HomeMy WebLinkAboutMinutes 2006Evanston Housing Commission
Thursdav, January 19, 2006
Minutes
Present: Sara Ashmore Diggs, Carol Salkcom, Eric Beauchamp, Judith Hurwich,
Jean Keleher, Susan Munro, Sue Sinnamon, Robin Snyderman Pratt, Chair
Absent: Genevieve O'Toole
Staff: Donna Splcuzza, Housing Planner
1. Approval of Minutes
A quorum was present. The minutes of November 17 and December 15.2005 were unanimously
approved.
11. Communications —
Robin Snyderman Pratt reported that Alderman Tisdahl. whose idea of affordable housing
Includes workforce housing, arranged a meeting with ETHS and Metropolitan Planning Council
and Housing Opportunity Development Corporation (HODC) and the chair of the Housing
Commission to talk to them about an employer assisted housing program.
Donna Spicuzza reported that another Planned Development will be presented to the Plan
Commission in February for 42 townhome units, with price points around S350,000. Ms.
Snyderman Pratt asked if the memo from the Housing Commission reminding developers about
the inclusionary housing proposal is getting used. She said that could take the place of Housing
Commission members going to every meeting and talking about set -aside options. She wondered
if there was any affordable discussions on this development
Ms. Spicuzza also provided updates on Plan Commission meetings and said they have had a
number of special meetings to handle the number of developments before them. The next
meeting on January 30 will Include HODC' Darrow Comers project, which was continued from
January 11.. Susan Munro said the January 11 meeting had time for a few public comments after
HODC's presentation, but she noted that some people have some issues, some of which involve
partying Issues. She said HODC made a great presentation by HODC, although the traffic
engineer's presentation was less compelling than the rest of it.
Ms. Snyderman Pratt said they would try to include an update on the inclusionary proposal on the
Agenda. She said she could draft a memo that talks about inclusionary housing and the HODC
proposal. Members disussed combining the messages. Ms. Munro said she doesn't think should
be combined. They talked about the format of the public hearings and how teswi-sony should
relate to the project being heard. Any incluionary update would probably be first on the Agenda in
the form of communications. It was decided that treat them as two separate items.
III. Families in Transition from Connections for the Homeless
Cheryl Refuerzo, case manager for Connections for the Homeless, and Marie Vesley, director of
program services, appeared to discuss their request for Families in Transitions funding. Ms.
Vesley noted in response to the December minutes about reaching out to organizations about the
program, that their agency was approached by one of faith communities about working with a
family they would sponsor.
January 19, 2006 dousing Commission Minutes. Page 2
Ms. Refuerzo discussed the family they propose to sponsor and said she had been In their
transitional program for almost 2 years. During that time she has been compliant with their
program requirements and is trying to Increase her income, while juggling school, part time work,
and taking care of her child. Although she recenUy got a better job, she still needs assistance.
She started in customer service and has trailt up her computer and office skills, and is now
working part time as an administrative assistant. They feel she is a good candidate for FIT. Ms.
Vesley said the transition plan and the financial assistance will provide extra time to get further
along on her education and become a little more secure in life skills such as budgeting. The
landlord of the building in which she currently lives said he would rent her another apartment In
the building, because she's been such a good tenant. She also has saved some money, in case
of emergency.
Carol Balkcom asked about the proposed utility allowance of S25 in the financing scenario and
was told that heat is included in the rent so the tenant paid utilities only include cooking gas and
electric. Ms. Ashmore Diggs asked if the child support was stable, and it is. Ms. Hurwich asked
for more information about the plan and was told the mother is working two part time jobs right
now and eventually wants a full time job.
Members asked about finding an apartment. Ms. Vesley said the agency will help them find
another apartment, as they want to hold onto the unit they rent for their transitions program. They
will look for a two bedroom unit, and she can remain at the Connections apartment unfit she finds
something. She said if the current building doesn't work out. they have had received help in the
past from an apartment locator business. Ms. Ashmore Diggs asked if they recommended the
application for two years but only have a one year lease, how will they know how much money to
provide. The total amount is estimated. Members noted that since the vacancy rate is about 7 —
8%. they should be able to rind an apartment. Ms. Vesley agreed and said they would like to stay
at the same apartment building because Reba does such a good job of managing their buildings.
Ms. Hurwich moved to recommended support for two years, and the motion was seconded by
Carol Balkcom seconded. The motion passed unanimously.
Ms. Snyderman Pratt asked Ms. Vesley if they were aware of the State's new rental housing
support program, which would provide rent subsidies for extremely low income persons. Ms.
Vesley said they're keeping track of the process, to learn how to bring some of that money to
Evanston. She said the proposed regulations will be out sometime next month but the program
won't start until 2007. Ms. Snyderman Pratt asked for a presentation down the road from the
Continuum of Care if they pursue it.
IV. Review HOME Program application from Evanston Housing Coalition for new
construction at 1710 Dodge
Since the director of Evanston Housing Coalition couldn't attend the meeting, this Item was
moved to the end of the meeting. Ms. Spicuzza discussed the application which members had
received. She said the City Council was enthusiastic about supporting this project and getting rid
of the building that was there. Now there's going to be new construction on what has been a
vacant lot for about 8 months. The application hasn't yet gone to theHome loan committee, which
looks over financing, development budget. Evanston Housing Coalition is asking for a subsidy of
$166,000 in HOME funds to reduce the cost, which comes to some S83,000 per unit. This is
consistent with other homeownership subsidies and even a little less than recent new
construction subsidies. She described the design which includes four bedrooms, two bathrooms,
a basement, and a 2 car garage. The developer and architect met with neighbors and community
groups about the project and the design, and took a number of their suggestions for the design.
Commission members endorsed the project and the use of HOME funds.
January 19, 2006 Housing Commission Minutes, Page 3
V. Request for $25,600 in Mayor's Special Housing Funds for Housing Counseling from
Housing Opportunity Development Corporation (HODC)
Before members discussed the request, Ms. Spicuzza distributed a funding update on the
Mayor's Special Housing Fund. She noted that the cash balance is S66,000 and went over
expected disbursements. She said the Commission has recommended the FIT proposal from the
YWCA of $4,900 for the next year, and a S10.000 proposal to Interfaith Housing Center for its
predatory lending education program. It is anticipated that of the S69,000 approved for the
Employer Assisted Housing Program ,or $32.000. could be used in the coming year, split
between two grants and administrative costs. Members asked about money collected from the
Affordable Housing Demolition tax, and were told it is accounted separately. Ms. Spicuzza noted
that based on the language in the Demolition ordinance, that fund might have less flexibility and
probably could not be used for housing counseling or predatory lending counseling. Ms. Spicuzza
said the only infusion into the Mayor's Special Housing Fund is from loan repayments, and one
for $65,000 is anticipated this year.
Diane Gish, resource development director for HODC, spoke about HODC's request for funding
for the homeowner education program, as Richard Koenig, the executive director was unavailable
that night. She said that they plan to concentrate their effort in Evanston, Many of the people who
have participated in the past are Evanston residents, and they want to establish a home location
in Evanston. They will partner with the Evanston Community Development Corporation for office
space but don't have a specific space right now. She said it will be a consistent location.
When asked if this proposal was the same application for CDBG funding, Ms. Gish said it was,
and when they didn't get CDBG funds, the chair of the Community Development Committee
suggested they seek funding from the Mayor's Special Housing Fund. Ms. Snyderman Pratt
asked about other major funding sources for the program, noting that the Housing Commission is
not accustomed to tracking programs like this, but usually funds buildings. Ms. Gish said they
would provide tracking reports and they at have intake forms which they use for that purpose.
They have funding from Cook County, from banks, their own funds, and also received a grant
from HUD, so they have to prepare reports for those funders. Ms. Balkcom said she thinks
counseling for homeownership is a great idea for counseling and Is in favor of it. She said the
idea of being responsible for success of participants, and knowing the numbers of people who get
counseling is an important aspect so getting reports would be a significant part of the approval.
Ms. Snyderman Pratt recalled the experience with the Roszak development where they had a
difficult time coming up with eligible buyers. She said while that hampered their discussions for
awhile, she didn't think it was a fair representation of the way a good program works. She said
that the extent to which HODC is able to help prepare a pool of eligible buyers for housing
opportunities that come on line will not only help the buyers, but also help the affordable housing
programs succeed, and help make the inclusionary policy more palatable.
Ms. Ashmore Diggs said she knows there's a need for this program, her only question was about
the overhead in the program budget. She said with a S40.000 salary and benefits. that HODC
was asking for more than half of the salary. Ms. Gish said the person would be concentrated in
Evanston and the more funding they get from Evanston, the more hours they'll be able to put
specifically into Evanston. She said the overhead costs include advertising, publicity and
materials that are part of the program. She said they would also distribute brochures to
organizations and churches.
Eric Beauchamp asked if the staff person is dedicated exclusively to Evanston. Ms. Gish said if
half of the salary is paid by Evanston, half of the time would be spent in Evanston. Ms. Munro
asked about post purchase counseling and Ms. Gish responded that they provided post purchase
counseling and individual follow-up after purchase.
January 19, 2006 Housing Commission Minutes. Page 4
Ms. Ashmore Diggs asked if they have seen a need for this in the past? Ms. Gish said last year
they counseled 100 participants and have offered homeowner education for seven years. last
year they had a part time volunteer doing the program, offering monthly seminars. Two people
purchased homes and five were individually counseled. She said several people, after they take
the first education step, need to clean up credit scores but maybe contact the agency later and
ask for more help. Ms. Snyderman Pratt noted that the proposal cover letter talked about the
Employer Assisted Housing contract but it was not listed in the job description. She wondered if
they would do training sessions in Evanston for employers, and once engaged in an employer
assisted housing program, employers pay for counseling. She asked if that would be part of the
program budget. Ms. Gish said she didn't know but would find out and get back to the
Commission.
Mr. Beauchamp said that of the 100 people education last year, two people purchased homes,
meaning a 2% conversion. He said if they'reiooking at education 50 people this year, then a 2%
conversion would mean one person would buy, for a cost of S25,000 from Evanston. He asked If
that is what they can expect with this investment. Ms. Balkcom noted that not all of the 100
counselled last year were from Evanston, so didn't think that was a fair conclusion. Mr.
Beauchamp said that he was considering that they would be investing about 50% of funds
remaining in the Fund. Sue Sinnamon said that the stated program goals were to educate 50
families, provide one-on-one counseling to 25 families, resulting in five purchasers. Mr.
Beauchamp said the previous performance doesn't indicate those results. Ms. Munro said there
are degrees of helping, and conversion to homeownership isn't the only goal, but also education.
Ms. Ashmore Diggs asked if that same matey could be used instead to help someone buy a
house. Ms. Gish responded that previously they were working with a part -lime, volunteer
counselor, so they expected the results to be different with a full time staff. Ms. Snyderman Pratt
asked if the two people who bought last year were through the Employer Assisted Housing
Program, and Ms. Gish said she would find out. In response to a question from Ms. Hurwich, she
said that they don't counsel people facing foreclosure, only people Interested in home purchase.
Ms. Spicuzza said that she has always been a proponent for homebuyer education and HODC
has been working with many Evanston residents. But when staff looked at this proposal, they
thought the amount requested might be high for the proportion of people who would become
homeowners, In light of the limited cash available in the fund right now. She noted that groups
don't always get the entire amount they ask for when they apply for CDBG funding, and that the
Planning and Development Committee might question the amount. She said the Commission's
recommendation doesn't have to be all or nothing, and the staff recommendation Is that the City
should support this effort, but not necessarily for the entire amount requested.
Mr. Beauchamp said the question is if it makes sense to spend almost half of what is available to
help one to live people. Ms. Balkcom said she was swayed by the improvement of having a
dedicated staff person versus a volunteer, and felt if the Commission cut costs instead of
providing what they really need to be effective, they may be doing them a disservice.
Mr. Beauchamp said that even if there's a full time person, offering one event a month for 10
people, it's the same program 10 times, so the upfront development costs are low. Ms. Gish said
they currently have a waiting list of 25 people. He wondered why they would limit participants to
five. Ms. Gish said that's their projection of Evanston residents. They hope to educate 200 people
annually, from all service areas. Mr. Beauchamp said then Evanston would be paying over 50%
of the salary, but getting 25% of the benefits. Ms. Gish said they are looking to expand their
efforts to other areas with CDBG funds, and spend half their time in Evanston, and the other half
In other locations. Ms. Hurwich asked about other funding and Ms. Gish said they are sending out
an appeal to banks this month. She asked how much funding they would accept from the City and
Ms. Gish said as much as was offered.
r
January 19.2006 Housing Commission Minutes, Page 5
Ms. Snyderman Pratt said that whatever the percentage is that goes toward salary, that's the
return on investment. She said HODC would stand behind the proposed work plan, but they may
in fact get 10-15 Evanston people per session, not just five.
Ms. Ashmore Diggs said she is all for education. but wonders if the money should be spent to
help people who are ready to buy now. She said considering the amount of money we have
available, we need to use money to get people to acquire housing. She asked if participants are
in a position to purchase when they finish with counseling. Ms. Gish said they give information on
finding a lender or realtor and help them, but people may or may not be ready after counseling.
Ms. Balkcom asked for information in their program reporting on what stage they're at in the
homebuying process after going through the program. She said if some may end up buying a
a few years down the road, that's good too.
Mr. Beauchamp asked how many participants are low mod -income. Ms. Gish responded that they
all were and described their intake form which asks questions about income level, age, female
head of household, and other statistics, which they use for reporting to their funding sources.
Mr. Beauchamp said he's a numbers person and is trying to evaluate the overall benefit and
asked if they could get some more information on the people the agency counseled last year. Ms.
Snyderman Pratt wanted to know if the two people who purchase last year were the two who
were paid for through the Employer Assisted Housing Program.
Ms. Munro said she had previously overseen a program like this and that it takes a great deal of
sophistication, especially for one-on-one counseling. She said people walk in the door with a lot
of credit issues and many find they're not yet ready to purchase. That's why it takes time. Also.
when you're talking lowlmod income people, there's little they can afford to buy in Evanston. Mr.
Beauchamp said then its back to the need to use money for housing, but Ms. Munro said you
have to work both sides of the equation.
Ms. Snyderman Pratt said we've been spending so many years trying to get inclusionary housing,
but if there aren't low/mod buyers ready and sophisticated counselors on board, the inclusionary
program won't work. She said we need quality counselors. While homeownership counseling
wasn't part of HODC's original mission, because they're rental developers and supportive
housing providers, she thinks that they too realize how these two aspects need to come together.
They're in a position to make sure there are qualified buyers for these new opportunities that
come on line.
Ms. Ashmore Diggs agreed but again wondered if this is the right time. Ms. Balkcom said that
since they're working on the inclusionary policy and if it gets passed and the land trust gets off the
ground, we're going to need buyers. She pointed to the Roszak set -aside program which couldn't'
find buyers.
Mr. Beauchamp said he thinks the program is worthwhile and something we need, but questions
whether they should dedicate almost 25% of the money they have left for the rest of the year into
one program that could help anywhere from 1 to 5 people.
Ms. Munro suggested they fund between half of $15,000 of their request, in order to be able to
get the professional help in Evanston. Ms. Snyderman Pratt said they need a dedicated staff
person. She doesn't think the Commission has to look at the Mayor Special Housing Fund
summary and watch the money disappear because there's more that we could be doing to bring
in money to Evanston for the fund. She said we're eligible for IHDA trust fund grants and thinks
that the kind of thing we should be talking about. If we were to fund this for less, she said, it would
send a strong message to the staff and the board that the program is needed and takes money
and we have to grow our own resources to support this. She said that Evanston is eligible for
more support than we're getting and we haven't spent time hustling. Ms. Munro asked whose role
that is and Ms. Snyderman Pratt said the Commission cay play a role in helping. At the next
January 19.2006 Housing Commission Minutes. Page 6
Commission meeting they are going to talk about their goals for the year, and one can be to keep
Mayor's Special Housing fund from disappearing.
Ms. Munro made a motion to recommend funding at $15,000, because the City supports the
program but has a shortage of funds. Ms. Hurwich seconded the motion.
Mr. Beauchamp said he would prefer to see a little more information on what they're investing in.
He said if the number of people served decreases if the City's investment dropped, then they
wouldn't be saving anything. He still wondered if its. a good investment of City money, or would It
be better to put it into something else, such as helping people through the FIT or setting up a rent
fund.
Ms. Hurwich said funding of 515,000 would show we support it and think its necessary, but due to
limited funds it would encourage the agency to took elsewhere for more funds. Ms. Snyderman
Pratt said maybe the work plan includes getting more employers to participate in employer
assisted housing and provide counselling for those programs.
Mr. Beauchamp said he is willing to support it if he had more information. Right now he doesn't
Ms. Munro withdrew the motion and suggested they consider the proposal next month after
receiving more information.
Sue Sinnamon said that she thinks this would be an investment in potential buyers. She said
although we can help one person at a time, this is the kind of thing that begins to solve the larger
problem because it gets people in the pipeline. She said also that it with an experienced
organization with a track record. Mr. Beauchamp said he still feels that the red flag is that they
helped educatie 100 people last year and only two people bought, so he asked what was the
benefit and if the money could be better spent.
Ms. Hurwich noted that the Commission has been fighting for inGusionary housing for years and
she thinks it behooves them to support homebuyer education because It will help the people they
are trying to benefit with inGusionary housing, She said she would support whatever we can
afford, which at this point might not be the whole 525,000, but she feels It's important to make a
statement. Mr. Beauchamp said he did not disagree.
Ms. Snyderman Pratt said they don't want to micro manage but would work with HODC on the
work plan because they want to support them. They went over the additional information. which
would be written information on their education program, results from last year, whether the two
buyers were in the employer assisted housing program, any follow-up information or profiles of
participants.
VI. Update on Inclusionary Housing Policy Proposal
Jessica Webster and Kelli Harsch of BPI developed a revised Inclusionary Housing Policy
ordinance for the Commission's consideration, based on discussions at the Planning and
Development Committee. Ms. Snyderman Pratt said that members received an update on
outcomes of January 5 inGusionary P&D Special meeting, which a number of Housing
Commissioners attended. She said that the upshot was that one of the people who spoke
recommended the City Council revisit the original ordinance which the Housing Commission put
together. At end of meeting Ms. Snyderman Pratt said the Commission would be happy to do that
and would ask BPI to take the original version and update it based on comments and questions
from the aldermen. The result was e-mailed to commissioners and Ms. Harsch distributed a
document to help go through it. She explained it showed what had been first proposed to the
Planning and Development Committee in one column and revisions in the next column. She then
went over the major points.
January 19, 2006 Housing Commission Minutes, Page 7
ADDlicability: The original ar :-.7 r= applied to -five or more units and the revision applies to 25 or
more. Ms. Snyderman Pratt noted that Ms. Hurwich suggested at the Planning and Development
Committee meeting that they revisit the number of units and while it met with some enthusiasm,
she thinkgs there is resistance at Council level for giving cost offsets or density bonuses. She
said that if the ordinance applied to less than 25 units, offsets or bonuses would have to be
offered or it would be legally vulnerable.
Ms. Hurwich responded that would in effect say you'll have to live in a high rise, but Ms. Munro
noted that the proposal at the Hines lumber site is for 42 townhomes. Ms. Harsch agreed and
said the language in the ordinance made it applicable to any type of development, even if phased
in over time. Ms. Hurwich said that still favored facilities with another form of government,
referring to community associations. Ms. Snyderman Pratt noted that a reactor who spoke about
the policy had suggested that a voluntary program could apply to smaller units, and Ms. Hurwich
responded that voluntary doesn't work.
Ms. Snyderman Pratt and Ms. Munro said that since there was no indication the Council was
Interested in offering density bonuses or cost offsets, they couldn't have an ordinance below 25
units , as the only bonus the City wants to offer are the benefits derived from the Planned
Development process. The consensus was that the Commission would like to Include smaller
buildings, but they should try to make this work for larger buildings and then figure out a strategy
for smaller buildings.
Set -aside: The Original ordinance increased set -aside requirements incrementally, starting at
10% for 5 to 49 units, going to 15°% for 50 — 99 units and up to 20°% for units with 100 or more
units. Ms. Harsch said SPI's sense was the Council was receptive to increasing the set -aside
from the staff recommended flat 10%. They proposed two alternatives, one a flat 15% and the
other starting at 10% for 25 to 49 units, then 15% for 50 — 99 units and 20°% for 100 or more.
Ms. Sinnamon asked how many of the current developments have more than 100 units. Ms.
Harsch said there were a few. She noted that the second alternative would yield more affordable
units based on historical development. Ms. Snyderman Pratt said she didn't know if the
Commission needed to choose from the two, but could say either is good, but acknowledge that
10% is not enough. Ms. Balkcom asked why they started with 10% as she felt some aldermen
didn't think that was high enough. Ms. Munroe said there could be a point where the developers
push back. Commissioners noted that if it is too stringent, they could lose supporters. They
decided to recommend a 15% requirement for 25 to 99 units and 20% for 100 or more units.
Tametina: The original recommendation applied to households under 80% AMI and staff and
aldermen wanted to Increase it to 100% of median. The revised proposal suggests a minimum of
25% of the set -asides go to households at or under <80% AMI with the remaining ones affordable
to households up to 100% of median, which is the same as the City's proposal.
Mr. Beauchamp asked whether the number is rounded up or down for fractions. Ms. Harsch said
most ordinances across the country round up and the ordinance specifies that.
Ms. Carlson in the audience said that a good point in the staff recommendation was the
specification that the pricing had to be affordable below the income caps, so it would be priced to
be affordable to 70% AMI for the ones required to be for households under 80% AMI. Members
noted that one of the difficulties with the Roszak development's program was that only
households right at 80% could afford it. Members further discussed pricing requirements and Ms.
Harsch noted that they would fine tune the language in the ordinance so the pricing would be
affordable to a range of income levels below the maximums.
Control oeriod: The original and the revised recommendations are the same, which is as long as
permissible by law, while the current staff proposal is 15 years. Some Council members seemed
to support going longer. Members discussed whether rental would be allowed during the control
period, either allowing non -profits to buy affordable units and rent them, or allowing the
January 19, 2006 Housing Commission Minutes, Page S
developer to rent them if they didn't sell. They determined that the developer could sell units to a
non-profit organization or pay a fee in lieu or providing set -aside units. The revision kept the
option for purchase by non-profit organizations, for re -sale or rental.
Toot Box of Offsets: The original ordinance had a tool box of benefits that could be given to
developers to offset the cost or providing affordably priced units. This was removed entirely in the
revised ordinance.
Fee in lieu alternative: The original and BPI revision allow that a developer could pay a fee for up
to 50% of the units, but would have to set -aside at least half of the requirement on site. The staff
recommendation allows this alternative for the entire set -aside. BPI's proposed fee formula
reflects the discussion among aldermen. Some did not like a flat fee and wanted to see more for
larger developments. BPi's recommendation is to base the formula on the square footage. They
noted that a non-profit developer testified at one of the meetings that affordable new construction
costs were $125 per square foot. Ms. Ashmore Diggs remarked how expensive that was, but
other people confirmed that seems to be an accurate number. The formula would take the
square footage of what the set -aside would be, multiply it by 5125 and then reduce it by a certain
percentage, for example 2/3. Members wondered if that was close to differential between the
market price and the affordable price. They noted that Highland Park sets the fee at $100,000 per
unit and Lake Forest sets it at S130,000 per unit. They agreed that the original staff proposal of
S40,000 was too low, staff came back with a higher amount They felt that it would be more
palatable to base it on square footage. They asked if the $125 could change as prices increase
and Ms. Harsch said language in the ordinance would state that construction costs shall be
reviewed periodically and may be modified.
Ms. Harsch also noted concerns expressed about purchasers of affordable units being able to
afford association assessments, so they included language that would allow the Housing Trust
Fund to be used as a source of assistance, by saying that it should be used for support,
preservation or production of affordable housing. She also noted that the revision states that a
developer must request they be allowed to pay a fee in lieu of providing units. When asked if they
can ask for that option after agreeing to a set -aside program, Ms. Harsch said the ordinance
doesn't say they can't.
After discussion, Ms. Harsch said they would clean up the language on pricing for targeted
Income levels and use the second alternative for income targeting.
Jessica Webster talked about a memo prepared by BPi that addressed three issues brought up at
the P&D meetings: how people would pay their homeowner association fees, would property
taxes be affordable, and how large special assessments would be handled.
Homeowner association fees: She said that they found that across the country, owners of
affordable units generally have a lesser percentage of common interest in the building, because
they've paid less and have a deed restricted unit so they can't get as much a significant return
back on their investment as a market rate owner. The key, she said, is to make sure the common
interest percentage is based on the deed restricted price that they pay, and that wilt be reflected
In a lower homeowner association dues. Those dues will be built into the initial affordable price at
the beginning, so they will be affordable.
Mr. Beauchamp noted someone had asked whether he knew how assessments were determined,
and said that in all the developments he's done, it has been based on the initial price of the unit,
the percentage of ownership is based on initial price.
Ms. Spicuzza distributed a reference from the State Condominium Act which also addressed that.
She said the Act states that the percent of common ownership is the same as the percent share
of the association budget and is based on the value of each unit in relation to the value of the
property as a whole. The only issue, she said, is the Act doesn't define value.
January 19, 2006 Housing Commission Minutes, Page 4
Ms. Webster, said they cited the same section of the act and since it is sufficiently vague on
value. they feel they can make a strong argument than an affordable unit is deed.restricted and
thus its value is the affordable sales price.
Special assessment: She said a lot of the places haven't experienced the Issue of special
assessments yet because of they are new construction and haven't needed significant repairs.
They recommend for Evanston that they consider using the Mayor's Special Housing Fund to
provide low interest loans or grants; and use rehab programs to help fund improvements. She
said that gets a little bit stickier when associations want things don't fall under physical repairs,
but feels that those would represent a small enough number of cases that it could be delegated
by an administrator.
Prooerty Assessment:: She said that Assessor Houlihan stated his office would work with
affordable programs so that assessments used for property taxes would be based on the
affordable price . So the developer needs to market the unit with an estimated property tax based
on the affordable sales prices and Evanston needs to communicate with the assessor's office to
see that they are assessed at the affordable value.
Ms. Ashmore Diggs asked how the owners in market rate units feel about lower percentages on
the affordable units and wondered if that information was disclosed. Ms. Webster said generally
neighbors know what percentage of interest everybody has and what they pay for association
fees, As to whether the affordable person gest steamrolled by the association, she said that to
their knowledge the program works. She said one method to help ensure success is to make sure
an affordable unit owner sits on the board. Also, she said they should make sure non -essential
improvements such as a door man are not funded by special assessments. She didn't think it has
been a significant issue.
Members thanked BPI for their assistance. Ms. Snyderman Pratt then asked about the process
and asked If the City Manager wants the proposal to get back to the aldermen on February 13.
Ms. Spicuzza said staff will have to put something together, then send it for review to the Law
Department. Ms. Snyderman Pratt said that what goes to City Council next is going to come from
staff, it won't be the ordinance we looked at this evening. However, the Housing Commission
recommendations will be part of what goes forward. She said it is the staff responsibility to make
recommendations, and they won't always be in sync with the Commission's recommendations,
but can be presented side by side.
V11. Other Business
The meeting adjourned at 9:05 pm.
Respectfully submitted,
Donna Spicuzza, Housing Planner
Housing Commission 4linutes FcbnLwy 16, 2006 Page I
Evanston Housing Commission
Thursday. February 16, 2006
Minutes
Present: Robin Snyderman Pratt, Chair, Sara Ashmore Diggs, Carol Balkcom, Judith
Hurwich, Jean Keleher, Susan Munro,
Absent: Eric Beauchamp, Genevieve O'Toole, Sue Sinnamon
Staff: Donna Spicuzza. Housing Planner
1. Declaration of Quorum and Approval of Minutes
A quorum was present. The minutes of January 19.2006 were unanimously approved with minor
corrections.
II. Communications —
Donna Spicuzza reported on three recent Housing Commission recommendations approved by
the City Council: S5,000 in Families in Transition (FIT) funds for Connections for the Homeless for
one year, $10,000 for Interfaith Housing Center of the Northern Suburbs for Predatory Lending
education; and S229,700 in HOME funds to Evanston Housing Coalition for the new construction
of two attached ownership units at 1710-1712 Dodge.
Ms. Spicuzza said that the proposed ordinance repealing the Demolition Tax was held over at the
last City Council meeting because Alderman Moran could not attend and was interested in
speaking to the issue. She said that a memo prepared by BPI, outlining how the Ordinance would
not violate equal protection rights, was distributed to aldermen. Robin Snyderman Pratt went over
the history of the Ordinance, noting It passed last year, but a revised ordinance was introduced to
fix some language and eliminate areas that could be legally challenged. Before the revised
ordinance was passed, aldermen recommended that it also include a revision whereby owners
demolishing their homes in order to rebuild on their property would not have to pay the tax. The
City's Law Department felt that raised equal protection issues and prepared a memo why they
didn't recommend including that in the revision. When the Planning and Development Committee
considered the revisions on January 31, they voted to repeal the existing Ordinance. BPI
reviewed the Law Department's memo and drafted a response about the concerns raised. Ms.
Snyderman Pratt said that she hoped that those issues could be worked out and they wouldn't
lose the Affordable Housing Demolition Tax. She said that she would forward the Executive
Summary and BPI's response to Housing Commission members.
Ms. Spicuzza said that in addition to the Demolition Tax agenda item, the Inclusionary Housing
Ordinance is scheduled for the March 13, 2006 Planning and Development Committee meeting,
and Housing Commissioners will receive a copy when it is completed.
Ill. Request for $25,000 in Mayor's Special Housing Funds for Housing Counseling from
Housing Opportunity Development Corporation (HODC)
This matter was continued from the January 19, 2006 meeting in order to answer some of the
Commission's questions. Richard Koenig, Executive Director, and Diane Gish of Housing
Opportunity Development Corporation were present to present additional information on the
program as requested by the Commission at the January meeting.
DRAFT January 19, 2006 Housing Commission 'Minutes, Page 2
Mr. Koenig reviewed the additional material he supplied for the Commission, and noted that
HODC has expanded its counseling program and just hired a full-time housing counselor. HODC
has seven years experience providing housing counseling services in northern Cook County,
primarily using funding from the County's CDBG program. As a certified HUD Housing
Counseling Agency, they applied for HUD for funds for housing counseling, and were awarded
funding last year. The vast majority of the people to whom they provide housing counseling,
about 66%, are Evanston residents, and they are looking for financial assistance from Evanston
to fund part of their program budget.
Mr. Koenig said HODC counsels people about rental and home ownership Issues and in their last
fiscal year (October— September) they counseled 283 households. Depending on their situation
and needs, they were invited to homebuyer workshops. The homebuyer counseling program held
seven workshops last year, most conducted by a part time volunteer, while others were
conducted by a paid consultant as part of administering Evanston's Employer Assisted Housing
program. He said the workshops were attended by 43 participants, and he described the format
and content of the workshops. He said that in addition to the group trainings, HODC conducted
16 one-on-one meetings, which resulted in two buyers who were assisted through Evanston's
Employer Assisted Housing program. Mr. Koenig said they held 21 individual meetings regarding
rental housing counseling, with five households obtaining rental housing with HODC. Fie said all
the households served were under 80% of area median income (AMI) and 70% were under SO%
AMI,
Mr. Koenig said that HODC is requesting about one-third of the funding for the housing counselor
position from Evanston although they expect about two thirds of the people served will be from
Evanston. They plan to serve other northern suburbs as well. Their original plan of 50 seminar
and individual counseling participants and rive home buyers was a guideline based on previous
experience, but he thinks that with a full-time person rather than a part-time volunteer, they will
exceed the estimate_ He said they also have agreements to work with the Evanston Community
Development Corporation and the Evanston Community Development Association to provide
counseling to their clients for affordable homes that will be available for sale.
Commission members asked about the people served last year. Mr. Koenig said their regularly
scheduled workshops had increasing attendance throughout the year, and at their last workshop
of 2005 in November, they had 10 people which he considers the ideal maximum for this type of
workshop. He said the workshops provided 3 hours training, and several participants later
requested Individual meetings.
Ms. Ashmore Diggs asked about the benefits to Evanston of providing funding for this program.
Mr. Koenig said that people would learn valuable skills such as budgeting in addition to learning
the home buying process and responsibilities of ownership, but that it is hard to quantify the
benefits. He said the education process is vitally important to successful homeownership, and
creating more homeownership is a national objective. He said they are projecting that 100 people
would be served during the year through home buying counseling. Ms. Munro asked if they track
readiness for home purchase in addition to education. Mr. Koenig said that is a goal. Ms. Munroe
asked if they would do credit counseling, and Mr. Koenig said he'd put that on the list of to-do's
and see how the program develops as the new housing counselor starts work. He said he'd like
to come back in six months and report on their efforts.
Commission members discussed whether the concerns raised by Mr. Beauchamp at the last
meeting were addressed and felt that his questions had to do with the number of people served
versus the resulting number of homebuyers. Ms. Snyderman Pratt said that the information
provided by Mr. Koenig gives them a better idea of what they can hope for this year. She added
that no one doubted there's an imminent need for this type of education and counseling, and as
the City advances affordable housing initiatives, they need to get people in a position to buy
affordable homes. She said they need a dedicated and sophisticated partner and HODC has
been a proven partner in Evanston, with a lot of experience.
DRAFT January 19, 2006 Housing Commission Minutes, Page 3
Ms. Hurwich asked if there was enough money in the Mayor's Special Housing Fund to fund the
entire request Ms. Spicuzza noted there was 566,000 cash on hand in January and a 565,000
loan repayment due, less planned expenditures for the Employer Assisted Housing Program and
about $20,000 for two FIT programs and Interfaith's program, so there should be enough
available.
Carol Balkcom moved to recommend funding $25.000 to HODC for housing counseling, subject
to availability of funds in the Mayor's Special Housing Fund. Susan Munro seconded the motion,
and it passed unanimously.
Mr. Koenig thanked the Commission for their support and said they would work out a schedule of
Gasses and inform the Commission.
IV. Discussion of City's Draft Startegic Plan
All Commission were requested to provide input on the City's draft Strategic Plan and
Commission members reviewed the Plan available from the web site. Ms. Balkcom reported on
the public meeting she attended at which the Draft Strategic Plan was presented. She said that
after going over the power point presentation, the presenters listed to public comments. These
Included pointing out that there was nothing about issues of the aging or disabled population.
Another citizen disagreed that Developers should be listed as community stakeholders because
they have no long term interest in the community. Others pointed out that none of the goals or
strategies were prioritized
Commission members commented on the Plan in general and felt that It seemed too generic and
lacked prioritization. They wondered what the reporting mechanism was, and how some of the
goals could be measured, noting they weren't sure of the definitions or meaning of goals, such as
defining a well -maintained, diverse housing stock.
The Commission agreed to discuss the goals and objectives that clearly addressed housing
Issues. They observed that housing is about infrastructure, neighborhoods, economic
development also. They pointed out that many issues impact or are affected by housing, and
specifically noted these:
Goal 96, ensure that Evanston neighborhoods are safe, clean, attractive and
economically viable and their unique needs are responded to effectively and efficiently
Goal #10, create a collaborative and productive relationship with NU
They agreed that Goal #2, to create policies and programs that result In a well maintained,
diverse housing stock, was the most directly related and focused discussion on the Objectives
pertaining to Goal #2. They reviewed the goals objectives on page 28 and made comments.
Objective 2A: Develop and implement a comprehensive inclusionary housing policy.
Ms. Balkcom said she thought that should include an Inclusionary zoning Ordinance,
Housing Trust Fund, and Community Land Trust, which is good because it's affordable in
perpetuity. Members noted that affordable housing should be included for the existing housing
stock, and they want to tap private sector activity.
Ms. Hurwich suggested addressing the quality and aesthetics of housing being provided. Ms.
Snyderman Pratt thought the first objective should separate "comprehensive" and "incluslonary,
so It would read:
1. Advance an Inclusionary Housing Policy for an affordable component to new
construction, major rehab and condo conversion residential development
17t :Vp,1
DRAFT January 19, 2006 Housing Commission Minutes, Paget
2. Develop a comprehensive housing policy; this could address goals for the types and
mix of housing; look at housing in particular areas; address special needs and different income
brackets
3. Improve and expand mechanisms for advancing an inclusionary policy and advancing
the full continuum of housing needs, which would include dedicated revenue streams
Members discussed the reference to regional housing authorities in 2C and thought it meant the
public housing authority. One person suggested it could be expanded to include the state. county,
and other entities such as IHDA and include accessing the funding. Others mentioned it could be
referring to Housing Choice Vouchers and limiting the number of vouchers in Evanston and
getting other communities to have their share.
Other objectives they suggested included listing Employer Assisted programs as another inter -
jurisdictional issue and looking at acquiring more rent subsidies through other sources. They
noted that the affordable piece should be addressed by all entities dealing with major
development, as the Housing Commission doesn't have much input, but City Departments, Site
Plan and Appearance Review Committee, the Plan Commission, and Planning and Development
are involved.
Susan Munro said she would use staffs notes to write a summary and a -mail it to members for
their additional comments, and submit their final summary February 28, 2006.
V. Review of 2006-07 HUD Action Plan and Discussion of Housing Commission Goals
This discussion was continued to the March meeting.
VI. Public Comment
Sue Carlson announced that the Network for Evanston's Future was sponsoring a meeting on
Sunday. April 2 about relationships among City governments and invited members to attend. City
Manager Julia Carroll will welcome and introduce the key speaker, the director of Portland,
Oregon's Sustainability Department, who will speak about Portland's efforts to encourage
divisions to interrelate and share a broad view of their work.
Betty Ester announced that the Citizen's Lighthouse Community Land Trust will host a meeting
on February 17 with area lenders, led by Michael Brown of Burlington Associates, who has been
providing them with technical assistance. She said they have started their membership drive, are
making grant requests, and have applied for CHDO status with the City. She thanked
Commission members for their contributions.
The meeting adjourned at 9:05 pm.
Respectfully submitted,
Donna Spicuzza, Housing Planner
Evanston Housing Commission
Thursdav, March 16. 2006
Minutes
Present: Robin Snyderman Pratt, Chair, Carol Balkcom, Eric Beauchamp, Judith Hurwich,
Jean Keleher, Susan Munro, Sue Sinnamon
Absent: Sara Ashmore Diggs
Staff: Donna Spicuzza
1. Approval of Minutes
A quorum was present. The minutes of February 16.2006 were unanimously approved with
minor corrections.
II. Communications
Ill. Updates on Demolition Ordinance and Incluslonary Housing Ordinance
Members discussed status of Demolition Tax Ordinance and Alderman Moran's request
for additions.
They discussed staffs Inclusionary Housing Ordinance recommendations and the
Housing Commission recommendations and discussed the differences and similarities. They
expressed concern that distributing two Ordinances would be confusing for the Committee.
Members plan to attend the March 27, 2006 Planning and Development Committee
meeting as both ordinances are on the Agenda.
IV. Status of Darrow Comers Project
The Commission noted this is also on the March 27 P&D Agenda and discussed the Plan
Commission's recommendation not to approve the Planned Development of HODC's affordable
multifamily construction project. Members noted that Plan Commission members said they liked
the look of the proposal but had issues with the fact it was initially rental and not ownership and
there was neighborhood opposition to that.
V. Review of 2006-07 HUD Action Plan and Discussion of Housing Commission Goals
Members received relevant pages of the Consolidated Plan and Action Plan and will
review them for discussion in April, to help define goals the Commission can work on to maintain
and Increase affordable housing,
VI. Other Business
The meeting adjourned at 8:30 p.m..
Respectfully submitted,
Donna Spicuzza, Housing Planner
Aprii 20, 2006 Housing Commission l% inuus
Psge t
Evanston Housing Commission
Thursday. April 20. 2006
Minutes
Present: Robin Snyderman Pratt. Chair, Sara Ashmore Diggs, Carol Balkcom. Eric
Beauchamp. Judith Hurwich, Jean Keleher, Susan Munro
Absent: Sue Sinnamon
Staff: Donna Spicuzza
1. A quorum was declared and the minutes of March 16, 2006 were unanimously approved.
11. Communications
Members discussed Housing Opportunities Development Corporation's proposal for Darrow
Comers, 27 affordable rental units, which is being reviewed by a subcommittee of the Planning
and Development Committee. Some members will try to attend the next sub committee meeting
the following Thursday at 7:30 p.m.
Donna Spicuzza reported on the Resolution passed by the City Council to cede Bond Volume
Cap to the Illinois Housing Development Authority for use with IHDA's Mortgage Credit Certificate
Program (MCC) and Mortgage Revenue Bond Homebuyer's program (MRB). The MCC provides
a dollar for dollar tax credit on federal income taxes to income eligible home buyers In a amount
equal to 20% of the mortgage interest paid, up to $2,000 a year. The MRB Program provides
mortgage financing to first time buyers who meet Income and purchase price limits, at reduced
Interest rates. Borrowers can also participate in IHDA's DownpaymenUClosing Cost Assistance
Program which provides a grant up to 4.15% of the purchase price. The programs are available
through IHDA participating lenders. Funds for the programs will be reserved for Evanston
residents for a specified period. The MCC program cannot be used In conjunction with the MRB
Program. The City plans to publicize the availability of the program on its web site and through
housing related agencies.
Ill. Consideration of Recommendation of CHDO Status for Citizens' Lighthouse
Community Land Trust
Citizen's Lighthouse Community Land Trust applied for designation as a Community Housing
Development Organization (CHDO) with the HOME Program. Ms. Spicuzza said staff reviewed
the application and requested additional information. She reviewed the memo from staff
recommending CHDO designation and outlining the benefits of CHDO status and how CLCLT
met the HOME program requirements for CHDO status.
Ms. Snyderman Pratt said the Commission has been tong awaiting this and the benefits of a
community land trust. Carol Balkcom recuse herself from voting on the recommendation because
she is on the Board and Sara Ashmore Diggs also recused herself because she was a former
member.
Susan Munro asked about the pro forma budget that was submitted. Ms. Balkcom said it was part
of their business plan, They do financial reporting on a monthly basis against the budget, and
they now have about S8,000.
Robin Snyderman Pratt raised the issue about also recommending that the City reserve more
than the minimum 15% for CHDO set -aside so that CLCLT would not be set up as a competitor
for funds. Ms. Spicuzza said that could be a recommendation for next year's Action Plan or they
could amend this year's Plan. HOME funds for 2006-07 are reserved for use by the three current
April 20, 2006 Housing Commission Minutcs
Page 2
CHDO's. She said the City usually uses more than the initial reservation as 'CHDO Reserve'
funds once they receive applications. This year's amount is around S87,000-$90,000 to be
divided among three CHDO's but she didn't have the exact number. She noted that the amount
reserved is less than the amount needed to subsidize three CHDO projects.
Ms.Snydenman Pratt asked if CLCLT would acquire land and another non-profit will develop the
building and benefit from the reduced price of the land. Ms. Balkcom said it's their vision that the
land trust would acquire the land and work with another CHDO to develop the property together.
Ms. Munro wondered if a minimum of $20,000 apiece for four CHDOs was sufficient. Ms.
Spicuzza said that in the past they didn't want to limit HOME funds to only CHDO's but there is
funding available and most of the activities are in fact CHDO's,. Ms. Snyderman Pratt said she
felt the discussion was getting complicated suggested they table the discussion until they look at
action plan and see how resources are spent.
Judith Hurwich moved to recommend CLCLT as a HOME Program CHDO and Susan Munro
seconded. The motion passed 5-0, with two members abstaining,
The recommendation will go to the Planning and Development Committee and City Council on
May 11.
V. Certification of Consistency with the Consolidated Plan of Housing Options' application
for IHDA Trust Funds for 818 Crain
Alexander Brown, Executive Director of Housing Options distributed the annual report which
describes the agency's work. He noted that Housing Options Is 18 years aid, owns 8 apartment
buildings and leases an additional 20 apartments for their residents. He said they operate only in
Evanston and provide affordable supportive housing to adults with chronic mental illness,
particularly schizophrenia and bi-polar disorder. In addition to managing the properties they have
a team of social workers, a nurse, case managers, and psychiatrists. He said the residents are
reasonably independent and they don't have staff living on site.
Mr. Brown said that Housing Options purchased 818 Crain In January, 2006 and it Is a 10 unit
building, all with 2 bedrooms, on Crain near Sherman. Nine units were occupied at purchase and
8 are currently occupied. He said the agency bought it outright, with a cash donation of S1 million.
They have submitted an application to IHDA for a 30 year loan of S750,000 loan for major rehab.
He said while the building is in reasonable shape, it was built around 1960 and is in need of
upgrades. Essentially they will gut it, put in new electrical, heating, a roof, create one fully ADA
accessible unit and convert one unit into a community space.
Mr. Brown said he understood the Commission was interested in their relocation plans and spoke
about that in detail. He said tenants were notified in December before they purchased the
building, and they also notified the neighbors. With the anticipated funding, they will have to
implement specific relocation requirements and provide required notices and relocation
assistance. He said some tenants initially were upset when notified, but with the building on the
market, they also realized rents would probably increase or it would convert to condos when it
sold. He said Housing Options committed to provide at least S500 for relocation costs to each
tenant. However, if the agency gets IHDA funds, they will provide somewhere between $2,000 to
-$4,000 per tenant. He said they are being flexible about when tenants must move but are not
renewing leases as they expire, with the last lease expiring in September. Some have asked to
leave a little later or earlier, and they are okay with that as long as all move by September. He
said they have provided some resources to tenants to try to find affordable housing and most
have found places that will work out for them.
Ms. Ashmore Diggs asked about neighborhood response and City approval of the agency's use
of the building. Mr. Brown said all the buildings are considered by the City to be apartment
buildings, so they are not required to git special variances or licenses or anything. He said many
April 20. 2006 Housing Commission Minutes
Page 3
neighbors were initially extremely upset and they had one unpleasant public meeting. He said
most people had their understanding of mental illness based on television and movies. That has
largely died down. They had a second meeting in early February with about 10 neighbors where
they discussed how they screen their tenants, how they operate, the support they provide to
them. Afterwards neighbors said they want to make the best of it.
Ms. Balkcom asked if this response happens all the time. Mr. Brown said, absolutely, with the
exception of the first building. He also said that for the first time with this building the City did not
take any formal legal action to try to stop them as they did with prior acquisition, and saw that as
progress.
When was asked if they had similar relocation plans for the previous buildings, Mr. Brown said 4
of 6 were financed in part by IHDA so they had relocation plans but noted the requirements have
changed over the years, He said the agency has had experience with relocation assistance and
it's basically following the requirements, He said all the 818 Crain tenants will be permanently
displaced.
Ms. Snyderman Pratt said when the sale was first announced, she received a lot of calls from
neighbors because she lives near the site. She said their premise for calling was relocation for
existing tenants but many were concerned because even with Housing Option's track record, they
felt this was a much larger building and were concerned about the number of residents.
Mr. Brown said that with nine units and 18 people, it will be their largest property and the next
largest has 9 residents, At the community meeting there were lots of questions about how
prepared the agency is for this new venture and what are the plans if it fails. He said they see it
more as an expansion. He said a number of their long term residents currently in scattered site
apartments will move into this building.
A Commission asked if Evanston put funds into their other sites. Mr. Brown said the Mental
Health Board has provided funds for services but the City has not provided funds for bricks and
mortar. He said their buildings are intended to be integrated Into the neighborhoods and don't
have signs or people outside smoking. They work hard, he said to differentiate themselves from
Albany and Greenwood. They also try to keep the buildings anonymous out of respect for the
residents and neighbors but their addresses are a matter of public record and he would be happy
to give any Commissioners a tour.
Carol Balkcom moved to certify Housing Option's plans for 818 Crain as consistent with the
Consolidated Plan, and it was seconded by Jean Keleher. The Motion passed 8-0. _
iV. Certlflcation of Consistency with the Consolidated Plan of the City's ADD[ application
to IHDA for Downpayment Funds.
Ms. Splcuzza said that the City is applying for funds for Downpayment and Closing Cost
assistance funds through's IHDA's HOME program American Dream Downpayment Initiative
(ADDI) allocation. She said that although the City of Evanston gets HOME funds, it is too small
for an ADDI allocation and IHDA currently taking applications for its allocation. Stan Janusz has
applied to use the funds with Evanston Housing Corporation's First Time Homebuyers Program.
The program services borrowers up to 100% of median for mortgage, and those at 80% or less
can also apply for downpayment funds of up to 515,000 if the application is approved. Ms.
Spicuzza was asked how the City gets the funds and she said that they are provided when the
borrower closes, but was not sure how long the funds are reserved for Evanston borrowers. She
said that the MCC or MRB programs were not available to Evanston Housing Corporation
borrowers, because they're not an IHDA lender, so this provides a competitive product.
Ms. Hurwich moved to certify the application for ADDI funds as consistent with the Consolidated
Plan, seconded by Eric Beauchamp. The Motion passed 8-0
April 20. 2006 Housing Commission Minutes
Page S
Ms. Snyderman Pratt said she was confused about all different options available and wondered
how low income borrowers will know what their best options are. She suggested the City make
sure that housing providers know about all the options.
VI. Updates on Demolition Tax Ordinance and Inclusionary Housing Ordinance
Members were told that the Affordable Housing Demolition Tax Ordinance passed at City
Council. They asked for a copy of the most recent version, which Includes an addition requested
by Alderman Moran that at least 50% of funds in the affordable housing demolition tax fund would
benefit households under 80% of median.
Ms. Snyderman Pratt asked why the fund is separate from Mayor's Special Housing Fund. Ms.
Spicuz a said the funds have to be segregated for accounting and to be able to see what the
funds were received from the tax and how they were being used for. Mr. Beaucmaph asked how
funds would be distributed. Donna said it was not specified, but they have to go for affordable
housing, such as construction , rehab, rental assistance, or downpaymenl assistance, and
probably not to agencies providing related services. He asked who makes the funding
recommendations, but the Ordinance did not specify. The Ordinance is effective Immediately
.upon passage, approval and publication. Ms. Snyderman Pratt said the challenge now is to get a
grip on it and make specific recommendations how it gets used.
The Inclusionary Ordinance will be discussed at the Planning and Development Committee on
Monday, April 24 and the light agenda should provide time for discussion. Members talked about
who would attend and commented on the letter they sent to Planning and Development
Committee highlighting the Commission's points regarding the affordability period, amount of in
lieu fee, requirement for some housing on -site, right of first refusal for non -profits, and a sliding
scale for set -aside requirement with larger set -asides required for larger developments.
VII. Review of 2006107 HUD Action Plan and Discussion of Housing Commission Goals
Members looked at the table provided of housing goals and housing programs. Ms. Splcu2Z
explained the columns which listed the following: the Consolidated Plan Goals; the main Items
addressed in the 2006/07 Action Plan regarding use of HOME, CDBG and ESG Funds as well as
other required areas; the objectives related to the City's Strategic Plan goal of a diverse and well -
maintained housing stock; and existing program resources.
Members acknowledged they want to identify goats the City should promote and need to
understand the existing financial commitments, programs are available, how they are working,
and if they're accomplishing the goals in order to recommend how to prioritize the dollars.
They discussed ways to make the chart more user-friendly. Ms. Keleher suggested grouping
some of the different goals and Mr. Beauchamp suggested subsections such as. Rental or
homeownership. Members also suggested adding a column showing budgets and who gets the
funding, and listed two additional existing resources: partnerships with CHDO's and the Employer
Assisted Housing program.
Ms. Snyderman Pratt said the Commission previously talked the City being more entrepreneurial
about bringing more money into the City and she was happy to see the applications for IHDA
programs. Ms. Spicuzza mentioned that staff is beginning to work on implementing Strategic Plan
Objectives and one task will be to assess existing housing services and inspection services to
identify strengths and gaps. The Commission agreed that would be useful.
They discussed Ms. Munro's memo about the Commission's recommendation for the draft
strategic plan and she said she hoped that there would be coordination within the City so the
need for affordable housing or environmental and neighborhood issues is brought to the fore
within all the departments. Rather than having 16 different strategies, there could be guiding
April 20, 2006 housing Commission Minutes
Page 5
goals used throughout city departments that get looked at whenever a development comes to
them, she said.
For the next meeting it was agreed that Ms. Spicuzza would put together funding information and
members would consider how to consolidate the goals or resources.
Vlll. Public Comment
Frances Seidman said she was concerned about the different amounts developers have offered
to contributed to affordable housing as a public benefit for their Planned Development approvals.
She noted the differences between the King Project and the Prairie Avenue Project and feels this
Is unequal treatment. Ms. Snyderman agreed there was no "law of the land' that determined
equitable contributions.
Ms. Seidman also recommended Commission members attend the subcommittee meetings on
Darrow Comers and wonders what the opposition's agenda is. She fears that the site will not get
approved and remain vacant for another 10 years.
Richard Girard invited members of the Commission to support the CLCLT by discussing it when
meeting with different groups or anyway they can.
Keith Banks congratulated the Commission on passage of the Demolition Ordinance. He cited an
example of how the tax could have been helpful earlier when ECOA tried to purchase a
foreclosed properly on Ashland, but the price of $300,000 was too steep. He said acquisition.
demolition and new construction toss would have totaled 5700,000 for two units which would be
too high for affordable housing. He said a private developer put up two new lownhomes that are
selling for close to S1 million each.
The meeting adjourned at 8:30 p.m.
Respectfully submitted,
Donna Spicuzza
Housing Planner
May IS Housing Commission ;Minutes
Page t
Evanston Housing Commission
Thursday. Mav 18.2006
Minutes
Present: Robin Snyderman Pratt. Chair. Carol Balkcom, Eric Beauchamp, Jean Keleher,
Susan Munro, Sue Sinnamon. Judith Hurwich (arrived late)
Absent: Sarah Ashmore Diggs, ,
staff: Donna Spicuzza
A quorum was declared and the minutes of Apfil20, 2006 were unanimously approved.
11. Communications
Donna Spicuzza updated members on a number of items.
The City Council approved $15.000 in Mayor's Special Housing Funds to Housing Opportunity
Development Corporation for its Housing Counseling program. The Housing Commission had
recommended funding the full S25,000 requested.
The Council approved designation of the Citizen's Lighthouse Community Land Trust as an
Evanston Community Housing Development Organization, also recommended by the Housing
Commission. Carol Balkcom, a member of the CLCLT board, reported that the Council raised
concerns about their budget, expecially operational and administrative costs. They asked If the
Board had considered sharing office space or office expenses with another non-profit. She said
they hadn't thought of that but they could consider it.
The Darrow Comers proposed Planned Development is on the Planning and Development
Committee Agenda for May 22. The Plan Commission had denied the request and in light of
some community opposition, a subcommittee of the Planning and Development Committee has
been meeting with developers and interested parties to address issues of concern.
Ms. Spicuzza discussed recent changes in the staffing of the CDBG program due to the
retirement of Sally Lufkin. Donna Spicuzza said she will be the interim administrator until new
staff is hired but that other people in the Planning Division are taking on specific CDBG related
tasks. She said they have requested an extension from HUD of the deadline for submitting the
Consolidated Annual Plan and Evaluation Report for fiscal year 2006/06, which would have been
due June 1. They expect that the deadline will be extended to August 1.
Ill. HUD SuperNOFA Supportive Housing Application
Sue Calder, chair of the Evanston Alliance on Homelessness, explained HUD's supportive
housing program application process anJ the available funding. Ms. Calder explained how the
Alliance is responsible for prioritizing grant applications from its Continuum of Care. She noted
that the Alliance was able to take advantage of bonus funding because they are submitting an
application for a new project, although it expands on an ongoing project. The application will be
submitted at the end of the month.
Mary Ruth Coffee, Executive Director of Connections for the Homeless, introduced Cheryl
Refuerzo, Program Director for Connections, and discussed the agency's four applications that
the Alliance is submitting. Genriyetta Popirov, Administrative Director of the Evanston North
Shore YWCA Genriyetta Popirov, Administrative Director discussed their Transitional Housing
program for victims of domestic violence for which they are requesting funds.
May 18 Housing Commission Minutes
Page 2
Members asked questions about the programs and the populations they served, and thanked
them for informing the Housing Commission of their work. A motion was made and seconded
to certify the six SuperNOFA applications as Consistent with the Consolidated Plan and
the motion carried 6-0.
IV. Update on Incluslonary Housing Ordinance
Members discussed the status of the Inclusionary Housing Ordinance and the upcoming meeting
with local developers to get their feedback on the proposal. Eric Beauchamp will try to attend the
public meeting. They hoped that the Housing Commission could have input on the meeting
agenda and that a resource person would be available to respond to concerns or questions
raised by developers. It was suggested that Nick Brunick, who was formerly with BPI and
provided technical assistance to the Task Force, would be a good resource person. Mr. Brunick
currently works for the law firm of Applegate Thorne Thompson and represents the lllinols
Housing Council, an industry group of developers. Members voted 6-0 on a motion to make
these recommendations to staff.
V. Discussion of Housing Commission Goals
Members discussed revised Matrix of Consolidated Plan housing goals, the City's funding
resources for housing, and funded housing programs. They thought the revised formal was
helpful In understanding the big picture, but need time to assimilate and they will continue
discussions at the next meeting to determine if there are any unmet needs.
The meeting adjourned at 8:30 p.m..
EWLNSTON HOUSING COMMISSION
MINUTES
June15,2006
Present: Susan Munro, Acting Chair, Sara Ashmore Diggs (arrived late), Carol Balkeom,
Eric Beauchamp (arrived late), Judith Hurwich. Sue Sinnamon
Absent: Robin Snyderman Pratt, Jean Keleher
Staff: Donna Spicuzza, Housing Planner
1. Minutes of May 18, 2006 meeting were approved with minor corrections 5-0.
Il. Communications
Members were updated on the following:
Aldermanic request On June 12 by Alderman Moran for the Council to reconsider Its
denial to grant a Planned Development for Housing Opportunities Development
Corporation's Darrow Comers project was not considered because it lacked the
necessary support of two aldermen for the request_,
- Planning and Development Committee's unanimous vote not to approve the Plan
Commission's recommendation to deny the 18 story, 165 residential Planned
Development application for 1881 Oak. The Committee will discuss the application at its
June 26 meeting.
CDBG Needs Hearing scheduled for June 20, 2006
Ill. Request from Center for Independent Futures for $98,000 In HOME funds for 7
Downpayment Assistance grants
Jane Doyle, Founder and Executive Director of Center for Independent Futures (CIF), introduced
herself. (At this point Ms. Ashmore Diggs arrived and the Chair declared that a quorum was
present.) She said the project they're proposing is for Siena Garden Community. CIF supports
Individuals with disabilities after they leave high school. She didn't know if members knew that
Illinois ranks 49 out of the 50 states in terms of supporting individual adults with disabilities with
services. Therefore, she said, the need to create housing and do something new is critical.
The Siena is the third residence they have worked on. She said the Siena project is exciting
because they serve individuals with physical needs and this new construction has given them the
opportunity to work with the developer and the contractor to do some adaptations and work on
accessibility issues. The units will serve one person with Muscular Dystrophy, one with Spina
Bifida, a little person and a blind person, plus three persons with developmental disabilities. She
feels that the program fits in with City's goal of diversifying its affordable housing.
Ms. Doyle said they were originally working with Roszak ADC to purchase units under the
affordable set -aside plan for the Siena Planned Development. and had two purchase contracts.
However, she said, the set -aside plan later changed and units were no longer discounted. They
continued to work with the developer however, because there was more interest in the units and
Individuals were dreaming of getting a home of their own. Because these units are not
discounted, they require more subsidy to make them affordable.
Members asked about the change in the Affordable Housing Plan for the development. Ms Doyle
and Richard Koenig, Executive Director of Housing Opportunity Development Corporation.
addressed their questions. Mr. Koenig said that he was working with the developer to help find
qualified buyers for the affordable units, and also with CIF to help them make arrangements for
Page 2. June 2006 Housing Commission :Minutes
purchasing some of the units. Ms. Doyle said that because of the complications in working with
Individuals with disabilities and special needs trusts that are established for them, they weren't
fast enough in getting purchase contracts for the units.
Mr. Koenig said that his organization offered homeowner training classes and referred income
eligible people to the developer but the income range was so tight they were having a hard time
finding families ready to purchase the 12 set -aside units at the discounted prices. He said he had
been working with CIF to help them rind some housing for some of their clients and since he was
also working with Mr. Roszak on affordable units, he thought the three entities could work
together. CIF clients were going to purchase some units, but needed more time. Because the
developer had trouble finding immediate buyers for the affordable units he asked the City to
consider allowing him to increase the income limits for the set -aside units. The City Council
Instead required the developer to contribute a fee to an affordable housing fund in lieu of offering
affordable units, although there were two contracts for affordable units at the time.
Ms. Munro asked about the affordability requirement, as the staff memo talked about recapture
white the application stated resale restrictions would apply. She wondered what happens to the
unit if someone has to move out. She said the Commission's goal is to try to do affordability
Indefinitely, and while units that have been tailored for accessibility may be less desirable in the
overall market they may also appeal to the aging population.
Ms. Doyle said it's important to them as well to maintain this community, because finding
accessible housing is very difficult, especially with Evanston's older housing stock. She said they
will have an agreement of understanding where purchasers will commit to the community of
condominiums, and if someone has to move, they would go to the group and see if someone in
CIF can purchase it. Ms. Munro asked about 15 years down the road. Mr. Koenig said that they
weren't underwriting the unit, but running it as a program to help the individual. He said if there's
not a buyer that meets the criteria at the time, the unit would be sold at market price.
Ms. Ashmore Diggs asked why individuals would want to own the condo. Ms. Doyle said CIF
does not take state and federal funds. Individuals get state and federal funds. Their advocacy Is
the money follows the people. She said Medicaid waiver programs, for example, give money to
Individuals so they can get service support. By opting for homeownership, they can get some
predictability with fixed rates. She noted, however, that housing payments are just a piece of the
on -going costs for people with disabilities. She said that the cost for necessary services In order
to be able to live away from their home is almost double what private housing costs are. She
noted that they eventually will live away from their home because this generation Is outliving their
caregivers. So, she said, if they can fix any price and have any predictability, that's helpful for the
overall financial planning for lifelong needs.
Ms. Ashmore Diggs said what she was really trying to determine was how ownership would relate
to receiving other benefits. She said if people need state or federal assistance, they'll have the
asset of owning property, which could be a problem. Ms. Doyle explained that a special vehicle
called a Special Needs Trust aitows the assets that parents might leave to be excluded as assets
in order to quality for government program. Ms. Ashmore Diggs, asked if down the line, the condo
is still untouched and said it sounded like a great shelter.
Ms. Doyle agreed it sounded like that but explained that the most money that their folks can get,
for service money is about S1100 a month. The maximum for SSI is around S740, but most of
their clients are closer to $560. Ms. Ashmore Diggs asked if they have assets, aren't they
attached, because Illinois looks at what assets you have. Mr. Koenig said they had done research
on the Special Needs Trust with the attorneys. Because the title is held in the trust, it's not
considered an individual asset. The individual is the only beneficiary of the trust, Mr. Koenig said,
and it can only be used for the care of the individual. Ms. Hurwich asked about taxes and
maintenance housing costs and Mr. Koenig said they are paid from the trust.
Page 3, June 2006 Housing Cormnission Minutes
Ms. Balkcom asked what was their confidence level that with the IHDA money and City's HOME
funds that the families will be able to come with the money that they need to get the mortgages?
Ms. Doyle said they were ccnfident because some banks agreed to make a commitment to the
project. And, she added, they are working together as a community. Some of the families have
aging parents with concerns about their adult children's future, and all the families are committed
to the group as a whole to make this specific project work for all the individuals. Mr. Koenig said
they are not going at it alone. They are working together to find ways to make it less expensive,
by having a community builder in the building. They are purchasing a unit at market rate for a
community builder to live in help provide services and support. He said that there's the financial
issue and the community issue. The community issue is very solid. Financially, parents are
willing to do whatever it takes to make sure their child has a place to live for the rest of their live.
Ms. Doyle said some of the accessibility issues are still an issue, and all the purchasers are
united to help them get resotved even if it doesn't affect their needs.
Ms. Balkcom asked how they envision the future. Ms. Doyle said that's what CIF was founded for,
to provide a community, if the parents are deceased. CIF will be there to provide oversight. She
said when they work with families, they build a network of 5-6 people around the individuals, who
can be professionals, siblings, etc. They make a commitment to the individual's quality of life. She
said she also worries about CIF living forever, so they have affiliations with other agencies, which,
if needed, will come in and take over. She said that was critical from day one for the organization,
to know there's someone bigger than CIF to do this.
Ms. Balkcom asked about the resale or recapture provisions. Donna Spicuzza said that after
receiving the application, she discussed the proposed program with Ms. Doyle and talked about
what they would prefer. The City's Action Plan the City stated they would use a resale restriction
on ownership projects with subsidies of over S15,000 In order to keep the property affordable,
however for downpayment grants of under $15,000, they could use recapture. That means that If
the person is not the owner -occupant throughout the affordability period, the subsidy is repaid.
She said the City could require repayment of the full payment, or forgive it on a pro-rata basis
based on the number of years of ownership. She said the City in the past forgave the subsidy
over the length of ownership. She said the minimum HOME requirement for a subsidy of up to
$15,000 is five years, and that is a practical way to do it for small downpayment assistance grants
which differ from price subsidies of $80,000 or S100.000. Ms. Balkcom also asked about the 30
year affordability mentioned in application which was on page 8. Ms. Doyle said that referred to
the agreement with CIF.
Members asked how much money is available in the HOME fund, and Ms. Spicuzza said about
S1.5 million.
Mr. Koenig said that they anticipate the units will be affordable forever. He said after the grant
bums off at 5 years they will try to keep it affordable longer. That's why it's a program, he said.
They structured it so there will be some long term affordability and help people find a buyer. He
said they're willing to structure it how the City wants, and they'd like the ability to transfer the
subsidy to different buyers down the road and if sold at market price, they could repay the
subsidy.
Ms. Ashmore Diggs asked if they're allowed to require they be sold to people with special needs,
whether it was legal. Mr. Koenig said that you're able to restrict to disabilities. It's a program
structure for disabled persons and they are also providing services and a community builder, not
just the housing.
Ms. Balkcom asked if the units were going to be clustered. Ms Doyle said yes, all the units are In
Phase 1, with four on the 4" floor, three on the 50 floor and one on the TO floor. That's eight units
because they have one extra unit at market rate, for community builder to live in, which Is not
seeking a subsidy.
Page 4, June 2006 Housing Corr -mission Minutes
Details of the IHDA funding were clarified. Mr. Koenig said the units were approved for a S5.000
grant, forgiven over 5 years, and a 540,000 recoverable loan from the Illinois Affordable Housing
Trust Fund which is administered by IHDA. The Loan carries no interest or repayment schedule,
and is due on sale.
A motion was made by Judith Hurwich and seconded by Carol Balkcom to recommend
$98,000 In HOME funds for downpayment assistance to seven disabled adults through
CIF's "Independence Slena" project, The motion carried 5 to 0.
Ms. Spicuzza said she would note the changes and corrections to the application and get it to
P&D and City Council.
IV. Updates on Inclusionary Housing Ordinance
Members reviewed the ordinance criteria voted on by the Planning and Development Committee
on June 12, discussed the Committee's concerns and comments, and also discussed the
Developer's Forum on May 30.
Carol Balkcom talked about the P&D Discussion on the percentage of set -aside and noted that
they voted to go with 10% set -aside. There was discussion about the initial pricing chart which
showed household size and corresponding unit size, and a question if the sales would be
restricted to those household sizes. For example, if a two person household corresponded to a
one bedroom unit for pricing, could a two person household purchase a two bedroom unit. They
also discussed the formula for the fee in lieu schedule and suggested that it should be based on
the cost of an affordable unit. The option offered by BPI was based on a cost of S125 per square
foot as a basis for determining cost of affordable unit for fee in lieu. Members noted this would
have to be changed periodically to reflect changes in cost. Ms. Balkcom also said the P&D
Committee agreed to put back the language about the Community Land Trust. They also
discussed the section that would allow not -for -profits the right to buy set -aside units and rent
them or further subsidize them for sale and said Aid. Rainey was violently opposed to that and
there seemed to be mixed reaction to the concept, with no resolution.
They also wanted information on the fund into which fees would be deposited, noting currently
there is no policy for the Mayor's Special Housing Fund about who makes decisions and how the
money is used. So they wanted to add an Incluslonary Housing Trust Fund into document, with
specifics about how it would be administred. Ms. Balkcom said she felt the Committee was
moving forward with an lnclusionary policy, having voted on five specific issues.
Susan Munro commented that there is an imbalance in current development with condos being
built, and the need for families for single family houses or townhomes. She said there are
families that need affordable housing and would prefer a house, but low end single family houses
are not being built. She said Ald. Rainey commented at the meeting that she would like to see
affordable housing funds used to renovate houses in her ward to make them affordable. Ms,
Monro said that there is the workforce housing issue and people with young children may find it
difficult to live in a condo. Yes because Evanston doesn't have a large supply of vacant land, we
can do a "New Homes for Chicago" type of program.
Sue Sinnamon said that in her experience, many people who retire leave Evanston because it's
not affordable, so affordable condominiums could still appeal to that population.
Judith Hurwich said that the ordinance was put together knowing we have all these other issues
and it's a first step. She said we have to get something going and she is encouraged the Council
Is putting so much thought into the program, She said she feels confident that something will
result, and then we can do more.
Page S, June 2006 Housing Commission Minutes
Ms. Spicuzza said that this discussion fits into the next agenda item regarding the future goals for
the Commission, such as exploring ways to provide affordable ownership, how much subsidy is
needed and should be provided. She said Alderman Ralney's comment about houses on her
block that are affordable and could be subsidized for greater affordability raised questions about
how that would work. She said she saw some advertised for around $300.000, but even with
$100.000 subsidy, they would still not be affordable to low income households.
Eric Beauchamp, who arrived during this discussion, said there are a lot of affordable houses that
aren't in move -in condition. Members agreed they need to have a discussion on how to subsidize
modest housing on the market. They asked if there were models for this type of program,
especially for areas without vacant land. There was more discussion about the suitability of
condos versus single families houses.
Judith Hurwich spoke about the need for affordable rental housing, noting not everyone wants to,
ready to or can afford to own a home. Ms. Balkcom mentioned that rental needs to be part of
inclusionary ordinance, as an equal protection issue, and it will be added later.
Mr. Beauchamp commented on the developer's forum and thought they brought up a lot of valid
points. Ms. Munro said the issues they brought up felt like they were in the same spot they were
in two years ago, and Mr. Beauchamp said that means apparently that we didn't ease their
concerns or address them in a way that took them off the table, or in sales talk, we didn't get rid
of the objection.
Ms. Munro said that was in part because developers want concessions and the Council clearly is
not interested in giving them.
Mr. Beauchamp said the developers also agreed that development won't continue at the pace its
at now. He said if we make units affordable for 15 years, after that we will lose units. Ms. Balkcom
said the P&D Committee also acknowledged that development was already slowing, and she felt
they still wanted Evanston to have a sustainable affordability model, irrespective of slowing
development.
Mr. Beauchamp asked if the Commission looked at the idea of a transfer tax stamp increase,
which he brought up when he first came on the Commission. He said that provides an ongoing
source of money coming in, distributed evenly across the community. Members noted that Ald.
Rainey recently proposed that. Members discussed this concept further.
Ms. Balkcom asked Ms. Spicuzza a question about the Development Chart she had provided
earlier to help their discussion about appropriate subsidy amounts. She wondered how many
projects had other sources of subsidies. Ms. Spicuzza said most of the rental projects did but
usually not the ownership projects, and she would provide that information for the Commission.
V. Review of 2006107 HUD Action Plan and Discussion of Housing Commission Goals
The earlier discussion touched on issues related to future goals and members said they would
continue this discussion at the next meeting.
The meeting adjourned at 8:40 p.m.
Respectfully submitted,
Donna Spicuzza
SUNUTES JULV 20, 2006
Page t
EVANSTON HOUSING COMMISSION
MINUTES
July 20, 2006
Present: Robin Snyderman Pratt, Chair, Sara Ashmore Diggs(arrived late), Carol
Balkcom, Judith Hurwich, Sue Sinnamon
Absent: Jean Keleher, Eric Beauchamp, Susan Munro
Staff: Donna Spicuzza, Housing Planner
I, Robin Snyderman Pratt called the meeting was called to order. The minutes of the
June 15, 2006 meeting were approved after Ms. Ashmore Diggs arrived, with minor corrections.
11. Communications
Members were updated on affordable housing projects.
• 1933 Dodge, rehabbed by Evanston Housing Coalition, sold for S185.000 and the buyers
received a mortgage loan from Evanton Housing Corporation
• Rehab is 98% complete on 1709 Dodge, developed by Evanston Housing Coalition, and
20 people attended the open house last weekend, the house is selling for $150.000
• Contstruction is progressing on the two units 1710 Dodge, and Evanston Housing
Coalition will be marketing it for sale In September
• Update on federal funds, with Senate and House proposing allocations for HOME and
CDBG at same levels as last year rather than HUD's recommended reduced reform
formulas.
• Members received a list of affordable housing contribution agreements made by
developers in conjunction with planned development approvals
Ms. Snyderman Pratt talked about City Council's denial of the proposed Darrow Comers project
and asked members if they felt the Commission should make a formal response. She said that
the significant decision to forgo $6 million in tax credits associated with the project has long term
Implications, and feels Commission should say something. Carol Balkcam felt some aldermen
were listening to residents who wanted more ownership not rental, and that swayed their
decision. Ms. Ashmore Diggs said she talked to residents in opposition, and said they see the
neighborhood moving up, with the Hines lumber project for upscale townhomes, and affordable
development doesn't fit. She suggested the letter should be about what their stand for affordable
housing, while respecting the rights of the neighborhood. Ms. Snyderman Pratt said there were a
lot of issues raised in the sub committee discussions and she didn't feel they were beyond
working out and she doesn't know if the Council is committed to affordable housing. It was
suggested that a fetter be drafted and circulated electronically among members.
III. Discussion of Incluslonary dousing Ordinance proposals for Administration
and for Fee -in -lieu
The commission discussed their recommendations regarding administration of the proposed
policy, and noted that while the proposal leans toward internally staffed administration, there are
other options to consider. Ms. Snyderman Pratt said in Highland Park, the land trust administers
the waiting list, qualifies people, and works with developer in marketing, and another entity does
home ownership counseling, so there are two outsourced non -profits working on it. Ms. Balkcom
said it was hard to respond without a proposal and members discussed the capacity of non-
profits. Ms. Balkcom noted that Aid. Moran asked that CLCLT be added in because it had been
taken out, so she felt it would be a stretch to advocate for CLCLT as administrator.
Page 2, July 20, 2006 Housing Commission Minutes
Members spent time discussion how the housing trust fund is administered, guidelines
established and decisions made. They discussed the pros and cons of recommending specific
guidelines for use of funds and merging the Mayor's Housing Fund with an Inclusionary Trust
Fund. Members agreed there needs to be accountability and reporting on what's coming In and
what's going out, as well as determining procedures for recommending uses. They discussed the
rote the Housing Commission could play, such advancing policy by making recommendations for
use of funds.
Ms. Balkcom made a motion that the Housing Commission be charged with making
recommendations about where dollars go and how they're spent, with respect to the Housing
Fund contemplated by the proposed Inclusionary Housing Ordinance, and that the affordable
housing trust fund established by the ordinance be merged with the Mayor's Special Housing
Fund. Ms Ashmore Diggs seconded the motion. Ms. Hurwich argued that they should be
separate motions and Ms. Balkcom revised the motion to be that the Housing Commission be
charged with making recommendations about where dollars go and how they're spent,
with respect to the Housing Fund contemplated by the proposed Inclusionary Housing
Ordinance and Ms. Ashmore Diggs seconded the motion. The motion passed 5-0.
Ms. Balkcom then moved that the Mayor's Special Housing Fund (MSHF) be merged with new
housing fund, and they be jointly administered and overseen by the same body, which was
seconded by Ms. Ashmore Diggs. Ms. Hurwich said her concern is that the MSHF is discretionary
and flexible and should remain so, but she doesn't want the Inclusionary trust fund to be so
discretionary.
Considerable discussion ensued. Members discussed the composition of the Housing
Commission and observed it could possibly be reconstituted. They mentioned the survey housing
commissions will receive as part of strategic plan, decided to discuss as a commission. Concern
there would be no oversight or influence over the trust fund by commission. so Judith reluctant
To vote to merge trust fund and mayor's housing fund. Ms. Ashmore Diggs thought it would save
money by not having to administer two funds and noted the Commission didn't control the MSHF
although they made recommendations. They also discussed a third fund, the Demolition Tax
Fund, which Ms. Spicuzza said is a separate account, and 50°% has to be used to benefit people
under 80 % of median. Members felt the same policy, should apply to all the affordable housing
funds. Ms. Snyderman Pratt said she thinks the role of a strong housing commission is to
oversee funds and set policy, and perhaps the commission needs to evolve and include
aldermen and people with legal experience.
Ms, Hurwich felt the Commission should recommend that the separate pools of funds available
for housing needs be merged into one fund to be administered wisely and consistent with the
motion that the Housing Commission should made recommendations about use of the fund.
Members discussed the difference between administration and oversight and using non-profit
organizations to help administer the fund. Ms. Snyderman Pratt suggested that the Citizen's
Lighthouse Community Land Trust should have a clear role as to their involvement. Members
agreed with Ms. Hurwich that merging the funds before the Commission's role was clear would
not be a good idea and they agreed to have further discussions before the Council considered the
administration of the trust fund.
V. Review of 20DS106 CAPER and Discussion of Housing Commission Goals
The Consolidated Annual Performance Evaluation Report describes the City's use of
CDBG, HOME and ESG funds for the past year, and how they address the goals
Identified in the 5 Year Consolidated Plan and One Year Action Plan
Ms. Spicuzza said the Housing Commission doesn't to act on this report but she said 11 provides
Information to help them determine goals about where federal housing funds should be spent and
where there is a need. She said it contains information on CDBG-funded housing related
programs administered by the City and CEDA/Neighbors at Work. She pointed out that in the Self
Page 3, July 20, 2006 Housing Commission Minutes
Evaluation section the report suggests that the HOME program should consider doing a request
for proposals or other ideas, such as a downpayment program or a mixed Income rental program.
She asked if the Housing Commission members wanted to give input.
Ms. Balkcom Carol had a question about the Human Relations Commission's CDBG funding ans
asked if it was the case that they had 20 fair housing cases pending and resolved one in the
report year. Ms. Spicuzza said she will double check that. Ms. Snyderman Pratt asked about the
information in the report on developer contributions to affordable housing which totals about
$660.000 and asked when the City gets the money. Ms. Splcuzza said she is tracking it and has
the planned development ordinances that list the contributions. She said some contributions have
come in but staff needs to determine when we the money should be collected as it wasn't
specified in any of the ordinances, and consequences of not making the contribution were also
not addressed. She said the Community Development and Finance Departments are discussing 11
and will coordinate on it. Ms. Baikcom suggested that the wording on page 25 that notes that the
City's HOME program is under the direction of the Housing Commission should be changed to
reflect that the Commission makes recommendations but doesn't direct it.
Ms. Snyderman Pratt asked about the chart on page 3, because the numbers didn't agree with
numbers in the narrative at the bottom of the page, about the back up for expenditures in the
chart. She noted the references to the Inclusionary Housing Proposal and the Employer Assisted
Housing Program but didn't see anything about the Land Trust. Ms. Spicuzza said she thought
the narrative discusses the combination of funds but she will double check, and that the
expenditures are listed in the CDBG section. She noted reference to the land Trust on page 25
but the report details activities up to March 1, 2005 before they were approved as a CHDO.
Members discussed the suggestions on page 25, including the goal to create more affordable
housing opportunities consistent with the Consolidated Plan, especially in west Evanston. They
suggested it is inconsistent with the Consolidated Plan goal to deconcentrate affordable housing
and low income populations. There was considerable discussion on this topic and about
spending smaller amounts to help more people with downpayment assistance or using larger
subsidies on limited number of projects to create affordable units. Members also requested that in
addition to improving the timliness and completeness of IRIS reports to HUD that staff integrate
reports on all the housing funds. Ms. Spicuzza said she would prepare quarterly reports for the
Commission. She said with S1.5 million available right now in HOME funds, they considered
whether you wait until developers come with individual Proposals or send a message about what
kind of proposals you're looking for and even request proposals. She asked if members wanted
their comments included in the Citizen Comments for the report. Ms. Snyderman Pratt said she
thought their comments that evening were consistent with the report that Susan Munro put
together in response to the Strategic Plan and she would look at those comments and send them
to Ms. Spicuzza for inclusion.
The meeting adjourned at 8:50 p.m.
EVANSTON HOUSING COINMISSION
NMUTES
September 21, 2006
Present: Robin Snyderman Pratt, Chair, Carol Balkcom, Eric Beauchamp, Sara Ashmore
Diggs. ,lean Keleher
Absent: Susan Munro, Judith Hurwich, Sue Sinnamon
Staff: Donna Splcuzza, Housing Planner
Guests: George Gauthier, Richard Koenig, Keith Banks
I. Call to Order
The meeting was called to order at 7:05 p.m. and the minutes of July 20, 2008 meeting
were approved 5-0.
11. Communications
There were no staff communications
Ill. Request for HOME funds for CHDO Operating for Housing Opportunity
Development Corporation, Evanston Housing Coalition and Reba Place
Development Corporation
Commission members reviewed the staff memo regarding the request for Community Housing
Development Organization (CHDO) funds. They asked why the request was for three CHDOs
since the Citizens' Lighthouse Community land Trust (CLCLT) was recently approved as the
City's fourth CHDO. Donna Spicuzza said that since CLCLT did not have a HOME funded project
or an agreement to use CHDO reserve funds, they were not eligible at this time. She said that the
2005106 and 2006/07 Action Plans reserved a total of S56,082 for CHDO Operating so there are
funds remaining for the future.
Ms. Spicuzza Introduced the CHDO representatives in the audience: George Gauthier, executive
director of Evanston Housing Coalition, Richard Koenig, executive director of Housing
Opportunity Development Corporation, and Keith Banks, a board member of Reba Place
Development Corporation. She reviewed the funding requests and noted that Evanston Housing
Coalition's request included funds to pay for mechanical upgrades in a HOME assisted project Is
not an eligible use, so funds will be applied to salaries and audit expenses.
Eric Beauchamp asked if the funding could be increased to S15,000 for Evanston Housing
Coalition as well. Mr. Gauthier said they requested a lesser amount because they have a smaller
budget than the other CHDO's, but they would be grateful to use $15,000 in funds for operating
expenses. Members noted that Evanston Housing Coalition is completing a significant new
construction project and has developed a number of affordable units and continues to do so. Ms.
Spicuzza said since S15,000 is less than 50% of their operating budget, it meets HUD guidelines.
It was moved and seconded to recommend CHDO Operating funds of $15,000 each to the
three Community Development Housing Organizations, for a total of $45,000 In HOME
funds.
IV. Updates on lnclusionary Housing Ordinance
Membors discussed the lnclusionary Housing Ordinance which is on the Planning and
Development Committee Agenda for September 25, 2006. The Chair urged people to attend the
Page 2, September 21, 2006 Housing Commission Minutes
meeting to speak in support of the Ordinance. She noted that some aldermen want to make it
happen before the November elections with the referendum question about an affordable housing
real estate transfer tax. Staff will e-mail a copy of the Ordinance to Housing Commissioners
before the meeting.
V. Discussion of Real testate Transfer Tax Referendum
Members discussed the proposed change to the Real Estate Transfer Tax that would increase
the tax by 20% or 51.00 per S1,000.00 sales price with the increased funds being used for
affordable housing. The proposal will be a Referendum question at the November election.
Ms. Snyderman Pratt expressed her surprise at the speed and tack of deliberation that seemed to
be given to the resolution calling for a referendum. She said she was especially disappointed that
the Housing Commission was not asked to comment on the proposal or the specific wording of
the resolution. She said that asking for a 20% tax increase sounds ominous, and could put voters
off, when the increase isn't really a great burden on homeowners. She expressed concern that if
the referendum is defeated, Council members could took on it as 'the will of the people" regarding
the City's efforts to create more affordable housing.
Sara Ashmore Diggs urged the Commission members to be positive about the opportunity to
generate revenue for affordable housing. Mr. Beauchamp said that since it's done, they should do
the best they can to get it passed. He said he has information on transfer taxes in other
communities and would provide that to everyone. Jean Keleher said that she went to a meeting
about promoting the referendum and will continue to work on it. Members discussed the
importance of educating voters on the merits of the referendum and noted that the League of
Women Voters will be presenting information on the issue.
They asked if they could support the referendum as a Commission and Ms. Spicuzza said she
had to get a legal opinion on that because she was aware that the Council was prohibited from
taking a position.
It was moved and seconded that If allowed, the Commission would actively and publicly
support Referendum and passed 5-0.
Public Comment:
Fran Seidman advised the Commission members that if they support the referendum they should
also try to find out what's politically going on or motivating it.
The meeting was adjourned at 8:15 p.m..
EVANSTON HOUSING C0IN111ISSION'
MINUTES
October 19, 2006
Present: Robin Snyderman Pratt. Chair, Sara Ashmore Diggs, Judith Hurwich. Jean
Keleher
Absent: Carol Batkcom, Eric Beauchamp, Susan Munro, Sue Sinnamon
Staff: Donna Spicuzza, Housing Planner
I. Call to Order
The meeting was called to order at 7:10 p.m. without a quorum being present.
II. Communications
Donna Spicuzza informed the Committee that a new CDBG Grants Administrator, Sarah
Flax, has started this month, so she is winding down her activities as interim
administrator. She also reported that the two HOME -funded newly constructed
townhomes at 1710-12 Dodge are 99% complete. EHC and ECDA held for -sale open
houses in September at the townhomes and the rehabbed single family home at 1915
Foster.
Ill. Review of Anti -Displacement and Relocation Assistance Plan for adoption by the
City Ccuncil and submittal to HUD
Commission members discussed the updated Anti Displacement and Relocation Plan
which will be presented to the City Council for approval on October 23 and submitted to
HUD by October 31,
Ms. Splcuzza said it is an update of the existing Plan approved in 1993 and follows the
Uniform Relocation Act and Community Development requirements of Section 104(d)for
assistance to occupants of any federally funded properties, which are detailed in Sections
11 and lit. She said the policy steps in Section I were expanded to reflect existing
practices. She explained that the cast section on Optional Sections refers to instances
where there is no federal funding involved, but where displacement or relocation result
because of code enforcement, building condemnation or natural disasters.
Members asked about the difference in payments and Ms. Spicuzza said that the federal
requirements provide a formula and a time period for replacement housing payments,
while the City is free to establish its own standards in optional situations. The amount of
optional assistance the City provides is generally greater in practice than what is in the
current Plan because it is outdated. The length and extent of assistance will be
determined by the Council. She said the multiplier used in federally assisted projects to
determine replacement housing payments is 42 unless the displacement resulted from
demolition or conversion to another use, in which case it is 60,
Ms. Snyderman Pratt said she did not see information in the Plan about notifying tenants
when federal funds may be used and that they may be eligible for relocation assistance.
She said it is crucial to provide notice as required, even if the funds haven't been
awarded yet. Ms. Spicuzza said the notice requirements are not specified in the Plan
because the Plan just details actual assistance, but she said the City follows the federal
requirements in the Uniform Act or Section 104(d) about the type and timing of notices.
Page 2, October 19. 2006 Housing Commission Minutes
She added that the Plan is based on a template provided by the HUD field office. and
HUD in fact modeled part of its template on Evanston's previous Plan.
Ms. Ashmore Diggs said since the Plan complies with the federal requirements they
should endorse it and thought it was good to include optional City policies for other
situations and update the type of assistance to reflect current costs. The other members
concurred.
IV. Discussion of Real Estate Transfer Tax Referendum
.lean Keleher updated Commission members on efforts to promote passage of the Real
Estate Transfer Tax Referendum. She said that signs are now available and members should
contact her if they want signs or they can pick them up at the YWCA on Saturday morning. The
group has also put together a promotional sheet which they are distributing along with the City's
fact sheet and are arranging a schedule for written letters in the press. She urged Housing
Commission members to promote the referendum and distribute the informational material.
V. Updates on Incluslonary Housing Ordinance
Ms. Snyderman Pratt said that there is interest among some aldermen to pass an
Inclusionary Housing Program at the October 23'° meeting so that it occurs before the election.
She said passage of an inclusionary policy could help the chances of the transfer tax referendum
as it would show that the City is supporting affordable housing and trying to Involve all different
players. She urged members to attend the Planning and Development Committee meeting on
Monday.
The meeting was adjourned at 8:20 p.m.
EVANSTON HOUSING C N51ISSIO`
4UNUTES
November 16, 2006
Present: Susan Munro, Acting Chair, Carol Balkcom, Eric Beauchamp, Jean Keleher, Sue
Sinnamon, Judith Hurwich
Absent: Sara Ashmore Diggs. Robin Snyderman Pratt
Staff: Donna Splcuzza. Housing Planner
1. Call to Order
The meeting was called to order at 7:10 p.m. and the Minutes of the September 21 and October
19. 2006 meetings were approved with minor corrections.
Discussion of Inclusionary Housing Ordinance and Referendum to Increase the
Real Estate Transfer Tax to be used for Affordable Housing and Inclusionary
Housing Policy
Members discussed the Inclusionary Housing Policy which was passed by City Council October
23 with 90 days for internal review. Carol Balkcom reported on the changes made at the October
23 Planning and Development Committee Meeting, which eliminated all references to on -site
affordable units. At the November 13'" Planning and Development Committee meeting, Aid.
Hansen proposed an amendment to address that Issue which would make the ordinance
vulnerable to a constitutional challenge since the effect is an impact fee or an exaction. She
proposed an amendment requiring on -site units and the Committee voted to require 30% of the
set -aside requirement be on -site. This will be reviewed at the 11127 P&D Committee.
Susan Munro reported that the Real instate Transfer Tax Referendum was defeated 52% to 48%.
She said various people are talking about trying it again at a later election, and people feel with
better wording and more time to educate voters it will have a chance of passing.
Ill. Discussion of Affordable Housing Programs and or policies for the Affordable
Housing Tax Fund
Members discussed ways to develop programs to use the money in the affordable housing fund.
Ms. Munro suggested they go through a process of looking at the various programs that exist and
determine whether they want to supplement those, encourage their use, or come up with different
kinds of programs. She said they should also discuss how they can get input from the people that
would be most affected by this.
Ms. Balkcom asked about the report about the Families in Transition Program. Ms. Spicuzza said
the Commission looked at that in January, but she included it to re -familiarize the Commission
with the program and some issues that were brought up in the analysis, since they were
reviewing existing programs. The FIT, funded by the Mayor's Special Housing Fund (MSHF), is
a rental subsidy program for very low income persons with support from a non-profit sponsor
during their transition towards self-sufficiency. Ms. Salkcom asked if there had been discussion
about whether the MSHF will remain separate from the affordable trust fund. Ms. Spicuzza said
there hadn't been discussion. but it could be one of the Commission's recommendations and
clarified that money from developments In the future will go into the affordable housing trust fund.
Page 2, November 16. 2006 Housing Commission Approved Minuses
She imagines that the money contributed to date would be transferred to the Affordable Housing
Tax Fund, which was created because there was no clear legislative history on the origin of the
MSHF.
Ms. Munro said one of the parameters they need to talk about is the income targeting, noting that
the FIT program is for much lower income, whereas the inclusionary ordinance is geared to
affordability for workforce housing, up to 100% of median. She also pointed to the September
staff memo they received concerning recommended uses for contributions from fees in lieu of set
aside units. which suggested financing the production of owner occupied affordable housing. She
said that would preclude rental subsidies. They discussed whether money from fees in lieu should
or could be spent for rental and how to distribute funds. They noted that while the ordinance
applies to on -site requirements of only to owner -occupied buildings, it does not specify how the
fee in lieu contributions must be spent.
Ms. Spicuzza said that the staff memo was given as a starting point for consideration, and the
thinking behind the recommendations was that since the money resulted from fees in lieu of
creating an owner occupied unit, the funds would be used for owner -occupied housing. Ms.
Sinnamon asked where money for FIT would come from. it now comes from MSHF. but if funds
were combined that would be an issue. Ms. Munro said she thinks it's hard to use FIT. It hasn't
helped enough families, with 23 families in 15 years, using 5150,000. Members wondered If
there would be objections to using the affordable housing tax fund to support construction or
rehab of rental property.
Judith Hurwich asked if the demolition tax funds were included in the fund, and they are. She
asked how much was expected from that. Ms. Munro said they would need a projection of how
many units are expected to be built in Evanston, and how many tear downs. Ms. Spicuzza said
she would get that number, estimating around 5 —10 a year, and that she would also get
estimates from Jim Wolinski about planned developments in the pipeline.
Mr. Beauchamp said it may make sense to look at all different aspects and put together a
business plan, which would detail how much we anticipate to generate, how much we want to
dedicate to developments, etc. There could be different buckets for areas like development of
housing, senior needs, special needs, education, homeownership, or rental. He wondered about
coming up with a mortgage program that helps buy down rates. He said an article in the Evanston
Review about the referendum had someone suggesting that one of the reasons the Referendum
was defeated was that people didn't know what we'd spending money on.
Ms. Hurwich thought it would best be accomplished if all the money from different sources was
pooled.
Ms. Balkcom said that one of the intents of the inclusionary ordinance was to make sure there Is
affordable ownership for the long term, She would not want to focus on something that would go
away and noted that the memo did not contemplate any use of a land trust when it talked about
loans to housing developers to construct housing. It also mentioned an affordability period of 40
years. and thinks it should be at least 40 years and the concept of a land trust is perpetuity. She
noted it focused only on new construction and omitted rehab.
Ms. Munro said that was something Ald. Rainey raised, feeling there were several houses in her
ward that could be sold affordable if there was some subsidy.
Sue Sinnamon suggested that helping turn renters into owners, especially in areas being
redeveloped, is another objective.
Ms. Balkcom returned to the point about education and asked what resources were out there. Ms.
Spicuzza said the City funded $10,000 to HODC for housing counseling, and they have a regular
schedule of homebuyer education. She said CEDA /Neighbors at Work provides Individual
Page 3, November 16. 2006 Housing Commission Approved Minutes
education and occasionally offers a seminar, with funding from their organization or other grants.
In addition, sometimes lenders or realtors will occasionally offer seminars, but nothing else Is
provided in the area on a regular basis. Ms. Batkcom said she thinks homebuyer education
should be a component.
Mr. Beauchamp then asked about how HODC used the funds provided. Ms. Spicuzza said they
will submit a report on what they've done for the year. Ms. Munro asked if they provide
Information to people in the workshops about city -assisted affordable developments and Ms.
Spicuzza said they do. She said the City maintains a homeownership interest list that is provided
to the affordable housing developers when they are marketing their homes. It has probably 100
names on list, mostly as a result of articles in the City's Highlights newsletter.
Members discussed the possibility of surveying people on the list to get a better idea of what
they're looking for, their income levels, etc. They also mentioned some of the difficulties projects
have had finding buyers who could afford the affordable units and thought a survey could help
pinpoint the issues. They discussed the challenge of finding buyers for 1710-12 Dodge and were
told that the sale of one unit will close next week, and the other is still available after the purchase
contract fell through.
Ms. Munro said that also brings up the issue of how to define affordable. She said for people
under 80% of median, they can't afford to buy unless subsidies are substantial. Ms. Balkcom
noted that issue was discussed at P&D in terms of downpayment assistance and how much was
needed and whether people could continue to afford it later on as taxes increased. Mr.
Beauchamp asked if they know why people are not able to buy. When we know what the
problems are, he said, then we can create a program to help buyers.
Ms. Sinnamon said groups, whether single young professionals, young families, or seniors. are
going to have different traits and will need different kinds of subsidies. She said that's why she
liked the idea of different buckets, so you can look at how to subsidze different groups as well as
different kinds of housing.
Members again discussed getting more information to team about the demand. In addition to
surveying Interested homebuyers on the City's list, it was suggested that they talk to the
developer partners to see what issues they Identified. Ms. Spicuzza said that the experience with
the HOME- assisted units is that it's difficult if the affordable price is very close to being affordabte
to the 80% cap and that is why the inclusionary ordinance suggested using lower income levels
for pricing. However, she said that affordability also depends on variables such as Interest rates
and how much the household has for downpayment. While the formula suggests 5%, that can still
be a substantial amount of cash. She also said that even using the current interest rates, many
people in the targeted income categories don't have the best credit or even any credit, so they
won't get current A -paper rates.
Mr. Beauchamp said if we know the obstacles are credit issues, we can provide credit counseling
and education, or if we know it's a downpayment issue, we can create no -interest loans to bridge
that gap. Ms. Munro mentioned the federal IDA (Individual Development Accounts) program
models which provide a match for individual savings.
Ms. Hurwich said that the education component needs just to be a portion of the program uses.
because it will be useless if there are not houses they can afford.
Ms. Munro agreed and said she felt they need to go through a period of information gathering to
see what the demands and issues are locally. She said BPI data provided a big picture on the
loss of affordable units, but they did not have enough knowledge about specific potential
homebuyers.
Page 4, November 16, 2006 Housing Commission Approved Minutes
Mr. Beauchamp said they should also look at how much we're spending on developing one or two
units, and what we could do to bring the market rate down for people to buy anywhere in the City.
He said members should consider if that is a more economic use of the City's money than to
develop one or two units.
Ms. Balkcom noted that they talked about construction costs at the P&D meeting, and said they
had been using a figure of 5125, but now it's suggested it's more like 5225. Ms. Spicuzza said
that you have to be clear whether you're talking about hand construction costs only or total
development costs, including land, but that staff is trying to get some information on typical casts,
Mr. Beauchamp noted that material costs, such as copper, lumber have gone up considerably_
They discussed the survey and if there are resources to help develop one. They get information
on past City surveys and the Northwestern Survey lab and will consider the items they want to
learn and what they want to ask. Ms. Keleher said they could perhaps do the survey themselves,
and they discussed whether it would be more effective to mail or telephone people and issues of
internet surveys. his. Spicuzza also suggested looking at local lender's HMDA data to see if they
can find reasons people did not quality for loans and Ms. Balkcorn said she would ask a lender
she knows about that.
It was also suggested to do research on sale prices and housing characteristics to get a handle
on the amount of subsidy required to make market prices affordable. Mr. Beauchamp said he
could get that information through the MLS, with information on the number of bedrooms and
bathrooms, for any specific time period.
Ms. Hurwich noted that this approach is focusing on helping individuals, rather than creating
affordable stock that would be available in perpetuity. Mr. Beauchamp said they need to consider
the best use of money. While stock wouldn't be continually affordable, the subsidy would be
recaptured after the unit sold at market rate and so would recirculate, helping to subsidize
another property. Ms. Hurwich said she had a problem with the rising cost of real estate and how
much money the City will be getting back, if the properties aren't there to begin with.
Ms. Munro noted that the September staff memo talked about providing the funds through low
interest loans to developers and wondered if that would be enough incentive and subsidy to
enable developers to do affordable units. Ms. Balkcom said she thought they would be grants.
Others noted that rehab should also be an eligible use, not just new construction.
They also discussed administration of programs. Ms. Spicuzza said some of the fund could be
used for administration. While the preference was for in-house administration, no specifics had
been discussed and it would also depend on the types of programs. Members also said they
would contact BPI to talk about steps for making recommendations, as they indicated they were
committed to continue to work with the City. They said that the charts with all the different
housing programs of the City and details of assisted projects, was very informative and helpful.
They agreed to continue the discussion at the December Housing Commission meeting.
IV. Public Comment
Suzanne Carlson asked if people wanted to look at information on the Highland Park Trust Fund
and members said they had received one. She provided Information about,the Citizen's
Lighthouse Community Land Trust (CLCLT) which included a job description for part time exec
director
Fran Seidman said that everything members said was worthwhile but suggested they're out of the
mainstream in terms of what else is going on. She talked about the last Council meeting where
she made a citizen comment about the Referendum, saying she thought It did amazingly well for
something dropped on the community for an additional tax without anything to get them excited
Page 5, November 16, 2006 Housing Commission Approved Minutes
about why we should do something like this, in her comments she suggested that we have to do
something to catch the imagination of people and use our wonderful resources. Ms. Seidman said
that at the end of the meeting during the Call of the Wards, Aid, Rainey also suggested that we
need to do something to put excitement into the whole affordable housing issue, and suggested
they get a blue ribbon committee to deal with it. Ms. Seidman said that Aid. Rainey said that
we're not going to give this to the Housing Commission.
Ms. Seidman said that now the Commission wants to go back to BPI, who she felt led them up
the garden path with the Inclusionary housing deal which was doomed from the start She
recommended they come up with something new and different. take hold of the issue, and give
this community something to chew on.
Ms. Seidman then observed that no one from the Commission was going to the west side TIF
meetings. She said there's been a team of consultants working on plans, even though the City is
starving for money and can't hire staff but they can afford consultants. She said they are planning
for every inch of this TIF area, with housing everywhere, but not one word about affordable
housing. She said this is the area where there's land, on abandoned industrial properties. She felt
that somewhere in the planning there should be a piece of land for the land trust.
Ms. Balkcom said she sent a letter about that to Dennis Marino about that Issue but didn't get a
reply. Ms. Seidman said her heart breaks for Betty Ester, president of the CLCLT. imagining her
frustration that nothing has yet happened for the land trust. She thinks this planning area is
something real that the Commission could get its teeth into and suggested they are too quiet. She
said she was not minimizing the work on the task force, but feels they should put it behind them
and listen to what people on the City Council are saying. For instance, she agreed with Md.
Rainey's desire to look for opportunities to existing single family homes in her ward.
Ms. Balkcam responded that they know how many years the inclusionary housing effort was
underway and just the other night was still being argued about. However, she said, in the end it
will be implemented and will accomplish something. The Commission has learned that this body
Is advisory, with no authority, and could spend hours and weeks to come up with the perfect plan
and have it easily shot apart Ms. Balkcom said that while members may not attend Council
meetings because of their work schedules, it doesn't mean that they're not going to work on the
Issues or that they don't take it seriously. Ms. Munro said that perhaps a blue ribbon committee
would have more credibility with the Council.
Ms. Seidman said their approach about finding out more about the people looking for housing Is a
good idea, they just have to be more plugged in to what is going on in the bigger picture.
Julie Ganev, Director of Outreach for Next Theatre, talked about a project starting in February,
where community members will meet to create an original theatre piece about their community.
The production will be about the changing community, gentrification, and balanced development
and will focus on how and why communities change. She is looking for people to be part of the
forum and is particularly interested in an affordable housing developer. She said if anyone is
Interested or knows someone who would be good, to contract her.
VI. Adjournment
The meeting was adjoumed at 8:50 p.m.
Respectfully submitted,
Donna Spicuzza, Housing Planner
EVANSTON HOUSING CO4NiNIISSION
3f!`'UTES
December 14, 2006
Present: Robin Snyderman Pratt, Chair, Sara Ashmore Diggs, Carol Balkcom, Eric
Beauchamp, Judith Hurwich, Jean Keleher, Susan Munro.
Absent: Sue Sinnamon
Staff: Donna Spicuzza, Housing Planner
1. Cali to Order
The meeting was called to order at 7:10 p.m. without a quorum. Minutes of the
November 16, 2006 meeting were unanimously approved by a motion by Judith
Hurwich, seconded by Carol Balkcom, when a quorum was present.
11. proposed HOME Application from Housing Opportunity Development
Corporation
Opportunity
Michael Colan of Housing Opportunity Development Corporation (HODC). presented
information on the proposed new construction for which they are requesting $95,000 In
HOME subsidy. He displayed a poster showing houses on the west side of the 1800
block of Dodge with a computer generated design shown at 1820, illustrating how it fits
in with the other houses. Ms. Snyderman Pratt observed that while the pre -fabricated
construction is unique, it was not set it apart visually.
Mr. Colan said the land was donated to HODC in 2005 for the purpose of developing an
affordable for -sale home. He said they first worked with an architect for traditional
building techniques but couldn't make come up with a design it In line with their budget
In order to be affordable to people they were targeting, with income of around S40,000.
He said they were approached by a builder, Old World Homes, to construct a pre-
fabricated house. The pieces of the home would be manufactured in a factory in
Pinckneyville, Illinois, then delivered to the job site and assembled there, reducing
construction costs and time. Mr. Colan said that they have discussed the issue of
meeting the City's building code for the off -site construction. He said the home would be
about 1.600 square feet, with 3 bedrooms. 2.5 baths, a partially finished basement, a
porch and a detached garage.
Mr. Colan said the goal is to sell to an Evanston household making less than 60% of
Area Median Income (AMI). With S95,000 in HOME funds to write down construction
costs, they propose to sell the home for about S155,000. In addition to the City funds
and free land, they are also working with National City Bank to get a below market rate
for the purchaser's mortgage.
Page 2, December 14. 2006 Housing Commission Approved Minutes
Erica Page. HODC's housing counselor, talked about marketing the property. She said
she has worked this year with 215 clients, of which 111 are from Evanston. She said
they will have an application process with the homeowner chosen by tottery. Applicants
will have to go through home ownership counseling. She said purchasers of three
properties sold by Evanston Housing Coalition (EHC) this year went through HODC's
home ownership program. She said that in addition to the classes, she works individually
with people as they apply for mortgages and purchase a house.
Commission members asked about the new homeowners were doing. Ms. Spicuzza said
that the family at 1933 Dodge has been in their house since early fall and have told Mr.
Gauthier of EHC how happy they are in their new home. Another property at 1915 Foster
closed that week, and the neighbors are delighted with the rehab and having another
owner -occupied home on the block.
Members asked about post purchase counseling. Ms. Page said they plan on providing
that but have not yet made arrangements. She said it would focus mainly on maintaining
a budget and good credit. It was suggested they include information on assessing
upcoming expenses and routine maintenance that will avoid costly repairs.
Members asked about the experience of pre-fab houses in terms of the systems and
maintenance. Mr. Colan did not have details bus said the builder has built luxury homes
In Wilmette using this method and they have a lot of experience. He noted that pre-fab
houses use about 113 more wood per square foot that traditional stick -build housing so
the durability is better. In response to questions about the City building code, he said
they are working with City staff on the issues of manufactured housing and what should
be left open to allow on -site inspections. Additionally, HODC will pay a third party
Inspector, selected by the City, to inspect the construction of at the factory. It was asked
whether there were any labor issues associated with factory built housing and Ms.
Spicuzza said that Davis Bacon wage requirements only apply to projects with 12 or
more units for the HOME program.
Ms. Balkcom asked if there had been any discussion of the possibility of putting the
house in a land trust after completion and Mr. Colan said they have not had that
conversation yet.
Ms. Snyderman Pratt asked how the amount of HOME subsidy compared to other
subsidized homeownership projects and Ms. Spicuzza said they have provided as much
as S97,000 per unit for new construction on Darrow and $115,000 per unit for the Dodge
townhomes. She asked about costs if it were stick built, and Mr. Colan estimated it
would be at least $25,000 to S30,000 more based on their earlier estimates from the
architect.
Ms. Ashmore Diggs asked whether the property value of the house would be in line with
other single family property in the neighborhood. She was concerned about opposition
to affordable housing if it would devalue other properties. Ms. Spicuzza said that while
the purchase price was lower and it would remain so with a deed restriction, it would be
appraised at market value. She said the new townhomes on Dodge were appraised
around $320,000. She said the Cook County Assessor would do a market value
appraisal, looking at comparable values. Then the owners would file an affordable
housing incentive appeal after it was assessed.
Page 3, December 14, 2006 Housing Commission Appto%,cd Minutes
Members asked about the land donation and Mr. Colan said that since it was donated for
affordable housing, the previous owner received 50% of the donation in state tax
benefits.
Ms. Snyderman Pratt praised the project's tapping of the state donation tax credit,
providing a low -interest loan for the buyer and using prefabricated construction, and
asked for a motion. Ms. Munro moved that they recommend using $95,000 in HOME
funds for this roject, pending comments from HOME Loan Committee which
would meet In early January, and it was seconded by Judith Hurwich. The motion
carried 7-0.
Recommend uses for Affordable Housing Tax Fund
Susan Munro asked for the specific charge given to the Housing Commission at the
December Rules Committee meeting, because the motion went through many versions
before it was voted on. Ms. Spicuzza read from staff notes that the motion was to "send
It to the Housing Commission for a recommendation with respect to an Affordable
Housing Trust Fund ordinance to be returned with a recommendation in 90 days and In
the meantime we can explore establishing a Blue Ribbon Commission who will work with
us In relation to the recommendation that the Housing Commission gives us.'
Ms. Munro said there was discussion about templates and a suggestion that the Housing
Commission should come back with multiple templates for the fund but said the motion
sounded like they wanted one proposal from the Commission. Ms. Spicuzza suggested
that the Commission could send a communication after their January meeting and she
would check on the next Rules Committee meeting. Commissioners agreed they would
have something after their February meeting.
Ms. Snyderman Pratt said since they have three meetings, she suggested they first
consider some best practices and discuss the principles they want to uphold and also
said that BPI can again provide some pro-bono legal assistance. Members discussed
what areas were to be covered and agreed it would be the whole structure, with priorities
for spending the money and how to manage it. Ms. Munro noted feed back from citizens
after the defeat of the Real Estate Transfer Tax Referendum was that voters were being
asked for additional money without a plan for how to spend it, and there was concern It
would go into the general fund.
Ms. Hurwich said that in the past the Commission had a subcommittee that met in order
to get specific work done and they could be done again. The Chair suggested they come
up with principles and goals they can agree on at this meeting.
Ms. Munro mentioned that key issues that arose from their discussion last month was
that there should be grants offered, not just loans, and that rehab should be included.
She also suggested that while they currently operate in a reactive way as people come
and ask for money, they could also be proactive. She said perhaps they could stimulate
the kind of activity we want to see, such as issuing Requests for Proposals.
Ms. Snyderman Pratt said that was an interesting point and pointed out how in Illinois
there may be 10 different categories in tax credit rounds, with projects trying to get
points In their section to do a project. However, Florida recently made $50 million
Page 4, December 14, 2006 Housing Commission Approved Nlinutes
available for only one thing - workforce housing innovations because the market was
not accommodating that sector. She said 10 different teams will be awarded S5 million
each, and afterwards they will be analyzed to see which worked best so they can
replicate them.
Members agreed to form two subcommittees and meet before the January meeting.
They will review the materials they received and took up the recommended web sites.
Members chose to be on one of two subcommittees and would ask Ms. Sinnamon, who
was absent, which one she preferred.
Sub Committee on Uses
Susan Munro, Judith Hurwich, Eric Beauchamp, Robin Snyderman Pratt
Sub Committee on Administration:
Carol Balkeom. Sara Ashmore Diggs, Jean Keleher, Robin Snyderman Pratt
Members asked whether staff had any specific ideas about administration and Ms.
Splcuzza said that they have not yet had a detailed discussion about it. Ms. Ashmore
Diggs said some uses or programs might necessitate different administrative
considerations. They mentioned that the role of the Housing Commission should be
explored, and whether in fact the Commission's composition should be expanded
beyond the criteria of having owners, renters or landlords. Ms. Munro said that the
Chair's letter to the Rules Committee about getting Housing Commission Input on the
use of this fund carried weight with the Committee. Members also said they should
consider the role that a Land Trust could play In administration of programs, the role of
private —public partnerships, and of course the roles of City Council and staff.
In terms of Uses, the chair asked if members were interested In narrowing the range of
things the City currently funds. Members felt they should consider the full spectrum of
needs and not narrow it down.
Ms. Beauchamp suggested allocating percentages to different uses, such as seniors,
rental, ownership.
Ms. Ashmore Diggs asked if the City is attempting to draw new people, retain people, or
get rid of people. Members observed that the City was interested in keeping
development going to expand the tax base, but there is a goal of trying to keep the
housing stock affordable to range of people currently living or working here. They felt
that stopping the egress of people who can no longer afford to live here would be
consistent with the Consolidated and Comprehensive Plans.
Ms. Balkcom wondered whether rental housing would be an allowable use for funds
since the focus of the ordinance is ownership. Mr. Beauchamp said he thought it would
be a bad idea to take that out of the mix of affordable housing and members felt that
while the inciuslonary ordinance is collecting fees from new ownership developments,
there Is nothing in the ordinance to prevent funds from being used on rental rehabs, or
acquisitions or rent subsidies. Ms. Ashmore Diggs said not everybody wants to purchase
their home, and that gets back to the principle of retaining people.
Page S, December 14. 2006 Housing Commission Approved Minutes
Ms. Keleher said there should be more transparency of process in both the uses and the
administration. Members agreed and also noted that the recommendations should also
be consistent with the Consolidated Plan. They discussed a number of other ideas and
came up with the following broad principles for Uses and areas to consider for
Administration.
USES
• Expand on Current Uses of affordable
funds
• Create "buckets" with percentages for
different uses
• Be both Reactive AND Proactive
• Target: People living and working in
Evanston
• Match with perceived needs
• Transparency in Process
• Land Trust
• Include Rehab
• Include Rental and Owner-occupicd
housing
• Provide grants when nceded, not just
loans
AD\1INISTRATION
• Investment Practices
• What's the role of...
o The Housing Commission (and its
composition, i.e. more than owner,
landlord or renter)
o Staff
o City Council
o Land Trust
o Public -private ventures
IV. Update on Incluslonary Housing Ordinance Amendments
Members reviewed the Inclusionary Housing Ordinance which was discussed and voted
on at the December 11, 2006 Planning and Development Committee but not voted on at
City Council because the motion to recommend was a 4-4 tie. There was a question
about whether the motion to eliminate the section allowing a non-profit group to
purchase some of the set -aside units before they were available to the public was
passed. Ms. Spicuzza said she will get back to commission members with that
Information.
V. Public Comment
Julie Ganey, Outreach Director from Next Theatre, made an announcement at the
beginning of the meeting regarding their performance next spring on the theme of
development, housing and the future of the communities of Evanston and Rogers Park.
She appealed for people to participate in the performance and she would like to get
someone associated with the Commission or familiar with the issues. She said people
can contact her at 773-620-5568.
Sue Brady said she attended the Rules Committee meeting and felt the aldermen did
want an ordinance in a template form and suggested they put all possible uses In the
ordinance. She said the development of programs would be the second phase, probably
based on Council's top priorities from the list.
Page 6, December 14. 2006 Housing Commission Approved Minutes
She also mentioned that the Mayor's Special Housing Fund was created from left over
federal general revenue sharing funds.
Sue Carlson suggested that the Commission make sure that the recommendations
Includes the Mayors Special Housing Fund and the other funds, and that they consider
uses for needs that are not being met with HOME dollars.
VI. Adjournment
The meeting was adjourned at 8:45 p.m.
Respectfully submitted,
Donna Splcuzza, Housing Planner