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HomeMy WebLinkAbout10-07-2008 Housing & Community Development CommissionRevised AGENDA HOUSING AND COMMUNITY DEVELOPMENT COMMISSION PLANNING & COMMUNITY DEVELOPMENT CONFERENCE ROOM CITY HALL, 2ND FLOOR, IOWA CITY TUESDAY, OCTOBER 7, 2008 6:30 P.M. 1. Call Meeting to Order 2. Approval of the September 18, 2008 Minutes 3. Public Comment of Items Not on the Agenda 4. Staff/Commission Comment 5. New Business • Review The Housing Fellowship's Request to Amend the Financial Terms for their FY08 & FY09 Affordable Rental Housing Project 6. Old Business • Review Timeline for the Annual Review of the 2006-2010 Consolidated Plan (aka CITY STEPS) 7. Monitoring Reports • Isis Investments LLC — Rental Housing (Shaw) • Twain Elementary — Playground Equipment (Drum) • Dolphin International LLC — Downpayment Assistance (DeFrance) • FY08 Goodwill Industries — Facility Rehabilitation (Shaw) 8. Adjournment MINUTES Preliminary HOUSING AND COMMUNITY DEVELOPMENT COMMISSION SEPTEMBER 18, 2008 — 6:30 PM LOBBY CONFERENCE ROOM, CITY HALL Members Present: Steve Crane, Marcy DeFrance, Andy Douglas, Charlie Drum, Holly Jane Hart, Michael McKay, Brian Richman, Michael Shaw, Members Excused: Rebecca McMurray Staff Present: Tracy Hightshoe Others Present: Marianne Dennis, Gary Klein RECOMMENDATIONS TO COUNCIL (become effective only after separate Council action): The Commission voted 7-0 (McMurray and Shaw excused) to forward the FAIR! Affordable Housing Consumer Survey and Report to the City Council for its consideration at a Council work session when creating and considering affordable housing -related policies and issues for the community. The report is attached. CALL TO ORDER: The meeting was called to order at 6:30 p.m. APPROVAL OF THE AUGUST 18, 2008 MINUTES: Shaw motioned to approve the minutes; Crane seconded. The motion carried 8-0 (McMurray excused). PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA: Maryann Dennis representing The Housing Fellowship, a non-profit community housing development organization, requested that the Housing and Community Development Commission (HCDC) be willing to call a special meeting in order to hear a request from the Housing Fellowship to amend the terms of the allocation they received in 2008 and 2009. This request is being made to enable the Housing Fellowship to submit a Low -Income Housing Tax Credit (LIHTC) application which is due October 31, 2008. Hightshoe said that the bylaws state that a special meeting can be called by the Chair or by a majority consensus of commission members. Hightshoe stated that the Housing Fellowship's request is considered a substantial change in the financial terms, there is no change in the allocation amount. Staff would make a recommendation on the request and send it to the Commission. HCDC's recommendation needs to be done in time for the Council to include it on one of their upcoming October agendas (goal is October 2 1 " Council meeting) as the minutes of the HCDC meeting must be included in the Council packet. If the Council decides to approve the request, staff can then provide the documentation needed for the Housing Fellowship to submit their LIHTC application. Hightshoe noted that this meant the Commission would have to meet in the first week of October, suggesting Thursday, October 2" a. Hightshoe said if a majority agrees to hold the special HOUSING AND COMMUNITY DEVELOPMENT COMMISSION SEPTEMBER 18, 2008 LOBBY CONFERENCE ROOM, CITY HALL Page 2 of 9 meeting, then she can go ahead and set it. Richman asked if a staff report and recommendation would be given to the Commission prior to the meeting. Hightshoe said that it would, and that the Commission should receive its packet approximately a week before the meeting. Shaw asked if there is a required timeframe for letting the public know that a meeting will be taking place. Hightshoe said that an agenda must be posted 24 hours in advance of the meeting. Hightshoe noted that the Housing Fellowship's request was for the same project and had the same beneficiaries, just a change in financial terms. A majority consensus was reached to set a special meeting for Thursday, October 2nd at 6:30 p.m. in the Lobby Conference Room of City Hall. Maryann Dennis noted that the Iowa Finance Authority (IFA) approved the qualified allocation plan for the tax -credit application very recently using revised underwriting criteria. Hightshoe explained that low-income housing tax credits are administered by the Iowa Finance Authority, the source of funds are from the Internal Revenue Service (IRS), not Housing and Urban Development (HUD). LIHTC projects are complex and must meet several underwriting guidelines. STAFF/COMMISSION COMMENT: Hightshoe noted that the ribbon -cutting ceremony for Mark Twain Elementary's new playground is September 19, 2008, at 12:45 p.m., and Commission members are invited to attend. NOMINATION AND ELECTION OF OFFICERS: Hightshoe said that the usual process for nominating Commission officers is that every September a Chairperson and a Vice -Chair are elected. She said that someone could nominate a Chair and then the Commission could vote on that, or someone could nominate both a Chair and Vice -Chair and they could be voted on simultaneously. Richman noted that this would be a good time to welcome aboard the newest member of the Commission, Michael McKay. He invited McKay to introduce himself and for Commission members to introduce themselves to him. Richman opened the floor for nomination of officers. Douglas nominated Richman for Chairperson. Shaw seconded. There was no discussion of the motion. The motion carried 8-0. Richman opened the floor for nominations for of a Vice -Chair. Drum nominated Shaw for Vice -Chair. DeFrance seconded. Shaw asked for discussion of the matter. He said that while he is committed to fulfilling his current obligation to the Commission, it is likely that he will end his service next year. He said that he felt it was a very valuable HOUSING AND COMMUNITY DEVELOPMENT COMMISSION SEPTEMBER 18, 2008 LOBBY CONFERENCE ROOM, CITY HALL Page 3 of 9 part of the transition process to have the Vice -Chair prepare to take over the Chair position at the end of the current Chair's term; that part of the process would be lost if he were to accept a nomination for Vice -Chair. He said that he would of course serve at the Commission's pleasure if that is what they choose. Douglas and Crane said that they were unable to commit to the Vice -Chair position for the coming year. DeFrance nominated Drum as Vice -Chair. Hart seconded. The motion carried 8-0. NEW BUSINESS: • Discussion of the FAIR! Affordable Housing Consumer Surve The FAIR! Affordable Housing report was briefly discussed at the last meeting. Gary Klein of FAIR! made himself available for questions. Richman said that he believed the report was a great resource for those in the community concerned with affordable housing, and that he did not believe low-income residents had been so extensively surveyed before. Douglas said that FAIR! would like to put HCDC's recommendation on the report and forward it to City Council for further consideration. Hightshoe asked if it had already been submitted to Council. Klein said that FAIR! would find it valuable if HCDC would review the report, submit their own recommendations on top of it and forward it to Council, or forward it to Council as is with a recommendation that it be considered with other reports when making housing policy. Shaw said that he would like to move that HCDC forward the document without any additional recommendations to the City Council and advise that it be considered when making housing decisions in the community. Hightshoe said to summarize that HCDC's recommendation is to present the survey and ask the Council to consider the recommendation at a work session as a way of opening discussion on the issues? Shaw said he would like HCDC to withhold recommendations on the study itself and simply to present it to the Council as is. Hightshoe noted that typically the mechanism for doing that would be through the recommendations section of the minutes. The Council would then decide whether to act on it or not. If they do, then it would be put on a City Council agenda, and go into their information packet. Richman noted that the report shows that the preferred housing situation for the majority of survey respondents is to live in a home they own. Richman asked if Klein felt the greatest need in the community was affordable owner -occupied housing, affordable rental housing, or a balance of the two. Klein said that FAIR! believes the first step would be education about home -ownership; he said that he believes that there is a lack of understanding about the requirements of home ownership among respondents to the survey. Klein said that what people want and what people can afford are not always one and the same. As policy -makers, Klein said, it is unwise to set up expectations that are unrealistic, but one certainly needs to make sure people are educated to make the best possible decision for their situation. He does believe there is a need in the city for more affordable owner -occupied homes, but he also thinks the issue extends beyond Iowa City and throughout Johnson County. HOUSING AND COMMUNITY DEVELOPMENT COMMISSION SEPTEMBER 18, 2008 LOBBY CONFERENCE ROOM, CITY HALL Page 4 of 9 Richman asked if Klein was saying that what is reflected in the survey results are people's desires, rather than what may or may not be best for the community. Klein said that the report was done to inform policy -makers what consumers of affordable housing are thinking about and what they perceive their needs to be. He said that FAIR! learned a lot in the process, and had some of its own assumptions proven wrong. Hightshoe asked what results were surprising or different than expected. Klein responded that the perception of the quality of respondents' current housing was generally higher than FAIR! thought it would be; in general, people seemed to think they were living in better -quality housing than they may actually have been. Klein said that overall respondents found their homes to be located conveniently from their workplaces, and that was also a surprise. FAIR! had expected proximity to workplace to be a major concern for respondents. Again, he said, this is a perception issue: for longtime residents of Iowa City, a 15 minute commute to work seems long; for residents coming from larger cities, an hour-long bus ride is not unexpected. Klein said the report is educational on two levels: on understanding the consumer and on shaping good public policy. Douglas asked how Klein came to the conclusion that education was the number one priority when the data does not seem to show any direct deficiency in education. Klein said that this conclusion is an extrapolation. Klein said that when people say they want something that economists say they cannot afford, such as home ownership in an area where even affordable homes are out of reach for them, policy -makers need to decide if they will subsidize to the level that housing is made affordable enough for everyone, or educate to the level that consumers understand what is truly affordable for their circumstances. He said that FAIR! does not always like the conclusions they reach, but that this seems to be the answer based on the data they have. Richman reconfirmed that the scope of Shaw's motion is to forward the document to Council without comment and recommend that it be a part of discussions on affordable housing. Shaw confirmed that. Richman asked if it could be forwarded without endorsement. Hightshoe said that it could be forwarded simply with the recommendation that the Council review and place it on a work session. She said that there will be follow-up conversations by the Council on affordable housing issues regardless. Crane said he feels it provides some good data and some good comments and concerns; he asked if the comments were generalized and reflected the concerns of more than one person. Klein said that the comments section was intended to humanize the report and that the comments do reflect the thinking of more than just the respondents who provided them. He said that he felt the comments section would be valuable in instructing policy -makers on arriving at public -policy positions that are meaningful and work well. Drum asked what role such a study would play in CDBG and other funding allocations. Hightshoe said it would be considered as more public input in establishing HCDC funding priorities. Crane asked if the priorities would be changing soon. Hightshoe said that every five years the Consolidated Plan must be rewritten. She said that HCDC would be writing one soon because the next round of allocations will be for fiscal year 2010, which is the fifth and final year of the plan. When creating a five-year plan, current public input as well as past studies are looked at for consideration of priorities. Shaw withdrew his motion as he had to leave prior to the end of discussions and a vote. Hart motioned to forward the FAIR! Affordable Housing Consumer Survey and Report to the City Council for its consideration at a Council work session when creating and considering affordable housing -related policies and issues for the community. Drum seconded. HOUSING AND COMMUNITY DEVELOPMENT COMMISSION SEPTEMBER 18, 2008 LOBBY CONFERENCE ROOM, CITY HALL Page 5 of 9 There was no additional discussion. The motion carried 7-0 (McMurray and Shaw excused). • Selection of Proiects to Monitor in FY09 Richman explained that once a year CDBG and HOME funds are allocated to a variety of projects, and annual monitoring reports have to be done throughout the subsequent year to follow-up on the projects. Each Commission member picks a few projects to monitor from a list developed by Hightshoe: the role is one of reporting, not of oversight. McKay: Aid to Agencies (United Action for Youth, Elder Services); Neighborhood Centers of Johnson County — Facility Rehabilitation Richman: IC Free Medical Clinic: 1) Building Acquisition, 2) Operations; Wetherby Splash Pad Douglas: Extend the Dream Foundation — Operations; HACAP- Transitional Housing; Habitat for Humanity — Homeownership Hart: Compeer- Operations; Local Foods Connection — Operations; DVIP —Facility Rehabilitation; Shelter House 1) Operations 2) Land Acquisition Drum: The Housing Fellowship — 1) CHDO Operating, 2) CHDO Pre -Development Loan, 3) FY08 & FY09 Rental Housing; Twain Elementary —Playground Equipment Crane: Arc of Southeast Iowa — 1) Facility Rehabilitation, 2) Operations; Neighborhood Centers of JC DeFrance: Dolphin International LLC — Homeownership; Blooming Garden- Down Payment Assistance; MECCA- 1) Operations, 2) Facility Rehabilitation, 3) Aid to Agencies Shaw: ICHA Tenant -Based Rent Assistance; Goodwill Industries- Facility Rehabilitation; Isis Investments LLC - Rental McMurray: ICHA- 1) Homeownership, 2) TBRA • Timeline for the Annual Review of the Consolidated Plan Hightshoe said that typically public meetings in two to three places are set up to gather information about the needs of the community. Hightshoe said the public meetings are summarized and sent to all of the city departments. An evaluation of the comments then takes place to determine whether the CITY STEPS plan needs to be revised. Hightshoe said that the five-year plan has typically been done in-house; however, with the flood and the implementation of the supplemental CDBG funds and the hazard mitigation program, a consultant will probably be hired to do the Consolidated Plan, which is also known as CITY STEPS. Hightshoe said that CITY STEPS goes through a very large review process in which priorities, census information, housing market -analysis, and other studies are examined. Typically, Hightshoe said, the Consolidated Annual Performance and Evaluation Report would also be reviewed right now; however, due to the flood, HUD has granted the City a waiver. The report is due in December. Usually year end report offers a good review of the year's project accomplishments. The old Consolidated Plan, Hightshoe said, was realistic in the way that it allocated money and in the amount of money that would be available over that five years, but not in the housing goals. The amount of units the Consolidated Plan hoped to assist given the money that was allotted was not realistic. Hightshoe said she would recommend that with the next version of HOUSING AND COMMUNITY DEVELOPMENT COMMISSION SEPTEMBER 18, 2008 LOBBY CONFERENCE ROOM, CITY HALL Page 6 of 9 CITY STEPS the goals consider the amount of money available, the typical cost in assisting a given unit, and that the goals set are more realistic. Hightshoe said that while the percentages of units assisted by category were on target, when the actual number of units is reviewed, it will look as though the goals in the plan have not been achieved. Hightshoe asked if there was a target population or a certain clientele that HCDC wished to get feedback from for the Annual Review. Hightshoe said that in previous years meetings have been held at: HACAP, Forest Ridge Mobile Home Park, Lakeside, Mercer Park, Successful Living, Neighborhood Center at Broadway and Pheasant Ridge. Hightshoe said she sets the meetings up and then she will e-mail out the locations at a later date. She advised that it was not an HCDC meeting and so the Commissioners are welcome, but not obligated to be there. She said she will put discussion of the summary and conclusions of the public input they receive on the October 16th agenda. Crane asked if a suggestion box had been used in the previous year's meeting, as he recalled discussions that it might be a good idea for people who wanted to voice their opinions but did not want to speak publicly in a large group. Hightshoe said it was not done last year, but could be done this year. On a suggestion from a Commissioner, Hightshoe noted that it might be possible to combine a forum and a Public Housing workshop to solicit input from those living in City -owned housing. Richman suggested getting participation from diverse geographical locations in the community. Hightshoe pointed out that the Iowa City Housing Authority's programs are not necessarily held in the Civic Center. If a meeting is planned for the Baculis-owned trailer court, then a separate meeting place would have to be found as there are no meeting facilities there. Hightshoe said she has found that if you simply have a public comment meeting about the Consolidated Plan, few people come; but if you consolidate it with an agenda for another event, then we receive much more input. Richman said that anything that can be done to increase participation would be encouraged. • Discuss the Iowa Housing Conference There is an Iowa Housing Conference in Des Moines on October 2nd and P. Typically there is enough money in the budget to send one or two HCDC Commission members if they wish to go. It was pointed out that this was the same date as the special meeting that had been scheduled earlier. Hightshoe said that the special meeting could possibly be rescheduled but that she was just trying to ascertain if there was interest on the part of any Commission members in attending. McKay expressed interest in attending. OLD BUSINESS: • Discuss Community Development Block Grant Supplemental Funding: Hightshoe said that on September 17th the Iowa Department of Economic Development (IDED) contacted all of the entitlement cities and the regional Council of Governments (COG) affected by the flood by conference call to announce that money would be coming shortly. In fact, Hightshoe said, IDED wanted to do training on how to receive the funds and input data on September 19th. Iowa received $85 million in supplemental recovery funds. $40 million of that is slated for housing programs. The aim is to concentrate on rehabilitation, down -payment assistance, and internal mortgage assistance for people affected by the flood. There was a variance for this program typically 70% of CDBG funding has to go to people below 80% median income —requiring that only 50% of the funding recipients be below 80% of the median income. That said, money still must first go to people under median income. Hightshoe said that the areas in Iowa City that HOUSING AND COMMUNITY DEVELOPMENT COMMISSION SEPTEMBER 18, 2008 LOBBY CONFERENCE ROOM, CITY HALL Page 7 of 9 were hit by the floods had a substantial mix of income levels. Once the program is advertised, Hightshoe said, the number of people who are eligible will be examined. Iowa City is still unsure how much money it will receive, though the City will be a direct recipient of these funds. Hightshoe said she assumes that the majority of the funds will go to Cedar Rapids because there is a formula which takes into account how many people received Federal Emergency Management Assistance (FEMA) assistance as one of its criteria for figuring the percentage of need. Hightshoe said that the Jump Start program will be funded by the State of Iowa, and will not have all of the federal regulations attached. She believed that Jump Start too had $40 million in funding, $20 million of which is to go to businesses and $20 million toward housing. Hightshoe said no written guidelines have yet been received. The IFA will be administering the housing assistance program through Jump Start and the small business program will be operated by IDED. Hightshoe said no written guidelines have been received yet. Once the guidelines are received, staff will be able to better direct people to the program for which they are eligible based on their circumstances and income. Hightshoe said that the application process is simply that a letter must be submitted stating that the City of Iowa City will administer the funds. Some form of environmental review must be done for the CDBG funds. Workshops will soon be held for both programs, and staff will then be able to get the necessary information out to folks in need. Stanley Consultants has finished their report on flood mitigation measures and it is being reviewed by Public Works. Hightshoe attended a benefit/cost analysis training for the hazard mitigation grant program. Surveyors have been sent out to flood -effected homes to measure first floor elevations and determine eligibility. Hightshoe noted that one frustrating thing that she learned in the training was that if a property sustains damage only in a 250 or 500-year flood, then the probability of a future flood plays against you and makes it difficult to reach the ratio to receive a buy-out. The analysis is done by a software program that takes into account first floor elevations, information from the flood insurance study, cost of structure replacement and other data to determine the benefit/cost ratio. The City is beginning by having a surveyor evaluate 30 of the lower elevation homes, working on the assumption that if the homes in the low -elevations do not qualify, then the homes in higher elevations will not qualify either. If the building is in the 100-year floodplain and sustained more than 50% damage, then the cost/benefit analysis does not have to be performed. For those properties that are eligible for a buyout, the City used 110% of the pre -flood value for statistical purposes; however, the buyout prices will be set on a home by home basis, taking into account recent appraisals and market -value analysis. There is no duplication of benefits allowed under the buy-out program. Hightshoe gave the following example to illustrate this: if a property -owner is paid $70,000 by their flood insurance provider and does not put the money back into the home (keeps it in the bank), then when the City goes to buyout the home, worth $100,000, the City would only pay that property owner $30,000. On the other hand, Hightshoe said, if a property -owner received $70,000 from their flood insurance and can document that they have done $30,000 worth of work on their home, then the City would buy out the home for $60,000 ($100,000 — 70,000 + 30,000). It is still a question as to how the supplemental CDBG funds and the Jump Start programs will work. Hightshoe said that it is unlikely that Iowa City will be given enough money to restore everyone to their pre -flood condition. Within the next month, much more information should become available to flood - effected residents. Hightshoe said that it is possible that another staff member could be hired to help with the flood relief efforts, depending on how much money is received. There is a maximum dollar amount per unit for both business and homeowners that can be received in assistance. Hightshoe estimated that for businesses it may be up to HOUSING AND COMMUNITY DEVELOPMENT COMMISSION SEPTEMBER 18, 2008 LOBBY CONFERENCE ROOM, CITY HALL Page 8 of 9 $50,000 per recipient, and for homeowners it may be up to something like $37,000. Hightshoe said it might not be enough to repair the whole house, but it might help those who have nothing get some repairs done. She said it is also possible that those maximums could be waived; she will not know any details until she receives the guidelines in writing. ADJOURNMENT: Drum motioned to adjourn; DeFrance seconded. A vote was taken and the motion to adjourn carried 7- 0 (McMurray and Shaw excused). The meeting adjourned at 8:09 p.m. �rlr'� CITY OF IOWA CITY Q T4 MEMORANDUM Date: October 4, 2008 To: Housing & Community Development Commission (HCDC) From: Tracy Hightshoe, Associate Planner Re: October Meeting Packet Below is a brief description of the October agenda items. New Business Review of The Housing Fellowship's Request to Amend the Financial Terms for their FY08 & FY09 Affordable Housing Rental Project City Council allocated $545,772 in FY08 and FY09 HOME funds to The Housing Fellowship to develop 22 single family units of affordable rental housing located at 1062 and 1076 Chamberlain Drive, 351-353 Westbury Court, 341-343 Westbury Court, and 16 lots in the Mount Prospect Addition Part IX, a 5.21 acre infill development directly south of Lakeside Drive, across from Grant Wood Elementary. Council approved a 0% loan with repayment over 30 years with the units remaining affordable for 30 years. The Housing Fellowship will submit a Low Income Housing Tax Credit Application to secure a significant portion of the financing needed to construct the 22 units. The Housing Fellowship, as general partner, formed the Aniston Villages Limited Partnership, a for profit entity as tax credits may only be awarded to for profit entities. The Housing Fellowship submitted a request for different financial terms for the FY08 and FY09 Affordable Rental Housing project (request attached). Steve and I met with Maryann Dennis, THE Director, to discuss the project and the new per unit cap (how it is calculated recently changed) set by the Iowa Finance Authority. The Housing Fellowship has had to change how they structure the project and reduce their developer fee from 12% to approximately 7% to make the project work. The per unit cost is $194,048. This cost does not include the cost of the land purchased with HOME funds. Attached are the sources of funds and the cash flow analysis submitted by Maryann. The cost of land (HOME funded) has been removed as The Housing Fellowship will retain ownership of the land and lease it to the limited partnership for $1.00/year. The debt service coverage ratio (DCR) is not in the typical format, but expressed as a percentage. Thus, when you see 139% it has a DCR of 1.39 and does not include the debt for the land purchased with HOME funds. The first year's ratio looks huge (14.14) as total debt has not been included yet. You will see it in year two, where it drops to 1.39. To repay the City with the existing terms, THE would have to pay $18,259 annually. The projected annual operating cash flow is less than $13,291 after year one. IFA requires a Debt Service Coverage ratio between 1.15 and 1.40 for the first 15 years. (Over) October 4, 2008 Page 2 The proposed rents are $775 (17 units) and $550 (5 units) for the project. The fair market rent for a three bedroom unit is $1,032 minus the ICHA Utility Allowance for the specific unit. The rents are lower than allowed by HOME. By increasing rents, it may be possible for the project to cash flow with a partial HOME repayment to the City before Year 20, however there would be additional reliance on the household to have a rental subsidy to rent the unit. Staff will be recommending a 20 year deferred loan, with a balloon payment at year 20 for the HOME funds (0% interest). Annual Review of the 2006-2010 Consolidated Plan (a.k.a CITY STEPS) CITY STEPS (2006-2010) is a five year plan that guides allocation decisions for the funds the City receives through the Community Development Block Grant and HOME Investment Partnership programs. The upcoming allocation cycle for FY10 funds is the fifth and final year of the 2006-2010 plan. Two community meetings will be planned and details will be forthcoming. The public meetings will be held before our next HCDC meeting. You are not required to attend the CITY STEPS meeting, but it will be a good opportunity to hear about the concerns and needs of low to moderate income residents. Monitoring Reports Isis Investments LLC — Rental Housing (Shaw) Contact Salome Raheim 319.530.4375 (email at Salome-Raheim@att.net) Twain Elementary — Playground Equipment (Drum) Contact Mary Bontrager, Principal 688.1165 Dolphin International LLC — Downpayment Assistance (DeFrance) Contact Arvind Thakore 224.622.1171 Goodwill Industries — Facility Rehabilitation (Shaw) Contact Tamera Erb 337.4158 If you have any questions about these agenda items, or will be unable to attend, please contact me at 356-5230 or by email at tracy-hightshoe@iowa-city.org. Housine Fellowshi Opening the doors of Johnson County 322 E. 2"d St. Iowa City, IA 52240 Office 319-358-9212 Fax 319-358-0053 September 18, 2008 Housing and Community Development Commission City of Iowa City 410 East Washington Street Iowa City, IA 52240 RE: Request to amend terms of FY 08 and FY09 HOME funds allocated to The Housing Fellowship Dear Members of the Commission: I am writing to request an amendment to the terms of HOME funds allocated to The Housing Fellowship. The combined allocation is $545,772 and will be used to acquire land for the construction of 22 affordable rental homes as part of a Low -Income Housing Tax Credit Application. The application is due on October 31, 2008 and must include a commitment letter from the City of Iowa City for HOME funds. As such, time is of the essence and your recommendation will need to go to Council on either October 6 or October 22. 1 am asking you to approve the allocations to be loans at 0%, with 30 year amortizations and to defer payments for twenty years. A balloon payment in the amount of $545,772 will be paid at the end of year twenty. The original request was to amortize the 0% loan for 30 years with principal payments to be made during the first 30 years of the project. I am providing revised proforma investment analyses that depict both payment scenarios. I have also provided the Iowa Finance Authority's Underwriting Criteria for award of tax credits. As you can see, repayment of City HOME funds during the first 30 years of the project shows that the project is unable to meet IFA's required minimum debt coverage ratio. The letter of commitment and IFA's underwriting criteria are threshold requirements of the application. If The Housing Fellowship is unable to meet them, we will be unable to submit an application. Debt service is repaid with rental income. Higher debt service results in higher rents. Even if the maximum rents are charged, the net operating income is not enough to meet the required debt coverage ratio if the City requires repayment during the first 30 years. The amended terms will allow the project to retire debt from other funding sources, including General Obligation Bond funds issued by the City. It will also allow rents to remain low enough for the homes to be affordable to many very low-income Iowa City households without reliance on rental subsidies. The proposed rents are $775 and $550. While these are lower than allowed, it is our firm belief that lower rents are imperative for low-income households. The Affordable Housing Market Analysis for the Iowa City Metro Area, December 2007 found: • Housing prices have outpaced income • Many cost burdened households are active members of the region's workforce whose salaries are not keeping pace with housing costs • The Iowa City metro area is producing many more higher priced housing units than moderately priced units • Existing demand for affordable housing exceeds projected demand • Projected housing construction is not expected to address affordable housing need • Experienced affordable housing developers are struggling against many barriers to create new affordable housing units for lower income households • Total affordable housing need for2007-2012 is estimated to be 2,739 units. A recommendation to the City Council for our proposed terms will contribute greatly for us to continue our mission to increase the access to and availability of affordable housing in Johnson County. Thank you for your consideration of this request. I am available at your convenience to attend your discussion and answer questions you may have. Sincerely, LQ)�- Maryann n Dennis Executive Director Uo V 00 O O O O O O O O O O O cc M O O O O O M O D\ N �D O Oi O O C O O z O HM Y. O e O O O ' fx ' 00 ^ ^tn N en 00 O 0.S f+1 O F k e e o e e o O n 0 0 0 0 0 R a 0 0 0 0 C M N C7 O O O O O O ON ON A � O' M N O N N O O o � � w �w O O 0 v V2 d o '5 z w ° u zz 0��v��a�c��oz F O O O O O O O O O M O N o0 O -• 00 00 IO W) Vl N "O O`, — V O O O � O, M O O O O, 00 O O 00 �O r- V d' M N Vl N OC N M M M o � O w H o W " o V c 0 ,V. C F '� a"i >0 i<�'1a 5 0Qa F O O O OI 00 O O O M O O O M m M M O O O O O O M ri — N en `t N ,y 06 CD r7 a a)o � z a m O O O. 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C .-. N A O d V1 p N d N '° 00 O .i w U ^' C7 � a 4 aW. � en '� •. � � a, A O a F z AXHr° a 4 N 0 0 0 i � i i INIeMr� .-il o IN M M M M � ~ M 2 a N O V X O N 0 9 Z SECTION 4. UNDERWRITING The Threshold Application will require the Applicant to demonstrate that the Project is financially feasible and viable using the least amount of Tax Credit. Underwriting will be completed by IFA during the review of the Threshold Application, and again following the Correction Period. IFA may adjust the amount of Tax Credit based upon the underwriting. Underwriting shall be completed for a Project prior to the time a reservation is awarded, at Carryover, and before a Form 8609 is issued. The pro forma cash flow is part of the Threshold Application. If a gap in financing is discovered after underwriting the Project, the gap may be filled from the Developer's fee if the fee is sufficient not to exceed fifty percent (50%) of the fee. No other fee will be used to fill a gap in financing. The Threshold Application will require the Applicant to supply sufficient information to allow IFA to determine whether the Project is financially feasible during the construction phase and the operational phase of the Project. The Threshold Application will require the Applicant to provide information regarding loans, grants, equity contributions, the anticipated value received from syndicators, equity partners or private funding sources for the Tax Credits, Property tax abatements, tax increment financing, enterprise zone benefits and any other type of financing or contributions that are relevant to the economic feasibility of the Project and are available to the Project. State tax credits may be used provided that the Applicant can demonstrate that the credits will be available to the Project. The following minimum financial underwriting requirements apply to all Projects. Projects that cannot meet the minimum requirements, as determined by IFA, will not receive Tax Credits. 4.1 Underwriting Standards. 4.1.1 Projects will be underwritten with income escalating at a minimum of two percent (2%) and operating expenses escalating at a minimum of three percent (3%), with a minimum spread of one percent (1%) required between the income and expense escalators. 4.1.2 Projects will be underwritten assuming no less than a seven percent (7%) vacancy rate and no more than a ten percent (10%) vacancy rate. For a Project qualified under Section 2.2.1, IFA will allow a five percent (5%) vacancy rate if the property has maintained a ninety- five percent (95%) or higher annual occupancy rate for the previous five (5) years, and is currently occupied at a minimum of ninety-five percent (95%). 4.1.3 All Projects must reflect a Debt Service Coverage Ratio between 1.15 and 1.40 for the first 15 years. If the Debt Service Coverage Ratio falls outside of this range, the Applicant must provide a narrative to justify the deviation. If the justification is not acceptable to IFA, the Project may be rejected. 4.1.4 Projects with less than 20 units must also demonstrate $150 per unit per year of net cash flow for the first 15 years. This does not apply to Projects with rental assistance through RD. 4.2 Operating Expenses. 4.2.1 Housing for Older Persons: Minimum of $2,500 per unit per year not including taxes, reserves and resident support services. PART A - REQUIREMENTS FOR 9% TAX CREDITS Page 13 4.3 4.2.2 Housing for Families: Minimum of $3,000 per unit per year not including taxes, reserves, and resident support services. Reserves. 4.3.1 Operating Reserve. The operating reserve will be the greater of 1) $1,500 per unit or 2) six month's debt service and operating expenses. The operating reserve must be in place for the first 10 years and be used solely to cover operating deficits. The Applicant must include a narrative explaining how the operating reserve will be established. 4.3.1.1 The Applicant may use the terms and conditions of the operating reserve required by lenders or other funders financing the Project provided the reserve is equal to or greater than the reserve required by this Section. 4.3.1.2 The operating reserve can be funded by deferring the Developer's fees of the Project. 4.3.1.3 The Ownership Entity may fund the operating reserve using an irrevocable letter of credit. The letter of credit will be released after the end of the 10-year period described in Section 4.3.1. If a letter of credit is used, the proceeds should not be included in the Project costs. The fees associated with obtaining the letter of credit may be included in Project costs. 4.3.1.4 The requirement for the operating reserve is a compliance issue and may be satisfied using the terms and conditions of the operating reserve required by lenders or other funders financing the Project provided the reserve is equal to or greater than the reserve required by this Section. Applicants are required to submit to IFA a verification that the terms and conditions of the operating reserve required by lenders or other funders financing the Project has or will be satisfied at the time a building is placed in service. If the operating reserve will be established with the final equity payment, a letter from the syndicator or investor will be required. 4.3.2 Replacement Reserve. All family Projects must budget replacement reserves of $400 per unit per year. All Older Persons Projects must budget replacement reserves of $300 per unit per year. 4.3.2.1 The Threshold Application will require the Applicant to include a narrative explaining how the replacement reserve will be escrowed and used only for the replacement of capital components of the Project. The replacement reserve must be shown on the pro forma. 4.3.2.2 The requirement for the replacement reserve is a compliance issue and may be satisfied using the terms and conditions of the replacement reserve required by lenders or other funders financing the Project provided the reserve is equal to or greater than the reserve required by this Section. Applicants are required to submit to IFA a verification that the terms and conditions of the replacement reserve required by lenders or other funders financing the Project has or will be satisfied at the time a building is placed in service. PART A - REQUIREMENTS FOR 9%TAX CREDITS Page 14 4.4 Deferred Developer Fees. 4.4.1 Developer fees can be deferred to cover a gap in funding sources as long as: 1. The entire amount will be paid within 15 years and meets the standards required by the IRS to stay in basis; 2. The deferred portion does not exceed fifty percent (50%) of the total amount as of the full Application; and 3. Payment projections do not negatively impact the operation of the Project. Each of these will be determined by IFA. Nonprofit organizations must include a resolution from the Board of Directors allowing such a deferred payment obligation to the Project. The deferred Developer fee must be paid from the net cash flow and not be calculated into the minimum Debt Service Coverage Ratio. 4.5 Financing Commitment. 4.5.1 For all Projects proposing private construction and permanent financing, a letter of intent from the lending institution on their letterhead is required. This letter must clearly state the term of the permanent loan, how the interest rate will be indexed and the current rate at the time of the letter, the amortization period, fees, any prepayment penalties, anticipated security interest in the Property and lien position. 4.5.2 For all other sources, except state HOME funds, a commitment for funding must be made in advance. This includes any other grants, loans, tax credits, etc. Documentation that specifies the value of the commitment, the purpose the funds can be used for, and time limitations related to the commitment must be provided from the entity making the commitment. 4.5.3 Unless a request is being submitted for a loan from IFA, Threshold Applications may only include one set of proposed funding sources. IFA will not consider multiple funding scenarios. A Project will be ineligible for allocation if any of the listed funding sources will not be available in an amount and under the terms described in the Threshold Application. IFA may waive this limitation if the Project otherwise demonstrates financial feasibility. If a loan is being requested from IFA for a State -legislated revolving loan program, the Applicant may submit the designated financial documents listing the IFA construction and/or permanent loan(s) listed as a source, and may submit the designated financial documents with an alternative source for the construction and/or permanent loan(s). 4.6 Developer/Builder Fees. 4.6.1 Developer fees (including overhead and profit and Consultant Fees) shall not exceed the percentages described below. The Developer's fee is calculated as a percentage of Total Project Costs minus land, Developer's fee, Developer's overhead and profit, Consultant Fees and Project reserves. The fees will be limited as follows: PART A - REQUIREMENTS FOR 9% TAX CREDITS Page 15 Project Type Fee Limit New Construction Projects Not to exceed 15% Acquisition/Rehabilitation Projects Not to exceed 17% Adaptive Reuse Projects Not to exceed 17% Historic Projects Not to exceed 17% Preservation Projects Not to exceed 17% 4.6.2 Builder and general contractor fees will be limited to a total of fourteen percent (14%) of the Hard Construction Costs. 4.6.3 In the event the Developer fee, Consultant Fee or builder fee limits are in excess of the limits imposed, IFA will make the appropriate adjustments during the underwriting phase of the evaluation of the Applications. 4.7 Other Fees and Considerations. 4.7.1 Investor Services Fees. Investor services fees must be paid from the net cash flow and not be calculated into the minimum Debt Coverage Ratio. 4.7.2 Project Contingency Funding. All new construction Projects shall have a hard cost contingency line item of NO MORE THAN ten percent (10%) of total hard costs, including Builder Profit and Builder Overhead. Acquisition/Rehabilitation, Preservation, Adaptive Reuse and Historic Preservation Projects shall include a hard cost contingency line item of fifteen percent (15%) of the total hard costs. 4.7.3 Project Ownership. There must be a common ownership between all units and buildings within a single Project for the duration of the Extended Use Period. 4.7.4 Resident Population with Special Needs Election. If the Applicant selects to submit a Resident Population with Special Needs plan under Section 6 Scoring Criteria, the pro forma must budget for at least $150 per Tax Credit unit annually. 4.8 Subsidy Layering Review. HUD is required to undertake subsidy layering reviews of each Project receiving HUD housing assistance to ensure that the Applicant does not receive excessive government subsidies by combining HUD housing assistance with other forms of federal, State or local assistance. For Projects that combine HUD housing assistance with Tax Credits, HUD has delegated the subsidy layering review to IFA. HUD and IFA have entered into a Memorandum of Understanding ("MOU") governing the procedures that IFA must follow when undertaking the subsidy layering review. Generally, the fee limits for Developer's fee, overhead, builder's profit and other fee limits set forth in this QAP in Sections 4.6 and 4.7 will be applied by IFA in its subsidy layering review. IFA will complete the subsidy layering review for applicable Projects after the Applicant and HUD submit relevant documentation for review at Carryover. This information includes the results of HUD's underwriting analysis, the Applicant's proposed development costs, and information concerning any syndication of the Project. IFA will undertake the subsidy layering review for each Project after completion of HUD's and IFA's underwriting, if applicable. IFA will complete a second subsidy layering review at the time the IRS Form 8609 is issued for the Project. IFA reserves the right, without amending this QAP, to amend its subsidy layering procedures as necessary to comply with changes in applicable federal law or regulations, PART A - REQUIREMENTS FOR 9% TAX CREDITS Page 16 HUD guidelines or the MOU. HOME and CDBG funding, when combined solely, with Tax Credits do not trigger the subsidy layering review process. 4.9 Unit Cost Cap. IFA limits total development cost for any one development according to the maximum limit under HUD's 221(d)4 Mortgage Insurance program, plus an automatic twenty-five percent (25%) allowance. If an Applicant is proposing energy efficiency measures that exceed minimum construction characteristics, and those measures cause the Applicant to exceed the cost cap, and the Applicant provides adequate test results, engineering plans, estimates of energy cost savings, and comprehensive cost estimates, IFA may allow an exception to the unit cost cap. The Applicant may submit the documents to IFA for their review and comment prior to the Threshold Application submission date. Unit cost caps are maximum amounts. IFA provides no guarantee that Projects at or below the unit cost caps will be deemed financially feasible. For Applicants requesting HOME funds, the requirements of IDED's Chapter 25 IAC Housing Fund rules and HOME regulations apply. 4.9.1 Projects receiving state and/or federal historic rehabilitation Tax Credits will be allowed to deduct the residential portion of the historic Tax Credit from the Project costs to allow for stricter rehabilitation standards. IFA may, on a case by case basis, allow a Project receiving historic rehabilitation Tax Credits, participating in any HUD promulgated preservation initiative or located in a Qualified Census Tract to exceed the unit cost cap. HUD promulgated preservation initiative Projects should include a copy of the Project's physical condition assessment to demonstrate the potential unit cost. IFA may reject costs that exceed the cost cap, in its sole discretion, if the costs are not reasonable or justified. PART A - REQUIREMENTS FOR 9% TAX CREDITS Page 17 HCDC Monitoring List for FY09 FY09 CDBG/HOME PROJECTS FUNDED AMOUNT MONITOR MONTH Isis Investments LLC - Rental $ 94,000.00 Shaw October Twain Elementary - Playground Equip. Dolphin International LLC - Homeownership HACAP - Transitional Housing Arc of Southeast Iowa - Facility Rehabilitation $ 40,000.00 Drum October $ 68,000.00 DeFrance October $ 80,000.00 Douglas November $ 3,000.00 Crane November Arc of Southeast Iowa -Operations $ 1,000.00 Crane November ICHA - Homeownership $ 187,500.00 McMurray December ICHA - TBRA $ 60,000.00 —McMurray December Compeer - Operations $ 1,000.00 Hart December Extend the Dream Foundation - Operations $ 1,000.00 Douglas December i The Housing Fellowship - CHDO Operating The Housing Fellowship - CHDO Pre-Dev. Loan $ 28,000.00 $ 13,000.00 Drum Drum January __ Janua The Housing Fellowship - Rental Housing__________________ $ 198,000.00 Drum January Local Foods Connection - Operations_ $ 1,500.00 _ Hart January _._ MECCA_ - Operations ($1,000) & Aid to Agencies (—$11,60--7—)---7 IC Free Medical Clinic - Building Acquisition $ $ 12,607.00 90,772.00 DeFrance Richman January _April MECCA - Facility Rehabilitation $ 11,400.00 DeFrance Aril Free Medical Clinic - Operations _ $ 2,500.00 Richman April DVIP - Facility Rehabilitation Shelter House - Operations (STAR program) $ 10,000.00 Hart May i $ 2,000.00 Hart May Aid to Agencies (UAY - $33,225, Elder Services Inc. - $60,168) Economic Development Fund _ _ _ City of Iowa City_ Housing Rehabilitation _ _ $ _ _ 93,393.00 $ 82,890.00 $ 230,000.00� McKay Staff Staff M 1 June June NCJC - Facility Rehabilitation _ $ 14,600.00 Crane June Prior Year Carryovers FY08 Goodwill Industries - Facility Rehabilitation $ 30,000.00 Shaw October FY08 NCJC - Facility Rehabilitation $ 88,000.00 McKay December FY04 Shelter House - Land Acquisition _ $ 230,000.00 Hart December FY08 THE,"- Affordable Rental $ 347,772.00 Drum January FY06 & FY07 ICHA Tenant Based Rent Assistance $ 359,564.00 Shaw A ril _ _ FY08 Blooming Garden - Downpayment Assistance FY08 Wetherby - Splash Pad $ 80,000.00 $ 30,000.00 DeFrance Richman May June FY08 & 07 Habitat for Humanity - Homeownership $ 337,000.00 Douglas June FAIR! AFFORDABLE HOUSING CONSUMER STUDY 2007-2008 PRESENTED TO IOWA CITY HOUSING AND COMMUNITY DEVELOPMENT COMMISSION 9/18/08 PRINCIPAL RESEARCHERS: GAIL ARDERY ANDY DOUGLAS GARRY KLEIN KAREN KUBBY MONIKA RATNER CAROL SPAZIANI CHRIS TRAYNOR WENDY ROBERTSON CITY ADVISORY: STEVE RACKIS STEVE LONG AFFORDABLE HOUSING CONSUMER STUDY INTRODUCTION FAIR! is a progressive voice on local issues of importance to Johnson County residents. We work to build a sustainable, livable, and humane community. FAIR! works for social, economic and environmental justice; promotes fair and accountable government; and builds community by strengthening local democratic practices. A key priority of the organization has been to advocate for increased availability of affordable housing for low-income residents in Johnson County. FAIR! has undertaken numerous activities related to affordable housing: ■ FAIR! held a forum in 2006 on affordable housing for low income residents in the Broadway Street neighborhood. ■ FAIR! interviewed members of numerous local agencies in 2006 in order to determine what those agencies were already doing, what those agencies planned to focus on for their future activities, and how those agencies perceived FAIR! could advocate for affordable housing in the community. ■ FAIR! participated in the area's first two Housing Summit in 2006 and 2007. ■ FAIR! members researched inclusionary zoning ordinances in other communities, summarized the findings and provided the findings to the City of Iowa City. ■ FAIR! has representation in meetings of a group of interested builders, realtors, non-profit providers of housing and other interested citizens. GOALS With the anticipated release of the Mullins & Lonergan authored Affordable Housing Market Analysis commissioned by the Iowa City Council in late 2007, FAIR! chose to survey members of the community who utilize low-income assistance programs. The goal of the survey was to collect qualitative and quantitative housing data from area residents, especially those in need of affordable housing, and to report findings to the City Council of Iowa City and interested other parties. We were interested to learn how their current needs are being met, how satisfied they are with their current situations, and how their future needs may be met. We anticipated that this information would complement the City's Affordable Housing Market Analysis whose purpose was to: • Identify demographic and economic trends that affect the demand for housing • Define the supply and demand characteristics of the housing market as a whole • Analyze the demand for affordable housing • Determine if there are any barriers to affordable housing • Recommend actions and initiatives aimed at expanding the supply of affordable housing for those in lower -income sectors. (See page 5: http://www.icgov.org/site/CMSv2/file/planning/commDev/hsngAnalysis.pdfreport) METHODS Members of the FAIR! developed questions that would elicit basic information on housing, including current living situation, the cost of housing relative to household income, satisfaction with their present housing situation, and perceived housing needs. Steve Rackis (Iowa City Housing Authority) and Steve Long (Iowa City Department of Planning and Community Development) provided feedback on the questions, which were modified to reflect their recommendations. Survey questions were not scientifically tested for reliability or validity. With the help of native speakers, we translated the survey into Spanish. Copies of the English and Spanish Surveys are located in Appendix A. Our goal was to obtain 300 completed questionnaires. We contacted many local agencies to seek out occasions and locations where we might administer the questionnaire. These agencies helped us to identify 16 unique sites (See Appendix B). FAIR! members distributed the survey at numerous events during October and November 2007. The surveys were completed by a convenience sample of area residents who were present in Appendix B. All survey data were entered into an Excel spreadsheet file. Data analyses consisted of descriptive measures, including number, percent and mean (average). LIMITATIONS Our selection and choice of sites was limited by several factors: ■ The number of sites surveyed was limited by the volunteer person power we had to devote to this project. ■ Due a relatively recent housing study that was conducted by the University of Iowa's Center on Aging(http//www.centeronaging_uiowa.edu/), we did not distribute the survey at any sites where elderly citizens specifically might congregate (e.g., the Senior Center and retirement residences). Hence, elderly were surveyed only if they were present at one of the other sites. ■ We did not use any sites outside of the Iowa City city limits (e.g., Coralville, North Liberty, rural mobile home communities). Citizens living in other communities would only have had a chance to respond if they attended an Iowa City event. Consequently, our findings do not accurately reflect citizens living outside of Iowa City. ■ We did not identify participants by gender identity, sexual orientation. ■ We did not specifically survey college students. FINDINGS ■ A total of 292 persons completed the survey, 97.3% of our goal. • The overwhelming majority of respondents lived in Iowa City (Table 1). Tahlp 1 - Place of Residence Iowa City Coralville Kalona RuralCJ Vinson Elsewhere Not specified 261 (89.4%) 18 (6.2%) 1 (.003%) 7 (.024%) 1 (.003%) 4 ■ 22 respondents (7.5%) completed the Spanish version of the survey, suggesting that their primary language was Spanish. ■ Seven respondents (2.4%) were homeless. ■ An additional 26 respondents (8.9%) were living in a temporary housing situation. ■ Respondents lived with an average of 2.2 other persons. The largest household included 13 individuals. The average number of related persons living with a respondent was 1.7. ■ Seventeen respondents (5.8%)were receiving government assistance. ■ 63 respondents (21.6%) were disabled. ■ 61 respondents (20.9%) were 62 years or older, and an additional 31 respondents (10.6%) were aged 55-61. ■ 123 respondents (42.1 %) had minor children in their household. INCOME DATA ■ 16 respondents (5.5%) reported having no annual income. ■ 26 respondents (8.9%) reported an annual income that was less than $5,000. ■ 51 respondents (17.5%) reported an annual income of $5,000410,000. ■ 53 respondents (18.2%) reported an annual income of $10,001-$20,000. ■ The total number of respondents making $20,000 or less was 146 (50.0%) ■ 29 respondents (9.9%) reported an annual income of $20,001-$30,000. ■ The total number of respondents making $30,000 or less was 175 (59.9%). ■ Nearly half of the respondents had an income at or below the poverty level. An additional 21.2% were very -low or low income. Only 10.3% were 80-100% of median income or higher. See Table 2. Tnhla 7- Inr_nmp Level* Poverty Level Very -low Low 80-100%° of Above Unable to (30% of (50% of (80% of median median Determine Median Median Median Income) Income) Income) 141 (48.3%) 37 (12.7%) 25 (8.6%) 13(4.5) 17(5.8 4 *According to the City of Iowa City's Table of Income Guidelines and Definition (Appendix B) THE RELATIONSHIP OF INCOME TO AGE DISABILITY ETHNICITY AND CHILDREN ■ Although 61 respondents (20.9% of the entire sample) were 62 years or older, only 16 of the 141 respondents with a poverty level income (11.3%) were 62 or older. Similarly, 31 respondents (10.6% of the entire sample) were aged 55- 61, but only 17 of the 141 respondents within a poverty level income (12.1 %) were aged 55-61. Therefore, older respondents were found less in the lowest income group than in the entire sample. ■ Although only 63 respondents (21.6% of the entire sample) were disabled, 50 of the 141 respondents within a poverty level income (35.5%) were disabled. An additional seven disabled respondents did not disclose their income. Of the 22 respondents who completed the Spanish survey, 14 (63.6%)were at the poverty level, six (27.3%)had a very low income, and one had a low income. The remaining one Spanish speaker did not providing sufficient information to determine income level. Therefore, at least 95.5% of Spanish speakers made less than 80% of the median income. 123 households, or 42.1 % of the entire sample, had minor children. Of the 141 households living at the poverty level, 61 (43.3%) had minor children. Of the 203 households with an income less than 80% of median, 93 (45.8%) had minor children. COST AND BURDEN OF HOUSING ■ The average monthly rent or mortgage payment reported by respondents was $559.49 (standard deviation $631.15). ■ 164 respondents (56.2%) reported that they needed better housing but couldn't afford it. SATISFACTION WITH PRESENT HOUSING SITUATION Respondents expressed satisfaction with many aspects of their present housing situation, rating their housing as convenient to work and school, shopping and essential services, and public transit. Although most respondents felt safe where they live, 72 (24.7%) did not. An even greater number of respondents (87 or 29.8%) felt that their present housing was not adequate for their family's needs. More than 1/3 of respondents (101 or 34.6%) judged their housing to be too small for their family's needs. Nearly 40% reported that their housing was not in good condition or needed repair. Persons living in temporary housing had the highest report of housing that was not in good condition (N=13 or 54.2%). Table 3: Degree of Satisfaction with Aspects of their Current Living Situation Number Responding "Yes" Location is convenient to shopping and essential services 283 (96.9%) Location is convenient to public transit 283 (96.9%) Location is convenient to work and school 221 (75.7%) I feel safe where I live 210 (71.9%) 1 like my neighborhood 209 (71.6%) My housing is adequate for me/my family's needs 188 (64.4%) The level of noise is comfortable 185 (63.4%) My landlord provides maintenance as needed 156 (57.1%) My housing is not in good condition, needs repairs 116 (39.7%) My housing is the wrong size for my/our needs 97 (33.2%) ■ My housing is too small 100 (34.2%) Detailed information on satisfaction by location/site can be found in Appendix B. HOUSING PREFERENCES Most respondents were able to identify a preferred type of housing, if the cost of that housing fit into their budget. Sixty-three respondents (21.6%) owned their own home, while 131 (44.9%) cited owning a home as their preferred housing. Similarly, of the 145 respondents renting an apartment, 66 (45.5%) preferred owning their own home. Conversely, while 124 respondents (43.5%) were renting an apartment, only 1/3 as many (43 or 14.7%) preferred renting an apartment. Similarly, 14 (60.1%) of the 23 individuals who owned a mobile home preferred owning non -mobile home. Table 4. Current and Preferred Type of Housing Type of Housing Current Housing Situation Preferred Housing Situation Live in temporary housing 26 4 Rent an apartment 124 43 Rent a house 18 20 Rent a room 16 8 Rent a mobile home 4 7 Rent a condominium 1 0 Rent a duplex 4 0 Own a mobile home 21 13 Own a condominium 2 19 Own a duplex 2 13 Own a home 63 131 Homeless 7 0 "Prefer any of the choices" N/A 1 HOUSING NEEDS Respondents identified several factors that would help them better meet their housing needs (Table 5). The three factors cited most frequently were a higher income, lower rent payments, and down payment assistance or a loan. Individuals with poverty -level R and very low incomes cited most factors at higher frequencies than did individuals in other income groups. Current homeowners did not indicate a frequent need for financial assistance related to housing costs. Of the 63 homeowners that completed the survey, only nine indicated a need for home financing with lower mortgage payments, and only four indicated a need for financial counseling. However, 15 homeowners reported that they needed a better job with a higher salary. The respondents that did not provide income data reported that many of the factors would be helpful. Indeed, these participants responded positively to the following factors more than 25% of the time: a better job with higher salary, lower rent, down - payment assistance or a loan, help with rental and utility deposits and more job training and education. Table 5: Factors That Would Help Respondents Meet Housing Needs Positive Responses by Income Group Total Positive Poverty Level Very -low Low 80-100% of Above Unable to Factor Responses (N=292) (N=141) (N=37) (N=25) median median Determine (N=13) (N=17) (N=59) A better job with 126 (43.2%) 71 (50.4%) 17 5 4 (30.8%) 3 (17.6%) 26 higher salary (45.9%) (13.5%) (44.1 %) Lower rent 123 (42.1 %) 75 (53.2%) (45 9%) 5 (20%) 2 (15.4%) 1 (5.9%) (35 1 Down payment 102 (34.9%) 60 (42.6%) 15 7 (28%) 2 (15.4%) 2 (11.8%) 16 assistance or loan (40.5%) (27.1 %) Home financing 22 11 with lower monthly 89 (30.5%) 42 (29.8%) (59.5%) 7 (28%) 3 (23.1 %) 4 (23.4%) 01)8.6 payments Help with rental 83 (28.4%) 55 (39%) 7 (18.9%) 3 (12%) 3 (23.1%) 0 15 and utility deposits (25.4%) More job training or 75 (25.7%) 43 (30.5%) 12 2 (8%) 3 (23.1 %) 0 15 education (32.4%) (25.4%) Housing that is more physically 46 (15.8%) 31 (22%) 6 (16.2%) 2 (8%) 1 (7.7%) 1 (5.9%) 5 (8.5%) accessible Financial management 39 (13.4%) 24 (17%) 6 (16.2%) 2 (8%) 0 1 (5.9%) 6 (10.2%) counseling A location more 12 convenient to work 33 (11.3%) 16 (11.3%) 2 (5.4%) 1 (4%) 1 (7.7%) 1 (5.9%) (20.3%) or school An affordable lot to 33 (11.3%) 12 (8.5%) 8 (21.6%) 4 1 (7.7%) 2 (11.8%) 6 (10.2%) build build on °) (10.8 /° Better access to 25 (8.6%) 18 (12.8%) 1 (2.7%) 0 2 (15.4%) 1 (5.9%) 3 (5.1%) public transit CONCLUSIONS Survey respondents represented persons with both financial and housing needs. More than two-thirds had an income less than 80% of the median. Persons living at the lower income levels were less likely to be over age 65 when compared to the total sample. Older adults in our sample did not appear to be disproportionately at need for affordable housing. However, disabled individuals were disproportionately represented at the lowest income levels. More than half of the respondents reported that they needed better housing but couldn't afford it. More than one-third reported that their homes needed repair and that their homes were too small. Home ownership was cited most often as the preferred housing situation. Indeed, the number of persons desiring home ownership was more than double the number of actual homeowners. Conversely, renting an apartment was viewed as preferred by only 1/3 of those who were renting. At three places in the survey, respondents had the opportunity to write in comments. A detailed summary of the comments is presented in Appendix D. A number of themes emerged from respondent comments: ■ The area needs more low-cost housing. ■ Disability/medical problems/healthcare costs create hardships. ■ Homelessness is recognized as a major problem. ■ Safety concerns are widespread. ■ Housing costs are too high and wages are too low. ■ Housing inspections and regulations are burdensome. ■ Residents need increased assistance in obtaining housing assistance. ■ Racial concerns affect feelings of safety in the community. RECOMMENDATIONS This report sheds some light on the needs of persons utilizing assisted affordable housing. The following recommendations are not intended to be exhaustive, but to emphasize actions that could be taken to address the housing needs of lower -income residents: ■ Educate the community about the differences between workforce housing and other affordable housing (i.e., market -rate and subsidized affordable housing). ■ Encourage in -fill development in areas that continue to meet transportation, access to services, school, and work needs. Inclusionary zoning and scattered site housing policy are tools that can be applied to accomplish this recommendation. ■ Step-up efforts to improve public safety efforts in the areas that were surveyed. Neighborhood Watch programs, community policing are tools that could be applied to accomplish this recommendation. ■ Encourage consumer education for persons of lower income to help them develop realistic expectations of housing choices. Strategic, coordinated community education programs and resources via the Neighborhood Centers, the Public Housing office, City buses, and the Public Library could offer materials and information sessions are tools that could be applied to accomplish this recommendation. ■ Promote public education sponsored by Diversity Focus, the City Human Rights Office and other such agencies that focuses on the importance of welcoming diversity, both economic and racial within our community, as we are a service based economy and need workers at all ends of the economic spectrum. ■ Prioritize Community Development Block Grant (CDBG) dollars to provide low- income rental units is needed to meet the gap between what the private -sector alone is able to develop and what the non-profit sector is able to fund. ■ Agencies that provide housing assistance in the form of down -payment and security deposit aid should be funded at higher levels to meet the need ■ Implement universal design features and energy -efficient design to increase the overall access to housing and affordability. ■ Encourage economic development policy that increases the number of jobs paying a liveable wage ($12 to $13 per hour in Johnson County). ■ Due to the limited nature of this study and as a result of the flooding in the summer of this year, we recommend that other communities and/or Johnson County should commission a comprehensive study of low income consumer housing needs in our area. APPENDIX A English Survey and Spanish Survey 10 J• Works for social, economic and environmental justice. • Promotes fair and accountable government. r • Builds community by strengthened local democratic practices. We are a progressive voice on local issues of importance to Johnson County residents. We work to build a sustainable, livable, and humane community. Our top current interest is affordable housing for persons living in Johnson County. Please help us advocate for housing that you can afford by filling out this AFFORDABLE HOUSING QUESTIONNAIRE I. TELL US ABOUT YOURSELF AND YOUR CURRENT HOUSING SITUATION: A. Are you? (check all that apply) ❑ 55-61 years old ❑ 62 or older ❑disabled ❑ a family with minor children B. How many people live with you? How many are related to you? C. What is your total yearly household income? $ D. Do you currently? (check one) ❑ rent an apartment ❑ rent a house ❑ rent a room in another's house ❑ rent a mobile home ❑ own a mobile home ❑ own a condominium ❑ own a house ❑ own a duplex (zero lot line building) ❑ live in temporary housing (in a shelter, with a friend or relative) ❑ other (explain) E. How many bedrooms are in your current residence? F. How much do you pay each month for your rent or mortgage? $ G. Where do you live? (check one) ❑ Iowa City ❑ North Liberty ❑ Rural Johnson County ❑ Elsewhere (explain) ❑ Coralville ❑ Another town in Johnson County H. Are you currently receiving government housing assistance? ❑Yes ❑No II. TELL US ABOUT YOUR SATISFACTION WITH YOUR PRESENT HOUSING SITUATION: General Satisfaction A. The location is convenient to work and school ❑ Yes ❑No B. The location is convenient to shopping and essential services ❑ Yes ❑No C. The location is convenient to public transit ❑ Yes ❑ No D. I like my neighborhood ❑ Yes ❑No E. I feel safe where I live ❑ Yes ❑No F. My housing is adequate for me/my family's needs ❑ Yes ❑ No 11 G. My housing is the wrong size for my/our needs ❑ Yes ❑ No ❑ too small O too large H. My housing is not in good condition, needs repairs ❑ Yes ONO I. My landlord provides maintenance as needed ❑ Yes ONO J. The level of noise is comfortable ❑ Yes ❑ No Housing Preferences K. I need better housing but cannot afford it ❑ Yes ❑ No L. If the price met my budget, I would prefer to: (answer only if it applies) ❑ rent an apartment ❑ rent a house ❑ rent a mobile home ❑ rent a room in another's house ❑ own a house ❑ own a condominium ❑ own a mobile home ❑ own a duplex (zero lot line) ❑ live in temporary housing (in a shelter, with a friend or relative) ❑ other (explain Comments: (optional) III. WHAT DO YOU NEED TO BETTER MEET YOUR HOUSING NEEDS? (check all that apply) ❑ Lower rent ❑ Housing that is more accessible ❑ Help with rental and utility deposits ❑ A location more convenient to work or ❑ Down payment assistance or a loan ❑ Home financing with lower monthly payments ❑ An affordable lot to build on ❑ Financial management counseling school ❑ Better access to convenient public transit ❑ A better job with higher salary ❑ More job training or education ❑ Other (explain IV. TELL US ANYTHING ELSE ABOUT YOUR NEED FOR ADEQUATE HOUSING: V. TELL US HOW HOUSING IN THE JOHNSON COUNTY AREA COULD BE CHANGED TO BETTER MEET YOUR NEEDS: THANK YOU FOR HELPING FAIR! GATHER INFORMATION TO ADVOCATE FOR AFFORDABLE HOUSING FOR JOHNSON COUNTY! To contact FAIR!, write us at PO Box 1812, Iowa City, IA 52244-1812 or email us at jc.fair@yahoo.com 12 • Trabaja para justicia social, econ6mica, y ambiental. • Promueve gobierno que es justo y responsable. r • Construye communidad por m6todos fortalecidos locales que son democraticos Nosotros somos una voz progresiva sobre problemas locales de importancia a residentes del Condado de Johnson (Iowa) Trabajamos para construir una communidad sustentable, digna y humana. Nuestro interes principal es para viviendas adecuadas para personas que viven en el Condado de Johnson (Iowa). Por favor ayudenos a abogar por las viviendas que Ud. puede pagar facilmente Ilenando este cuestionario. I. DIGANOS SOBRE UD Y SU SITUACION ACTUAL DE VIVIENDA: D. jiene Ud.? (marque todas las que le correspondan) ❑ 55-61 ahos ❑ 62 anos o mas ❑discapacitado ❑ nihos menores E. LCuantas personas viven con Ud? LCuantos son parientes? F. 6En su casa, cual es el ingreso total anual? $ D. Actualmente: (escoja uno.) ❑ Alquila un apartamento ❑ Alquila una casa ❑ Alquila un cuarto en una casa de otra persona ❑ Alquila una casa rodante ❑ Es dueno de una casa rodante ❑ Es dueno de un condominio ❑ Es dueno de una casa ❑ Es dueno de un duplex ❑ Vive en una vivienda transitoria (en un refugio, o con parientes o amigos) ❑ 60tra cosa? (explique) E. 6Cuantos dormitorios hay en su residencia actual? F. 6Cuanto paga Ud. cada mes por el alquiler o su hipoteca? $ G 6Donde vive Ud.? (escoja uno) ❑ Iowa City ❑ North Liberty ❑ Condado de Johnson Rural ❑ Otro lugar (explique) ❑ Coralville ❑ Otro pueblo en el Condado de Johnson H. 6Recibe Ud. actualmente asistencia para vivienda del gobierno? II. DIGANOS SOBRE SU SATISFACCi6N CON SU VIVIENDA ACTUAL: Satisfacci6n en General A. El lugar es conveniente para mi trabajo y escuela. ❑ Si ❑No B. El lugar es conveniente para tiendas y servicios esenciales.❑ Si C. El lugar es conveniente para transito pOblico. ❑ Si ❑ No D. Me gusta el vecindario de mi casa. ❑ Si ❑No E. Me siento seguro donde vivo. ❑ Si ❑No ❑Si ❑No ■R. F. Mi vivienda es adecuada para las necesidades mias o mi familia. ❑ Si ❑ No G. El tamano de mi vivienda no esta bien para nuestras necesidades. ❑ Si ❑ No ❑ demasiada pequena ❑ demasiada grande 13 H. Mi vivienda no esta en buenas condiciones; necesita reparaciones. ❑ Si ❑No I. El propietario hace reparaciones cuando es necesario. ❑ Si ❑No J. El nivel de ruidos es comodo. ❑ Si ❑ No Preferencias Para Vivienda K. Yo necesito vivienda mejor pero no puedo hacer el gasto. ❑ Si ❑ No L. Si el precio cupiera en me presupuesto, yo preferiria: (responda solo si aplica) ❑ Alquilar un apartamento ❑ Alquilar una Casa ❑ Alquilar un cuarto en casa de otra person ❑ Alquilar una Casa rodante ❑ Comprar una casa rodante ❑ Comprar un condominio ❑ Comprar una casa ❑ Comprar un duplex ❑ Vivir en una vivienda transitoria (en un refugio, o con parientes o amigos) ❑ Otra cosa (explique) Comentarios: (discrecionales) III. ,&QUE NECESITA LID. PARA MEJORAR SUS NECESIDADES DE VIVIENDA? (escoja todos que aplican.) ❑ Menos renta ❑ Vivienda que es mas fisicamente accesible. ❑ Ayuda para alquilar y depositos de servicios ❑ Un lugar mas conveniente para el trabajo y escuela ❑ Ayuda con pago inicial o un prestamo ❑ Mejor acceso a transito publico ❑ Financiamiento para una vivienda con menos ❑ Mejor trabajo con mas sueldo. pagos mensuales ❑ Un terreno en donde construir una casa y to ❑ Ws adiestramiento o educacion para trabajo que yo pueda proveer ❑ Consejo financiero ❑ Otra cosa (explique) IV. DIGANOS TODO LO QUE GUSTE SOME SUS NECESIDADES PARA VIVIENDA ADECUADA: V. DIGANOS QUE CAMBIOS DE VIVIENDA EN EL CONDADO DE JOHNSON LE PUDIERAN SERVIR MEJOR: GRACIAS POR AYUDAR FAIR! A CONSEGUIR INFORMACION PARA MEJORAR VMENDAS EN EL CONDADO DE JOHNSON. Para comunicarse con FAIR! escribanos a P.O. Box 1812, Iowa City, IA 52244-1812 o a ic.fair .yahoo.com 14 { o I o! o f o I a o o O O I D I C7 M j lf) (.0f M N I M O � I ! I ' M ` N_ O O j N` d 0)i j O ti i I N i I ! 7 cm o ea \ c ^ c c o I i j j` O j c '� pm O d O i co I o i 0! In OR O I M' �0-0 O O o= N M I O I I v l N s M l i!! M i l d !+ C C d (0CD i O j I N I O E M I CD CA M L1 C V 4) i O N r \o rti o \St C 00 7 Ln O O dceiLO �NE CL p- O M Lo W C>. 0 N j ! r i H O Q CL W Of 4) o R c! o \ \ o i/i O p M ( d N o j ti ! ti j i O Z 7 O N O O O i In ! to ' cj 00 000 l() o C a j �' I r( I �I CD i � ! _ m W E E ! .- I N O I L I N m coI O I O I V M ` ! I W Z w> 0 i o I i\ CL Q W ti I l O j Ch (� I O ! M I O C R I O Crj d00 CU CD ! 1 co Cn N coI N j c6 i L6 ! OLO _ ! W w I I M I ! M i N I �` O ! r I Wtm I ! ! N W d� I j I LO CD ~ E j cam- M! ! � i CM I r j r' I N I Z � I W ! N LPL E i/i 00 I N( O m I CT O N Cn ! U I I i O O v p I Cu ,4 ! 'p ! ! i C N j C to ' E 0 co O! O' N i in N I 0 O N -a C j C j tV 10 E 1 1 L i = + O' p _! C N 1 0 I p t 0 i L I CL w rn 3� ! E� mac; cn—aoi ca E IiniQ �N! c> m Z 0 0 0 CC ! L I C 0) J C N E N O> p •p I I y i• V to O O O 1 0 j Z cn I O c cN 0 ! I a i L O i �+ C m m!� m 2 a p � 4 E m co of cl �i o�I �0 3E N 0 co E I J I C CD I Q I p ( C! U I (� N i cv ! �_ ; o E o m Z U E cv ! Y-0 o I a� 2 j 2 l O j O i o 0 0 i `� O I¢ I O O( O M I p 0 0 m m I m 1 U LLU2 1 u- I C�2 2 1 L i J cam i J (c 24 tm 49 C) (D C4 (0 C) i ("I 0 Cl (.6 1 (.0 20 r C-4 00 1 04 CD V 0 Im = CY 0 im C 0 r- CL ii tm.2 U') i C) a i 0.--o 'o CN I— j C) CD 0 0 0 >% a co 0 . 0 0 r 0 > r4 M-0 S S FRO 0 tm.2 -0 to r- >, E T- T7 1 " 04 cr) C) CY) 0 C) 00 LO V j E r -0,0 o 0, ' CLO:) 0 U) cl� C� to (6 (0 0 V >. — cc 0) co J > �Oc-1 -.10 cc 0) 0� Cl? C) 04 00 cy) cl� C)o 00 CII) ce) CO CN 1 C,4 0) .0 U) 0 E 0 E (D -E o a) c E = ( c > I o LU cm cm z i CM c cy) U) z c,) 1 E 1 (D (D -Fn 0 LL :3 0 E E E < c 0 0 0 0 0 m > m CL 0 -0 z APPENDIX C TABLE OF INCOME GUIDELINES AND DEFINITIONS �.::: u����� m�,.�„fiwa .�a�,�� a��,�w»����n�w ���,.�,���•x,��:���w, , ,:�„�� �� ��n�u� mww������.:w�::�:„�::: 30% Median 60% Median �' 80%"Median�«��­ Nou$ehold j Income Income (Very] Income Sixe (overt ' Level�� Low Income Low Income Median Incor dkdlpl'N�191HId m9%klYp&N11gW IgYWWIiq.Ni BNgR RgfpgqIlpMHN IY WkBdItlIIPo111iiNd dpIW:4Ill giN,ra4,M iilY iHdlllgii., it 1 i $15,250 $25,400 $40,650 $50' 800 :SiiIINM7A4i I6hIHIIIpN7iIH1YdNM'iNiW IipnANNipWp;H�Ni.trVMdHdiIWIIN4NH90A!MIN#N�llWHu1NH�W1&IItlHINµiININhaWiik!iNNlt?�HgdRpWk?%BIII�fMui 9@�iViBVwNIBdNIWtliINli�d�kt"NII91Na �I!p?4„NNpI IA�ItNtliiq{BNIIN dNH P� WN 2 $17,450 $29,000 $46,500 $58,000 qWM:CuiNNYuU9NH'Jp,d4HHIiIWhC.iIIIYIN $19 600 MIIip,N H1IMiHa311NIlHNItlIIHµbIWIaiAggIMWMYMIPIIruHi IMMII i;MdAtiNd6PJIi?N431pflliLtl II IN�dl, ia'tA'idtHWpIFNNINYI Md�WIWIYiwYN'NiHpN?RIHIU:IINWip7IgIIWiI 300INNI:M, MNGgN :pNH YNIIgMµMiMNM114NW�;MiiggMHIMI?HH wdIp6WimMN 3 $32,650 $52,300 $65, I�iillµCdldtMHWµHHIEi�IlleMNY,'MWWWIINJ�iiHiup••'••.N�III IIptlIPHp'Maiiii lNgNpHWBIUNIdMNi�IyNiiNW,MIIIM,UItlWIWHIn'pNw ili&4tiNPoiN�I�i�b311HtltMG:INd.MIIMI@IIINnHI1MPNPiNGrWgN I.d,NYltlh t%NN;MNI?Np;I!NkHI IIIYNIIiflraIW.INIWRhNY i�XOgN �'MkINIYtlIIItlii�' IHHA "41WIIN&NtlHdfip 4 $21,800 $36,300 $58,100 $72,600 NMNI9IIIP�IMI'dHCJpiF®�°ft�NWUPod dWWYN1uNt7iI1NpNN,N,IIINfiiH'.IVBiiNIi&JIN,uNN17NNHL;NYi?ngItMHMirM,Mrau9a n�.NIN.�II UCINpN UNHY.MiHOS4dItlGHIIiORWI&�IGdi,ro:ynnNNgIH4�JiM'pV.IIINHIIIIlul4ri�:,:isNili4wdlllllli@IMtlNHIP.NtNIiiNJiNIN:I!ghIG+M IIMWImI UkiHRNk7W6VNIIIIHIIWIGkWHINIRkhuNiMtlW�li WqW $23 550 $39 200 $62,750 $78,400 5 W'V'tilt'dNNY6AWP1iWIWWIW&I�NWNIµIW'BIfiHNl�plid�kd�AA4@fJIMINiNN.7NiiX@II INAIII:dWllli ly�S�p3pY NNYWWdIN1N.INipINWNN}dipi7klNdtl'dNtlIHcVHnruiiNillll iii iJ:kYiNN 6tt y�-iillN!c,IHCi lllii&?�dMiiNNp!NdiIINtH@IIIB6IIN961BN&�YtlH9Wi'1HAII�Y�tNi lNlildhlMW'mX91..NgWipNHiiNlNllilUdNNINtlIYIIIliYI111NG; 6 $25 300 $42,100 $67 400 $84 200 1�9gN Xp�M#dWdNWIgMNY&. k'�'NHIWWNItlgNNBi4tdtniMilyI�FWCINNMdNNINiM�diad§Ci NI w7',MIiYHpII,Vpdgl(iIwNINNfkHNIIMAHtV 1kNINWpiI11.::Hp�GflJ44PI1pNHIIHIgIu1171 tlr,l1lp�6AN d!tlHi@�dl liliN.i4VIiiNHkiiHNIfiWIMyHNgNyppolgdYiNIN&IH4WRNIHI( Ip�IW7� I�IuµrM�ppp,HIWN1 7 1 $27,050 I $45,000 $72,1 I6%IWINI'050 $90,000 :�HHPo'µRlikiNtld!tlpMNgq.iH�G:&pNII�I3NBINdIuNtlI�GMIR�kildd,'tlf JlN ldlgi N!t91NW�'HYtlHiH;HHIipIINBNWIMf�ltdp'Mp�n14NiUri6iNifll(16Mfl;iWIn�3MHNAI111NHIPgBNI#G�IIBH'd'dpfNi MYtY�gkNlli@t•HHItlWCp�i. yil JN $4l lw,yi!!yR111hNlIIM«SNIIINIHdllIIINHHnI'iNHiIIHHIJI&dflf IW�gry' IG{Ny $�, $47,900 $76,700 $94,800 8 28 800 Source: Iowa City Housing Authority webpage, http://www.icgov.org/housin /authority/section8/incomeguidelines htm, March 9, 2008. 17 APPENDIX D SUMMARY OF RESPONDENTS' HANDWRITTEN COMMENTS Respondent comments are presented in three major sections that reflect the place in the survey where the comment was made. The major groups are denoted by roman numerals and include a description of the location of the comment. Next, subgroups were created according to the theme of the comment. A letter of the alphabet denotes each theme. The parentheses following each subgroup theme indicate the number of respondents who somehow conveyed that theme. Beneath each thematic subgroup, specific comments are quoted verbatim and italicized. I. The first space made available for comments occurred on page 2 of the survey under Section 11 entitled Tell Us About Your Satisfaction With Your Present Housing Situation. However, some comments seemed directed specifically at the sub -section entitled Housinq Preferences. A. Satisfied with what I have (N=8) "...but for so many years could barely afford housing on minimum wage, and what 1 lived in was in dire need of maintenance." ...but too many of my friends are being squeezed onto the streets or are in dire straits." `7 own a house that is satisfactory for me, but / am sharing it with my niece, her husband, and their 4 children because they cannot find affordable housing or day care." B. Prefer owning a house (N=5) "..but housing is too expensive in this town. " C. Health care/medical problems create hardships (N=4) "Had an injury and lost job; waiting for doctor clearance and can't pay the rent; will be evicted soon. " "1 have a handicap and need to work near where 1 live." "Current landlord refuses to make accommodations for service animal for my husband who is deaf." (N= i) D. Comments on size of house (N=4) "Prefer a house with more bedrooms." '7 am totally in favor of small housing units for small families —even efficiencies. " "My husband and / live in one room in another's house and pay too much." 18 E. Safety concerns (N=1) "Need safe, clean housing to avoid coercive, abusive property management." F. Need housing near public transit (N=1) G. Need more storage space (N=1 ) H. Problem with a disability claim (N=1) I. Too lazy to move (N=1) II. The second group of comments were clearly made in response to Section IV entitled Tell Us Anything Else About Your Need For Adequate Housing: A. Happy with what we have. (N=s) "But scattered low income housing is important in Iowa City." "B+ut too many live under bridges and on the streets and much housing is sub -standard." B. Need housing for those with disabilities and with pets. (N=7) "I currently live in a van." "More adequate housing for the impaired and mentally ill. " '7 am waiting for a second Social Security disability appeal and need to have a house that will allow my elderly mother to live with me." (Now owns a house) '7 now own a house but it is not wheel -chair accessible. " "Current housing is too noisy for my disorder." "I live with my parents and have a mental disability. I need housing close to my parents that is safe and affordable to me as a single, young mom." C. Location issues (N=7) "I want a good yard with a park nearby." (This was an extremely low-income person currently renting an apartment.) "Better access to convenient public transit from Coralville to Iowa City. " "I want to own a house and land in the countryside." (This person now rents an apartment.) 'A location with less traffic, more security." 19 "The neighborhood is too noisy with cars, music, people walking down middle of the street. " "Need a home in a safe neighborhood with people of my own culture, our apartment is a nightmare. " D. Problems with landlord or City housing staff (N=7) "1 need Sect. 8 assistance and I am waiting for the Housing Authority to stop dragging its feet with me." "Intrusive HUD/Iowa City inspections, some several times per month" "Section 8 should stop denying us for no reason at all." "Cities of Iowa City and Coralville need city representatives (other than what UWMU has for students) to help with landlord concerns." "Housing inspectors work with the landlords and pass the inspections. I have been complaining since June, and they agreed to fix everything that needed repair and they haven't done anything." "We need better and more honest landlords and City government." "I can only live in public housing because Sect. 8 voucher did not transfer." E. Condition of housing issues (N=s) "Need clean housing, no roaches, no rats, no slum landlord." 'Adequate housing is not available here." "1 am seeking disinterested, unbiased advice to obtain affordable repairs to my home." "I need new drapes, and landlord won't do it. F. Housing is too small (N=5) "1 need more storage space and larger rooms but that is too expensive in Iowa City." "1 had two more children but can't move to a larger place." "We need three to four bedroom units for families with kids. " G. Homelessness issues (N=4) "I have been homeless for ten years and do not foresee EVER being able to own a home." "I need a 2 bedroom around $400 per month." (Respondent is homeless) 20 "Until I turned 64165 and got my Social Security, I lived in a tent under a tree and under a bridge. " "1 am a convicted felon who has been homeless for three years. I need help to be able to change my housing arrangements." H. Financial Management Counseling needed (N=4) I. More smaller houses needed (N=3) "More ranch style single or two bedroom housing that is affordable. "Smaller, affordable, single-family houses." (Respondent currently rents a room in a house with 12 other people.) "It was VERY difficult to find a small affordable house in Iowa City. " J. Deposits/Utilities costs (N=3) "I need the damage deposit waived or be able to pay it in installments." "Water deposit fees too high in Coralville ($200)" "Utilities costs are too high." K. Rents are too high (N=3) "Not everybody as Mommy or Daddy helping to pay rent. Some of us have to work for a living year-round. I lived in Florida for 13 years. It was cheaper there." (Respondent rents a room in another's house.) "1 cannot afford rent." L. I want my own home (N=2) "I want to instill in my children to reach for a better way of life. " M. Medical attention needed (N=2) "I need a diagnosis by a specialist to see if I can live without a wheelchair." N. Wages are too low (N=2) O. There are always waiting lists for affordable housing apartments for the elderly (N=2) P. Purchase costs are too high (N=1) 21 Q. More help is needed for middle class two -parent family. (N=1: Respondent now rents house, is extremely low income, and has two children.) R. I need a unit with my own bathroom (N=1: Respondent is a survivor of sexual abuse now renting a room with shared bath and kitchen and feels it is not helping her recovery.) III. The final group of comments were clearly made in response to Section V entitled Tell Us How Housing In The Johnson County Area Could Be Changed To Better Meet Your Needs: A. More and Lower Cost Housing (N=18) "Put affordable housing in various areas of town." "More subsidized housing spread throughout the community. " "My son is 24, no benefits in bike shop. He now pays $600/month rent and needs help with a down payment to get his own place." "I owned and had to live in a duplex 10 years to build equity to buy a home. 1 have a degree and had a tough time finding something under $200, 000. " B. Lower Rents (N=9) "Shorter wait list for Section 8." C. Location issues (N=7) "Stop saturating one area of town with affordable housing." "Takes value away and major increase in crime." "Better areas to live in. " "Better noise control" "Cheap housing is always in the bad neighborhoods." "Living outside Iowa City is the only financial way to afford housing, but transportation may be a problem." "Fill existing houses and apartments; stop building sprawl." "Get rid of Broadway complex." 22 D. Legal assistance/law improvement/education for Landlord/Tenant problems (N=s) "Change Housing Code; Coralville needs tenant protection laws; regulate ALL property management businesses, protect the poor, sick, disabled, and elderly." "Eliminate minimum income level for low income housing." "Open up more zoning for residential. " "Screen tenants for criminal records and drug use. "Quit swindling homeowners." E. More single-family housing (N=s) "Costs are so geared to college students splitting rent that it is unaffordable for single family units unless they qualify for assistance." "Larger houses for families with convenient location. " "More private developers building affordable housing for families (not condos)." "More affordable housing closer to downtown and more new condos." F. Emergency housing/homeless (N=s) "Should be available for ALL, not just those with children. " (Respondent is a single female living in a rented room.) "Places for able-bodied homeless men and women to live and help with employment and financial counseling, " "Bigger shelter house." "Iowa City is fair game for the homeless from other areas. Stop providing for them! They are taking advantage of us". (Respondent is extra -low income and living in a rented room.) G. Out of state newcomers (N=5) "Stop bringing Chicago people and their gang activities to Iowa City. I live around this element and I am scared for my life." "Less blacks moving in from Chicago and getting free facilities and medical care and tearing up our property such as breaking glass and destroying bus cubicles such as Lakeside and Nevada." " People from out of state should not apply for Sect. 8 and then come HERE and take housing from people who live here." "Stop importing criminals." "Rent to people of the USA only. 23 H. Discrimination/ethnicity issues (N=4) "Don't decide tenants based on skin color." "Allow people a chance and stop judging people." "Build more neighborhoods for people who want to live and manage their lives with others of their same culture." "Affordable housing for everyone —not just some. I. Accessibility for the disabled (N=4) "Need units with bath, kitchen, and bedrooms accessible for wheelchairs." "Flexibility for those with special needs." "More housing that accepts service animals." "More housing for disabled on fixed incomes." J. Happy with present situation (N=3) "I currently have housing assistance but do not want this experience again." `7 will graduate and make better money." K. Help finding housing (N=4) "Show us everything we qualify for and stop trying to push off old rundown places." "Work with people with evictions. " "Provide online listing of available affordable housing." "Help me buy something and then 1 could learn to once by on my own without help." "There are so many families that double up or even triple up in housing here in town. Unless something goes terribly wrong, you do not hear about this. " L. Medical services needed (N=3) "Lower cost medical services needed." "More responsive to people in medical emergencies. " 'A therapisVdoctor for physical disability to diagnose immediately." M. More places that accept pets (N=3) 24 N. Transit (N=3) "Better public transit to Broadway Street neighborhood." "Longer hours." "More public transit to outside city limits." O. More Sect. 8 vouchers accepted by landlords (N=3) P. Smaller houses (N=3) Q. More places for elders like Ecumenical Towers (N=2) R. Services for kids (N=2) "Need more things in Johnson County for kids of all ages." "Make it better for kids to come outside without problems or drug traffic. " S. Deposits (N=2) "Flexibility re: deposits. " "Strengthen laws for deposit refunds." T. More remodeling of older houses (N=1) W