HomeMy WebLinkAboutMINUTES - 10261999 - SD2 Housing Authority of the County of Contra Costa
BOARD OF COMMISSIONERS
FROM: Robert McEwen, Executive Director
DATE: Tuesday, October 26, 1999
SUBJECT: PUBLIC HOUSING INCOME MIX AND DECONCENTRATION POLICY MANDATED BY HUD
UNDER THE QUALITY HOUSING &WORK RESPONSIBILITY ACT OF 1998.
SPECIFIC REQUEST(S)OR RECOMMENDATION(S)AND BACKGROUND AND JUSTIFICATION
1. RECOMMENDED ACTION:
ADOPT Resolution No. 4073 approving the Public Housing Income Mix and Deconcentration Policy dated October 14,
1999 for the Housing Authority of the County of Contra Costa mandated by HUD under the Quality Housing &Work
Responsibility Act of 1998.
11. FINANCIAL IMPACT:
None.
111. REASONS FOR RECOMMENDATION/BACKGROUND
On September 14, 1999, the Policy was placed on the Board of Commissioners agenda. This policy included a
preference for new public housing admissions whereby an otherwise eligible family on the waiting list could be passed
over for another lower ranked family meeting the income criterion as required to achieve a more balanced mix within a
particular development.
Commissioner Gioia had some concerns that the preference could allow a family of relatively lower income to be
passed over in favor of a higher income family. The matter was continued. Subsequent discussions have generated
revisions that removed this preference. Overall, 98%of the families living at all developments are very low-income
(below 50%of the area median income). Further analysis of the income mix revealed no major variations in income
mix, development to development. Included in your Board packet is the revised policy,dated October 14, 1999 and a
copy of the original version with changes highlighted. Also Included for your review are graphs showing the income
mix of our public housing developments and Section 8 programs and a table showing the income thresholds for the
various income groupings used in the charts.
This policy was reviewed and recommended for adoption by the Advisory Housing Commission at its regular meeting
held on October fib, 1999.
IV, CONSEQUENCES OF NEGATIVE ACTION:
Should the Board of Commissioners elect not to adopt Resolution No.4073 approving the Public Housing Income Mix
and Deconcentration Policy, the Housing Authority of the County of Contra Costa would not be in compliance with the
Quality Housing&Work Responsibility Act of 1998.
CONTINUED ON ATTACHMENT:_ _ SIGNATURE_ — -_
_ RECOMMENDATION OF EXECUTIVE DIRECTOR ——RECOMMENDATION—RECOMMENDATION OE BOARD COMMITTEE
--APPROVE OTHER
SIGNATURE(S) A`
ACTION OF BOARD ON W APPROVED AS RECOMMENDED --- OTHER -------
VOTE OF COMMISSIONERS
_UNANIMOUS(ABSENT_ �� — —) 1 HEREBY CERTIFY THAT THIS IS A TRUE AND
_ZZF7
CORRECT COPY OF AN ACTION TAKEN AND
AYES: _._ NOES:_— ENTERED ON THE MINUTES OF THE BOARD OF
ABSENT: ABSTAIN: COMMISSIONERS ON THE DATE SHOWN.
ATTESTED `
PHIL BATCHELOR, CLERK OF THE BOARD
OF COMMISSIONERS AND COUNTY
DMINISTRATOR
Rpt80 BY , DEPUTY
if
THE BOARD OF COMMISSIONERS
HOUSING AUTHORITY OF THE COUNTY OF CONTRA COSTA
RESOLUTION NO. 4073
ADOPTING RESOLUTION NO, 4073 APPROVING THE INCOME MIX AND
DECONCENTRATION POLICY FOR THE HOUSING AUTHORITY OF THE
COUNTY OF CONTRA COSTA
WHEREAS, It is the desire of the Board of Commissioners of the Housing Authority of
the County of Contra Costa to provide decent, safe and sanitary housing for its
residents; and,
WHEREAS,the Housing Authority of the County of Contra Costa is committed to
maintaining an economically diverse resident body, and
NOW, THEREFORE,BE IT RESOLVED that the Board of Commissioners of the
Housing Authority of the County of Contra Costa approves and adopts the
Income Mix and Deconcentration Policy.
PASSED AND ADOPTED ON October 26, 1999 by the
following vote of the Commissioners.
AYES: GIOIA, UILKEMA and CANCIAMILLA
NOES: NONE
ABSENT: GERBER, DE5AULNIER
ABSTAIN: NONE
I HEREBY CERTIFY THAT THIS IS A
TRUE AND CORRECT COPY OF AN
ACTION TAKEN AND ENTERED ON THE
MINUTES OF THE BOARD OF
COMMISSIONERS ON THE DATE SHOWN.
b
ATTESTED w '
PHIL BATCHELO ,CLERK OF
THE BOARD OF COMMISSIONERS
4 AND COUNTY ADMINISTRATOR
BY
r
as
H:\judyhmtz\MSOFFICE\WINWORD\BOARD\Deconcentration Res.doc
HOUSING AUTHORITY
OF THE
COUNTY OF CONTRA COSTA
INCOME MIX AND DECONCENTRATION POLICY
Introduction
This policy has been prepared in compliance with Section 513 of the Quality Housing
and Work Responsibility Act of 1998 (QRWHA) which amends sections of the United
States Housing Act of 1937 applicable to the operations of public housing.
Statement of Policy
Our policy and process for managing income mix and deconcentration efforts in our
communities is founded on the premise that there are distinct social and agency
benefits for promoting and maintaining public housing developments occupied by
families that have a range of incomes and that are not concentrated with only very low
income families. This premise is recognized not only as an agency policy and goal, but
also as a requirement of law.
The benefits of management of income mix and deconcentration for the Housing
Authority of the County of Contra Costa are increased access to varied client bases, the
formation of stronger, more stable and cohesive communities, and the reduction of
financial dependence on the federal government.
This policy was formulated after review of both the existing policies and procedures of
this housing authority, the composition of the waiting list, and a comprehensive analysis
of the current residency of each public housing development. Consideration also was
given to each project's amenities along with its location within a particular community,
since the HA's jurisdiction encompasses an unusually large geographic area with much
economic diversity. Although this analysis resulted in the finding that there are, at this
time, no major variances between the economic levels of the public housing residents
and the communities in which the individual developments are located, a more balanced
composition within each development is sought for the future. Continued analysis will
be undertaken, particularly necessary since a nationwide Welfare to Work program is
e acting mco���Tve��6Ts and^fsi im Iy sta us-�-����in every comimunity;includngLLthe--comrriurities _
of Contra Costa County.
It is within this context that the income Mix and Deconcentration efforts as presented
here were formulated and, in conformance with QHWRA, the Housing Authority of the
County of Contra Costa Public Housing Policies and Procedures Manual and related
policies will be amended as necessary to implement the efforts presented in this
document.
October 14, 1999 1
Income Mix
New Admissions
In conformance with the new QHWRA provisions, the HACCC will lease within each
fiscal year at least 40 (forty) percent of its total available units to households whose
incomes do not exceed 30 (thirty) percent of the area median income (AMI). The AMI is
determined annually for Contra Costa County by the U.S. Department of Housing and
Urban Development and is currently based upon the estimated City of Oakland MSA
median income.
Deconcentration
The HACCC will not willfully concentrate very low-income families (or other families with
relatively low incomes) in public housing dwelling units in certain public housing
development or certain buildings within developments, even though the income mix
requirements for the agency are met overall. In compliance with the above, the following
efforts towards deconcentration may be made, including the targeted offering of
incentives. However, in no instance will any adverse action be taken against a family
which chooses to either decline an offered incentive or occupancy in an offered
development.
New Admissions
Aggressive marketing and special outreach efforts will continue on the part of the HA in
order to reach the wide variety of applicants needed to balance the admissions within
each development. In compliance with this deconcentration policy, the HA will consider
the resident composition of each project as vacancies occur. If a particular
development has a significant imbalance of either extremely low or higher income
families, the HA will take affirmative actions to take appropriate steps to better balance
the project's composition. These affirmative actions will not include passing over a low-
income family whose name has risen to the top of the waiting list in favor of a family of
higher income. This policy will not be used when an overall violation of the HA's annual
income mix requirements established by HUD will result.
The HA may also make efforts in the future to market public housing to working families
and individuals in order to correct possible imbalances.
-,----,-- Existing_Residents -----
Because the goal of the HA will be to both achieve and to maintain its balance of
diverse residency within each development, incentives also will be offered to existing
resident families to encourage their continued occupancy. The stability provided a
development by maintaining committed tenants who know their neighbors and have a
sense of community is a valuable HA management asset. Their presence also can
serve as role models to the newer and perhaps more disadvantaged families,
October 14, 1999 2
a:lcccha income mitis-deconl0-14-99.doc
particularly after the efforts of these families toward economic self-sufficiency begin to
produce tangible improvements in their own lives that are visible to others.
As an incentive toward encouraging in-place families to stay in their developments, the
HA will utilize the HUD-allowed system of ceiling/fiat rents. These rents will be
established at very reasonable levels compared with the surrounding market rents,
allowing the increasingly independent families to increase their personal financial
stability while protecting the development's stability. Other incentives already offered by
the HA to current participants include the following:
• Provision of and cooperation with education and employment training programs;
• Scholarships for residents going back to school, as well as new high school
graduates continuing on to college;
• Internships for the teens of resident families, often resulting in full-time employment
and training after high school graduation.
Since the HA will continue to analyze each housing development's composition on a
periodic basis, additional incentives may be established as needed to reach the
deconcentration levels required of this policy. These incentives will be incorporated into
the HA's Admissions and Continued Occupancy Policy as well as related policies and
procedures.
October 14, 1999 3
HOUSING AUTHORITY
OF THE
COUNTY OF CONTRA COSTA
INCOME MIX AND DECONCENTRATION POLICY
Introduction
This policy has been prepared in compliance with Section 513 of the Quality Housing
and Work Responsibility Act of 1998 (QRWHA) which amends sections of the United
States Housing Act of 1937 applicable to the operations of public housing.
Statement of Policy
Cour policy and process for managing income mix and deconcentration efforts in our
communities is founded on the premise that there are distinct social and agency
benefits for promoting and maintaining public housing developments occupied by
families that have a range of incomes and that are not concentrated with cnly very low
income families. This premise is recognized not only as an agency policy and goal, but
also as a requirement of law.
The benefits of management of income mix and deconcentration for the Housing
Authority of the County of Contra Costa are: a viidGae; s+i ,_. w', increased access to
varied client bases, the formation of stronger, more stable and cohesive communities,
and the reduction of e44;financial dependence on the federal government.
This policy was formulated after review of both the existing policies and procedures of
this housing authority, the composition of the waiting list, and a i
comprehensive analysis of the current residency of each public housing *
development. Consideration also was given to each project's amenities along with its
location within a particular community, since the HA's jurisdiction encompasses an
unusually large geographic area with much economic diversity. Although this
pFeliminaFy analysis resulted in the finding that there are, at this time, no major
variances between the economic levels of the public housing residents and the
communities in which the individual developments are located, a more balanced
c�rmpct ition within each development is sought for the future. Continued
analysis will be undertaken,particularly necessary.sincee-a-nationwide Welfare to Work
ro ram is effecting income levels and family,status in eve communit , includin the
communities of Contra. Costa County. a +, i
It is within this context that the Income Mix and Deconcentration efforts as presented
here were formulated and, in conformance with QHWRA, the Housing Authority of the
l -1 October 14. 1999 1 1
............
Coun1y of Contra Costa Public Housing Policies and Procedures Manual and related
policies will be amended as necessary to implement the efforts presented in this
document.
Income Mix
New Admissions
In conformance with the new QHWRA provisions, the HACCC will lease within each
fiscal year at least 40 (forty) percent of its total available units to households whose
incomes do not exceed 30 (thirty) percent of the area median income (AMI).
GeRveFseiy, up te 99 (sixty) peFseF# ef the aRi;ua! va9@Rsi9ii ,,,A! ba ,,Pieg wi;,i�
1;qUeekelds w4h awqwal 4499mer, at time ef adMiG.Si9R 68tW9eR 94 (Iti4ik�' ERe) p9FGGF1!
9Rd 8G P9FGGRt 4 A The AMI is determined annually for Contra Costa
County by the U.S. Department of Housing and Urban Development and is currently
based upon the estimated City of Oakland MSA median income.
Deconcentration
The HACCC will not willfully concentrate very low-income families (or other families with
relatively low incomes) in public housing dwelling units in certain public housing
development Pew or certain buildings within developments, even though
the income mix requirements for the agency are met overall. In compliance with the
above, the following efforts towards deconcentration May w44 be made, including the
targeted offering of incentives. However, in no instance will any adverse action be taken
against a family which chooses to either decline an offered incentive or occupancy in an
offered development.
New Admissions
Aggressive marketing and special outreach efforts will continue on the part of the HA in
order to reach the wide variety of applicants needed to balance the admissions within
each development. Pu4s�, baeed wpe;; a peFiedie pFejecA, by pF9jeGt 9Ra1yE;i-., the w,"',
shall pasG eveF aR ethepivi6e eligible �apAwy qi4 the waitiRq w6t f9F aRethe&r
faFRilY th9t MeetG 4;9 iRG9R;e eF48Fi9R f9F aGhi9YiR@ a R;GFe bal8RG9d R44( Witj4jR t�e
PaFtieulaF elevel9pF:Pent with a suFFeF#vaeaRGy. In compliance with this deconcentration
policy, the HA will consider the resident composition of each project as vacancies occur.
If a particular pFejesA development has a44 a sicinlfi art imbalance of either extremely
low or higher income families, the HA will take affirmative actions to take appropriate
steps toegEjea4eF te 411 s-4e; �.,GeaiRry by FeGF�iitipq a:; appFepFj9tc_ iReqFpq fs-+Rily
w44 better balance the project's composition.-These-affirmative actions-::Phis aGtigR alse
will not include passing over a low-income family whose name has risen to the topof
the waiting list in favor of a family of higher income.eep�e as 9R iRG94V9 te the jqwepw
FaRked facRily that ether-wise mi@ht ha)49 a FAue
aR4
, K-iei;@eF wait 9R the list befepe plreF:R9 ,
iR a PI-119lie hquaiRq WR4. ihist�4 policy will not be used when an 05verall
violation of the HA's annual income mix requirements established by HUD will result.
4w.6410ctober'14, 199
aAcccha income.affix-decon.oriq hi,do 2
_
The HA may also make efforts in the future to 3]Dar.kef ��u�� � r�cusjs;r tG woritirr� �a171ikIeS �
and individuals in order to correct possible im. bainnr es �«
,
#-theee
Existing Residents
Because the goal of the HA will be to both achieve and to maintain its balance of
diverse residency within each development, incentives also will be offered to existing
resident families to encourage their continued occupancy. The stability provided a
development by maintaining committed 99GGI-tenants who know their neighbors and
have a sense of community is a valuable HA management asset. Their presence also
can serve as role models to the newer and perhaps more disadvantaaed 40.ct
families, particularly after the efforts of these families toward4 economic self-sufficiency
begin to produce tangible improvements in their own lives that are visible to others.
As an incentive towarde encouraging in-place families to stay in their developments, the
HA will utilize the HUD-allowed system of ceiling/flat rents. These rents will be
established at very reasonable levels compared with the surrounding market rents,
allowing the increasinglyindependent ndependent higher TReep;��-families to increase their personal
financial stability while protecting the development's stability. Other incentives already
offered by the HA to current participants include the following:
• Provision of and cooperation with education and employment training programs;
• Scholarships for residents going back to school, as well as new high school
graduates continuing on to college;
• Internships for the teens of resident families, often resulting in full-time employment
and training after high school graduation.
Since the HA will continue to analyze each housing development's composition on a
periodic basis, additional incentives may be established as needed to reach the
econeentration levels required R=� f this policy. These incentives
will be incorporated into the HA's Admissions and Continued Occupancy Policy as well
as related policies and procedures.
94F.s#October 14. 1999 3
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