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Minutes 1991
DRAFT .-NOT APPROVED F MINUTES Evanston Housing Commission Special Subcommittee Thursday, January 24, 1991 Evanston Civic Center Room 2403 - 6:30 P.M. Members Present: A. Newman, G. Rotas and R. Bush Members Absent: None Staff Present: C. Powers, S. Janusz, E. Szymanski, R. Rudd and B. Povalla Others Present: None Presiding Official A. Newman The meeting was convened at 6:36 p.m., A. Newman opened the meeting and Introduced Ellen Szymanski, Corporation Council. He stated that R. Rudd, E. Szymanski and himself had a meeting with Judge Sullivan where a number of issues pertaining to Property Maintenance were discussed. He indicated that that Judge Sullivan was interested in the idea of having fewer judges over longer periods of time assigned to housing case?. Newman stated that Judge Sullivan was amenable to having only four Judges hear housing cases for a one year period. A second meeting was held in November when all of the Judges were present, which was awkward. since there was no indication given that the meeting was to be with all of the Judges, and not just those judges who would be assigned to housing cases. Unfortunately, it came across that the City of Evanston was complaining and the Judges became somewhat defensive. After the second meeting a discussion was held with staff concerning fines, and judgments. Rudd stated that there has been a history of the City not presuming judgments but rather pursuing compliance. For cases where painting or minor repairs were cited and intent was to put money into the rehabilitation for compliance and not to collect fines. Newman stated that the positive result of the meeting was that Judge Toppel stated that he never knew that the City of Evanston had programs for rehabilitation for qualified owners. Newman indicated that the real issue is what does the City want to do when a case has been continued 14 times and staff has been in court for each of the continuances. The cost of having staff present, making pre -court inspections and having pre -court meetings with the legal staff is expensive, When a case has been continued 14 times. this is a flagrant disregard of the housing code. Collecting on judgments might bring money to the City. -Minutes - Special Subcommittee S I Housing Commission January 24, 1991 Bush asked if Judge Sullivan was still inclined to have four Judgos hear housing cases. Newman stated that he did not know, since there had not been any contact over the holidays. Bush asked if the change to four judges was still our intention. Szymanski answered that she has not seen a backlash from the judges because of the meeting and she does not know if the four judge system in in place, but Judge Orbach has been hearing the ordinance call for the past ueveral months.. Bush asked if the fines are pursued, what amount of money can be collected? Szymanski answered that the maximum fine is $500.00 per day per violation. In addition an eyewitness must be procured who can state that each violation remains every day. On an ordinary scrape and paint type of violation, pursuing a fine may be doing more harm than good. G. Kotas asked if the City was aware of a person's financial capability if they claim poverty? Does the person have to bring information in and other documentation? C. Powers answered that the City will work with someone who claims poverty or Inability to make the repairs by directing them to Neighbors At Work and the Rehabilitation Program. She indicated that the City can not force someone to apply. The City has to look at the situation that a violation is a violation, while taking special circumstances into consideration. Rudd stated that his reaction is that a single family owner or two flat owner may not have a lot of money but when the problem is in a sixteen unit building and there is a history of code violations a judge may look at it differently. Newman asked how do cases get to court? Powers answered that it differs, depending on the type of case. Powers stated that on multi -family buildings cited during area inspections, owners are given 30 days from the date of citation to correct violations, or show that work is in progress towards compliance. If work is in progress, 15 additional days may be given by the inspector. Some owners will show an executed contract and the additional time will be granted. Before a case appears in court, it generally takes 80-100 days. Newman asked who goes to court on these cases? Powers answered that the inspectors are present in court and that the inspectors must also make pre -court inspections and attend a pre -court meeting with legal staff. Bush asked if there has been an attempt to involve banks or lenders since many of these properties have mortgages. Szymanski stated that the Law Department does not make it a practice of getting in touch with a lender but Property Maintenance may. Powers answered that the owner of record is cited. If the VA is involved, a letter might be sent to thew. Rudd stated that most of the problems are scrape and paint problems, soffits, gutters and porches. Bush stated that a "I can't afford it" defense is not an excuse. He asked what about using equity in a home? Rudd stated that he has -Minutes - Special Subcommittee Housing Commission January 24, 1991 never heard of a judge state that home equity be used to make the repairs but he has heard a judge tell someone that they should apply for rehabilitation. Newman commented that judges do not realize the expense and staff time involved in taking these cases to court. Because of the amount of time which violators are given, except for mental illness, he indicated that he does not feel sorry for people who are cited. Rudd stated that the City has been studying various ways of recouping costs. A charge of $12 a unit per year for example, may help pay for the inspection. Newman stated that it is relatively easy to record a fine on a property. The owners can not sell the property without being able to clear this up. Powers indicated that this is being done now. Bush asked how much are we seeking on these judgments? He indicated that the City should at least recover the cost of obtaining the judgment. fie further stated a judge may be more sympathetic of awarding a judgment if it can be made clear, that the cost of staff time is being recouped. Kotas stated that the present system really does not create an incentive for someone to come into compliance, there is no reason for an owner to make the repairs. Rudd commented that moat owners come into compliance after being cited. Powers stated that approximately 23% of violations are being taken to court based on a review of 1989 statistics. Some people are being taken to court for the removal of junk and debris. Newman asked what kinds of fines do these people get? Szymanski answered that fines are not being levied but compliance Is what the City is after. Bush stated that the City should be collecting fines on these. Newman reiterated that he has no sympathy except in the case of mental illness. Kotas added or where it can be proved that they have an Inability to pay for repairs. Szymanski commented that when asking for a fine the City will have to be ready for trial at that point. This may lengthen the call and the City may want to have these cases go to court on a different day. Newman asked that if an owner comes into court on the first date and is in compliance will the City pursue a fine? Bush answered no. Newman asked what about after the second court date? Bush answered yes. Newman stated that he likes the way the present process affords people plenty of time in order to come into compliance. He indicated that a letter should be sent to individuals who are not in compliance that the City will be asking for fines to cover its costs. He further stated that this letter should be sent registered mail. Newman stated that the City should be trial ready and should ask for fines at the second court date. For example, if it cost the City $1,000, then the City should ask for a $1,000 fine. The City will allow one continuance but on the second date we should be ready for trial. Bush stated that some people might get a second continuance but the judge will be the person granted continuances beyond the second hearing. -3- -Minutes - Special Subcommittee Housing Commission January 24, 1991 Powers stated that in some cases a continuance will be granted for exterior work, especially in the autumn or winter. Rudd commented that if a property owner was cited last July and is presently in court, this owner may not be able to complete the work due to weather conditions. Bush commented that the sub -committee is not trying to set hard and fast rules. The purpose is to develop guidelines and a policy whereby everyonA will know what the City's position will be. It is important that the judges are also familiar with the revised system. Rudd asked if defendants are not represented by Council, does, this make it more likely a continuance will be granted? Szymanski answered, no, she didn't think so because it may work to a defendants disadvantage or advantage depending on the situation. Newman restated that the new policy would be that on the first court date, the City would accept compliance and/or a continuance and at the second date the City would seek a fine in the form of a lien to be filed on the property. The only exception would be mental illness, severe poverty or other extenuating circumstances. Bush stated that he wanted the policy open enough so as to give the City's Legal Department and Property Maintenance staff some discretion. Newman asked what is the next step? Rudd stated that this policy should be communicated to the Planning & Development Committee. Newman suggested that the subcommittee be reconvened in 6 months to see if the policy change is causing problems. Newman asked for a vote on the new policy change. All were in favor. Newman wanted it made certain that a very clear warning letter would be sent. Rudd asked if the City could add the appropriate wording on the last legal letter. Bush asked if the warning might be sent on the second letter. Powers commented that such language would be threatening for a first or second letter. She stated that it would be better to place this on the legal notices. Szymanski said that she would present this to Herb Hill, the City's Chief Legal Council. Adiournment The meeting adjourned at 7:25 p.m. staff: Bill Povalla 71(1/4) c= _ DRAFT. NOT APPROVED DRAFT. NOT APPROVED Members Present: Members Absent: Staff Present: MINUTES Evanston Housing Commission Thursday, January 24, 1991 Evanston Civic Center Room 2403 - 7:30 P.H. S. Brady, R. Bush, G. Kotas, A. Newman, J. Ritter, R. Warshaw and M. Wold R. Washington C. Powers, S. Janusz, R. Rudd and B. Povalla Others Present: Rev. Belser and Rev. H. Lane Presiding Official A. Newman Declaration of Quorum A. Newman started the meeting at 7:35 p.m. Minutes of December 13. 1990. S. Brady made a motion and R. Warshaw seconded the motion, to approve the Evanston Housing Commission minutes of December 13, 1990. All were in favor and the motion carried. Communications A. Newman made two announcements to the Housing Commission. He stated that C. Schaffer resigned from the Housing Commission. He paraphrased her resignation letter for the Commission. Brady commented that the name of Dorothy Floyd was introduced at the last City Council meeting to become a member of the Housing Commission. Newman made his second announcement that Aid. Warshaw had assumed a major housing position with the State Treasurer's Office. He indicated that she Will be working on a 70 million dollar linked deposit program. The Commission congratulated her and wished her good luck. Planning & Development Committee Minutes: December 10, 1990 and January 14, 1991. The Commission received without comment. Housing & Community Development Act Committee Minutes: December 11. 1990, J. Ritter asked when the Housing Commission will be notified of the amount of CDBG money awardod to housing related activities. C. Powers answered that all of the administration applications had been approved as submitted. The Rehabilitation Program was awarded $200.000 and the yard clean-up program was again given a no funding recommendation. Brady stated that the CDBG Program will be voted on Monday night by the City Council. Court Cases Brady stated that she was interested in the 532 Wesley case. Powers stated that the situation was a difficult one and that the family was reluctant to accept -minutes - Housing Commission January 24, 1991 assistance. The judge on this case stated that he will personally talk to the Rabbi of the congregation to see what the status is of the previously offered assistance. Brady commented that on the 1940 Wesley case she had some concerns. She asked why Evanston Neighbors At Work was involved with this case since there were 63 plus violations. She indicated that minor repairs or peeling paint would be the type of work which would be completed after all of the other major work had been completed. Powers stated that some violations had been corrected and qualified for assistance but the property in question does not meet all of the qualifications of the rehabilitation program. Brady stated that for the record, this is not the type of property that Neighbors At Work should be involved with and spend a lot of time. Powers answered that Neighbors At Work may have become involved with this particular case because it may have been the only assistance that was available. Brady stated that this may be appropriate in this situation, but she hoped that this is not indicative of the types of cases Neighbors At Work get involved with. Landlord/Tenant Report - December 1990. The Housing Commission received without comment. Report on the Families In Transition (F.I.T.) Redeterminations. R. Warshaw stated that she thought that this information was very helpful because It gives the Commission a sense of accomplishment and that it seems that in most cases the program works. She asked if this report could be sent to the City Council as information, but that F.I.T. #90-2 be clarified to state that the'amount of income refers to earned income only. The Chairman indicated that Rev. Lane and Rev. Belser were in the audience and if no one had an objection, that the order of the agenda be suspended and that the next order of business would be the F.I.T. Proposal. Hearing no objection the next order of business was the Families In Transition Program - Fisher Memorial A.K.E. Zion Church. Brady commented that she had a concern with this particular familial situation. Her concern was the transition; or success, would be that the grandson would graduate from Evanston Township High School. Rev. Lane stated that he went to the high school and talked with the guidance counselor. The child should be graduating next year. The grandmother is the guardian and has been a very good influence on the child. Brady suggested that the rent subsidy be made contingent upon the child remaining at Evanston Township High School and if he drops out, the F.I.T. subsidy would be reconsidered. Rev. Lane indicated that he does not have any objection to this. He again stated that the grandmother is very strong-willed and has been leading the child in the right direction. In addition, Rev. Lane stated that he has been counseling this family and will continue to do so. Kotas asked what is the grandmother's economic situation. Rev. Lane commented that the grandmother works and earns a little over minimum wage. K. Wold asked if it was just the grandmother and grandson. Rev. Lane replied it was just two people. Warshaw asked If the son was attending Evanston Township High School before moving in with -2- -Minutes - Housing Commission January 24, I991 his grandmother. B. Povalla answered he had chocked this and the child had attended Evanston Township Nigh School. Bush made the motion that this family, be approved with the understanding that the child must continue to attend Evanston Township High School and must graduate. This was seconded by Wold, all were in. favor and the motion carried. Newman indicated that the Subcommittee of the Evanston ;busing Commission met prior to this meeting and he reported on the outcome. He indicated that a discussion ensued concerning what the City is doing regarding legal action on Property Maintenance Code cases. The question was at what point will the City be asking for fines. He indicated that property owners have 30-100 days before a violation goes to court. Only in cases where problems remain and no action is taken by the property owner to come into compliance does tho legal staff file a case. In most instances the City is not presently asking for fines. The Subcommittee was concerned about the significant amount of inspectors' time, attorney's time and time spent by administrative staff, taking these cases to court. After discussion, the subcommittee came to the conclusion that a policy should be adopted that at the second court appearance the violator will be fined an amount commensurate with the amount of money the City incurred pursuing the case. This change would mean that there might be one continuance on a violation but that after the first continuance the City would have to be trial ready. Naturally, exceptions would be made for individuals with mental illness. Once the judgments are made, the City will record these as liens on the property and will be paid upon the sale of the property. Brady asked if the judges will work with the City on this. Newman'stated that he doesn't know but that the judges are now aware that the City has a number of programs to help violaters. Warshaw suggested that a memo be put together outlining all of the programs available and given to violators. Ritter asked if an owner doesn't earn enough money to make the repairs, will they meet the rehabilitation program's guidelines" Powers said that based on income, they probably would qualify, but the program has other requirements such as no back taxes, liens or judgments on the property. Brady asked if progress has been made on having just one judge hearing housing cases. Newman stated that the same judge has been hearing housing cases for awhile now. Brady stated that she supported the subcommittee's policy change. Newman stated that the owners will be advised that the City will be asking for fines, in an amount to compensate the City for the staff time involved. This notification will be included on the legal letter which is presently sent. The subcommittee will review the policy at the end of six months. Warshaw asked if waivers for the fine will be available in cases of hardship? Wold stated that the Commission will have to be careful, not to make it arbitrary. Ritter stated that the City should be careful not to augment the "Big Bad City" mentality which already exists. Bush stated that is why the subcommittee did not support active collections. Newman stated that the Housing Commission should approve this policy and a memorandum will be sent to the Planning & Development Committee. Bush made a motion for approval of the new policy, Wold seconded the motion, all were in favor and the motion passed. Newman stated that a meeting will be set up with Judge Sullivan on February 26th. -3- -minutes - Housing Commission January 24, 1991 Housing Act Programs. Powers stated that the City may get $716,000 in funding for housing programs. There would have to be an infusion of $34,000 from the City in order to meet the $750,000 threshold which HUD has mandated. Each community will receive money on the basis of a formula. The now housing programs requires matching funds for each type of program in addition to the infusion of funds to make-up the difference between $716,000 and $750,000. For moderate rohabilitation it is a 4/1 ratio, for substantial rehabilitation it In a 3/1 ratio, and new construction has a ratio of 2 federal dollars to 1 locally "matched" dollar. Brady commented that there is money available for the match within the Special Housing Fund and that it should be stated that the "HOME" Programs would replace the current Rental Rehabilitation Program. Wold asked how much money does Evanston receive in Rental Rehabilitation? Powers answered $63,000. Rudd stated that the regulations for the "HOME" Program should be available within the next few months. Brady recommended that an appropriate informational memorandum should be sent to the City Council describing the match procedures and the requirements for matching local funds and federal funds. She indicated that the memorandum should also indicate that the funds remaining in the housing fund should be earmarked for the matching funds, but that an actual figure will not be available until the program is better defined. Povalla explained the Comprehensive Housing Affordability Strategy or CHAS. He Indicated that the CHAS will replace the HAP which is now presently written by the Housing Planner. The CHAS is not only necessary to receive "HOME" funds but also for CDBG funding. Brady commented that this actually adds structure to what the Housing Commission wanted in its Comprehensive Housing Plan. She indicated that the plan is something that the Housing Commission should be actively working on and stated that this will be the major focus of the Housing Commission in the upcoming months. Rudd stated that a few weeks ago, Rescorp indicated their desire to do a project in Evanston addressing moderate income housing. They indicated that they would like to meet with City representatives and explore any possible projects. The Housing Commission indicated their interest in talking with Rescorp . Brady asked if the Housing Commission could spend ten minutes at the next meeting, discussing the size and make-up of the Housing Commission. Wold asked that a copy of the latest ordinance concerning the Housing Commission be furnished with the agenda. Adiournment The meeting adjourned at 8:47 p.m. The next regular meeting of the Housing Commission is February 28, 1991. Staff : �0 ,_ Bill Povalla 71(7/10) -4- DRAFT. HOT APPROVED I DRAFT. -NOT- APPROVED MINUTES Evanston Housing Commission Thursday, February 28, 1991 Evanston Civic Center Room 2403 - 7:30 P.M. Members Present: S. Brady, R. Bush, D. Floyd, G. Kotas and R. Warshaw Members Absent: A. Newman, J. Ritter, R. Washington and M. Wold Staff Present: C. Powers, S. Janusz, R. Rudd and B. Povalla Others Present: J. Volberding, M. McCubbin, A. Gittelson, T. Pollack, D. Lloyd and T. Valdez Presiding Official R. Bush Declaration of Quorum R. Bush, was asked to Chair the meeting, since both the Chairman and Vice Chairman were absent. Bush started the meeting at 7:37 p.m. Minutes of January 24. 1991. S. Brady made a motion and R. Warshaw seconded the motion, to approve the Evanston Housing Commission minutes of January 24, 1991. All were in favor and the motion carried. Minutes of January 24, 1991 - Special Subcommittee. J. Kotas made a motion and R. Warshaw seconded the motion to approve the Special Subcommittee minutes of the Evanston Housing Commission of January 24, 1991. Communications Planning & Development Committee Minutes: January 28, 1991 and February 11. 1991. The Commission received without comment. Housing & Community Development Act Committee Minutes: February 12, 1991. The Commission received without comment. Court Cases S. Brady asked about the outcome of the 1423 Hinman Case. C. Powers stated that the case had been dismissed, a contract for the garage door repairs had been signed because the structure is in compliance. Warshaw asked about 852 Ridge. Powers stated that most items were in compliance after the first court inspection. A spring date had been given for the exterior violations. - Minutes - Evanston Housing Commission February 28, 1991 Warshaw asked about 996-1012 Main. Powers stated that the building is being acquired and managed by a new management company. A new intercom system was being installed and a gate type system will be in place soon. Warshaw asked about 532 Wesley and asked if any help from social services could be expedited. Landlord/Tenant Report - January 1991. The Housing Commission received without comment. Response to Request for Information re Program Element 7800 - SDecia.l Housinr, Fund. Powers explained that this was written in response to a letter written by Jim Matykiewicz of the EPOA. Mr. Matykiewicz wrote a very long letter questioning various programs and expenditures throughout the City and the report is a response to his questions regarding the Mayor's Special Housing Fund follow-up to legal issues. R. Rudd commented that a meeting had taken place with Judge Sullivan. Rudd indicated that a four judge rotation had been established. The City informed Judge Sullivan that we would be requesting judgments on Property Maintenance cases. Bush welcomed Dorothy Floyd who is the new Housing Commission member. He asked Ms. Floyd to give a brief introduction of herself. ifs. Floyd stated that she is an Evanston resident and is employed by a social service agency in Chicago. She presently is working with the elderly. She indicated that she had worked with the North Shore Housing Group. Housing and Needs Assessment of Older Evanstonians. Jane Volberding, Director of Commission on Aging introduced herself and thanked the Housing Commission for allowing the Commission on Aging the opportunity to discuss the needs assessment. Theresa Valdez introduced herself as a board member and began the presentation. She indicated that she would present the highlights of the report. She gave background information on the various issues that the Commission on Aging had worked on. In 1977 the Commission provided the lead role in registering tenants for the Sherman Building. In 1981 the Commission lobbied effectively for a third elderly housing project. In 1982 the Commission sponsored the Home Repair Program. In 1984-85 the Commission supported the new Group Home Ordinance. Valdez indicated that 393 seniors were interviewed for this report, with the average age being 72 years. There was a comparison made to the U.S. Census. The only group which was under -represented was the 85 year old plus group. Volberding indicated that this was due to the nature of the survey i.e. a - self -response situation. The results showed that most elderly residents want 2 N Minutes - Evanston Housing Commission February 28, 1991 to remain in Evanston in their own home. Sixty (60%) percent of the respondents lived in single family homes and thirty (30%) percent were apartment dwellers. Brady asked how accurately do the responses reflect the elderly population? Volberding answered that the figures reflect the census figures fairly true to form. Valdez continued the presentation stating that most seniors responded that they wanted amenities if they had to move from their present homes. Studio apartments were very unpopular. One bedroom/one bath was the predominate choice for middle income respondents and two bedroom/two baths was the predominate choice of people with incomes in excess of $50,000. Volberding indicated that homesharing was not a popular option. She indicated that 12% of the respondents indicated that they would consider homesharing but the support dropped drastically with people who have incomes in excess of $50,000 annually. Bush asked for a definition of homesharing. Volberding indicated that homesharing was where two unrelated individuals are matched. One a homeowner and the other a home seeker. People are matched by their likes, dislikes, interests and needs. Valdez stated that there is a uniform need for home maintenance programs. The need was evident among all income groups. Valdez indicated that 50% of the respondents had incomes of under $20,000 per year. Warshaw commented that Individuals who own homes and have incomes of $25,000 - $30,000 are really in better financial condition than income would indicate due to the relatively small overall housing costs. Valdez responded that 18% of seniors who responded are paying over 50% of their income for housing costs. She stated that the income may be decent but a health emergency could really get a number of these respondents into serious financial difficulties. The Commission on Aging highlighted a number of recommendations. 1) The private financial. - community should begin to focus on the goal of providing the financial support necessary to permit older persons to remain where they are. Such a program would be reverse mortgages. 2) The City should provide incentives to providers of other types of services. Such services include the taxi -cab service or the home shopping service. 3) Although the current state and political and financial situations are not conducive to this, financial aid from the state should be expanded for seniors. Such an expansion could be to change the income threshold for the circuit breaker program. a) Housing providers should look at renovation of existing housing stock and design low cost housing which supports independent living. Warshaw asked what the problem was with reverse mortgages in Illinois? Volberding answered that the banking lobby has been working against reverse mortgages. There is a fear that the banks will not collect their money. She indicated that the program is very simple in that the banks get their money in the event of death or sale. V 3 - Minutes - t Evanston Housing Commission February 28, 1991 , Brady commented that home maintenance assistance is a real need and wondered If the Commission on Aging had explored avenues of helping Neighbors at Work expand their home repair program.' Polberding answered that this was one option. She indicated that there was a program in a northwest suburb called Save our Seniors Trade Program. It operates out of the high schools and links students in the trades with seniors who need help with home maintenance. The senior pays for supplies and the students are supervised by general contractors. Bush commented that this report was very well, done and should be a single item on an agenda in the future where the Housing Commission might be able to help formulate housing programs. New Business Evanston Housing Coalition. Bush commented that he was looking forward to the update on one of the more successful programs. Alan Gittelson introduced himself and began his presentation. He indicated that B. Povalla, Housing Planner had sent him a letter outlining the questions that should be addressed.' Kr. Gittelson stated that the Wesley-Greenbay Project had had a fire in one of the apartments. The fire was caused by a defective space heater. The Evanston Fire Department had responded very quickly and thus the damage was less severe than one might Imagine. He indicated that no one was injured and that S. Gautier who is the Property !tanager Chairman of EHC was on site after the fire. A $20,000 check from the insurance company had been received and half of the work on the damaged apartment has been completed. The insurance also covers the loss in cash flow. The tenants were housed at the Holiday Inn for two weeks and have subsequently moved in with relatives. Hr. Gittelson indicated that the tenants wore good tenants and will return to Wesley-Greenbay. Kr. Gittelson -_ gave a synopsis of the tenant population. Seven families were two parent households, fourteen families were single parent households and three apartments are occupied by single people. Two apartments are occupied by seniors, one apartment is occupied by the janitor, twelve families receive Section 8 assistance and eleven families pay the full market rate. Fourteen families receive some sort of public assistance. fir. Gittelson indicated that the tax credit situation is going well. EHC signed a letter of intent with the National Equity Fund. Hr. Gittelson indicated that through the National - Equity Fund, EHC will be getting seventy cents on the dollar which will generate enough money to make the loan repayments and also to hire an executive director. The hiring of an executive director has been "on hold" because of a number of other problems especially with the construction company. It has been a long drawn out affair for making the final payout. He Indicated that the National Equity Fund will want EHC to get a professional 4 - xinutas - Evanston Housing Commission February 28, 1991 staff person. After evaluating the cash flow of EHC, the EHC board is looking at the possibility of other projects. Mr. Gittelson stated that the taxes will be paid on time, and EHC is in the process of forming a tenant organization or association. EHC has arranged for laundry machines to be installed at the Wesley-Greenbay project and will receive 5O% of the proceeds. The other 50% will be used for the utility bills. The 50% collected by EHC will be used to develop other amenities. One of the possibilities is the development of a barbeque area in the rear of the buildings. Mr. Gittelson thanked the Housing Commission and the housing staff ' as being very cooperative and helpful. Housing Options for the Mentally Ill. Tom Pollack, Executive Director of Housing Options for the Mentally I11 introduced himself to the Housing Commission. He stated that the proposal which the Housing Commission received in their packets was very similar to the one given to the CDBG Committee except that a specific site had been located. The site is located at 2120 Jackson and the building is a six flat. He Indicated that he was interested'in applying for a down -payment. The site is located in a mixed use environment and would conform to current zoning and space requirements. Mr. Pollack indicated that his group has been working with ACORN and Evanston Hospital. Most of the people who would be considered for residency are Evanston residents. Most individuals are either living at home with their families or are scheduled for discharge from Albany House. There are over 80 individuals who are interested in this type of living arrangement. Mr. Pollack indicated there may be a possibility that the offices for Housing Options for the Mentally Ill might be moved to the site as well. G The financial projections, current and actual expenditures, come from the _ current owners. Mr. Pollack indicated that even if the utilities increase and social security remains the same, the project will remain solvent. Mr. Pollack stated that the request for $75,000 is two times the amount originally - asked for. Brady asked if housing options for the Mentally Ill had an option on the property. Mr. Pollack answered no. Warshaw asked if it was by design that the proposal did not figure any tax credits. Mr. Pollack answered that NBD bank would be used as a bridge loan until the pooled loan money was received. Warshaw asked who was floating the pooled loan money. Mr. Pollack answered that this was a state program which bad floated two issues before. Warshaw asked about displacement. Mr. Pollack answered that two units are presently vacant. He indicated that the other units would become available when the leases of current residents expired. 5 - Minuten - Evanston Housing Commission February 28, 1991 Bush asked if the neighborhood had been informed. Mr. Pollack Answered that the community knows who Housing Options for the Mentally III axe and that he has not specifically gone into the neighborhood and advertised the project. He indicated that he is respectful of the community and has done nothing to hide the fact that Housing Options for the Mentally I11 is interested in the property. Bush asked if Housing Options for the Mentally III would be interested in a loan instead of a grant. Bush indicated that there is a concern that if the property is sold, an organization might make a profit if they receive an outright grant. Mr. Pollack indicated that the Board would be favorably disposed to discuss the idea of a loan. Brady stated there were a number of things which need to be done before the Housing Commission could consider this proposal. Thera must be an option on the property. There must be a source and use statement. If rehabilitation will be necessary, how the rehabilitation will be financed. Brady indicated that she does not feel that some of the figures are realistic. She especially pinpointed the heating costs. She indicated that to heat a six flat on a monthly basis will be more than $164. a month. She indicated that perhaps better access to actual figures may be possible once an option is placed on the property. Warshaw stated that Housing Options for the Mentally III should ask for the current owners' income tax -schedule E. This should give a more accurate picture of utility costs. Brady commented that the Mayor's Special Housing Fund had been earmarked for the match with federal funding sources. She indicated that this project may be funded using the Township money. r Bush asked how tenant services were being financed. Mr. Pollack answered that Evanston Hospital or ACORN would be subcontracting and would be the service providers. !F- Brady asked if this would be a $ILA. Mr. Pollack answered not necessarily. The package of services would be based on each individual. Not everyone would be SILA client, nor is it the aim to restrict the program to SILA clients. Brady commented that the displacement issue must be dealt with. G. Xotas asked if there would be someone living on site with the clients? Mr. Pollack stated that he did not believe so since the clients will not need twenty-four hour care. _ 6 - Minutes - Evanston Housing Commission February 28, 1991 Brady commented that Housing Options for the Mentally Ill had a very professional board of directors and asked for a letterhead listing the names of the board of directors. Warshaw commented that she is very excited that there is another Evanston community based organization. Mr. Pollack stated that the organization is community based, and that many people have worked on this project for many years. Although projects like this are very dependent on the State Department of Mental Health, Housing Options for the Mentally Ill has roots in Evanston and is not an appendage of the State Department of Mental Health. Bush stated that the Housing Commission meets once a month and suggested that City staff be contacted and be allowed to look at some of the figures so as to move the project along. He indicated that staff could work with Housing Options for the Mentally Ill on an informal basis to alleviate any questions before submitting documentation to the Housing Commission. Rudd asked what the zoning of the site was. Mr. Pollack answered the site was zoned commercial. ' Housing Commission Ordinance. Brady stated that she was the person who asked that this be placed on the agenda. She stated that she was interested in decreasing the size of the Commission. She had the idea of reducing the number of members to nine from the current twelve and to have a minimum of two tenants and a minimum of two Aldermen. Warshaw agreed with the reduction in size but had a serious misgiving about reducing the number of tenant members. .Bush commented that the membership should remain at three tenant members. He stated that having one-third of the members being tenants when 50% of the W housing units are rental isn't totally representative of the community but he indicated the problems of getting tenant members. Brady stated that the number of aldermanic members is not specified in the ordinance. She asked if other boards and commissions have a set amount of aldermanic members? - Rudd stated that some do and some do not. He stated that the Mayor makes the assignments. If a specific number is wanted, this would be a good time to do It. Bush asked if an aldermanic member must be a member of the Human Services Committee and could this be deleted especially in light of a possible reduction in the number of aldermen. 7 - Minutes - Evanston Housing Commission February 28, 1991 Brady made a motion that the number of members be reduced from twelve to nine, with a minimum of two aldermen, at least one of whom shall be a member of the Planning and Development Committee. The reference to five years from enactment should be deleted since all new vacancies would be filled by tenant members since there is only one tonant member on the Commission. Warshaw seconded the motion, all were in favor and the motion carried. Rudd asked if the Housing Commission wanted to delete the sunset provision contained in the ordinance or did the Commission want to wait until next March when the sunset provision will take effect. Warshaw asked that the sunset provision be discussed next year. Brady stated that a close examination of the ordinance should be made along with the sunset provision in order to clean up the language and delete obsolete language and sections. AdJ ournment The meeting adjourned at 9:27 p.m. The next regular meeting of the Housing Commission is March 14, 1991. Bill Povalla 71(1/8) 8 DRAFT. NOT APPROVED DRAFT, NOT APPROVED MINUTES Evanston Housing Commission Thursday, March 14, 1991 Evanston Civic Center Room 2403 - 7:30 P.M. Members Present: S. Brady, D. Floyd, G. Kotas, J. Ritter, R. Warshaw and f. Wold Members Absent: R. Bush, A. Newman and R. Washington Staff Present: C. Powers, S. Janusz, R. Rudd and B. Povalla Others Present: S. Klibanow, Rev. J. Balser, Rev. H. Lane, Rev. Z. Webb and Jane Sutton Presiding Official: J. Ritter Declaration of Ouorum J. Ritter assumed the chair since she is the Vice Chairman of the Commission and the Chairman was absent. Ritter started the meeting 7:41 p.m. Minutes of February 28, 1991. M. Wold made a motion and R. Warshaw seconded the motion, to approve the Evanston Housing Commission minutes of February 28, 1991. All were in favor and the motion carried. Communications Planning & Development Committee Minutes: January 28, 1991 and February 11. 1991. The Commission received without comment. Landlord/Tenant Report - February 1991. The Commission received without comment. M. Wold asked the Chairman to suspend the order of business and proceed to new business since there were people in the audience wishing to speak on these items. New Business Families In Transition Program - Fisher Memorial A.M.E. Zion Church. Rev. Lane asked the Housing Commission members if they had any questions or comments. S. Brady asked how many families did Fisher Memorial have on the program? Rev. Lane answered that this application would make three. Povalla stated that this family replaces F.I.T. 89-1. which family is no longer eligible for this program. M. Wald asked if the children are presently in - Minutes - Evanston Housing Commission March 14, 1991 h some kind of day care. Rev. Lane answered that the children are in a day care program. Brady said that she was happy that the Center for Public Ministries was the organization who originally took an interest in this family. She indicated that she likes to so© an outreach effort to the general community. Wald made tho motion that•tho Family In Transition proposal submitted by the Fisher Memorial A.M.E. Zion Church be recommended for approval. R. Warshaw seconded the motion, all were in favor and the motion carried. Discussion with Saul Klibanow of Roscorn. R. Rudd gave a brief overview and some background regarding Rescorp. Mr. Klibanow introduced himself and stated that he had no set agenda, and no particular project or site in mind. He stated he is appearing before the Housing Commission as a resident of the community interested in having Issues. He further stated that opportunities for housing projects are available in the community because of the Community Reinvestment Act. Mr. Klibanow said that this is the time that many in the financial community may support programs that they ordinarily would not. Additionally, Evanston is unique because of its own economic circumstances most importantly the cost of property is such that many projects are unfeasible. He stated that Chicago has developed the new Homes for Chicago Program which is a subsidy for first time homebuyers. Banks are able to create special subsidies if they can be convinced of the workability of a project. Brady asked how many units make a project feasible from a standpoint of developing a subsidy. She indicated that her desire would be to make it financially feasible for a development to be affordable to people at 80% of the median income. Mr. Klibanow stated that the City of Chicago targets the sale price of homes in the New Homes Program at $85,000. Four programs are operational, in Humboldt Park, Lawndale, Garfield Park and South Shore. In these instances land was given to developers for one dollar ($I). Warshaw expressed concern that a low income person can take the subsidy and then leave, once the neighborhood begins to gentrify. Klibanow responded that perhaps a scattered site co-op would be the vehicle which would allay those concerns. Brady asked if an infill program was developed, and a small amount of city money plus money from other federal sources were used, what program ingredients will have to come together? Mr. Klibanow responded that he did not know of any project in Evanston where his firm would make money strictly from an entrepreneurial standpoint. The cost of land alone is the major factor. Additionally there is not a lot of abandoned housing and thus little raw stock. He indicated that the advantages of a co-op would be numerous. He indicated that the units could be scattered site and the Housing Commission could write into the rules, that the units be reserved for lower income 2 - - Minutes - Evanston Housing Commission March 14, 1991 people. The City could use the Federal Home Loan Bank, and the banks in town are looking for projects like a co-op for lower income persons to got involved with. Some other projects which might be backed by a financial institution, would be to encourage rehabilitation or property management programs. Wold asked about rehabilitation, sho stated that she felt the potential for rehabilitation is great. Klibanow answered that he agrees that the potential for rehabilitation is great but the question of aboontee owners or an owner on the premises comes into play. He indicated that the Commission should assess what citizens in the neighborhoods want to get accomplished and then prioritize the needs and match those with opportunities. Brady asked Klibanow if he was aware of the first time homebuyers program. She asked also if the same risk pool could be generated for single family rehabilitation. Rudd stated that the by-laws of the Corporation do not preclude widening the involvement to include other programs. He indicated that rehabilitation loans are usually the safest because they are secured by the property in question. Klibanow stated that rehabilitation loans are one point to one and one-half points above the prime rate. Brady stated that for the most part, people who are being helped by the Community Development funded rehabilitation programs are from the lower income groups and are not the type of people that a bank would be willing to assist purchase a home or finance a rehabilitation project. Rudd stated that the City had done a study identifying various vacant lots. Most were zoned for single family development. A couple of lots were bid and sold to a private developer who already had possession of two adjacent lots. The price was agreed upon through comparison of appraisals. This har been done without a subsidy. Two lots have houses on them and two more are expected to be finished shortly. The homes on these lots are being sold for $110,000- $125,000 and have 2,400 sq. ft. with detached garages. It depends upon the location of the lots as to the cost of the land and the amount of subsidy which might be needed. Klibanow indicated that if you can control the land price and get 7% financing, you can probably build a 1,700 sq. ft. home for $75,000. T Rudd stated that some of the lots do not have enough square footage but the zoning ordinance could be used to make proper exceptions. Brady asked if the vacant lots could be used for scattered site co-ops. Rudd answered that it might be possible. Wold asked who buys the lots? Rudd answered that private parties would buy the lots, since the City does not have condemnation powers. - 3 - - Minutes - 11 Evanston Housing Commission t. March 14, 1991 Klibanow asked who owns the right of way on the abandoned railroad embankment? Rudd stated that this land is all privately owned. He asked if it is difficult to get financing for a co-op? Klibanow stated a 1,000 unit co-op would be risky but not at the level which is being discussed. Furthermore, if money is pooled, no one institution is taking an undue risk. Wold asked if the base of financial institutions could be expanded to include financial institutions which do business in Evanston but are not located in Evanston. Klibanow stated that financial institutions which do business in Evanston are fair game. All financial institutions must do a credit needs analysis. The regulatory bodies give each financial institution a CRA rating which is then published. If the rating is low, many institutions would be embarrassed. The Idea of the CRA rating is to get institutions to use a proactive type of marketing program. Klibanow said that many financial institutions would respond favorably if you have a specific program and can tell them exactly how they can assist in implementation. Brady made the suggestion that Sid Ross be contacted and asked to serve on a subcommittee to study possible projects. Warshaw stated that CRA responsiveness can be something as simple as no balance checking accounts. A high CRA rating does not mean that a financial institution has to risk money. Brady thought that perhaps a CRA presentation could be made so that all of the members could have a better understanding. J. Ritter stated that this should be placed on a future Housing Commission agenda. She thanked Mr. Klibanow for his time. Families In Transition Program - Friendship Baptist Church. Warshaw asked if the child in the household will remain after high school graduation. Rev. Webb answered that transition is more for the aunt. Brady asked how does the child expect to go to college. Rev. Webb answered that hopefully she will receive a scholarship. Brady asked what is this family's goal? Rev. Webb answered that the aunt is looking to find a better job by upgrading her skills. Brady asked if this family presently is in an apartment? Rev. Webb answered the family is living in a two bedroom apartment. Vold made a motion to approve the proposal for the Families In Transition Program submitted by the Friendship Baptist Church. Ritter seconded the motion, all were in favor and the motion carried. - 4 - 1 - Minutes - 1 Evanston Housing Commission March 14, 1991 Comprehensive HousinK Assessment Strategy (CHAS). Povalla made a short presentation explaining why this has re -appeared on the agenda. He stressed that the CHAS is much more comprehensive than the HAP and CHAP. Brady asked who will be responsible for the CHAS? Powers answered the Housing Planner and the Housing Commission. Brady asked that regulations be provided concorning the HOPF, HOME AND CHAS to the Housing Commission members. Comments Brady asked when the next Housing Commission meeting would take place? Povalla answered that the next meeting would be April 25, 1991. Brady wanted the minutes to reflect that M. Wald has given eight (8) years of outstanding service to the Housing Commission and her presence will be missed. Her sentiments were echoed by other members of the Housing Commission as well as staff. Ad,iournment The meeting adjourned at 9:00 p.m. The next regular meeting of the Housing Commission is April 25, 1991. S t a f f Bill Povalla 71(1/5) 5 - DRAFT. NOT APPROVED C DRAFT. NOT APPROVED MINUTES Evanston Housing Commission Thursday, April 25, 1991 Evanston Civic Center Room 2403 - 7:30 P.M. Members Present: S. Brady, R. Bush, D. Floyd, J. Kepler, A. Newman, S. Payne, J. Ritter and R. Warshaw Members Absent: G. Kotas Staff Present: C. Powers, S. Janusz, R. Rudd and B. Povalla Others Present: None Presiding Official J. Ritter Declaration of Quorum J. Ritter assumed the chair since she is the Vice Chairman of the Commission and the Chairman came later in the evening. Ritter started the meeting at 7:38 p.m. Ritter stated that there were two (2) new members. Jim Kepler introduced himself and Sue Payne introduced herself to the Commission. Housing Commission members and staff then introduced themselves. S. Brady asked if the Housing Commission was at full capacity. Povalla answered no, that the Housing Commission will have one (1) vacancy which will be filled by the alderman of the first ward. Minutes of March 14. 1991. Brady made a motion and D. Floyd seconded the motion to approve the Evanston Housing Commission minutes of March 14, 1991. All were in favor and the motion carried. Communications Planning & Development Committee Minutes: March 11, 25 and April 9. 1991. The Commission received without comment. Housing and Community Development Act Committee Minutes: March 12. 1991. The Commission received without comment. Court Cases Brady commented that some of the court cases listed were very disturbing. She asked if one judge had listened to these cases or is the new system not in place yet. Powers answered that one judge has been hearing Evanston housing cases lately. The cases which are not moving forward, are those that have special circumstances and do not reflect problems with the legsl system. - Minutes - Evanston dousing Commission April 25, 1991 Brady asked if there will be an appointment of one judge to hear housing cases. R. Rudd stated that efforts will be made to ensure that one judge will hoar housing cases for a four month period. Ritter asked if housing cases are boing separated from the rest of the call. Powers answered that housing cases ara being called after 2:00 p.m. and are being heard in succession. Latldlord/Tenant Report - February 1991. IG was noted that the number of telephone calls are remaining fairly steady ear.h month. National League of Cities - Legislative Workshop. R, Warshaw explained that she serves on the Policy Committee of the National League of Cities. She indicated that she is part of an effort to send postcards to congressmen urging their support to fund the HOME Program at two billion dollars. She indicated that Evanston was more fortunate than other communities because Evanston has a pool of money in order to come up with the match. Brady interjected that the amount of money available for the match is quite low. Attendance of Housing Commission Members re Year 1990. The Commission received without comment. Housing Options for the Mentally-I11 in Evanston, Inc. Rudd explained the context in which these letters were sent. He stated that the Housing Commission did not commit $75,000 to this organization. Brady asked if a letter had been sent by staff to Housing Options for the Mentally-I11 supporting the proposal? Rudd answered that a letter had not been sent. Brady asked if the group had a option on the property in question? Rudd answered that he thought they did. Brady asked if this use would be permissible under the existing and new zoning ordinances? Rudd stated that Housing Options for the Mentally -Ill will have to request a zoning review. Brady asked if this project would fall under the definition of a group horse? Rudd answered that they should submit a request for a zoning analysis. Brady stated if the proposed use was a permitted use, that the timing may not be appropriate for Housing Options for the Mentally -Ill to meet with neighbors until they have legal ownership, but she agreed that they should be talking with the Aldermen. Warshaw stated that she also felt that they have to meet with the Aldermen. Rudd stated that Housing Options for the Mentally -Ill believes they have the support of the Housing Commission, and that Housing Options for the Mentally -Ill translates this support as funding. Brady stated that staff has a job to do. The Housing Commission must have a detailed account of expenses. income, and rehabilitation costs.. Additionally, there must be a "needs" statement. Rudd again stated that Housing Options for the Mentally -Ill are under the impression that the Housing Commission will provide funding for the project. Warshaw stated that the -2- minutes - Evanston Housing Commission April 25, 1991 Housing Commission gave them the impression that the Housing Commission is philosophically supportive only. Bush asked that all of the back-up information should be provided because it will save time. Brady asked if an application had been made to HUD. Povalla answered yes. Warshaw requested a copy of the application in addition to the other information to be provided by Housing Optiono for the Mentally -Ill. HOME, HOPE, AND CHAS Regulations. A discussion ensued concerning the HOME, HOPE AND CHAS Regulations. Brady asked what would constitute matching funds by a locality? Povalla answered that match sources could be cash, (CDBG funds could not be used), deferrod, forgone or abated taxes or fees, value of land or real property, value of any on -or off -site improvements or administrative costs up to 7% of HOME allocation (CDBG funds can be used to finance this match). Brady asked if Housing Options would be eligible for HOME funding. Povalla answered they might be, depending on what they wanted to do, and if it matched the specific allowable activities. flitter asked about the housing strategy. Povalla explained that a public hearing should be held to encourage the community to talk about housing needs within the community. He indicated that he had attended a similar hearing conducted by the Cook County Planning Department. Povalla stated that the Housing Commission should encourage individuals to submit written statements and that there should be a limit placed on the amount of time each speaker is allowed to have. Brady suggested that the meeting be called a public comment session. She asked if a date had been set. Povalla answered that May 16, 1991 is the date tentatively set. Brady asked if staff would have enough time to put this together? Povalla answered yes. Brady made a motion and Bush seconded it to hold a public comment session un May 16, 1991 in order to receive public comments concerning the CHAS. All were in favor and the motion carried. Election of Housing Commission Officers. Warshaw nominated J. Ritter as Chairman of the Housing Commission, Bush seconded the motion. Hearing no other nominations, Ritter Was unanimously elected Chairman. Brady nominated G. Kotas as Vice Chairman of the Housing Commission, R. Bush seconded the motion. Hearing no other nominations, Kotas was unanimously elected Vice -Chairman. Comments Warshaw passed out an article from the "Daily Northwestern" about Over the Rainbow, Inc. She also gave staff a guide for low income housing and some brochures for the Community Investment Corporation. -3- - Minutes - Evanston Housing Commission April 25, 1991 Brady commented that although the City of Evanston may receive $700,000 plus In HOME money, the problem will be getting projects. She asked if staff could prepare a memorandum on scattered site co-op housing as mentioned by S. Klibanow at the lurch 14, Housing Commission meeting. Rudd stated that an inventory is being compiled of vacant property. Infill is becoming a very interesting idea to many organizations and housing providers. Newman asked if someone could explain the crusade by the EPOA against the Burglary Prevention Ordinance? Warshaw stated that one of the major reasons is that the EPOA fools that the ordinance adds too much expenses to the cost of renting a building in Evanston. She indicated that many landlords have stated they will not comply and are not showing up for reinspections. She indicated that the Housing Commission should take a stand in favor of the Burglary Prevention Ordinance. Brady stated that the Residential Crime Committee came up with this ordinance. The ordinance passed in 1988. Brady indicated that it was her understanding that the EPOA wanted the ordinance repoaled. Powars commented that entry and re-entry of units has been problematic in curtain areas. One of the major issues is owner occupied buildings which have family members living in the other unit(s). Brady thanked Art Newman for his work as Chairman of the Housing Commission and wished him well as first ward Alderman. Other Commission members and staff echoed Brady's sentiments. Adjournment The meeting adjourned at 8:45 P.M. The next regular meeting of the Housing Commission is May 23, 1991. Staff: r r Bill Povalla 71(1/4) -4- DRAFT. NOT APPROVED DRAFT, OT APPROVED WORKING NOTES 9vanston Mousing Commission Public Comment Session Pertaining to the CHAS May lb, 1991 - Foom 2401 Evanston Civic Center Members Present: S. Brady, J. Kepler, S. Payne, J. Ritter and R. Warshaw Members Absent: R. Bush, J. Fiske and D. Floyd Staff Present: C. Powers, S. Janusz and B. Povalla Others Present: See attached List Presiding Official J. Ritter The public comment session began at 7:10 p.m. Chairman Ritter introduced herself and thanked everyone present for attending. She asked that the members of the Housing Commission and staff introduce themselves. She then introduced B. Povalla, the Housing Planner. Povalla welcomed everyone and thanked them for attending. He stated that the meeting bad been organized in order to elicit input on the City of Evanston's Comprehensive Housing Assistance strategy otherwise known by the acronym CHAS. He said that the CHAS is a document that every community and state that receives Community Development Block Grant Funds. or which may receive funds for new housing programs mandated under the National Affordable Housing Act of 1990 must prepare. He indicated that the National Affordable Housing Act of 1990 is the most far reaching housing legislation which has been formulated Within the last ten years. One of the new programs is designated by the acronym HOME. The HOME Program can be used for the following eligible activities; moderate rehabilitation, substantial rehabilitation, new construction, site improvements, acquisition and tenant based rental assistance. The funds can be used as loans or grants, interest rate subsidies, equity or other methods approved by HUD. The HOME Program is unique because it mandates matching requirements. For tenant based rental assistance it is one local dollar to four HOME dollars, moderate rehab (less than $25,000) is one local dollar to four HOME dollars, substantial rehabilitation is one local dollar to three HOME dollars and new construction is one local dollar to two HOME dollars. Povalla noted that new construction activities are limited and HUD has set maximum limits on amounts of HONE funds that can be spent on a per -unit basis. Povalla continued by saying that the CHAS is important because it will set priorities for a community or jurisdiction on how HOME funds might be spent. Povalla explained what the CHAS must contain. Povalla closed by - Working Notes - Evanston Housing Commission Public Comment Session re CHAS May 16, 1991 stressing that the Housing Commission is looking for housing needs in general and not comments on particular possible proposals. He indicated that spoakers would be allowed 8 minutes so that the Housing Commission could hear from as many organizations as possible. Povalla thanked everyone for attending the public comment session. Chairman Ritter called the first name on the speaker's sign -in sheet. Barbara Boyts - Evanston Director of the Interfaith Housing Center of the Northern Suburbs and the Interfaith Housing Development Corporation. Ms. Boyts addressed two topics, the need for affordable housing and recommendations for uses of the new federal funds to meet the need for affordable housing. She indicated that the Interfaith Housing Center includes Evanston and 15 other north suburban communities. The Center is a housing information and referral source. In a recent survey, the average rent for a two bedroom apartment within the service area was $800. If one uses the standard of 30% of income for rent, a family must earn at least $32,000 a year to afford a two bedroom apartment. Last year the Center received 600 telephone calls, 28% from the City of Evanston. Most of the callers were low and moderate income residents. The breakdown of the January 1991 telephone calls revealed the following. 24 calls were from the City of Evanston. 16% of the callers were under 30 years of age. Ms. Boyts indicated there are a growing number of young people recently out of school who are unable to find affordable housing. 13% of the callers were homeless. Increasingly, these homeless situations involve children. 12% were disabled persons in need of special housing accommodations. 20% of the calls were from persons 60 years of age or older. It was mentioned that the fastest growing population group are persons in their late 70's and above. A majority of calls or 64% were from individuals between 30 and 60 years of age according to Xs. Boyts. Many of these callers are employed in Evanston but can not afford to live in Evanston. Ms. Boyts continued that the housing center responded to the needs of elderly with limited incomes by developing the Home Share Program. The program has been growing in popularity and last year 90 residents were assisted, 25% of whom were Evanston residents. Ms. Boyts continued by discussing the Interfaith Housing Development Corporation which was established to provide affordable housing to low and moderate income individuals. The Corporation through a public/private partnorship with the Village of Skokie, purchased a 12 unit building. Income received from rental is used to offset expenses and provide a small reserve. -2- 4 - Working Notes - Evanston Housing Commission Public Comment Session re CHAS May 16, 1991 The Corporation has been able to keep rents at about $200 below the average two bedroom rent in the area. Tenants are required to meet Section 8 income guidelines. Current rents rango from $550 to $675 with an average rent of $600. Twenty-five percent of the occupants are very low income and participate in the Section 8 !lousing Assistance Program. She recommended a similar program for Evanston where several small (10-20 unit) existing buildings could be purchased at scattered locations in the City. Dorrie Lloyd Still - ReoresentinK the McGaw YMCA. Ms. Lloyd Still introduced Mr. Anthony Lee, Executive Director of the organization. Mr. Lee expressed the opinion that one of the major needs for Evanston is the need for single room occupancy housing. Single room occupancy units or S.R.O.'s are a singlo, low-cost room with a shared bath. The unit does not have cooking facilities and a reception desk is located in the lobby. Mr. Lee stated that 40% of the residents at the McGaw YMCA have lived there for over 2 years. Approximately 6% have lived there less than one month. SRO'S offer the least expensive form of housing for low-income single adults. Sixty percent of the residents earn less than $12,000 a year and 201. earn between $12,000 and 518,000. He indicated that there are few subsidized or assisted housing units for the non -elderly and non -disabled single adults in Evanston. Of the estimated 50,000 - 100,000 people in Cook County who are homeless, it is estimated that 50-60% are single adult males. SRO's have been converted, demolished or abandoned with increasing regularity. There have been no new SRO units constructed in Cook County in the last 30 years. The McCaw YMCA has 274 rooms. Mr. Lee stated that the elderly population has doubled in the last year to 15% of the population. Most of these individuals can no longer afford the rates at retirement homes in the area. 12% of the tenants are referred from the homeless shelter. Approximately 12% of the current residents are coping with a mental illness, 14% are active or recovering substance abusers, 8% have developmental disabilities and 4% have physical disabilities. The demand for SRO housing is enormous. The McGaw - YMCA is 93% occupied. After giving the demographic information, Mr. Lee stressed the need for rehabilitation at the McGaw YMCA. He stressed that funds should be in the form of grants, not loans, because the YMCA is unable _ to raise residence fees and continue to serve low-income people. Mr. Lee =_ stressed that the YMCA would also like to provide social services such as counseling, job training, home health care and other services. Thom Pollock. Executive Director of Housing Options for the Mentally Ill in Evanston Inc. Mr. Pollock stated that there are primarily four (4) housing options for persons coping with or recovering from mental illness in the City of Evanston. Option l is for the family to care for their relative who is mentally ill at home. Option 2 is to try and utilize one of the 505 intermediate care beds in Albany House, Greenwood or Kensington facilities. tx= -3- - Working Notes - Evanston Housing Commission Public Comment Session re CHAS May 16, 1991 Option 3 is to use overnight shelters. Option 4, if the individual can support themselves, they can use the single room occupancy arrangements at the YMCA or the 12 slots available through ACORN's shared apartment program. There are no group homes for the mentally ill in Evanston. Mr. Pollock stated that approximately 136 persons in Evanston based facilities would be candidates for a group home living arrangement. Mr. Pollock stated that one of the major problems is the price of residential real estate. He indicated that the City should use federal funds to met housing needs in the following manner. 1) Provide acquisition grants or deferred loans to not -for -profit housing developers; 2) Provide interest rate subsidies to not -for -profit housing developers for conventional financing to lower the cost of servicing the debt; 3) Provide rent subsidies to not -for -profit housing developers so they can receive an adequate income to cover operating costs and to maintain a capital reserve for the replacement of major systems and 4) Ensure that persons with special needs and limited means are given the highest priority in the distribution of funds. Nary Ann McCudden of the Commission on Aging's Housing Cormtittee. Ms. McCudden stated that the Commission on Aging had undertaken the development of a housing and support service needs study of elderly Evanstonians. 6,500 adults were contacted and 1,600 individuals responded. Over 20% of the respondents were interviewed. The Commission on Aging adopted a mission statement which advocates for housing opportunities for elderly residents. Ms. McCudden said that 83% of the elderly interviewed, owned their own homes with 23% having lived at the same address for over 30 years. If seniors are unable to remain in their own homes, they have a clear preference for senior congregate housing. 49% of the respondents indicated that they are in need of home repair or maintenance services. There are presently 300 subsidized housing units for the elderly in Evanston and the ,waiting list approaches seven persons for each unit. The problems include the lack of small group homes, lack of supportive services in subsidized housing and the lack of affordable services to home owners. Harvey Sewer - The Evanston Mental Health Board. Mr. Saver explained that the Mental Health Board is committed to the development of residential alternatives in the community for persons with developmental disabilities, mental health problems and/or probtiems of substance abuse. He advocated that residential programs should be "horse like" and "client -centered" and that the individual's privacy, self-determination and right to be a part of a co=unity must be respected. The Mental Health Board supports the development of a full spectrum of supportive residential alternatives to meet the housing needs of its target populations, without over concentration in any portion of that spectrum; and mechanisms that assure the community of the maintenance of the quality of these facilities and the maintenance of the intrinsic nature, viability, and stability of the neighborhoods. -4- } - Working Notes - Evanston Housing Commission Public Comment Session re CHAS may 16, 2991 Pat Ashbrook of the Evanston Housing Coalition. Ms. Ashbrook introduced herself and gave a brief description of her organization. She stated that there is a need for affordable housing for low and moderate income persons in Evanston in three major areas. 1) large families, those With three or more children; 2) Single persons and single parent families. Ms. Ashbrook indicated that many single parent families were unable to move into the Wesley/Greenbay Project because through the screening process they appeared too unstable dither in terms of their domestic situation or in terms of their ongoing ability to pay the subsidized rent; 3) The working poor, many of these families might be desirable tenants. These people have not utilized the Wesley/Greenbay Project as was hoped because many of these people perceive the neighborhood as being unsafe and therefore are willing to spend 50%, 60% or 7" or their income for rent. Ms. Ashbrook Indicated that more flexibility is needed in a number of policies, especially at the federal level. She stated that government funds have been available for construction and rehabilitation but not for acquisition. Hs. Ashbrook made three recommendations for the use of federal funds. 1) Money to work with tenants to encourage tenant management and or ownership; 2) Honey to subsidized rents until Section 8 funds are received. She indicated that it has been taking 3-4 months for tenants to get Section 8 approval and; 3) Money is needed to provide linkage with social agencies dealing with family problems, job training or child care. Housing is not an issue that stands alone. Rev. Hardist Lane - A.N.E. Zion Church. Rev. Lane introduced himself and stated that he has been active the the Families In Transition Program. He indicated that the affordability issue is most important. He stated that it is not uncommon to see families paying 50% of their income for rent and thus denying other essential things to their -_ families. He indicated that he supports programs such as the Families In Transition Program which allows people to help themselves. He stated that two years is very short period for a family to make a change and thus he wanted the time frame to change for F.I.T. assistance. Karen Vroegh - The Mental Health Association of Evanston. Advocated for person with mental illness. She called for a comprehensive policy including group horses. She indicated that housing costs in Evanston is a problem. She stated that she would like to see a less restrictive zoning ordinance, one which would allow group homes. Donna Spicuzza representing the Housing Committee of St. Nicholas Parish. Ms. Spicuzza stated that they are a sponsor in the Families In Transition Program and are grateful for the opportunity to help a family, but they are finding it increasingly frustrating not to be able to help the working poor. Thirty percent of income for rent is approximately $450.00 per month. - -5- - Working Notes - Evanston Housing Commission Public Comment Session re CHAS May 16, 1991 Evanston has very few apartments renting at the $450 amount. She stated that her group would advocate for more rental subsidies in buildings or developments which have an economic mix. She indicated that transitional housing is important and that housing also has a social service component to it. Lois Mazer of Shore. Ms. Razor introduced herself and stated that she has been working with developmentally disabled individuals for 40 years. She advocated for more independent living options. She stated that if it was not for Section 8, many of her clients would have very little hope of any type of independence. She Indicated that cuts to these programs from the State of Illinois is approaching 50%. She expressed concern that the cost of housing in Evanston gave very little opportunity for expansion of housing options. Paul Harberger of the Urban Redevelopment Corporation. Mr. Harberger stated that he represented a for -profit developer. He advocated that federal funds be used to subsidize and acquire land. Brady asked Povalla if the HONE regulations allowed for funds to be spent for administrative costs or ancillary services? Povalla stated that there was a section of the HOPE regulations which might allow for the development of some social services but it was not entirely clear. Florence Russell of ACORN. Ms. Russell stated that there needs to be more subsidized housing or more money to pay for service and case managers. Many mentally ill persons are forced to choose between paying for services or rent. Jay Terry, Director of the Evanston Health and Human Services Department. Terry introduced him3elf and Joyce Thomas, the City's Coordinator of Emergency Assistance. He stated last year, the City's Emergency Assistance Services provided housing assistance to 222 individuals. Emergency Housing Assistance can provide rent or mortgage payments necessary to prevent eviction. For special cases, overnight shelter for a family may be provided. The overnight shelter for homeless individuals operated by the Center for Public Ministry served 938 persons last year of which 152 were Evanston residents. The three shelter apartments for homeless families operated by the Center for Public Ministry served 29 persons last year, all of whom were Evanston residents. The homeless case manager at St. Francis Hospital saw 519 individuals last year. Evanston Township has an average monthly caseload of approximately 240 persons all of whom receive housing assistance along with their personal grant. Mr. Terry indicated that there are a number of needs which are going unmet. He stated that there is an increased need for single room occupancy housing options. Ihere is also a lack of rental units for large families. -6- - Working Notes - Evanston Housing Commission Public Comment Session re CHAS May 16, 1991 The options for low income families decrease as the enforcement of the occupancy ordinance continues. He indicated that as the amount of affordable housing is decreasing so is tho ability of government assistance programs to make a difference. The $400 maximum emergency assistance grant or the $130 provided on a monthly basis to general assistance clients does not purchase many housing options for low income persons. He also echoed earlier comments that there is a need for support services linked to housing. Housing problems are not always linked to income. Two support systems which Mr. Terry Identified were housekeeping and substance abuse programs. He stated that there is a declining interest by landlords to accept Section 8 tenants. He believes that this is related in part to a perception that housekeeping skills are lacking among potential tenants. Mr. Terry made a very strong comment that there must be a link between substance abuse services and housing. For an alarming number of the individuals and families who are homeless, a central Issue related to their homelessness is a substance abuse problem. He closed by thanking the Housing Commission for the opportunity to speak. Adiournment Chairman Ritter asked the remaining audience members if there was anyone else who wished to comment. Hearing none the meeting was adjourned at 8:16 p.m. She reminded the Housing Commission members that the next meeting of the Housing Commission was on May 23, 1991 at 7:30 p.m., in Room 2403 of the Civic Center. Staff: Sill Povnlla W WW DRAFT, NOT APPROVED I RESIDENTS AND OTHERS PRESENT Dorrie Lloyd Still, YMCA Tony fee. YMCA John Mroczka, YMCA Barbara Boyts, Interfaith Housing Network Kim Morris, Medill School of Journalism Lauren Mann, Medill School of Journalism Thom Pollock, HOME Sally Lufkin, Planning Dept. Barry Isaacson, Commission on Aging Helen Liester, Commission on Aging Tamara Andrew, Suburban Area Agency on Aging Paul Harberger, Urban Redevelopment Corp. Angela L. Schwartz, HOME Mary O'Neill Siefel, HOME Harvey Saver. Evanston Mental Health Board Cindy Levett, Human Relations Commission Pat Ashbrook, Evanston Housing Coalition Prentis Bryan, Commission on Aging Rev. Hardist Lane, F.I.T. Donna Spicuzza, St. Nicholas Housing Committee Florence Russell, ACORN Karen Vroegh, MHAE Jennifer Weiss, Citizen Lois Mazor, SHORE Jean Each. Evanston Alderman Joyce Thomas, Emergency Assistance Jay Terry, Director of Health and Human Services for Evanston 33(5A) DRAFT, NOT APPROVED �4 MINUTES Evanston Housing Commission Thursday, May 23, 1991 Evanston Civic Center Room 2403 - 7:30 P.K. Members Present: S. Brady, R. Bush, J. Fiske, J. Kepler, S. Payne, J. Ritter and R. Warshaw Members Absent: D. Floyd Staff Present: C. Powers, S. Janusz, R. Rudd and B. Povalla Others Present: Angela Schwartz, Tom Lenz, Mary O'Neill Siefel, and Claire McCarthy Peterson Presiding Official J. Ritter Declaration of Quorum J. Ritter started the meeting at 7:36 p.m. Ritter introduced new Housing Commission member Ald. Jonathan Fiske. She also announced that G. Kotas had written a letter of resignation and would not be able to serve out her term. Minutes of April 25, 1991. R. Bush made a motion and R. Warshaw seconded the motion to, approve the Evanston Housing Commission minutes of April 25, 1991 as presented. All were In favor and the motion carried. Communications Planning & Development Committee Minutes: April 22 and May 6, 1991. The Commission received without comment. Housing & Community Development Act Committee Minutes: April 16, 1991. The Commission received without comment. Court Cases S. Payne asked if the Burglar], Prevention Ordinance was being challenged as unconstitutional on the 1134-44 Maple case? Powers answered yes, that attorney's for both parties were exchanging briefs. Payne asked if the Housing Commission has input when briefs are filed. Powers answered that this case is scheduled to be heard by a court on July 19th. S. Brady asked who the owner of the building is? Powers answered that the management firm of DiPietro and Tuminello are the owners and are located in New Jersey. Warshaw asked about the building located at 700-704 Reba. Powers answered that a court judgment had been entered against the owners of the building and the owners have come in to talk with the Rehabilitation Department. Landlord/Tenant Report - April. lne UOMMisslon receiv6a witnouc comment. - Minutes - Evanston Housing Commission ?lay 23, 1991 Report on Public Comment Session - May 16. 1991 - CHAS. Povalla gave a synopsis of the public comment session which was held on May 16, 1991. He indicated that there was a good turnout for the meeting. Thirteen people representing 13 organizations spoke. He indicated that the working notes of the meeting would be available at the next Housing Commission meeting. Brady commented that she found the public comment session to be Interesting and informative. Housing Options for the MGntally-ill in Evanston. Inc. Claire McCarthy Peterson introduced herself and other members of the board, Tom Lenz, Angela Schwartz and Mary O'Neill Siefel who were in the audience. Ms. Peterson indicated that there is a great need for housing for the mentally ill. Seventy-five people will have to leave nursing homes in Evanston and approximately 35 individuals will need housing support systems. No new housing support systems have been developed for 10 years. ACORN is the only facility that is now operating. A contract on a 6 unit building consisting of 4 two bedroom units and 2 studio's has been signed. HOME anticipates housing a minimum of 8 residents. There will be another contract with a social service provider to actually provide services. The services are not specific at this time, but will be tailored to the individuals being served. A volunteer program is also being set-up. Volunteers would adopt one person living in the facility and work with them in order to reintegrate them into society. The neighborhood residents and the Aldermen are supportive. Warshaw asked why does the HUD application state all units will be occupied and the other packet has H.O.M.E. renting out two units? Ms. Peterson stated that HUD mandates no more than 8 persons. If no HUD money is given there will be 9 or 10 people. Warshaw asked if there will be a mix, does H.O.M.E. believe there is a market. Ms. Peterson answered that it will be difficult but there maybe a market for a mixed building. Another possibility is one unit would be used for overnight staff such as a live-in manager. Warshaw asked if the budget included phones, transportation or personal effects for the tenants. Mr. Lanz answered no, that these would be the responsibility of the tenant, however rents were being fixed to reflect SST guidelines. Warshaw asked if low-income tax credits had been explored? Mr. Lenz answered that no, rehabilitation costs, the size of the building and the age of the building generally made low income tax credits a slight possibility. The only area that they Would explore is if tax credits could be used for acquisition. Warshaw stated that H.O.M.E. is asking for more than what was originally understood. -2- V7 t - minutes - Evanston Housing Commission • May 23, 1991 Brady stated she wanted to be on record as stating this is a wonderful proposal. She indicated that the utility statements were very comprehensive. She asked if H.O.M.E. had site control? Ns. Peterson answered H.O.M.E. had a 90 day option on the property. Brady asked if H.O.M.E. knew anything about the competition for HUD projects. Ms. Peterson answered that she had no idea, that HUD would decide on the funding in late August or early September. She indicated that banks and lending institutions had been contacted. One of the reasons why H.O.M.E. is asking for $150,000 was to keep rents at about $300.00 a month if conventional financing is needed. Mr. Lenz stated that H.O.M.E. needed to do more lobbying with HUD. He indicated that if the time period elapsed on the 90 day option, negotiations probably could give H.O.X.E. another period of time. Xs. Peterson stated that H.O.M.E. has a very good relationship with the lawyer of the owner of the property. Brady asked about Evanston residents? She said that she knew laws preclude an organization from restricting residents to Evanston residents only. Xs. Peterson answered that there are sufficient numbers of Evanston residents needing this housing option. She stated that they could prioritize Evanston residents. Brady asked if individuals or families presently occupied the units. She indicated that all federal guidelines would have H.O.M.E. responsible for relocation of the present residents. Ms. Peterson stated that the leases of the present tenants come up at various times. The earliest is August 31st and the latest is February 1992. Two of the current families receive Section 8 assistance. The two first floor units have single men. The Section 8 tenants live on the top floor. The middle two units have one complete family and a single parent family. She indicated that H.O.H.E. would assist all of the families in finding new housing if they did not received HUD funding. Brady asked if relocation funds were available through the City's Community Development Block Grant Program. C. Powers answered that no relocation assistance was placed in the CDBG budget. Bush asked how social services would be provided.? Peterson answered that either Threshold or Evanston Hospital will be the service providers. Day programming and daytime services will be a major component. Iis.Peterson indicated that the network of social services in Evanston will be utilized. 1W -3 - Y - nsnucea - Evanston Housing Commission May 23, 1991 Bitter asked if Ridgevaew had similar facilities. Peterson answered that if one is looking for a home "setting," no. Warshaw stated that people Will be phased out of Albany House. Ms. Peterson answered that individuals were not being phased out of Albany House but out of nursing homes. She indicated that the proposed facility would be different. Ritter asked how many people are residents at Albany House. Nary Siefel answered approximately 475 people. Brady asked about the group home issue. Ms. P©tarson stated that this proposal would not be a group care home. Each resident would have their own kitchen facilities, and be completely independent. In terms of a caretaker, this would not qualify a building as a group home. Is staff comfortable with this assessment' R. Rudd answered that staff has not finished the zoning analysis. He asked if services would be provided on -site or off -site. No. Peterson answered no rooms would be used for congregate services or eating facilities. Warshaw stated that she does not know if this living arrangement would come under the Residential landlord and Tenant Ordinance. Ms. Peterson stated that this is a grey area. The residents should have as many protections as other residents. Perhaps H.O.M.E. would sign a lease with Evanston Hospital for example and thus residents would have a sub -tenant relationship. Rudd asked when will H.O.M.E. know for sure if staff will be present overnight. Ms. Peterson stated that the decision would be made at the end of June when a provider will be choosen. As soon as the specifics are known City staff will be contacted. W Rudd stated that this information is imperative in making a determination if this is a group home. Ms. Peterson answered that the 7720 Ashland house in Chicago is the model which this proposal is being based on. She house does not have overnight staff. We'are not talking about a group eating together in a congregate dining hall. Brady stated that the City of Evanston is changing its zoning ordinance to update it to meet new federal guidelines. Ms. Peterson reiterated that this is not a group home. Ms. Siefel stated that this hinges on how the facility fits to moderate to high functioning adults. _ Brady said how this site compares to the Patricia Lloyd tounhomes will be the key. -4- r - Minutes - Evanston Housing Commission May 23, 1991 J. Kepler asked if the population being served has been determined. Ms. Peterson answered that a building may be best for persons at level "Y". The care provider will have to dec_de that issue. Perhaps there will be someone overnight but it will be more janitorial in nature or the person will act as an on -site manager. Kepler stated this answers the issue of the group home question. Rudd stated that 6-8 individuals are labeled a residential care facility. 9-15 individuals are labeled as a group home under the zoning ordinance. Are you going to provide supervision' Xs. Peterson answered no, the provider will be providing services, but individually, to each resident. Brady asked why no management fee has been included? Mr. Lanz answered this was an oversight. Brady stated that although the units are under ten years old, repair, painting and decorating costs are very very low. She stated that because the units will be used by people who will actually be home a great deal, there will be more wear and tear on the units. If a plumber comes to rot out a line, the entire budget line for plumbing costs will be ezpended. Warshaw stated capital reserves are high in the budget, but repair costs are low. Brady asked staff where will the money for this project come from. Rudd answered that the Mayor's Special Housing Fund has approximately $200,000 unencumbered and non -earmarked funds. Brady stated if the HOME Program gets appropriated by Congress, the Special Housing fund is the only source of funds for the match. She indicated the only other pot of money available is the Township money. She stated that the Housing Commission should think about using the Township money. This should not pose a problem since the Township money should be used for the General Assistance population and a case could be made for using the Township money for this purpose. The recipients would be mostly single and very low income. Bush asked that the time period on the Families In Transition Program is such that it is of a limited life. Brady stated that was before the City of Evanston won the National League of Cities Award. Rudd stated $100,000 of F.I.T. money has been committed to date. -5- - minutes - Evanston Housing Commission S May 23, 1991 � 1 Bush stated that the F.I.Y. money may not be completely spent. He stated that if we use Township money on a single project we may not want to exhaust all of the money in the account. Brady stated that perhaps the Housing Commission could leverage some F.I.T. money as a match in the HOME federal funded program. She stated that she favors using the $200,000 with the Township. She indicated that the original letter from H.O.M.E. asked for $75,000. She indicated that a request for $150,000 is difficult. That is a lot of money to spend on eight individuals, even though this project will continue to serve many others over time. Warshaw stated she also has a problem with funding $150,000. Ms. Peterson explained that the HUD proposal also allows extra funds which would include relocation costs. The total federal involvement would be $275,000. Rudd asked if H.O.M.E. could handle at least a partial debt service. Hr. Lenz stated that he discussed the interest rates with various lending Institutions. Ms. Peterson stated that H.O.M.E. preferred to go through a local bank to establish a good working relationship. Bush asked if action on this proposal was needed at this meeting. Brady answered that she understood that H.O.M.E. was under a real time constraint. Ms. Peterson stated that some commitment was needed by 4:00 p.m. on lily 25, 1991. Ritter stated that the Housing Commission should explore if the $3.50,000 could be better spent on a different proposal. If the Housing Commission feels this is too much money, then how much money is the proposal worth? Payne stated that what was heard at the Public Comment Session was that rehabilitation on S.R.O.'s are between $25,000 and $45,000 per room. This proposal sounds very reasonable. Buah stated that the Housing Commission should go with the $150,000. If H.O.M.E. does not get a letter of support then they will not ,get the HUD money. As long as it is clear that the Commission does not speak for the City E Council there is no downside to a Housing Commission endorsement of the project. Bush made a motion to approve a letter of support for $150,000 to be - committed towards this project and that the funds be taken from the To•.iaship. Kepler seconded the motion. y - Minutes - Evanston Housing Commission Hay 23, 1991 Warshaw stated she supported the project but she did not ]snow how she could support $150,000 for a six flat. J. Fiske stated the motion was offering support to this organization and asking the City Council to concur. Bush stated that perhaps HUD should be told that if they do not fund this project then the City would not allow the $150,000 to be expended. Rudd reminded the Commission members that the decision by HUD on the project would be made in August. Pis. Peterson stated that the letter is needed the following day. Rudd stated that the Housing Commission should direct that a letter be written but that the housing Commission's derision was not binding and that the Planning & Development Committee and City Council would receive this for discussion on June 10, 1991. Brady made a substitute motion that the amount of money committed by the City would be $100,000. Warshaw seconded the motion. Kepler asked how would the reduction of $50,000 affect H.O.M.E,? Brady stated that $100,000 is sufficient and that H.O.M.E. should look for other sources to get the additional funds. Mr. Lenz asked how does it appear for an organization to come back to the City for more money? Brady stated the approach should be that the Housing Commission supports the $100,000 with the hope that the HIED application is approved. Warshaw added that alternative sources of funds taunt be found to make the project work. Rudd asked if the HUD proposal is approved, could the City's amount be reduced? Mr. Lenz stated that the amount could be reduced, but a reduction would increase the rent. Rudd made a suggestion that the motion should indicate if the money will be in the form of a grant or title transfer. Mr. Lenz indicated a deferred loan may be the beat vehicle. Warshaw stated that a 0% deferred loan might be proper. Mr. Lenz explained what a deferred loan was to others present representing H.O.K.E. -7- •a�.ar �.I Evanston.a Housing Commission May 23, 1991 n Warshaw stated that the actual. City's expenditure will be the loss of interest on the $100,000 over the period of the deferred loan. Payne asked if the amount is reduced to $100,000 will this change the numbers appreciably in the pro -forma. Ms. Peterson said the numbers would change. Payne asked if $150,000 could be more politically palatable as a deferred loan. Brady atated no, she would be more comfortable With $100,000. A vote was taken on the substitute motion of giving a 0% deferred loan in the amount of $100,000. All were in favor, and the motion carried. New Business Presentation of Vacant Land Information. Staff presented a map with vacant lots indicated by pins. S. Janusz made a presentation and -discussed the document in the Housing Commission packets. Rudd explained that this was done in order to look at in -fill housing. This was an inventory. He indicated that the City does not have enough money to buy land. He stated that perhaps end -loan financing could be done through the Housing Corporation. He indicated that some of these lots have been vacant from 1-35 years. The in -fill on these lots would help the tax base and there would be a dramatic impact if 5 homes were built. Warshaw asked if the City will foreclose on these properties? Powers answered the City has placed a lien on some of these properties where demolition has taken place. Warshaw stated that we might want to go after these lots. She stated that the City did not budget Community Development Block Grant funds for maintenance of vacant lots. Rudd stated that the problem with vacant lots is that the City must constantly chase down the owners about weeds and junk cars. Brady stated that the Housing Commission is interested in this concept. Rudd stated that in -fill housing is in vogue in many communities. He also said that the City is watching if certain parcels are delinquent in taxes. _ Comments None Adiournment The meeting adjourned at 9:17 p.m. The next regular meeting of the Housing Commis on is ke 27, 1991. Staff:O Bill Povalla DRAFT. NOT APPROVED 71(1/8) ,8- u DRAFT. NOT APPROVED MINUTES Evanston Housing Commission Thursday, June 27, 1991 Evanston Civic Center Room 2403 - 7:30 P.M. Members Present: S. Brady, J. Fiske, J. Kepler, S. Payne, R. Warshaw Members Absent: R. Bush, D. Floyd, J. Ritter Staff Present: R. Rudd, C. Powers, S. Janusz, B. Povalla Others Present: Claire McCarthy -Peterson, A. Gittelson, M. Milner Presiding Official: S. Payne Declaration of Quorum S. Brady made a motion to have S. Payne assume the Chairmanship for this meeting since Chairman Ritter was absent and the Vice -Chairmanship is vacant. R. Warshaw seconded the motion, all were in favor and S. Payne was made Chairman. Minutes of May 23, 1991 S. Brady made a motion and R. Warshaw seconded the motion to approve the Evanston Housing Commission minutes of May 23, 1991. All were in favor and the minutes were approved as submitted. Communications Planning g Development Committee Minutes: May 20, and May 13, 1991 Joint meeting with the Zoning Commission and June 10. 1991 The Commission received without comment. Housing & Community Development Act Committee Minutes: May 14 1991 C. Powers stated that there will be a change on page 2. She has already consulted with the Community Development Staff. The proper ratio for rehabilitation activities is $3 HOME funds to $1 local match. Additionally, the larger dollar amount is HOME funds, the smaller is local match for all activities. Court Cases J. Kepler asked what is meant when a case is held for status? C. Powers answered that it means that the court will check on the progress of the case. J. Kepler asked about 824-30 Washington Blvd. C. Powers stated the Judge was losing patience. The rehabilitation has been done on the interior but has not been completed on the exterior. J. Kepler asked about the tenants in the building. C. Powers stated that the units are not occupied unless the unit is finished. The City makes an inspection of the unit. The arrangement represents the judges' order. C. Powers added that the units have been rehabilitated quite well. S. Brady inquired about the rental structure. C. Powers stated that she assumed that the rents were higher than before the rehabilitation. - Minutes - Eranoton Housing Commission June 27, 1991 Landlord/Tenant Reoort - Anril The Commission received without comment. Reoort on Public Comment Session - Mav 16. 1991 - CHAS The Commission received without comment. Revised Median Income Guidelines The Commission received without comment. Over The Rainbow Financing Mitch Milner representing the Over The Rainbow Organization thanked the Housing Commission for its support and offered to give a tour of the facility. He indicated that the facility was targeted to Evanston residents. The goal was that 50 percent of the residents would be from Evanston. In reality, 30 percent of the present residents are Evanstonians. A number of residents are from the Kensington Nursing Home which is closing. Mr. Milner stated that an environmental problem was encountered on -site. Inspections were made and sign -offs were needed by the Fire Department and the Building Department. Extra lighting and other fire system equipment was needed. The Fire Chief became aware of some underground heating fuel oil tanks and ordered thorn removed. Over the Rainbow read their former lease with the Water Reclamation District who were the former owners of the land and they found that the Water Reclamation District could not be held responsible. There were two (2) 10,000 gallon tanks. The tanks were large enough so that Over the Rainbow was not eligible for any state help for the removal of the tanks. A soil test was performed and the results were that they would not have to remediate the soil. The soil test cost $3,000 and the removal of the tanks cost $12,000. The tanks have water in them and if it is found that the water is contaminated, it will cost sixty (60) cents a gallon or another $12,000 for the removal of the water from the site. Mr. Milner stated that Over the Rainbow received a loan in the amount of $100,000 in 1990 from the City of Evanston. As the terms indicate, $25,000 was paid back in 1990 and the 2nd Installment of $25,000 was paid in March of 1991. Mr. Milner stated that Over the Rainbow would need extra funds to accomplish the safe removal of the tanks and water. He stated he would appreciate if the terms of the loan could change, to repayment of the last $50,000 in the amount of $10,000 a year over a five year period. J. Kepler asked staff if the Housing Commission was counting on getting the full $25,000 annually. R. Rudd answered that the Housing Commission was counting on the money but that the money was not earmarked to a particular project. S. Brady stated that she is sympathetic to the plight of Over the Rainbow but the Housing Commission must be fiscally conscious. She indicated that she would favor a small amount of interest be charged on the remaining money. Brady stated that HUD uses a 5.5 percent interest rate. R. Warshaw stated that Over the Rainbow has shown good faith and that the request should be granted. She said there is no need to charge interest. If an interest rate must be prescribed, she favors a three percent rate. M. Milner stated there already is an interest rate penalty if the payment made by Over the Rainbow to the City, is not on time. -2- - Minutes - Evanston Housing Commission June 27, 1991 J. Fiske asked if any interest was being charged at all? Milner answered no. Fiske asked if the Housing Commission was depending on this repayment and if so, would it mean that additional projects might not get as much money? R. Rudd answered that the 1992-1993 budget year would have $15,000 less in the Housing fund. J. Kepler stated that he did not see a compelling need for interest to be charged. R. Warshaw asked why the Fire Department made more demands as the project unfolded. R. Rudd stated that sometimes contractors make changes and this changes the requirements. M. Milner answered that this project was difficult to visualize. He stated that Over the Rainbow agreed to the changes which were made. He indicated that the Building Department had been very flexible and was helpful. J. Kepler made a motion that the terms of the repayment be changed to a repayment schedule of $10,000 in each of the five next years, without any additional interest charges. R. Warshaw seconded the motion. S. Brady stated that she applauded Over the Rainbow but felt strongly that the Housing Commission should be charged some additional interest but if she was in the minority, she would not push the issue. All were in favor of J. Kepler's motion and it carried. Mr. Milner again issued an invitation for a tour to be given for Housing Commission members. R. Rudd Reminded Mr. Milner that this issue would be sent to the City Council for their consideration and approval. Evanston Housing Coalition (EHC) Request For Amendment to the Mortgage Document A. Gittelson referred to the letter which was given to staff concerning the problem. S. Brady asked who the original consultant was? Mr. Gittelson answered that it was Zyril Smith. R. Warshaw commented that what EHC was requesting would not have a negative impact on the City. A. Gittelson stated that EHC had checked with tax lawyers and did not go forward until they roceived an O.K. R. Warshaw stated that EHC did not get the amount of tax credits which they were entitled to. A. Gittelson stated that if this is approved by the Housing Commission, the WesleytGreenbay project will continue to be operational but the problem is that funding for an additional project is In question. Brady moved for approval and R. Warshaw seconded the motion, all were in favor and the motion carried. Brady asked if ECH was looking for other properties? A. Gittelson answered that no project is presently comtemplated. Housing, Options for the Mentally-I11 in Evanston B. Povalla stated that the information was not in the packet but was handed out at the meeting. S. Brady stated that the proposed loan to Housing Options for the Mentally Ill did not make it out of the Planning and Development Committee. She indicated that the major problem was the issue of displacement. She stated that the Aldermen of the Fifth Ward had not concurred with the project, contrary to what was believed by the Housing Commission. Negotiations were held on two occasions and it was clear that many Aldermen have concerns about displacement related to this project -3- - Minutes - Evanston Housing Commission June 27, 2991 regardless of the site chosen. The proposed loan was remanded back to the Housing Commission. Brady stated that displacement is an issue, and that there are various ways to look at the issue. R. Warshaw stated that this Issue should be tabled until the Housing Commission develops a policy concerning displacement. She indicated that guidelines have to be determined. She stated that the City can change its zoning laws to allow group homes but the Housing Commission will have to resolve the entire question of displacement. S. Payne asked if a private party could buy the building and tell everyone to leave or increase the rent or not renew leases? Warshaw answered that it could happen. J. Kepler indicated that he Pound the article in the Evanston Review disturbing especially since the Aldermen of the ward were not aware of what was going on. This was contrary to what the Housing Commission was told. He also indicated that the tenants were unaware as well. Warshaw commented that no one should have contacted the tenants because the sale of the property was under negotiation. Claire Peterson, of the H.O.M.E. organization, stated that the first lease will expire August 31st. J. Kepler asked if the tenant in this unit has been offered a new lease? C. Peterson answered no, that a lease renewal had not been offered. She assumed that the individual receiving Section 8 was a family, but she only has a lease signed by one individual. J. Kepler asked how many people are living in the building? C. Peterson answered that on the first floor there is one single person in one apartment, and two adults in the second. The two Section 8 tenants are on the third floor. She indicated that she has a problem discussing this at a public meeting because she felt she was Invading the tenant's privacy. S. Brady stated that a precedent had been made in the Research Park that residents should not be interviewed. J. Kepler stated that the Section 8 families would have difficulty finding another apartment. S. Brady stated the Section 8 tenants were the luckier people. She indicated that the Section 8 families could use their certificates and go elsewhere, but the others are not as lucky. J. Kepler stated that the tenants were in danger of losing their homes and these people have no where to ga. J. Piske asked if it is possible to define the range of policy that the Housing Commission might exercise. On one extreme would be absolute blindness to displacement and at the other extreme would be inquiring if a use is more worthy than the current use. He asked if these are the boundaries? - S. Payne stated that the neighbors have changed their minds concerning this =_ project. - C. Peterson stated that the neighbors had been notified. She indicated that HONE had not heard any objections. The personal contacts were very good. The people who were notified have the telephone number of H.O.K.E. as well as Ks. Peterson's. Both of the Aldermen were consulted and neither raised any E Initial concerns, - J. Kepler asked if the fifth ward Aldermen had received any comments. C. 0 Peterson answered she did not know. S. Brady stated she would like to talk FZ -4- - Minutes - Evanston Housing Commission June 27, 1991 about H.O.M.E.'s future plans. She hoped that H.O.M.E. would not give up. She said the organization should look at other options such as purchnaing the building and becoming a landlord. Brady stated that H.O.M.E. had an excellent board and is a good organization. She indicated that she hoped the Housing Commission would table the proposal and not reverse the original decision. J. Kepler stated that obviously implementation is the sticking point. He also preferred to table this project. C. Peterson stated that H.O.M.E. would appreciate if the request for a loan would be tabled. She indicated that some Aldermen had suggestions and questions and that they would like to respond. She stated H.O.M.E. needed some time to get the information together. She reiterated that other sites/buildings were looked at based on a set of criteria. She stated that the Jackson site is a good project and a good building. J. Kepler asked about the garages? C. Peterson stated that the garages would be rented out at $25 per month and that income was reflected in the income section of the report given to the Housing Commission. S. Brady asked aloud if the Housing Commission should submit a CDBG proposal asking for relocation funds to be set for the next couple of years. R. Rudd stated that the needs hearing for CDBG would be held in early July which would be before the next Housing Commission meeting. S. Brady stated that relocation is an issue that continues to come before the Housing Commission. R. Rudd stated again that the Housing Commission would not meet before the needs hearing and that there should be a formal vote on this. R. Warshaw stated that the only displacement should be projects funded through federal funds. C. Peterson stated that if HUD awards H.O.M.E. with a grant, the project would fall under the Uniform Relocation Act. S. Brady stated that if H.O.M.E. did not get money from HUD, she would consider the City contributing money for the relocation of the families Involved in this project. R. Warshaw stated that she was not in favor of a CDBG project for relocation. She was concerned that the money for relocation would be at the expense of the Single Family Rehabilitation Program or another housing program. S. Brady stated that the CD Committee will have to think about this issue and the Housing Commission would need to weigh their proposal carefully before giving a final recommendation. She made a motion that staff prepare documentation for the CDBG needs hearing concerning relocation assistance. R. Warshaw seconded the motion. J. Kepler wondered aloud that if the Housing Commission votes for this motion, it will be voicing tacit acceptance of displacement. R. Warshaw stated that no, the only message is that displacement is an issue and needs to be discussed. J. Fiske asked for a brief explanation of the needs assessment. R. Rudd explained the CDBG process including the needs assessment. -5- - Minutes - • Evanston Housing Commission June 27, 1991 S. Payne called the question. All were in favor of S. Brady's motion to prepare a needs assessment for a CDBG proposal for relocation assistance, and the motion carried. R. Warshaw made a motion to table the H.O.H.E. proposal. J. Kepler seconded the motion, all were in favor and the motion carried. S. Brady made a suggestion that staff provide information on relocation assistance and displacement. She did not want information on the problems of such but what must be done or what is being done elsewhere. J. Kepler stated that since the issue of relocation and displacement was being discussed, he voiced concern over the number of condominium conversions. He wanted staff to provide a listing of the condominium conversions and wanted to know if the City follows the tenants needs and where they have moved. R. Rudd commented that the City used to do this when conversions were occurring at a faster pace. Comprehensive Housing Assistance Strategy (CHAS) 0. Povalla brought a map of the City which was color coded showing the number of housing units. Blue represents condominiums, yellow single-family homes, bright orange represents two -flats, light -orange represents three -flats, purple four plus units, brown, institutional units, and green, dormitories. Tho Housing Commission made a number of comments about the patterns. Kloction of Vice -Chairman for the Evanston Housing Commission S. Brady asked that this item be deferred to the next meeting. S. Payne voconded the motion, all were in favor and the motion carried. COMMENTS None Adi ournment The meeting adjourned at 9:07 p.m. The next regular meeting of the Housing Commisp4lon is �ly 25,, 1991. Staff : +';:_ Bill Povalla 71i9/1Aj -6- DRAFT, NOT APPROVED Pie 1W • ••••� Members Present: Members Absent: Staff Present: Others Present: Presiding official: MINUTES Evanston Housing Commission Thursday, July 25, 1991 Evanston Civic Center Room 2403 - 7:30 P.M. S. Brady, S.'Cleave, J. Fiske, D. Floyd, J. Kepler, S. Payne, J. Ritter and R. Warshaw None R. Rudd, C. Powers, S. Janusz, B. Povalla None J. Ritter peclaration of ouorum J. Ritter begin the meeting at 7:35 p.m. She introduced the new Housing Commission member Scott Cleave I11. Mr. Cleave gave the Commission a brief introduction and highlighting of his professional activities. Staff and Commission members introduced themselves. Mj=tes of June 27 , _1991 R. Warshaw made a motion to approve the Housing Commission minutes of June 27, 1991. S. Brady seconded the motion, all were in Favor and the minutes were approved as submitted. r cgMmun icat ions plannina & Develooment Committee Minutes: June 17, 24. July 1 anc� 8. 1991. The Commission received without comment. Housina & Community Development Act Committee Minutes: June 11. 1.991.,. The Commission received without comment. Court Cases S. Brady questioned what happened to the 1940 Wesley case on July 19th. Powers stated that the attorney was in court and residents did receive a loan. The attorney stated that work will be completed by the August 21st deadline. Landlord/Tenant Reoort - June, �} J. Kepler asked if the number of calls is unusually heavy? Povalla answered that the number of calls is increasing but that a lot has __ - Minutes Housing Commission July 25, 1991 to do with the time of year. Povalla explained that generally the summer months have high volumes. Kepler asked what were the calls about concerning condo conversions' Povalla answered that most of the calls were for information or were questions on the intent of the ordinance. Low income Tax Credit. The Commission received without comment. Cgndo Conversion Report. Kepler asked if there is a tracking mechanism of tenants whose units have undergone conversion. Rudd answered that there is no tracking mechanism. Although the number of condominium conversions have gone up in the last few months, this has not been a major issue since the late 1970's and early 1980's. Kepler asked if a tracking mechanism can be developed and used. R. Rudd commented he would discuss the matter with the administrator of condo conversions. Brady commented that tracking of tenants was done at one time. Kepler stated that a great many people are forced to leave Evanston. S. Cleave asked if there are requirements in the ordinance that tenants are tracked. Rudd answered no. Kepler asked if the proposed conversions on Ridge were to be all residential. Rudd answered all the units would be residential. Brady stated that the City would know the tenants who are staying in the building. She stated that an idea would be to have the owner of the building when submitting conversion papers have information on the number of people staying and leaving and supply those who are leaving a mail back card. R. Warshaw commented that the response rate would not be very good. Cleave asked if forwarding addresses could be obtained by sending envelopes to tenants six months after conversion. If the envelope is returned, the tenants have left. He indicated the administrative burden might be diminished by this manner of tracking, Cleave asked Rudd if people who are converting buildings are long standing owners/realtors. Rudd commented that most of the conversions seem to be individuals who purchase at a good price then converted the units in order to make a profit. Brady commented that four of the five units are in the Third Ward. Cleave interjected that it may be that financing is readily available. Kepler commented that if this is another condo conversion boom, action should be contemplated to protect tenants. _qQmmunication from Housina Options for the Mentally-111 in Evanston. Kepler stated that he noticed a number of buildings had been rejected because they did not lend themselves to a small group home. He asked why was this in the document when it had been - 2- - Minutes Housing Commission July 25, 1991 established that this was n2t a group Home. Ritter stated the Housing Commission has received correspondence from Ald. Rainey concerning this matter. She asked if there was data substantiating that single -parent families are having problems finding housing. B. Povalla commented that the CHAS does substantiate there are problems. Kepler asked why Ald. Rainey has information on the number of people in the building and the Housing Commission never received that information? Warshaw commented that Ald. Rainey and another Alderman went through the building. Kepler stated that the displacement of 20 people does make a difference. Warshaw commented that the City has refrained from knocking on doors when City money is involved especially in light of some past circumstances. Payne asked if there had been any progress on working on the displacement issue. Rudd stated that a request for relocation monies was made to the Community Development Block Grant Committee. Doard-U0 List. Brady commented that the Aldermen of the 5th Ward should be sent a copy of the Board -Ups List. Powers stated that 1811 Hoveland Court is under court supervision for rehabilitation. The attorney representing the owner filed for re -organization under Chapter 11. This Chapter 11 filing will affect this building and others owned by this individual. Rudd commented that the individual now is under court protection and disposition of this building could take months or years. Powers commented that the judge was sympathetic to the City's plight but he could not do anything else. In light of the procedure, the property will be totally boarded and no new work will take place until the resolution of the bankruptcy. Cleave asked if the City attorney advised that nothing else could be done. Powers stated that the judge made it clear that this property is protected va_ under Chapter 11. Brady asked for information about the 609 Oakton property. Powers explained the delicate situation and stated the family of the resident is trying to work things out. rJection of Vice -Chairman for the Evanston Housina Commission. Brady moved that Dorothy Floyd be elected Vice Chairman. Warshaw seconded the motion. Brady commented that she felt that D. Floyd had a lot of experience and would be an asset to the Commission. All were in favor of Floyd and she was elected Vice -Chairman unanimously. Comprehensive housing Assistance Strateay. A memorandum explaining consortia and a draft copy of the community profile of the CHAS were distributed. - 3- - Minutes Housing Commission July 25, 1991 Powers explained the consortia memorandum and stated that the information was received on July 22nd for an August 1st submittal date. She indicated that final regulations were also not available. Powers stated that the only community that Evanston could form a consortia with would be Skokie. Warshaw asked if the consortia would bring us to a level where we would qualify for HOME monies without the match. Powers answered it might, depending on the appropriatod funding level in congress. She indicated that the consortia would have to last three years and that one of the entities would have to be the lead agency. There is no money available for administering the HOME Program. Brady made a motion to concur with the staff recommendation that a consortia not be pursued at this time. Warshaw seconded the motion all were in favor and the motion carried. Povalla went over the CHAS memorandum regarding the data base and time -line. He indicated that this year's CHAS is especially difficult because much of the census data for 1990 is non-existent. Much of the useful information on income will not be ready. He explained that he attended a training session on July 16, 1991 and that many of the HUD required forms were not to be filled out or were not to be filled out completely because of missing data. He indicated that he wanted the Housing Commission to know that this was not an omission by staff. He explained that the time -line for the CHAS was very tight and it was communicated that a special meeting of the Housing Commission was needed for August 15, 1991 to deal with the CHAS. The Housing Commission concurred by canceling the August 22, meeting in order to meet on August 15th to review the CHAS. Povalla then went through the material on the community profile. Discussion ensued on some of the data. AdI ournment The meeting adjourned at 9:10 p.m. The next regular meeting of the Housing Commission is July 25, 1991. Staf f Bill Povalla 71(1/4) .. • �: Q • � . • - 4- MINUTES Evanston Housing Commission Thursday, August 15, 1991 Evanston civic Center Room 2403 - 7:30 P.M. Members Present: S. Brady, S. Cleave, J. Fiske, D. Floyd, E J. Kepler and J. Ritter Members Absent: S. Payne and R. Warshaw Staff Present: R. Rudd, C. Powers, S. Janusz, S. Lufkin and B. Povalla Others Present: Rev. Love and Rev. Belser Presiding official: J. Ritter Declaration of ouoruTR J. Ritter began the meeting at 7:31 p.m. mutes of July 25. 1991 s. Brady made a motion to approve the Housing Commission minutes of July 25, 1991. J. Kepler seconded the motion. S. Cleave commented that there was a typographical error on page 4. The E next meeting should have read August 25th. He also stated that there needed to be a clarification of his comments concerning the forwarding of mail by the Post Office. He indicated that the Post Office will provide forwarding addresses. The motion to approve the minutes of July 25, 1991 was amended to include the changes mentioned. All were in favor and the motion was approved. CommunicationsWt - Planning & Development Committee Minutes: July 15. and July 22. 1991, _ The Commission received without comment. _ Housina & Community Development Act Committee Minutes: Julv 9.. 1991 The Commission received without comment. Court Cases The Commission received without comment. - Minutes - , Housing Commission August 15, 1991 Landlord/Tenant Report - July. Cleave asked if the Tenant's organization of Evanston was still in existence? B. Povalla answered to his knowledge TOE was no longer operating. S. Brady commented that the people who were involved with TOE are now a part of the Evanston Neighborhood Council. Kepler asked if the Residential Landlord and Tenant Ordinance should be included with all leases. Povalla answered yes. pew Business Families In Transition (F.I.T.f Proposal re Biblewav Pentecostal Church, J. Ritter requested suspension of the agenda and asked if there was anyone objecting to the consideration of the Families In Transition proposal submitted by Bibleway Pentecostal Church. Hearing none Ritter read the comments submitted by Housing Commission member S. Payne, who was unable to attend the meeting. Payne had a question regarding the failure by the family to report AFDC payments? Rev. Love answered that this was a one time situation. The Center for Public Ministry was informed of the AFDC status but an extra check was paid. The family kept the extra check and used it for living expenses. AFDC did not demand repayment of the money. Brady commented that the family has made wonderful progress but that she will need more specific information on how this family will transition. Rev. Love answered that the husband and wife both have jobs but still meets the eligibility requirements of the F.I.T. program. Brady stated that many families have had to make sacrifices because of the lack of income but this program is for people who will make a substantial change in their lives within twenty-four months. The program is such that the sponsor must convince the Housing Commission that the family will make a change and that it is more than just giving a little extra - money. If that was the case half of the families in Evanston could use extra money. Rev. Love answered that the mother has tried to enroll in a nurses aide training program. She has -- investigated the programs at both hospitals in Evanston. She will be subsidized for 12 months of the program but must pay _ $600.00. The husband has computer skills but can not go back to school. The family will be paying less in rent if this proposal is approved and thus may allow the husband to go to school. Brady asked if the mother has signed -up for the nurses aid program? Rev. Love stated that the mother can not sign-up until the first of January. -2 - A -- Minutes - Housing Commission August 15, 1991 Rev. Belser stated that the family has come a long way. The husband has become more stable, the church -is close enough to the family and has helped in the maturing process. The Church has not abandoned this family. Rev. Love stated that the family came from a homeless situation. She stated that the church has parented them, provided financial and marital counseling. Brady stated that the reason for approval would be that this family was homeless and in an unstable situation and is now employed and can now concentrate on economic betterment. J. Kepler stated that he has questions about this program. Cleave stated that he had questions about the program as well. Ritter asked if the questions were related to this family. Kepler answered no. Ritter stated that time was tight and that she encouraged the members of the Housing Commission who have questions about the program to contact staff. Brady made a motion to approve this proposal. Cleave seconded the motion. J. Firske asked about the timetable. Povalla explained the F.I.T. process. Brady talked about FMR (Fair Market Rent) and explained the utility allowance. All were in favor of Brady's motion and the motion passed. Comprehensive Housing Assistance Stratecry (CHAS). Ritter explained that this document was to be sent to the federal government. Brady asked that the minutes reflect congratulations to Povalla for the tremendous amount of work which went into the document. Ritter proposed to go through the five year strategy first and then through the one year strategy and finish with the first section. Cleave asked about the number of people counted as white on page 4. Povalla answered that the number should be 55,440 instead of 50,440. Brady, Cleave and Ritter commented about the ratings of 1, 2 and 3 on table 3. Some changes were made. Rudd was asked to explain the Mortgage Credit Certificate Program. Rudd stated that it is a federal tax credit for first time homebuyers. Brady commented that the Evanston Neighbors at Work minor repair and paint program was very successful and was a needed program. A number of typographical errors were found and some changes were discussed for each of the sections of the CHAS. Povalla asked the members of the Housing Commission if the document with changes could be released to the public. All were in favor of releasing the revised document to the public. Tax -Sale of Vacant Lots Rudd commented on this item and gave a brief explanation. He commented that R. Warshaw had communicated her approval and -3- ■ - Minutes - Housing Commission .' August 15, 1991 stated that the City should put in non -cash bids on each one of the properties. Rudd stated that it the City gets these properties, staff would be coming back to the Housing Commission with a Request For Proposal in order to utilize these lots for in -fill housing. Brady commented that one of the items that should be looked at would be to include language that any new housing units be built for large families. This way a targeted specific population group will be served. Rudd stated that mortgage financing could use the First Time Homebuyers Program as an incentive. Cleave asked what the next step would be. Rudd commented that the non -cash bids would be placed by the County and the City would prepare an RFP while waiting for the redemption period to elapse. The RFP for in -fill housing would be approved by the Housing Commission and City council. Ritter asked if the "smaller" lot sizes would be in conformance with the Zoning Ordinance? Rudd answered that many of the lots would be buildable. Brady made a motion to approve non -cash bids for each of the properties. Kepler seconded the motion. All were in favor and the motion carried. Adiournment The meeting adjourned at 9:25 p.m. The next regular meeting of the Housing Commission is September 26, 1991. Staff -G j Bill Povalla DRAET, NOT APPROVED 71(1/4) -- -4- _ * WJUP11APINJ MINUTES Evanston Housing Commission Thursday, September 26, 1991 Evanston Civic Center Room 2403 - 7:30 P.M. Members Present: S. Brady, S. Cleave, J. Fiske, D. Floyd, J. Kepler J.. Ritter and R. Warshaw Members Absent: . S. Payne Staff Present: R." Rudd., C.*Powers, S. Janusz and B. Povalla others Present: Harvey Saver, Carol Henes, Claire McCarthy -Peterson, Gail Brownmiller, Carol Mochandrias and Marilyn Classons Presiding Official: J. Ritter Declaration of ouoruM J. Ritter began the meeting at 7:34 p.m. She asked if there was any objection if the agenda items were not taken in order and the public hearing on the Comprehensive Housing Affordability Strategy (CHAS) be considered the first item of business. There were no objections. Public Hearina on the Comprehensive Housinq Affordability, trateav (CHAS). Carol Henes of the Mental Health Board referred the Commission to the written comments from the Mental Health Board which were included in the packet material. She stated that the major points of the communication were that something should be mentioned in the CHAS about regional planning especially in providing services and housing for people with developmental disabilities and mental illness. She stated that 175 people live in long-term care facilities who need to be main -streamed and not all.of..these people are Evanston residents. She indicated that last year 18% of the population at the homeless shelter had ties to Evanston, thus the issue of homelessness is a regional issue. She also stressed that the Housing Commission should include in its analysis people with special needs who live at home. She indicated that creative and alternative housing models can be developed which includes in -home supports, homesharing arrangements and shared apartments. Carol Henes offered a final recommendation that the CHAS encourage the adoption of a less - Minutes - Housing Commission September 26, 1991 restrictive Evanston zoning ordinance to enable the development of housing options for persons with disabilities. She then asked if there were any questions or comments. S. Brady asked what was the date of the issue of group homes would be discussed before P & D as part of revising the zoning ordinance. H. Saver stated November 4th. R. Rudd interjected that it may be November 18th. Brady expressed the importance that the Mental Health Board should attend the meeting and let their concerns be known. S. Cleave asked if there is any information available of the number of residents who have special needs living at home. Saver stated that he did not have exact numbers but could come up with an estimate. Gail Brownmiller introduced herself to the Housing Commission as the new Executive Director of H.O.M.E. She thanked the Housing Commission for the opportunity to speak. She indicated that she was pleased with the CHAS and appreciated that it would meet the HUD mandated deadline. She found the section containing the list of vacant lots very informative. She was encouraged by the five year plan and the pro -active stance in the one-year plan of providing assistance for people with developmental disabilities. She indicated that she supports the Mental Health Board's comments concerning a regional approach and supports the inclusion of language stressing that any new zoning ordinance should be in complete compliance with the new Federal Fair Housing Act. She also stated that there should be a relocation assistance plan developed since there will be instances where the housing needs of a different groups will conflict. Brady asked if she could have a status report on the proposed project on Jackson. Claire McCarthy -Peterson responded that an application was made to the Illinois Affordable Housing Trust Fund and that a decision on that application should be received in early to mid -October. She indicated that H.O.H.E. would be applying to the Federal Home Loan Bank before the October 15th deadline. She stated that she had information about -the tenants. The building is a six flat and two of the units will be vacant by the end of = October. There are no immediate plans to rerent those apartments. Two of the units are occupied by single young_ working caucasian individuals. One unit is occupied by a single woman with a 14 or 15,year-old son and the final unit is occupied by a family who have 2 or 3 children who have a moderate income. Brady asked if she was correct that the request for City money is still tabled. Claire McCarthy -Peterson answered yes. She indicated that the pending HUD application died because of no letter of commitment. J. Kepler indicated that he wondered why - 2 - Minutes - Housing commission September 26, 1991 all of a sudden numbers are available regarding tenants and who released this information. Claire McCarthy -Peterson answered that the owner gave permission to make the information public because information concerning the tenants was not correct and the seller/owner wanted to clear up the misinformation. Ms. Peterson stated that an unscientific estimate of the number of individuals with special needs living at home was computed from a random households survey. The survey found that 35 respondents had a family member which could utilize the services in a group home situation. This number is not an accurate count but gives an estimate of the need. C. Mochandrias of the Center for Public Ministry addressed the Commission. She stated she was pleased to be able to talk to Commission members and that her organization is known as the one that administers the homeless shelter. She stated that her organization handles a number of other activities but she did not come to the hearing to talk about the homeless but the kind of community Evanston wants to be. She indicated that the CHAS was a means towards a goal. It offers Evanston an opportunity to rethink its priorities. She stated that she is in attendance to seize that opportunity. She indicated that the CHAS strategies do not challenge the status quota. She did not see anything now. The document is a "stand pat" document. She stated that the housing assessment is a fine study, in fact is the most in-depth study which has been made. It is much more useful than the HAP (Housing Assistance Plan). She indicated that the needs assessment points a very distressing situation for low income residents in Evanston who account for about 15% of the population. The low-income people are being squeezed out. The average rent increase between 1984-1989 was $34. This indicates a relentless economic pressure that puts low income individuals in peril. The needs assessment makes it clear that that a single adult just above the poverty level of intone level can not afford rent for a studio apartment. The needs assessment states that Township Assistance recipients can not afford housing and that they have virtually no housing options. She indicated that single -parent families are having an incredibly hard time finding affordable housing because of a very middle class perception of space requirements in the zoning -ordinance. Shared housing options must be addressed. She stated that the needs assessment is right on the mark when it states that long time Evanstonians are virtually hanging on. She indicated that individuals and families are working on the economic edge. The Housing crisis is growing. In September the homeless shelter turned away more �K= -� Minutes Housing commission September 26, 1991 people than ever. Four Evanston families are totally homeless and we could not help them. The needs assessment tells us we should be alarmed, yet the alarm is answered by strategies which no not seem to accept that a crisis is taking places. The existing housing programs have priorities aimed at arresting neighborhood decay and fixing up neighborhoods. The people most in need are Offered least assistance. Three programs are for first-time homebuyers, three programs address neighborhood blight and three programs are for rehabilitation. Only two programs maintain low-income rental housing. Home owners have equity while renters have little economic security. Ms. Mochandrias said that the Interfaith Network has a successful plan for expanding low income housing, why cure these ideas not in the CHAS? She indicated that the biggest Commission is the failure to speak on the issue of single room occupancy. The critical need is for affordable and available housing. The CHAS as written sees affordability as a losing battle, and does not even give the old try to "win one for the gipper" send a message that the City of Evanston has the clarity of vision to do more. Brady stated the question of priorities us a question of money. It costs $200-$400 a month to subsidize rents. We have developed a subsidy program in the Families In Transition Program. Where would you suggest to get the money for rental assistance programs? Mochandrias stated that she would like to see more programs and projects like the Wesley-Greenbay Project. She indicated the City did everything possible to deter that project instead of welcoming not -for --profit agencies. Warshaw countered that the City provided its own local funds and expertise to work with the EHC and that the project used a number of funding sources. Brady stated that the Wesley Greenbay Project was supposed to increase housing options for low-income people. What essentially has happened is everyone is receiving Section 8 assistance. Local governments can not provide rental.subsidies. It.is the 'federal government that can provide rental subsidies and the CHAS reflects what will be available. She indicated that if Mochandrias has a particular program to increase low --income housing, she would have the ear of the Housing Commission and the City• council. . , ' . - R. Warshaw stated that Ms. Mochandrias must recognize that federal funds have been cut by 87%. The City of Evanston is addressing their housing problems better than 99% of other communities. She indicated that she is proud of what the City of - 4 - - Minutes - Housing Commission September 26, 1991 Evanston is doing. She indicated that on the Wesley-Greenbay Project the commitment was there. The City of Evanston put a lot into that project. She agreed with the zoning comments, but stated that the City does not have the dollars to spend. She indicated that she attended the Illinois Affordable Housing Conference and builders there were talking about stumbling blocks to building housing and Evanston does not do this. She agreed that the City isn't doing enough but can't because of the lack of support from the federal and state government. Brady stated that the new zoning ordinance has a new definition of a family known as the "Kate and Allie" situation where two single parents with their children can live together. C. Mochandrias stated that the new definition was good and she supported it. Brady stated that the square footage limitations are those used by BOCA and are fairly minimal. Ritter thanked C. Mochandrias for her input. Brady recommended that regional planning be incorporated into the CHAS, that mention be made of special needs populations who are living at home and that the question of zoning be mentioned by reference, including the new definition of families. Brady stated that perhaps some mention of a rental subsidy discussion be made in the section mentioning HOME. Warshaw stated she likes the wording, a proportion of HOME funds will be directed towards rental subsidies or development of affordable housing. Ritter directed attention to the communication made by the Commission On Aging. Povalla stated that most of the changes mentioned in the memo were made. The issue needing discussion was the change of the definition to age 60 from age 65. Brady suggested using age 62 since HUD uses age 62. Warshaw stated age 60 seems too young and did not want the data to be changed. She indicated that a paragraph be added about looking at the elderly population from age 62. Discussion ensued concerning the possibility of adding a philosophical statement in the narrative concerning helping very -low income residents. Kepler stated he had an objection to including such a philosophical statement and suggested the words work towards the goal of might be used. Warshaw agreed with Kepler's suggestion. Cleave commented that this has already been included. Warshaw stated that the City of Evanston has had more citizen -involvement, and the hearing were better organized than most. Minutes of. August 15, 1991. Kepler made a motion to approve the Housing Commission minutes of August 15, 1991. Brady seconded the motion, all were in favor, and the motion carried. - 5 - r - Minutes - Housing commission September 26, 1991 �lanni�?cr & Develonment Committee Minutes: JulAr 29 u_AUaust 5, 12" 19- and 26, %291. The Housing commission received without comment. LAn� dZord Tenant Renort _ AVayst. 1291, The Rousing Commission received without comment. Court Cases The Housing commission received without comment. Famtlies.ln Transition Program - Periodic Rego Brady made the suggestion that there should be remarketing the program. Brady mentioned that be a discussion concerning the continuation of also stated that the Township had a discussion transferring of the remaining $200,000 to the staff contact the Township for transfer of the rt. a discussion of there should also the program. She concerning the :ity and suggested funds. Meetina Schedule - CDBG Joint.Meetin4_ The Housing Commission received without comment. Bence from Ald. 'Kent re Definition of Affordable Housina. Rudd stated that the Commission has always wrestled with an affordable housing definition. The question refers what is affordable in our in -fill housing program. Ritter stated that affordability is tied to a percentage of the median. Warshaw commented that the thirty percent of income is usually used but again, it depends on who the program is targeted toward. Brady commented that it would be a good idea for staff to arrange a meeting with Ald. Kent. old Business Brady commented that the Housing commission must confront the _ issue of relocation. MOdels and approaches to this issue should be studied. Rudd commented that relocation assistance has been written into a CD proposal. Ad-iour m❑ ent The.meeting adjourned at 9:10•-p-.m. The next regular meeting of the Housing Commission is October 240 1991. Staf f : � �Q Q�onz_ , Bill Povalla p$8FT . NOT .APPROVED 71t1J6y - 6 - DRAFT,—YQT PP oR VED MINUTES Evanston Housing Commission Thursday, October 24, 1991 Evanston Civic Center Room 2403 - 7:30 P.M. Members Present: S. Brady, S. Cleave, J. Fiske, D. Floyd, J. Kepler, S. Payne and R. Warshaw Members Absent: S. Calder and J. Ritter Staff Present: R. Rudd, C. Powers, S. Janusz and B. Povalla others Present: None Presiding Official: D. Floyd = laration of ouorum D. Floyd called the meeting to order at 7:33 p.m. Minutes of September 26. 1991. R. Warshaw made a motion to approve the Housing Commission minutes of September 26, 1991, the motion was seconded by J. Kepler. All were in favor and the motion carried. Rjannina & Development Committee Minutes: September 16. 23 and 30. 19gj"j The Housing Commission received without comment. Landlord Tenant Report - September 1991. The Housing Commission received without comment. Court Cases S. Payne asked about the 1134-44 Maple case. She asked if the constitutionality of the Burglary Prevention ordinance was being questioned. She asked if the briefs were due on November 19th? C. Powers answered that the Legal Department is working on this case and that she did not know if briefs were due on November 19th. Payne asked what the basis of the case is. C. Powers explained that the owner/manager in question feels the ordinance discriminates against owners of large buildings, forcing them to spend a considerable amount of money. S. Brady asked if a report or memo from the Legal Department on this case could be prepared for the November 14, 1991 meeting. - Minutes - Housing Commission October 24, 1991 k. R. Warshaw stated that staff has acted above and beyond the call Of duty on the 532 Wesley case. She indicated that many City Departments had been involved and that in every case staff had attempted to help. D. Floyd asked what is going to happen to the people involved? Warshaw answered that they will remain in their present home. Rudd added that the Property Maintenance Department was not seeking a demolition order. LT8D Community Needs and Priorities Survev. Warshaw commented that she was shocked that housing was not higher on the list. Rudd commented that he did not know how scientific a study the survey was. Comprehensive Housina Affordability Stratecry (CHAS). Warshaw stated that she liked how the document looked with the cover and being bound. J. Kepler asked if staff had heard if the City of Evanston was going to receive H.O.M.E. money directly. C. Powers answered that she did not know, that funding had been set at 1 1/2 billion dollars, -nationwide Kepler made a motion to approve the CHAS, Warshaw seconded the motion, all were in favor and the motion carried. Warshaw distributed a handout which was an excerpt of her testimony at the State of Illinois' CHAS hearing. Rebate of Transfer Tax re H.O.M.E. Participants. Warshaw began an introduction of what the State of Illinois H.O.M.E. Program is. She stated that the State legislature passed the HOME Ownership Made Easy Program as a savings program for people who are unable to place a downpayment on a home. The program is a vehicle for savings. It costs $250.00 to open an account and payments must be made in $50.00 increments. Payments must be frequent enough to accumulate a downpayment. The program also forgives the State of Illinois transfer tax, as well as provides a rebate on income tax paid on the interest earned. Individuals who participate in this plan, receive priority status for the IDHA first time homebuyers program. Warshaw commented that the state is looking for ways to stimulate savings, as an extra perk, she stated that a rebate of the City portion of the title transfer tax would further assist participants.' It will help low and moderate income people purchase a home. Of the approximate 20,000 statewide inquiries, 187 have been from Evanston. She indicated that probably 10% of the 187 will accumulate enough savings for the purchase of a home. She indicated that she did not want the Housing Commission to vote on this tonight but wanted to raise the issue at this meeting. - 2 - l - Minutes - Housi.ng commission October 24, 1991 Brady stated that all the acronyms using H.O.M.E. are very confusing. Brady said that the real estate transfer tax is paid by the seller in Evanston. Warshaw stated that it would be easier to utilize this program if the City transfer tax was paid by the buyer. Brady commented that she thought there was something in the real estate transfer tax ordinance which states that a buyer meeting the guidelines of the Section 8 Program would be exempt. Rudd stated that staff would check into the way the ordinance reads. Brady questioned if in Evanston's case, where the seller pays the real estate transfer tax, would the money be rebated to the buyer? She stated that the City's Mortgage Program seems more advantageous and is targeted to lower and moderate income residents. Warshaw agreed that the City's Mortgage Program is more advantageous but stated that individuals could take advantage of both programs. Warshaw was asked by a number of Commissioners if persons who are not low-income will be able to use this? Warshaw answered that the IDHA Mortgage cutoff is 115% of median and that there is no advantage to a higher income household using this program. Kepler asked if there was a timeframe for a decision to be made on this issue since this issue came to the commission -with very little information. Warshaw answered she introduced this for discussion. 01munity Development Bock Grant Proposals - Housina Related Agtivities. Powers directed the Housing Commission's attention to the Community Development Block Grant Proposals. She reminded the Committee that these will be discussed at the Tuesday, October 29, 1991 meeting. Rudd commented that the meeting will begin at 7:00 p.m., and that the Housing & Community Development committee and the Housing Commission will sit as a joint committee. Each proposal will be explained by the sponsoring agency and then questions will be answered. Rudd asked if there were any questions concerning any of the proposals submitted by the Housing & Property Services Department or Rehabilitation?. Brady confided that she had not read every line on every application but it appears that additional revenue was not needed for rehabilitation construction because of the unusual amount of paybacks. She stated that there seemed to be an emphasis on funding staff through Community Development Block Grant funds. She stated that it is important that the housing percentage of CD funded projects does not fall below 30%. - 3- - - Minutes - Housing Commission October 24, 1991 _ Rudd commented that through the City Manager's Budget Committee, it was suggested that the City go back to shifting eligible costs to the CD budget. All eligible costs used to be Co funded. In the past one inspector was singled out and now this has been changed. All of the inspectors are placed in the same pool of funds. Warshaw commented that she was comfortable with the shift. Rudd stated that the Rehabilitation Department has changed since 1977-78. At that time, the City had 6 or 7 people in the Rehabilitation Department. Now, 3 people are doing more work. The shifting of funds will mean a higher CD request but it is still less than the 1977 -73 program year. Brady stated that some of the rehabilitation targets had not been met. Powers answered that performance has been steadily increasing since the revision of the guidelines. She indicated that the City of Evanston exceeded its 1989-90 goal for the Multi -family Program and its 90-91 single family goals. Rudd made the observation that a twelve month period is very difficult to gauge true performance. S. Cleave stated that'Rudd's point was well made and that the staff should not be bashful about making that statement. Powers noted that before the guidelines changed the City of Evanston was meeting only 28% of its goals but after the rules changes 75% of the rehabilitation goals were being meet. Rudd made the point that 4 or 5 units of 15 total units is quite large and thus there is a large potential swing in performance. He indicated that the administrative costs are miniscule compared to the portfolio. Brady commented about the Neighbors At Work proposal. She indicated that Neighbors At Work used to receive $290,000 each year. It was a housing program with a training component. The trainees were supervised by a union carpenter. Cleave asked if this was part of CEDA? Brady answered yes. Brady stated that the training component was not very successful. She indicated that Neighbors At Work deserves credit for their program changes. They now are using a handyman approach and are doing well. It is now a $150,000 a year program. The City of Evanston does not have many housing related not -for -profit organizations - 4 - - Minutes - Housing Commission October 24, 1991 Brady asked for a clarification of item number 14 of Kepler's memo. Kepler stated he was looking at older individuals. Brady stated that the Mental Health groups are asking that the definition of a family be five unrelated individuals and not three. Warshaw stated that the ordinance is in flux. Rudd stated that this would be a good opportunity for the Commission to make definition of a family an issue, since many other groups are actually involved. Warshaw asked if over occupancy is being enforced with elderly. Kepler questioned how might over occupancy be an issue with the elderly. Powers stated that any over occupancy issue is pursued and that most over occupancies are discovered through complaints. gd-igUrnment The meeting adjourned at 8:47 p.m. The next regular meeting of the Housing Commission is November 14, 1991. Staff: Bill Povalla d - 6 - N „i 1 - Minutes - Housing Commission October 24, 1991 in the housing field. Kepler asked if work is being done under the auspices of union contractors now? Brady answered she does not know, but administrative costs have been chopped dramatically. Cleave asked when looking at goals versus performance, is this program overly ambitious? Cleave stated that not meeting goals is fairly consistent according to information given. Warshaw asked if the housing inspectors are all paid by CD or partially paid by CD, will that raise the relocation question? Powers answered that code enforcement is not covered under the Uniform Act, and one inspector will remain totally separate from CD funds. Brady answered Kepler's earlier question by pointing out that Neighbors At Work does use a union contractor. Cleave asked what input will the Housing Commission have at the Tuesday night meeting? Rudd answered that both commissions are on equal grounds. The Housing & Community Development Committee has the ultimate decision to make before sending their decision to the City Council. Rudd continued that one item that comes from the Housing Commission is the Relocation Assistance Proposal. He indicated that there would be a number of questions on this. Brady stated that she knows that a displacement policy must be developed. This issue came up with the H.O.M.E. project on Jackson. Rudd indicated that the question is not concerning the concept, but why shouldn't housing fund money be used? How can the City justify using CD money for relocation? Brady commented that the only money that is earmarked for housing is the Special. Housing Fund money. Comments Kepler passed out a memo which raised a number of issues and questions which he would like the Housing Commission to discuss. He asked if a few minutes could be reserved on next month's agenda. Cleave stated that he had a number of questions about the Families In Transition Program. - vjt.i • ;. •.� _! MINUTES Evanston Housing Commission Thursday, November 14, 1991 Evanston Civic Center Room 2403 - 7:30 P.M. Members Present: S. Brady, S. Calder, J. Fiske, J. Kepler, S. Payne, J. Ritter and R. Warshaw Members Absent: S. Cleave and D. Floyd Staff Present: S. Lufkin, C. Powers, S. Janusz, C. Ruiz, R. Rudd and B. Povalla others Present: Rev. Bergfolk, Mrs. Bergfolk, Rev. Lane, Rev. Love, Rev. Belser, S. Kreykus, J. Ketter and Ald. Esch Presiding Official: J. Ritter Declaration of ouorum J. Ritter called the meeting to order at 7:33 p.m. ji nutes of OCtober 24. 1M. J. Kepler made a motion to approve the Housing Commission minutes of October 24, 1991, the motion was seconded by S. Brady. All were in favor and the motion carried. _= J. Ritter asked if any of the Housing Commission members had an objection if the agenda was suspended and new business considered first since there were a number of people in the audience who wished to make presentations. Hearing no objections, the next order of business was Families -In -Transition proposals. Families In Transition (F.I.T.) Proposal re Calvary Baptist _W ,church. B. Povalla commented that the proposal contained in the packet was for two families, both female headed households with husband not in the country. Cavalry Baptist Church's pastor introduced himself. Rev. Bergfolk made a brief explanation of the two proposals. R. Warshaw had a specific question about the immigration process and wanted to know if the sponsor was certain that the family would be reunited? J. Kepler asked about the nature of the separation. Rev. Bergfolk answered that it was apparently easier -for females to find work in the United States - Minutes - Evanston Housing Commission November 14, 1991 J than males. It is easier for them to start a household. Kepler asked if the fathers had been in the U. S. and gone back to Jamaica? Rev. Bergfolk answered no. Kepler asked.how well does the church/sponsor know the two families? Are the two families members of the church? Rev. Bergfolk answered that the church is ministering to these families and has been doing so or the last 1 1/2-2 years. The church became aware of the needs of the family and then learned of the Families In Transition Program. Kepler asked if the church was a sponsor for these families for immigration. Warshaw asked if the church was confident that the immigration was going to take place in the next two years? She also wondered aloud if the husbands came, would they be able to find jobs. Rev. Bergfolk stated he was relying on the information provided by immigration. Brady commented that she did not want to discourage Cavalry Baptist Church from getting involved and commented that she was happy to see new sponsors, however, these families do not meet the guidelines for transition. She stated that the F.I.T. program provides a housing subsidy for 24 months. In return family members should be enrolled in a vocational school or doing something to lay some groundwork for future advancement. This proposals "transition" would occur regardless of whether we the City subsidized the family. She indicated that this was not what the program was intended to do. Ritter asked for a more precise explanation of how the assistance would make the transition possible. Rev. Bergfolk stressed the family's economic situation. Brady stated that there are thousands of families who need a subsidy for their housing. She said that the Housing Commission debated long and hard when setting up the criteria and came to the conclusion that Evanston did not have the money to help all of these families. The Housing Commission realized they could help forty (40) families and thus had to focus their attention on families who could transition in two years. she stated that a lottery would have to be set-up if we were helping families based solely on need. Rev. Bergfolk commented that he did not understand the differential which was being made. Brady made a motion to encourage Calvary Baptist Church to become a sponsor in the Families In Transition Program but that the two requests before the Commission should be denied. Kepler seconded the motion. All were in favor and the motion carried. Families in Transition re Fisher Memorial -A.M. E. Z_ion church. Rev. Hardist Lane introduced himself and stated that he was confident after working with this family, that the transition would work. Kepler asked what role will the First Presbyterian - 2 - - Minutes - ' Evanston Housing Commission November 14, 1991 Church play? Rev. Belser answered that the mother is pursuing a career as a paralegal. The First Presbyterian church has a number of people who offered to counsel her. Kepler asked if this family would be sponsored jointly? Rev. Lane answered no. Warshaw stated that this family had a history of being Evanston connected but wondered if the Housing Commission should waive the 24 month residency requirement. She indicated that the City Council probably would not be amenable to this. She indicated that she would be happy to sponsor this family once they have lived in Evanston for the 24 month period. Brady stated that she would also be interested in this family if six -seven months have elapsed and proof of enrollment in school could be furnished. Rev. Lane answered that the mother was looking at starting school in January and she will need the rental subsidy. Brady asked if she is in an apartment that she would stay in, if the application was accepted? Rev. Lane answered yes. Kepler commented that he had a concern about the waiver of the 24 month residency requirement. Ritter stated she was sympathetic to this family because of the residency restriction is 24 consecutive months. She indicated that for all practical purposes the family are Evanston residents. Ritter wondered aloud that perhaps the rules should be changed to take into consideration previous residence in the City. She indicated that the Commission may need to delay passage of this propose until the waiver requirements can be agreed upon. Warshaw made a motion to review the Families In Transition criteria and possibly combine prior years' residence. Fiske seconded the motion. Fiske then asked if there was some written basis for the waiver of the rules. Brady commented that she would not be as strict if it was one or two months but six or seven months is just too long a period. All were in favor of Warshaw's motion and thus the motion passed. Warshaw stated that she would like to hold this in Committee until the residency criteria is reviewed, and after the Housing Commission decides if waivers to the residency requirement should be granted and the criteria for granting those waivers. Brady made a motion to hold this application in Committee for sixty days. Warshaw seconded the motion, all were in favor and the motion carried. Families In Transition re Biblewav Pentecostal Church. Rev. Love introduced herself and stated that the head of this family has demonstrated a desire to be self-sustaining and independent. She indicated the mother had a skill, and was working for Commonwealth Edison until she resigned for health reasons. The mother wants to pursue her education in word processing. Brady asked what will the transition be? Rev. Love stated that the mother wants to go back to school for additional - 3 - W- Ow - Minutes - Evanston Housing Commission November 14, 1991 k skills. Kepler asked about the mother's experience in word processing. He asked if she had experience, why would she need to go to school. He also asked on what basis did the mother quit Commonwealth Edison. Rev. Love stated that the continuous walking that the job required was too much. Rev. Love stated that she has three years experience in word processing and two years of education. Rev. Love stated that the mother needs continuous employment. Brady commented, that if the mother has three years of experience, she is already competitive in the job market. She indicated her feeling that the transition was not very clear. Warshaw mace the suggestion that this proposal also be held in Committee until it can be ascertained that the mother is enrolled in school. she stated that it is the purpose of the program to encourage successful transitions. Rev. Love asked if she gets steady employment would she qualify for the subsidy? Brady answered not really, because the family would be in need of a subsidy and not necessarily benefit because of a transition. Brady made a motion to hold the F.I.T. proposal submitted by Bibleway Pentecostal Church for more information about the mother's educational plans. Warshaw seconded the motion, all were in favor and the motion carried. Brady stated if the Housing Commission approves the proposal in December, the City Council would decide in January and therefore the earliest a subsidy would be received would be February 1992. Payne asked for clarification, if a person gets a full time job, as an interim measure and continues to remain enrolled in school, would the person qualify? B. Povalla answered possibly, depending on the person's income and what the transition would entail. Rev. Belser stated that he was puzzled because there is nothing in the proposal package that specifically addresses an educational component. He stated he was further puzzled on the prior proposals because waiting for a family to be reunited is a transition. Brady answered that there has to be documentation that the transition will take place. She read the section which addressed what constitutes a transition and the purpose of the program. Rev. Belser stated that the sponsor would be supportive of the families while the fathers were preparing to come to the country. He indicated that Calvary Baptist Church has been very involved with the family. Kepler interjected that he did not see a sense of commitment on the part of the sponsor. - 4 - . - Minutes - Evanston Housing Commission November 14, 1991 Fiske commented that the criteria are specific and he did not see how waiting on the immigration and naturalization is a transition. Warshaw stated that the City of Evanston won a national award for the Families In Transition Program and it was because of the transition component. It is the creative involvement by the community and churches. Warshaw urged staff to do more hand holding with applicants in order to develop better applications Povalla stated that technical assistance was provided which expressed the same concerns as the Housing Commission, however the sponsors desired to have the proposals submitted to the Housing Commission. Kepler called attention to Cleave memorandum which had been passed out to Committee members. He underscored Cleave's desire to review the F.I.T. program. 1292-i993 Residential Anti. -Displacement and Relocation Assistance Plaj2, S. Lufkin stated that this is virtually the same Residential Anti -Displacement and Relocation Assistance Plan which was adopted last year. This plan is required by HUD and to date the City has not had to utilize the plan. Ritter asked if there was a time deadline on this plan. Lufkin answered that usually the plan will go to the Housing & Community Development Block Grant Committee in December. This plan should be adopted and in place for the next fiscal year CDBG Program. Warshaw made a motion to approve the 1992-1993 Residential Anti -Displacement and Relocation Assistance Plan. S. Payne seconded the motion, all wore in favor and the motion carried. 1400 Wesley Protect C. Ruiz and members of the Preservation Committee introduced themselves to the Housing Commission. Ruiz began the presentation by stating that the house at 1400 Wesley is a fine example of a small house built in the 1860's known as a _ Luxembourg cottage. only three of these houses remain in Evanston. The only way that this specific home can be saved is to relocate it to another location. He asked the Evanston _ Housing Commission to help the Preservation Commission make this a reality. Warshaw asked if there is a cost estimate. Ruiz answered that there are five properties listed on the delinquent tax list. Out of five lots, only three lots have the dimensions whereby the house could be relocated. He estimated the cost of moving the house at $26,738. He indicated the first story is N - Minutes - Evanston Housing Commission November 14, 1991 made of brick and that the structure is sound. The structure can be relocated and moved intact. At present, the first floor is being rented to one individual. There are two bedrooms on the second floor but they are very small. The house could be rehabilitated. He estimated the total cost of the project at $120,000. Ruiz stated that the owners have given an informal date of December 31st for the City to decided if they are interested in moving the structure. The owners have stated that they would donate the house, they are waiting to build another single-family home on the site. Warshaw stated that she understood why the owners wanted to donate before the December 31st date, because of a tax write-off. Brady asked on what basis was the $120,000 figure derived. Ruiz answered that this was based on an estimate. Brady stated that it is important to tighten up the monetary costs. She indicated that advertising the availability of the home may be the best coarse -of action. Warshaw commented that it is rare to find a free house for the taking. R. Rudd asked which lots were being looked at. Ruiz answered the two lots on Wesley Avenue are most desirable. Brady wondered aloud if there was any technical assistance pot of money which can be used to package this project. Rudd commented that there should be expertise on the Economic Development and Preservation Commission. Mr. Moenke, member of the Preservation Committee answered that the Preservation Committee has the ability to walk through the house but not to market the sale of the house. Rudd stated that the Housing Commission has a financial package available to first time buyer. Brady commented that December 31st is rapidly approaching. Ruiz stated that the owner is willing to wait until the spring if there is a commitment. The present tenant is living there on a month -to -month basis. Warshaw asked if the owner would be willing to put something in writing saying that the home would be a gift. Rudd stated the problem is where do you move the house? Moenke asked if the City normally buys tax delinquent property. Rudd answered that this is the first time that the City has attempted to acquire tax delinquent properties. Kepler asked if the Housing Commission was the first potential source of funding. Ruiz answered that the Preservation Commission needs to know what is available. He indicated that some thought had been given to approaching a nationwide organization which does not have a chapter is Evanston. Ruiz asked if the Housing Commission would endorse this project. Brady commented that the Housing Commission did not have a program to buy land, and only has rehabilitation funds available to a qualified buyer. She indicated that available land is the question. An option on a piece of land for six months is what is needed. She added that - 6 - - Minutes - Evanston Housing Commission November 14, 1991 I the location where the house will be moved will make a difference in the price of the moving, obviously if the house is put on the same street, the moving costs will be cheaper. Kepler stated that a sequential series of steps must be in place before any expenditure of money. He questioned if this it was within the scope of the Housing Commission activities to make a recommendation on this project. Brady stated she did not think it was in the Housing Commission's purvue but she stressed she does not have a problem giving technical assistance or helping a low income family get rehabilitation assistance or first time homebuyers assistance. Warshaw stated that this project could be part of our in -fill strategy. Kepler stated he would like to see the house saved. Mr. Moenke stated that one of the reasons the Preservation Committee came to the Housing Commission is because they really don't know what is available. He indicated that the First Time Homebuyers Program would help. Ald. Esch commented that a number of houses were moved in Highland Park. She stated that the question is if the City should take the burden off the present owner for marketing this house? Moenke asked if a package was put together could moving, rehabilitation and the purchase of the land be part of a single mortgage. Rudd stated he was not sure but that the first time homebuyers program would not cover moving or rehabilitation. All components mentioned would have to fall within the eligible purchase guidelines and the family would need to be income eligible. Rudd also stressed the Rehabilitation Program. Fiske stated that he would provide encouragement for the project and supports the concept. Warshaw asked that Fiske's comments be made into a motion. Fiske stated the Housing Commission encourages and supports the concept of this project and urges the Preservation staff to work with the Housing staff to develop strategies for moving the structure, including securing cost estimates, marketing strategy and possible financial assistance. Brady seconded the motion, all were in favor and the motion carried. Communications Planning and Development Committee Minutes: October 7. 14. 21 and 28. 1991. The Commission received without comment. Nousina and Community Development Block Grant Committee 14inutes: October 15. 22 and 29. 1991. Kepler stated that on the P & D Committee minutes of October 28, page 4, second paragraph, Ald. Kent questioned the purpose of the Housing Commission? Rudd stated that on a number of occasions Ald. Kent has been invited to meet with staff and hopefully this will happen shortly. - 7 - -- Minutes - Evanston Housing Commission November 14, 1991 Landlord Tenant ppport - October 1991. The Housing Commission received without comment. Information - Comvaris!2n of Eviction Calls. Warshaw stated that she would like information on the number of evictions in Evanston and further stated that these are public records. Court Cases Rudd commented that the 2124 Ewing case was the first time a judge came out to the property. Powers stated that this case is under the Judge's direct supervision. Credi�-:-bv Color-Mortaage Market Discrimination in Chi.caaoland, Warshaw stated that the article shows how Evanston compares favorably to other suburban communities. Brady stated that Calvin Bradford was a former Housing Commission Chairman. Mqmo from Leaal Denartment re Court Case. Brady stated since this has been stamped "confidential" the Commission should discuss this later. Imo from Scott Cleave re Housina Trusts. Brady stated that this would be perfect for H.O.M.E. money. This is a creative because land costs are so expensive. Warshaw stated that Peoples Housing has established a land trust in this area. Brady stated that this is only worth pursuing if we have a pot of money. Ritter asked if Evanston receives H.O.M.E. money from the state when would we need to put a proposal together. Powers answered she did not know. Rudd stated that Evanston may want to go into a consortium with a neighboring community. Yousina Commission 1992 Schedule. Brady made a motion to approve the Housing Commission 1992 schedule. Payne seconded the motion, all were in favor and the motion carried. T11inois Brinas Home Two Supportive Housin❑ Grants. Brady asked what ACORN is doing? Rudd asked if the Housing Commission wanted ACORN to submit some information? The general consensus was yes. Qjd Business Rebate of Transfer Tax re d O,M.E. Particinants. Warshaw started the discussion by saying she had furnished a lot - 8 - - Minutes - Evanston Housing Commission November 14, 1991 of information concerning this program. Brady stated that she had reviewed the City of Evanston's ordinance and the City han a provision if a home is sold for no more than $50,000 and the family falls under the Section 8 guidelines, the City's transfer tax is waived. She indicated that the amount, $50,000, is not very realistic and should change. Warshaw stated that the State's H.O.M.E. Program could be hooked up with the City's First Time Mortgage Program. Rudd added we could do that if the seller qualifies. Rudd stated that the rough numbers showed that a family of 4 on Section 8, would be allowed to earn $37,5000. Taking 30% of income in housing costs and then backing out taxes, a family could afford a $100,000 home. In the real world however, this would not be the case because of consumer debt. Generally the lower the income the higher the percentage of consumer debt. Brady stated that she thought $100,000 was too high. Warshaw stated that it would be difficult to predict the amount of houses which could be purchased 1 year, 2 years or 3 years hence, we Will not know what is affordable in 3 years using H.O.M.E. Brady asked what is the advantage that people would receive using the H.O.M.E. Program which they do not already get under the ordinance. Rudd stated that Cleave's memo addresses this, the transfer tax would lower the purchase price. Brady asked that if these people have the exemption under the Evanston ordinance what additional benefit will this give individuals? She stated that the exemption should be publicized more and the $50,000 should be deleted. Rudd stated the $50,000 is linked in the ordinance it is not $50,000 or eligible for Section 8, it is both criteria. Warshaw asked if all Section 8 eligible buyers should have the transfer tax rebated? Calder asked what impact will this have on the City? Warshaw stated she thought there would be a maximum of 20 people which might qualify for the H.O.M.E. Program. Warshaw asked that staff look at the scenario's. She stated assuming we delete the $50,000 what are we opening the door to? On a $100,000 home, we are talking about about $500. This is a big - impact if it is waived for all Section 8 eligible buyers. Ritter asked staff to prepare a report. Rudd asked if the report should contain options and scenario's to the buyer. Ritter answered affirmatively. RelocatIM/Assi_stAnce - Intormation and ReAort. Povalla went over the information provided in the packet. Kepler stated that the F.I.T. information provided in the packets was very helpful. - 9 - - Minutes - Evanston Housing Commission November 14, 1991 New Business Housina Commi on Issues Kepler stated that he talked to Cleave and both were wondering since there are so many new members, that the Housing Commission should perhaps take the time to talk about broad philosophy. He suggested for want of a better term, a retreat, or some time when the Commission could get together and talk about basic philosophy. He stated that he would like to review the Landlord/Tenant Ordinance, F.I.T., the Mortgage Corporation and the other programs, to better understand the mission of the Housing Commission. Communitv Develonment Block Grant - Housina Proposals. Brady made a motion to give a "high priority" to all housing proposals and that all housing proposals be funded at the requested levels. The reason why all of these are being given a high priority is because housing is an extremely important issue. Housing is an eligible activity and that there has been a history in Evanston of approximately 33% of CDBG funds going towards housing. Payne seconded the motion, all were in favor and the motion carried. Comments Payne stated that she had requested the memo from the Legal Department regarding the court case which is a challenge to the Burglary Prevention Ordinance. A discussion ensued about the particulars of the case. Ritter stated that December meeting would have the residency requirement of the F.I.T. Program, the reconsideration of the F.Z.T. proposal and H.O.M.E. tax scenarios. A discussion ensued about the Christmas Party and it was decided that the meeting of the Housing Commission would be moved to December 19, 1991 at 7:30 p.m. and that the holiday celebration would follow at Chairman Ritter's home. Kepler congratulated Sue Payne on her becoming a partner in the law firm where she works. Other Commission members and staff echoed Mr. Kepler's sentiments. AdI ournment The meeting adjourned at 10:16 p.m. The next regular meeting of the Housing Commission is December 19, 1991. �� Staff: �' L Bill Povaila 71(1/10) =X$1C DRAFT. NOT APPROVEQ PI&AFT, NOT�APPROVED MINUTES Evanston Housing Commission Thursday, December 19, 1991 Evanston Civic Center Room 2403 -- 7:30 P.M. Members Present: S. Calder, S. Cleave, J. Fiske, D. Floyd, J. Kepler, S. Payne, J. Ritter and R. Warshaw Members Absent: S. Brady Staff Present: C. Powers, S. Janusz and R. Rudd Others Present: Rev. Walter Bauidrick, Cleora N. Gibert and . Rev. Belser. Presiding Official: D. Floyd and J. Ritter gyration of ouorum D. Floyd called the meeting to order at 7:35 p.m. since Chairman Ritter had called to say that she would be delayed. Minutes of November 14, 1991. R. Warshaw made a motion to approve the Housing Commission minutes of November 14, 1991, the motion was seconded by J. Fiske. All were in favor and the motion carried. Plannina and Development Committee Minutes: November 4. 11, 18 And 25, 1991. J. Kepler asked Ald. Warshaw if the definition of a family had been determined in the proposed zoning ordinance and if there had been any changes concerning the number of people who can live together? Ald. Warshaw answered that this issue had not been determined yet. Kepler asked when the review of this provision of the proposed zoning ordinance will be completed? Warshaw stated that it would be March or April before any decision would be finalized. Housina and Community Development Block Grant Committee Minutes: November 12 and 19, 1991 freaular and special meeti.na). The Housing Commission received without comment, Court Cases J. Kepler asked a question concerning 1930 Asbury, R. Rudd asked if the question could be held until Powers was present. Ms. Powers had a previous commitment for the early evening. n L. - Minutes Housing Commission December 19, 1991 Old Business Information frgm Fisher Memorial A.M.E._Zion Church re Case 091-7. Kepler stated he was not sure why we had the letter in the packet since this family still did not meet the residency requirements. Rev. Belser stated that there had been a discussion concerning this case at the November 14, 1991 meeting and that there was a question of waiving or changing the residency requirement. S. Payne stated that she believes there was some question regarding the status of the parent's attendance at a school or vocational training activity. New BusiGess Warshaw stated that she was very pleased to see the status for all of the F.I.T. clients. she indicated that this information was helpful to put things in perspective and that is why she supports tightening up the program to ensure that F.I.T. clients will transition at the end of two (2) years and not be faced with a serious problem. Warshaw and Cleave asked about F.I.T. Proposal 90-3 and expressed concern that this family may not transition. Warshaw asked what the situation was with this family. Rudd answered that the F.I.T. cases are handled by Bill Povalla and that Mr. Povalla was ill and would be back in January. Discussion ensued concerning changes to the F.I.T. Program. It was decided that this should be an agenda item at the January meeting. Warshaw stated that some discussion could take place this evening. Cleave asked what was the rationale for having individuals on F.I.T. having to live in Evanston for two years? Warshaw answered that two years was decided upon because this program was set up to help Evanston residents and two years was a compromise between shorter and longer periods. Two years_ was the "comfort level" for a lot of people. We did not want to encourage people to move to Evanston for the purpose of participation in this program but wanted to keep residents in the community who may be struggling. J. Belser stated that the woman in question in Case f91-7 grew up in Evanston, lived in Evanston, got divorced and moved to Des Plaines, after two years she moved back to Evanston. J. Fiske commented that there does seem to be a pattern that many young people born and raised in Evanston, moved to a surrounding community, become more established and then moved back. He commented that in this particular case the argument is quite persuasive that this individual has very strong ties to Evanston. It may be difficult, to articulate a rule for this - 2 - - Minutes - Housing Commission December 19, 1991 specific family. Warshaw stated that perhaps another idea would be for every one month living outside of Evanston, a person would have to show proof hint they lived in Evanston for two years. We have to set rules. Cleave stated we could have "x" out of the last "y" years. It mny be easier to develop a way for exceptions or waivers of the ruleu instead of writing new rules. Fiske stated that he was not oo sure that he liked the idea of waiving rules because in many instances the waivers would not have anything to do with the program itself especially when you are dealing with families requesting help. Warshaw stated that the waiver must be very stringent otherwise you will be waiving rules on every case. Kepler was curious about this case, the applicant is not a member of the congregation. No where does it mention the family's other church. Belser stated she is a member of Ebenezer Church. Ebenezer Church is somewhat reluctant to take responsibility for sponsoring a F.I.T. client. Rev. Lane is also head of the Minister's Alliance of Evanston and has many contacts with other churches. Warshaw asked if there was an interest in working out an exception? Kepler stated that this application was submitted in November and now she has been here another month. Fiske stated we are not trying to change the rules to fit this case. Kepler stated that he sees the importance of making a rules change but he is not very certain that he necessarily supports this family. Warshaw stated that she liked the idea of 8 out of the last 10 years. Calder wanted to look at a number of alternatives. D. Floyd then asked if the Housing Commission wanted to reject this case tonight. It was decided that some options concerning residency should be given to the Housing Commission. J. Ritter then entered and assumed the Chair. Families In Transition (F.I.T.) Proposal re Bethel A.M.E. Church. Rev. Walter Bauldrick introduced himself to the Housing Commission. He has been the pastor at Bethel A.M.E. Church for five (5) years. The church is already supporting this family and feels that this woman will be successful. The family has been a part of his congregation for quite awhile. Warshaw was concerned that her schooling would be for four years and the F.Z.T. would only last for two years. Warshaw continued that she was concerned that this family would received assistance and then after the second year would be in dire hardship. - 3 - -- Minutes - Housing Commission December 19, 1991 Warshaw made a suggestion that the City might extend the subsidy for 4 years but only pay half. Rev. Hauldrick indicated he was not in opposition to this, but was open to discussion. Calder stated that this was another exception to the rules. Rev. Delser stated that in actuality four churches would be willing to help her after the two year period. Kepler stated that the proposal was the most complete and showed the most support. Ms. Cleora Gibert, a church trustee, introduced herself. Kepler made a motion to approve this proposal. Cleave asked what prompted the change in living arrangements. Ms. Gibert stated that this individual was living with her mother. Her mother died and the house was actually owned by other family members. The family members sold the house. Fiske stated the transition would be the First two years. Warshaw stated that the four churches named in the proposal would then help this family. Payne seconded the motion. All were in favor and the motion carried. Cleave made a suggestion that the form be changed or added to. Rudd made the suggestion that everyone mark up their copies and include information that they wanted. Chairman Ritter and Powers entered, and the Commission went back to communications. Court Cases Cleave and Kepler asked about the first court case. Powers discussed the argument between the inspector and the owner of the building. The owner stated the second floor unit was vacant and he was using this as storage. The City's position was that this unit should not be used for storage. Rudd stated that the City is trying to get a Housing Court. About a year ago, -housing cases were moved to a 2:00 p.m. call. This has not worked out as well as hoped. The City would like to participate in the housing court recently established by the Skokie Circuit Court. This proposal has been given to the City Manager's office to work out the details with the Legal Department. Calder asked about other communities in the area. Rudd stated that Evanston is the only community currently not - participating in the housing call. ji.Q.M.E. Scenarios Warshaw stated that this was a continuation of previous discussions on this issue. Discussion ensued on the wording of the present ordinance which limits a waiver of the transfer tax to a purchase price of $50,000. Warshaw asked if any of the Mortgage Corporation clients were at 80% of median or below. M-M - Minutes - Housing Commission December 19, 1991 Powers and Rudd answered that almost everyone was between 80% and 100% of tho median. People who have income below 80% of median can not afford homes in Evanston. Warshaw made a motion to allow persons up to 100% of median income and to be able to take advantage of the rebate and link it with our Mortgage Corporation. Cleave asked if the transfer tax will be rebated immediately or will it be done later? Warshaw stated that it would be on the front end. Rudd stated the seller would have to put the money in an escrow account and then this would be credited to the homeowner. Cleave asked if there was something that would ensure the buyer would get the benefit? Rudd stated that the lender would have to agree and that the Owner and Seller would also agree. Closings are hard enough now, and this would complicate matters. If an escrow account is used, this money would be given perhaps three (3) months after the closing. Rudd stated that perhaps an owner could apply for the rebate after the closing. Cleave stated that the crux of the issue is that the buyer gets the money at closing. Rudd stated that it will be difficult trying to get this at the closing. An individual from the City would have to be present at the closing. Warshaw stated that this should be linked to our Mortgage Corporation. Rudd went over the present ordinance and pointed out that adoption would be more than amending the present ordinance. it was suggested that this be placed on a future agenda. Rudd stated that he would talk with the City Clerk's Offic= for the present procedure regarding Real Estate Transfer Tax payment. Cleave passed out some further information regarding land trusts. Adiournment The meeting adjourned at 8:45 p.m. The next regular meeting of the Housing Commission is January 23, 1992. Staff: f7�% Stan Janusz 71(1/5) - 5 -