EL CAMINO FAMILY HOUSING South San Francisco AFFORDABLE APARTMENTS FOR FAMILIES

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1 EL CAMINO FAMILY HOUSING South San Francisco AFFORDABLE APARTMENTS FOR FAMILIES

2 Mid-Peninsula Housing Founded in 1970 Employ 300 people Work in 10 Northern California counties

3 Core Expertise Real Estate Development - Developed over 6,400 affordable homes - Over 1600 units in construction, entitlements, or predevelopment - Received nearly 100 industry awards Financing - Assets totaling over $1 Billion Property and Asset Management - Manage 85 properties serving over 13,500 residents of which 24 are located in San Mateo County. Resident Services - Invest $3 Million annually with over 500 service partners

4 Mid-Pen s Supportive Housing Properties Horizons Belmont Le Beaulieu Cupertino Colma Ridge Daly City Page Mill Court Palo Alto St. Matthews San Mateo Jessie St Santa Cruz Milagro Independent Living San Jose Homeport San Jose Vivente San Jose

5 Site Location

6 View at El Camino

7 View At B Street

8 El Camino Family Housing Site Plan

9 Bird s Eye Perspective

10 Bird s Eye Perspective

11 UNIT COUNTS AND SIZES TYPES UNITS SIZES 1 BR sf 2 BR sf 3 BR sf 3 BR TH sf 107 units RESIDENTIAL DENSITY 53 UNITS / ACRE PARKING SPACES 217 SPACES PARKING RATIO 1.8 / UNIT RETAIL SPACE RETAIL PARKING 5000 sf 18 SPACES

12 Affordability Levels Income Limits 1 Person 4 Person Household 30% AMI $23,760 $33,930 40% AMI $31,680 $45,240 50% AMI $39,600 $62,205 Note: 100% AMI $79,200 $113,100 Sample Net Rents Income % of Total 1 BR 2BR 3BR 30% AMI 27% $589 $705 $809 40% AMI 39% $801 $959 $ % AMI 35% $1013 $1214 $1397

13 MHSA UNIT COUNTS AND SIZES TYPES UNITS SIZES 1 BR sf 2 BR sf 20 units Affordability Levels MHSA Tenants will pay no more than 30% of household income towards rent and utilities. Typical household income for MHSA tenants is projected to be roughly 15% of area median income.

14 Resident Services Staffing Plan MPHC Program Coordinator (20 hours/week) - provide direct service to resident general population. MPHC Resident Services Manager (20 hours/week) manage partnership development, group programming, information referral services FSP Case Managers and Resident Service Providers (24/7) provide case management, direct service and crisis intervention to MHSA clientele.

15 Property Management Staffing Plan Property Manager (40 hours/week) Assistant Property Manager (40 hours/week) Maintenance Staff (40 hours/week) After Hours Management Staff (nightly) on site in case of emergencies. Staff will notify FSP provider in cases of disturbances and coordinate with FSP staff when intervention is required.

16 EL CAMINO FAMILY HOUSING South San Francisco AFFORDABLE APARTMENTS FOR FAMILIES

17 Attachments: 1. Development Summary Form 2. Project Description and Developer Qualifications Narrative Appendices 1. Full Service Partnerships and Intensive Case Management Teams List San Mateo County Department of Health MHSA Housing Program Application Guidelines Page 1

18 San Mateo County MHSA Housing Program Attachment 1: Development Summary Form 1. Lead Entity and Collaborative Partners Project Sponsor s Entity Name: Mid-Peninsula Housing Coalition (MPHC) Executive Director: Matthew O. Franklin Project Sponsor s Contact Person: Sean Thornton Contact Info (Address, phone, ): 303 Vintage Park Drive, #250, Foster City, CA, 94404, t# , f# , Developer Entity Name (if different from Sponsor): Executive Director: Developer Contact Person: Contact Info (Address, phone, ): Property Manager Entity Name: Mid-Peninsula Housing Management Corporation Executive Director: Matthew O. Franklin Property Manager Contact Person: Vykky Gamble Contact Info (Address, phone, ): 303 Vintage Park Drive, #250, Foster City, CA, 94404, Primary Service Provider (if known): To Be Determined Executive Director: Service Provider Contact Person: Contact Info (Address, phone, ): Long Term Owner (if different from Developer or Project Sponsor): San Mateo County Department of Health MHSA Housing Program Application Guidelines Page 2

19 Executive Director: Owner Contact Person: Contact Info (Address, phone, ): 2. Project Information Note: For this section, please describe an identified project site if it has been identified or there is site control. If no project site has been identified but the developer wishes to present a development concept as a way of demonstrating interest in participating in the San Mateo County MHSA Housing Program, please indicate Conceptual Proposal for the Project Address and provide as much additional information about the development concept as possible, including a conceptual project proforma. Project Address (if known): 636 El Camino Real, South San Francisco, CA Total number of units and bedroom types: There will be 107 units total, comprising of 27 1-Bedroom units, 38 2-Bedroom units, and 42 3-Bedroom units. Total number of MHSA units and bedroom types: 20 MHSA units comprising of Bedroom units and 6 2-Bedroom units. Target MHSA population: Children/Youth and their Families Transition Aged Youth Adults Older Adults/Medically Fragile Transition Aged Adults Type of Development Rental Shared New Construction Acquisition/Rehab Type of Building Apartment Shared Condominium Single Family Home Other San Mateo County Department of Health MHSA Housing Program Application Guidelines Page 3

20 Total Cost of Development: 52,000,000 Total Cost of MHSA Units: $9,719,626 Amount of MHSA Funds Requested: 2,000,000 Requesting MHSA Capitalized Operating Subsidy: 2,000,000 Project Proforma: (Please attach Development and Operating proforma) In submitting this Application, I certify that I have read the Request for Applications, and that I understand that it is not a competitive solicitation offered by San Mateo County or BHRS. I also understand that acknowledgement and posting of the application is not a guarantee that BHRS will support an application for State DMH funding. Signature: Name (please print): Jan Lindenthal Title: Director of Real Estate Development, Mid-Peninsula Housing Coalition Date: January 19th, 2010 San Mateo County Department of Health MHSA Housing Program Application Guidelines Page 4

21 San Mateo County MHSA Housing Program Attachment 2: Project Description and Developer Qualifications Statement In three (3) pages or less, please provide brief answers to the following. Please also indicate the primary contact person for the development and what percentage (in full-time equivalent or FTE) of their time will be devoted to this project. Additional supporting documentation, such as a list of relevant past projects, may be attached, up to a total of ten (10) pages of supporting documentation. 1) Briefly describe the proposed development or development concept. With the support of the City of South San Francisco, MPHC has purchased a 2-acre site along El Camino Real with the intention of creating a mixed-use, mixed-population affordable housing community that will include ground floor retail and a subterranean parking garage. The project will be comprised of two buildings: the first building will include 58 units as well as ~5100sf of retail space. The second building will include 49 units, including 6 3-Bedroom townhouse units. The project will contain ample community space, including an all-purpose community room, a computer lab, a fitness room, and a multiple management and service offices. Substantial outdoor space will also be included, such as a tot lot, community garden and multiple landscaped courtyards. The retail space will be designed to achieve optimimum separation between the retail and residential uses. The retail and residential portions of the development will have separate entrances and separate and secure parking areas. El Camino Family Housing will provide permanently affordable apartments to 107 families and individuals, including 20 MHSA units, which will serve multiple populations. The project will include 27 1-Bedroom units, 38 2-Bedroom units, and 42 3-Bedroom units. In addition to MHSA supportive housing units, the project is also anticipated to include project-based section 8 units, which will make a large portion of the units very deeply affordable to families and individuals with extremely low incomes. The project will be income-restricted to serve households earning between 50% and 30% of Area Median Income for San Mateo County. 2) Briefly summarize the Project Sponsor s relevant experience, including developing and/or managing housing for the target population: Mid-Peninsula Housing has considerable experience both developing supportive housing projects as turn-key developments for other organizations as well as developing and owning supportive housing projects that we self-manage. Two examples of permanent supportive housing projects owned and operating by Mid- Peninsula Housing include St. Matthew Apartments and Colma Ridge, both located in San Mateo County. St Matthew Apartments is mixed-use, 56-unit SRO building located in San Mateo County Department of Health MHSA Housing Program Application Guidelines Page 5

22 downtown San Mateo. It was redeveloped in 1996 in partnership with the City of San Mateo. Mid-Peninsula Housing continues an ongoing partnership with Mental Health Association to provide appropriate services for the population served on this site. Colma Ridge was also a successful partnership between the County of San Mateo and Mid- Peninsula Housing. The project houses 20 low-income mentally ill persons living independently with supportive services. Caminar/CLC, in partnership with the County of San Mateo Mental Health Department, provides quality comprehensive services to all residents of the development. Mid-Peninsula Housing has also embarked on 2 new mixed-population developments including MHSA funding, both in Alameda County and Santa Clara County. Both developments are expected to break ground this spring. Additionally, MPH provided turnkey development assistance to Emergency Housing Consortium, developing a transitional housing community at Agnews Developmental Center. MPH also supplied critical start-up assistance to Shelter Network of San Mateo County and provided the organization with four properties for transitional and permanent housing for formerly homeless inidividuals and families. 3) If different from Project Sponsor, briefly summarize the Project Developer s relevant experience, including developing housing for the project s proposed population: N/A 4) Briefly summarize the proposed supportive services plan for the project, including types of services and programs, service provider(s) and provider experience servicing that target population. If the service provider(s) have not been identified, please so indicate: El Camino Family Housing will provide permanently affordable apartments to 107 families and individuals, including 20 MHSA units, which will serve multiple populations. These units will be targeted as follows: 3 2-bedroom for families with children, 2 1-bedroom units for Transition-Aged Youth, 4 1-bedroom units and 2 2-bedroom units for Older Adults, and 7 1-bedroom units and 2 2-bedroom units for Single Adults. The Full-Service Partners will be chosen in consort with San Mateo County BHRS as we fully develop the services plan together over the next two months. Those FSP's will provide specialized, mental health services for households living in the 20 designated MHSA units. These integrated services will include mental health assessment and treatment, prescription medications, medication monitoring as well as 24-hour crisis management. Upon tenancy, the the Full Service Partners will engage each household in an assessment to determine the individual needs of the tenant and their desired service plan to assist them in maintaining housing. In addition to the case management services provided by the FSP's, an experienced Service Provider will also be on site 5 days a week providing additional support to the 20 MHSA units with specifically targeted services appropriate for each household. Finally, a parttime Resident Service Coordinator employed by Mid-Peninsula Housing Services San Mateo County Department of Health MHSA Housing Program Application Guidelines Page 6

23 Corporation (MPHSC) will provide direct service to the general resident population. General on-site services will be defined based on the needs of the residents, but typically include assessment, coordination, research and referral efforts to assist residents in obtaining community services and government benefits, as well as crisis intervention and education programs, such as after-school tutoring, financial literacy classes, or adult education 5) Briefly describe the status of project site control, zoning, public approvals or any other significant issues that may be required to proceed with the project acquisition/ construction. If a particular site has not been identified, please describe how you would go about identifying a suitable site and securing site control: Mid-Peninsula Housing purchased this property in November 2008 with acquisition funds from the City of South San Francisco. The project is currently in the process of securing land-use entitlements from the City of South San Francisco. The City is in the process of creating a mixed-use, high-density overlay zone along the commercial corridor of El Camino Real, which will include our 2-acre site, located on Orange St and El Camino Real. The overlay zone will be made possible through an amendment to the City's General Plan. The EIR for this General Plan has been published and was approved by the City's Planning Commission at the February 11th hearing is expected to be finally approved at the March 24th City Council hearing. Once that amendment is approved, our project will then publish our own environmental review documents in April and commence with public hearing dates in early May. 6) Briefly describe the development financing plan for the project and indicate whether any funding commitments have been secured. The project's capital funding sources are anticipated to include the City of South San Francisco, The County of San Mateo, HEART of San Mateo County, MHSA, and 9% and 4% tax credits, in addition to conventional debt with a private lender. So far, commited sources include the City of South San Francisco, who has already committed $4,950,000 to the project and has indicated that they will provide additional construction and permanent financing at the time of land-use entitlement approval. San Mateo County Housing Department has also committed $689,843 to the project and is expected to make a further funding commitment in the current round of HOME/CDBG funding. Also, HEART of San Mateo County has committed $1 Million through funds made available from the pharmaceutical company Genentech, which is located in South San Francisco. San Mateo County Department of Health MHSA Housing Program Application Guidelines Page 7

24 San Mateo County MHSA Housing Program Appendix 1: Full Service Partnership and Intensive Case Management Teams FSP/ICM Team TARGET SERVICE AREA POPULATION Mateo Lodge Inc. Adults County-Wide Caminar Adults County-Wide Mental Health Adults County-Wide Association of San Mateo County Telecare Corporation Adults/Older Adults/Medically County-Wide Edgewood Center for Children and Families Fragile Children, Youth, Transition Aged Youth County-Wide San Mateo County Department of Health MHSA Housing Program Application Guidelines Page 8

25 D1. CONSISTENCY WITH CSS PLAN AND MHSA HOUSING PROGRAM TARGET POPULATIONS The criteria above are consistent with San Mateo County s CSS Plan. The CSS Plan identifies the following target populations as priority populations for MHSA funded FSP services. Underserved children and youth, 0-18 years of age, and transition age youth, years of age, with serious emotional disorders. Seriously mentally ill and dually diagnosed adults, including 1) those eligible for diversion from criminal justice incarceration if adequate multi-agency community supports can be provided; 2) currently incarcerated individuals for whom early discharge planning and post-release partnership structure and support may prevent recidivism and/or re-hospitalization; 3) individuals placed in locked mental health facilities who can succeed in the community with intensive supports; and 4) individuals whose mental illness results in frequent emergency room visits, hospitalizations, and homelessness that puts them at risk of criminal justice or institutional placement. Older adults and transition age adults who are seriously mentally ill, are currently or at risk of being institutionalized, and could live in a community setting with more intensive supports. These older adults and transition age adults have a high rate of co-occurring medical conditions that exacerbate or impact their ability to remain in home/community environments. D2. DESCRIPTION OF TARGET POPULATION TO BE SERVED San Mateo County residency Enrolled in or pending enrollment with San Mateo County Behavioral Health & Recovery Service Full Service Partnership (FSP), Intensive Case Management (ICM) or Integrated FSP services Household contains an adult with serious mental illness, a medically fragile adult/older adult with serious mental illness, a transition age youth (TAY) with serious mental illness and/or a child with Severe Emotional Disorder Homeless OR At-Risk of Homelessness as defined below Applicant has had difficulty obtaining/maintaining housing Must be over 18. May not be a registered sex offender May not have been convicted of manufacture of methamphetamines. D3. TENANT SELECTION PLAN A. Referral and Selection

26 El Camino Family Housing contains 107 units, of which 20 will be designated as MHSA units. The San Mateo County Health Department, Behavioral Health and Recovery Services (BHRS) Division has developed a universal tenant referral and certification process that will be utilized by all developments receiving funds from the MHSA Housing program including El Camino Family Housing. The process detailed below refers only to the designated MHSA units. Referrals to El Camino Family Housing MHSA units will be made by BHRS directly to the development per the Tenant Referral and Certification Plan outlined below in Section D.3.a. Applicants for non-mhsa units will be either referred by the San Mateo County Housing Authority in the case of designated Section 8 units or will find the property through the various advertisements and notices posted by Property Management. Any prospective tenant who contacts the project directly will be given information regarding the application process for any units for which they may meet the basic eligibility criteria. This information will include information regarding eligibility criteria for the MHSA units and contact information for BHRS. MHSA eligible tenants have the right to also apply for non-mhsa units in the project for which they meet basic eligibility criteria. Once a prospective tenant is referred by BHRS to the project, the application and screening process is as follows: General Requirements 1. Positive identification with a picture will be required (photocopy may be kept on file). A federal regulation effective June 19, 1995 requires applicants to declare all family members residing in dwelling units are: U.S. citizens, or Non-Citizens with eligible immigration status, or applicants can choose not to contend that s/he has eligible immigration status thus making the applicant ineligible to receive assistance. Documentation and verification of eligible immigrations status will be completed at the time of application. {Can we eliminate this par.?} 2. Applicants must disclose social security numbers (SSNs) for all family members at least 6 years of age or older within 60 days from the date on which the applicant certified that the documentation was not available. The time period may be extended another 60 days if the applicant is at least 62 years old and unable to submit the required documentation. Or, if no SSN has been assigned, the member must complete a certification that no SSN has been assigned. A valid SSN card issued by the Social Security Administration (SSA) is the necessary documentation required or a letter from SSA that a social security number has been assigned, but a card has not been issued. 3. A complete and accurate application listing a current and at least one previous rental reference with phone numbers will be required (incomplete applications will be returned to the applicant). Applications must include date of birth and SSN of all applicants to be considered complete. 4. Each legal applicant will be required to qualify individually.

27 5. Primary applicants must be eighteen years of age or older, married, or emancipated. 6. The Head of Household, the spouse and/or co-head and all other adults (18 and older) in each applicant family must sign an Authorization for Release of Information (HUD 9887 and 9887/A) and submit it to El Camino Family Housing property management staff prior to being accepted and every year thereafter. 7. On site services are available to tenant families. El Camino Family Housing must be the sole residence of the family. The services are available on a voluntary basis to tenant families. 8. Each applicant family must agree to pay the rent required by the program under which the applicant is qualified. This will be specified in the lease and the lease addendum. Income/Asset Requirements 1. The applicant s gross annual income shall not exceed the household s qualifying income target level. All forms of income must be disclosed. Information on the limits is available from the El Camino Family Housing property manager. The household s total income shall not be less than 2 times the rent level owed by the household. Failing this, the applicant may appeal and could demonstrate to the occupancy review committee s satisfaction the ability to meet all normal financial obligations, including payment of rent. This income/assest requirement does not apply to qualified MHSA applicants. 2. Current paycheck stub are required for the past 6 months. 3. Self-employed applicants will be required to show proof of income (at the time of submitting the Rental Application) through copies of the prior 2 year s tax returns. Rental/Credit Requirements 1. One year of positive, verifiable rental history form a third party reference will be required. This rental/credit requirement does not apply to qualified MHSA applicants. 2. Homeownership will be verified through the county tax assessor s office. Mortgage payments must be current to reflect positive rental history. Home ownership negotiated through a land sales contract must be verified through the contract holder. 3. Four years of eviction free rental history will be required. This rental/credit requirement does not apply to qualified MHSA applicants. 4. A credit report will be obtained. A credit standard has been set for the community and to qualify for residency the household must receive a passing score. This rental/credit requirement does not apply to qualified MHSA applicants.

28 Rental Assistance Assignment 1. Properties with both Section 236 (non-rental assisted) and Section 8 (rental assisted), will have rental assistance assigned in order of priority from a waitlist of current residents that qualify for the rental assistance. Current residents who are on the Section 236 program and report income falling below the very-low income limit will be placed on the waitlist by date and time of application. If there are no eligible current households, then rental assistance will be assigned to a new applicant off the property waitlist. Criminal Conviction Criteria 1. Upon receipt of the rental application, El Camino Family Housing property management staff will conduct a search of public records to determine whether the applicant or any proposed tenant has been convicted of, or pled guilty to or no-contest to any crime. a. A conviction, guilty plea or no-contest plea for any felony ever involving serious injury, kidnapping, death, arson, rape, sex crimes and/or child sex crimes, extensive property damage, or drug-related offenses (sale, manufacture, delivery or possession with intent to sell) class A/felony burglary or class A/felony robbery shall be grounds for denial of the rental application or grounds for eviction of existing resident. b. A conviction, guilty plea, or no-contest plea for any other felony (other than listed above) where the date of disposition, release or parole occurred within the last section (5) years shall be grounds for denial of the rentals application. c. A conviction, guilty plea or no-contest pleas for any misdemeanor or gross misdemeanor or gross misdemeanor involving assault, intimidation, sex related drug related (sale, manufacture, delivery or possession with intent to sell) property damage, weapons, charges, obscenity and related violation where the date of disposition relates or parole occurred within the last seven (7) years shall be grounds for denial of the rental application. d. A conviction, guilty plea or no-contest plea for any (a) or (c) misdemeanor in the above categories, or those involving criminal trespass 1, theft, dishonesty, prostitution, where the date of disposition, release, or parole have occurred within the last five (5) years shall be grounds for denial of the rental application. 2. Pending charges for any of the above (a,b,c,d) will result in a suspension of the application process until the charges are resolved. Upon resolution, if an appropriate apartment is still available, the processing of the application will be completed. No apartment will be held awaiting resolution of pending charges. 3. Any applicant household containing a member(s) evicted in the last three (3) years from federally assisted housing for drug-related activity will be denied. There are two (2) exceptions to this provision:

29 e. The evicted household member has successfully completed an approved, supervised drug rehabilitation program OR f. The circumstances leading to the eviction no longer exist (e.g. the household member no longer resides with the applicant household.) 4. An applicant household in which any member is currently engaged in illegal use of drugs or where reasonable cause exists to believe that a member s illegal us or pattern of illegal use of a drug may interfere with the health, safety, and right to peaceful enjoyment of the property by the other residents will be denied. 5. Any applicant household in which there is reasonable cause to believe that a member s behavior, from abuse or pattern of abuse of alcohol may interfere with the health, safety, and right to peaceful enjoyment of the property by other residents will de denied. The screening standards are based on the behavior of the household member. 6. Any applicant household in which there is a household member who is subject to a lifetime state sex offender registration requirement will be denied. 7. All applicants have the right to appeal any and all denials of their application. They can do this by submitting the appropriate appeal form or letter to the El Camino Family Housing property management staff. Each appeal will be considered on an individual basis. Rejection Policy Applicants have the right to dispute the accuracy of any information provided to the El Camino Family Housing by a screening service or credit reporting agency. If an application is rejected due to unfavorable information received during the screening process the applicant may: 1. In writing, contact the screening company that supplied the information to obtain a copy of your screening results. The name and reference number for your file will be printed on the acceptance or denial letter from the screening company. 2. Contact the credit reporting agency to identify who is reporting unfavorable information. 3. Correct any incorrect information through the credit reporting agent as per their policy. 4. Request the credit reporting agency to submit a correct credit check to the appropriate screening company. 5. Upon receipt of the corrected and satisfactory information, your application will be evaluated again for the next available unit. Be advised: Incomplete, inaccurate or falsified information will be grounds for denial. Any applicant that is a current illegal drug user or addicted to a controlled substance or has been convicted by any court or competent jurisdiction of

30 the illegal manufacture or distribution of a controlled substance shall be denied. Any individual whose tenancy may constitute a direct threat to the health or safety of an individual, or whose tenancy would result in physical damage to the property of others will be denied. If an application has been denied and the applicant feels that he/she qualifies as a resident under the criteria set out above, he/she should do the following: Write to: o Occupancy Review Committee o Mid-Peninsula Housing Management Co o 303 Vintage Park Drive #250 o Foster City Ca B. Program Eligibility El Camino Family Housing contains 107 units, of which 20 are designated as MHSA units. The project will serve both Very Low Income and Extremely Low Income residents. All units will serve tenants earning 50% AMI or less, while twenty-six percent of our units will serve households at or below 30% AMI. In order to qualify specifically for the designated MHSA housing units, clients must satisfy the MHSA Housing program eligibility criteria as detailed in the Tenant Referral and Certification Plan. The project sponsor will not be responsible for determining eligibility. BHRS will determine basic eligibility and maintain a centralized referral list of qualified applicants. Referrals of eligible applicants will be made by BHRS directly to the development. Prospective tenants must meet all of the following eligibility criteria: San Mateo County residency Enrolled in or pending enrollment with San Mateo County Behavioral Health & Recovery Service Full Service Partnership (FSP), Intensive Case Management (ICM) or Integrated FSP services Household contains an adult with serious mental illness, a medically fragile adult/older adult with serious mental illness, a transition age youth (TAY) with serious mental illness and/or a child with Severe Emotional Disorder Homeless OR At-Risk of Homelessness as defined below Applicant has had difficulty obtaining/maintaining housing Applicants applying for housing targeted toward Transition Age Youth must be between the ages of 18 and 24. C. Consistency with CSS Plan and MHSA Housing Program target populations

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