a regulated industry and is affected by Con ressi n I oa passage r o veto f housing a I i e si legislation for low aW in gcome P .........................�................................... g .................................................................. individuals and citizens. The identification by HUD of over 5 million ContrnuEng low income families, who need housing assistance now, is a signifi- Zirectio cant concern for housing authority capacity to provide for the needs of low income citizens. The shorter time limits on welfare and such subsidies as food stamps for low income families is also a concern. While many are returning to work, often their wages are too low to pay for unsub- sidized housing. The downsizing of HUD is a continuing concern and challenge. It reinforces our efforts to work efficiently and effectively to serve the growing housing needs of low income residents of the county. 5.2 Goals In response to the significant challenges we face, we identified the following goals for the corning year: ■ Maintain "High Performer' status under HUD's Public Housing Assessment Programs. __ ■ Attain high rating under HUD's new Section 8 Management Assessment Program (SEMAP). ■ Establish an affordable housing development fund to be used to provide seed money and gap financing to generate additional affordable housing opportunities. ■ Construct new Headstart facilities in Brentwood and Oakley. 1998 Annual Report of The Housing Authority of Contra Costa County 35 ........................ ...................... ............... .................... SEOTION:15 Challenges and: s Complete modernization of Casa de Mananaa residential facili- New Directions ty for seniors. 5.1.Challenges m Continue and increase effective partnerships and collaborations ............ .............. ..............................1.111 ....... ..................-....................... ........... ............ with other agencies and community based organizations. . . ...................................... ......................................................... ........... __.......................................... ................-....................................... __..................................................I ............................................................... ..................................._............ _......................................-............ ................................._......................... .....................................__................ .....-..............I..............I.,....I....._ ........................................................I...... ........................................................ ................._............................... .................. m Continue the current level of programs for participants, assisting .............. ...... ............... �nt .............. .................. ................ .. .............. ................. .............. .............. ............ .............. ..................-1..... .......... .................. ......1 11 .................. res ............ .............. ....................................I I..............11.... idents to transition from Welfare to Work. 11.1............11 .......... ............. • Convert systems and data in computer database to meet requirements of year 2000. • Complete current discussions with San Pablo Housing Authority, to assume increased ownership and management functions (at HUD's request), • install a bar-coded 'inventory system on our fixed assets. • Continue computer 'installed workstations in field offices. • Convert accounting system to comply with HUD's General Accepted Accounting Principals (GAAP). • Convert to a hand held electronic inspection system for Public Housing and Section 8 Inspectors. 5.3 New and Continuing Directions The Housing Authority of the County of Contra Costa operates a highly competent housing services delivery system, and it is critical that this delivery system be continued and enhanced. The agency's "High Performer" status is more than just an designation; it has come through achievement in several key property and program management areas. 36 1998 Annual Report or The Housing Authority or Contra Costa County ............. ............................................. ....... ..... 11.11,.................... ................................... ..................................... 1 . �tct6N 5 Management of Public Housing Units Challenges New Directions. ■ 1 . Tenant rent is collected efficiently and with a minimum of rents uncollected. ■ 2. Public. Housing Units are made ready and re-rented promptly upon vacancy. ■ 3. Modernization activities are carried out on-schedule and cost effectively, generating high duality physical improvements. ■ 4. Developments are well maintained with good "curb appeal.` Section 8 Rental Assistance I ■ 1 . A high percentage of housing certificates and vouchers are under lease. ■ 2. Participant eligibility is carefully and accurately determined and monitored. ■ 3. Through rigorous inspections, Housing Quality standards are complied with for units under lease. Develop New Housing ■ We need to develop more housing through collaboration with others to meet the growing needs of a population that is aging, growing poorer, and hungrier. Form Additional Resident Councils ■ i . A new resident council was formed at our "Casa de Manana" senior public housing development in Bay Point and at Casa del Rio, a senior facility in Oakley. We now have resident councils representing over b0% of our public housing residents, and we are continuing to help form additional councils at the remaining 37: ..................... ................................. ......................... ................................ SECTION 51, Challangsand developments. These council give our residents a vested interest e - New 0 0101j"OPO: and a voice in their communities. 5.1 Challenges� Go I als . ■ Of the residents served by the Housing Authority, 45% are directly affected by Welfare Reform, In response, the agency has ..............-.............. -................. ............ .......- ...........-.............. . . .. ......... ........ W .............. ......... started employment and life skills training programs to assist resi ........... .............x ....I.........-........ .................... ..............I r.-0 -$ ............. ....... ...........:D. -... ........ .......... ...............-.......................... ................ ............... dents in their progression from Welfare to work. Summary The Housing Authority will continue to serve a growing low income population who needs subsidies to maintain their status as "housed citizens". This challenge will be greater because of more restrictive regulations from HUD, and the growing affordability crisis in housing. :� We need.'to::expand;programs tohelp seniors, youth. , and:the dis- abled. As one senior,resident: recently expldined,. Seniors have the some needs: and:problems as everyone else." Many:seniors have,. inr. addition, the challenge of raising their grandchildren whose parents have been. lost. We need to continue to deliver services with the same high stan- dards and caring that we have accomplished to date. We need to continue to help those who are able make the transi- tion to self sufficiency and independence, and to meet the require- ments of Welfare to Work. 38 1 1998 Annual Report of The Housing Authority of'Contro Costo County ........... ............. ............................... ............................................ ............................. SECTION 5 Are our programs worth doing? Challenges and New Directions Our programs affect present lives and influence the future. If a growing segment of the population becomes homeless, all of society will be adversely affected. Housing is a fundamental requirement for people to live produc- tively and according to the rules that govern our society. It is essen- tial to keep families together and to help younger generations learn life and employment skills that will lead them to independence. This agency responds to the crisis in affordable housing for low income families. Currently, it is estimated that there are 110,000 families who need housing assistance because of affordability and over crowding. Our programs also help low income families make choices that keep them together and, in many ways, improve their lives. There are many ways of measuring the worthiness of our programs but ultimately it is the response of our participants. The following photo shows one family's response. They are enrolling in the Family Self Sufficiency Program and hope to earn enough to buy their own home. :.:::??.i:.?.:nn. ...... .....n:•ii. :n:..i:Cii}iii•:::???::::::v::r .... ...... 39 The Housing Authority of Contra CostaCounty I Pm,cls it III 1. I 1I CAnciamRIa,Y chapII 1 I Mark 045aulnier Donf'A fiber Gayle 8,U kema QVI RY HOUSI'I`��I€: 111- 0MMISSl � flio�'lirs,Gjr xie € Braces, # r�ur. - 1 rrs ,Stutlss�a> �(�sg at su Shu' ffMim1. lard I"I'llLin1.ts iiks 1, u., . 1111. A t s�se f c srssc lsa s t�slss ... lyse# 18A % f�.�rscia tie d� ��o aril . . jpse iii 0 � 1 j �s t l Psi Aml i;;A ` C ar l t C11.� I' r + 10 - ex ls�t l n 16 l � pl1t 1 Itrs40xy I'll-, Rti cs� . "it s tirskds L 5 ,.� A s y , � �� l �� yy� r�� ar 1 � � i 3'FY.{C Wt L� F I.. ow � 11 •�� Fiil i � �, 4 � � � �� .... � .. +; � ; I �{ �z iiiiiiiiliig� s"' t Y, ? 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