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Home My WebLink About05-03-2016 Item 4, PresentationMoylan Terrace Homeownership Phase 1 - Ribbon Cutting WHO IS HASLO ? •Formed in 1968 by action of SLO City Council •Public Non-Profit Corporation •Mission to provide housing primarily to those between 0 and 80% of AMI •Recently began serving “Moderate, Workforce and Market” •As public agency, has ability to 1) issue tax exempt low interest bond financing, 2) has power of eminent domain •Created San Luis Obispo Non-Profit Housing Corp in 1990 as related affiliate for Tax Credit and other projects QUICK BIT OF HISTORICAL TRIVIA Leland Balatti Ruth Wirshup Lewis McCall Allan Johnson Burton Walter HISTORICAL TRIVIA “On November 12, 1969 …., the Authority moved into it's first office in the "penthouse”, of the Recreation Building at Santa Rosa and Mill Streets. The Authority operated at several locations in its first few years of operation not moving to its present Leff Street offices until- March 1973.” WHAT DO WE DO? •Provide housing to about 3,000 households every month throughout SLO County (7,000 individuals) •Serve probably the broadest spectrum of incomes/household types of any entity in SLO County, from literally “homeless”, to moderate and above moderate (“Workforce”) income WHAT DO ALL THESE INCOME LABELS MEAN? Household Size Hourly Wage Annual Income 1 2 3 1 2 3 Workforce $86,400 $98,720 $111,040 WF $42 $47 $53 Moderate $64,800 $74,040 $83,280 Mod $31 $36 $40 Low $43,200 $49,360 $55,520 Low $21 $24 $27 Very Low $27,000 $30,850 $34,700 VL $13 $15 $17 Extremely Low $16,200 $18,510 $20,820 EL $8 $9 $10 HOW DO WE DO THIS? 1)Operate Programs 2)Develop/Manage Housing Pismo-Buchon Apartments HASLO Learning Center at Leff Street Apartments PROGRAMS THAT PUT PEOPLE IN HOUSING Housing Choice Voucher (Section 8) HASLO brings $16 million in direct rental assistance dollars to SLO county annually Majority Elderly or Disabled Families strongly encouraged to enroll in HASLO Self-Sufficiency Program •Client pays 30% of their income toward rent. HASLO pays balance. •Assistance Payments Made Direct from HASLO to Landlord •Landlord is Private Apartment Owner - HASLO is not the landlord •HASLO inspects the rental unit every two years for health and safety •HASLO can terminate client for reasons including “eviction for cause”, or criminal HASLO Client Marie – ”Loves her housing and is so thankful” Example Mrs. Jones total disability income is $800/month Her 1 bedroom apartment rent is $900/month Result: Mrs. Jones pays $240 of the $900 rent ($800 x 30%) HASLO pays $660 of the $900 rent, directly to landlord DIRECT PROGRAMS THAT PUT PEOPLE IN HOUSING Housing Choice Voucher (Section 8) – Challenges •Population Eligibility and Demand exceeds supply • Approximately 200 new vouchers issued annually (10%) via attrition •PRIORITIZE ELDERLY, DISABLED, VETERANS, WORKING FAMILIES •SPECIAL SETASIDES - for collaborative case managed agencies: •Women’s Shelter and RISE (Domestic Violence), •AIDS Support Network •Regional Homeless Groups – ECHO, CAPSLO, 5 Cities Homeless Coalition •Transitions Mental Health •Increasing Central Coast rents make it difficult to keep serving the same number of households – AVERAGE HAP WAS $600 IN 2012, AND IS $700 IN 2016. DIRECT PROGRAMS THAT PUT PEOPLE IN HOUSING Housing Choice Voucher (Section 8) – HASLO Client Marie – ”Loves her housing and is so thankful” Housing Size 1 Bedroom Apt 1276 58% 2 Bedroom 528 24% 3 Bedroom 352 16% 4 Bedroom 22 1% 2,200 100% Gender Head of Household Female 72% Male 28% Total 100% Unit # families % Arroyo Grande 209 10.4% Atascadero 261 13.0% Avila Beach 13 0.6% Cambria 10 0.5% Cayucos 7 0.3% Creston 3 0.1% Grover Beach 111 5.5% Los Osos 127 6.3% Morro Bay 94 4.7% Nipomo 155 7.7% Oceano 83 4.1% Paso Robles 396 19.7% Pismo Beach 34 1.7% San Luis Obispo 451 22.4% San Miguel 16 0.8% Santa Margarita 5 0.2% SHANDON 8 0.4% Shell Beach 3 0.1% Templeton 23 1.1% Grand 2009 Head of Household Age 50 years or older 66% (two thirds) OTHER PROGRAMS •Family Self-Sufficiency Program – Works with families to build income and assets, and move off all types of assistance. 50 NOW PROGRAM – SYSTEMATICALLY HOUSING THE MOST VULNERABLE HOMELESS OTHER PROGRAMS •VASH – Veteran’s Supportive Housing Program HOUSING DEVELOPMENT HASLO PHILOSOPHY in 1968 Smaller, scattered site projects fit in best with neighborhoods Today – How do we reconcile 80+ unit projects with that original philosophy? Incorporate a mixture of incomes, particularly in larger projects 700 units. Additional 200 in development Rental and Homeownership INSERT PHOTOS HOUSING DEVELOPMENT Range of Types •Rental •Homeownership •Senior •Disables/Special Needs •Families Range Sizes/Housing Types •Single Family Homes (Special Needs Shared Housing) •Studios, 1, 2, 3, 4 and 5 bedroom apartments •Small to large complexes ranging from duplex to 80 units Senior Housing on Johnson Avenue, SLO Ironworks Mixed Use Project on Broad St, SLO HOUSING DEVELOPMENT Range of Locations Countywide •San Luis Obispo •Paso Robles •Atascadero •Los Osos •Arroyo Grande Arroyo Grande 20 Unit Mixed Use Project HOUSING DEVELOPMENT Goal to Make All Housing “Service Enriched” •Resident Services Department organizes onsite activities •Case management where necessary in order to ensure “housing success” •Collaboration with Community Organizations such as Cal Poly and America’s Jobs Center After School Learning Center Halloween Fun ! Grassroots Neighborhood Watch Organizers Organic Gardening ‘Learn By Doing’ (and By Eating!) Strong Community Collaborations – Cal Poly In Action ! Palm View Apartments Anderson Hotel Feeding Time !!! SOUTH HILLS CROSSING - FORMER MCCARTHY STEEL SITE SOUTH HILLS CROSSING Mid-May Completion ! Fully Rented Up Open House Coming Soon 43 Apartments – 1, 2 and 3 bedrooms Best Wishes Board Gets Nailed Onto Framing Did you know that in the early 1900’s Pacific Coast Railroad traveled up South Street? Final 20 Homes in Construction Lottery Held this April Homes will be sold throughout summer and fall MOYLAN TERRACE – MIXED INCOME HOMEOWNERSHIP 23 Moylan Terrace – Mixed Income Homeownership Summary 80 townhomes 34% affordable, price restricted units 66% “workforce” housing units Affordable by design Higher density Attached Modest square footage Modest finishes Low HOA fees Lisa Moylan Presented Remembrance – Completion of 1st 20 homes Chamber Mixer and Ribbon Cutting – First 20 homes 860 ON THE WYE Veteran’s Housing Started construction last month Wall Raising Ceremony May 31st 20 studio & 1 bedroom apartments 10 units reserved for veterans 860 On The Wye Community building for recreation and services Large Community Garden for Neighborhood Large Community Garden, for residents and neighborhood 860 ON THE WYE Garden Management – Words of Wisdom from Emerson Park Gardner