City of Highland Park Housing Commission met Jan. 9.
Here is the minutes provided by the commission:
CALL TO ORDER
At 6:30 p.m., Chairman Ross called the regular meeting of the Highland Park Housing Commission, Peers Housing Association, Ravinia Housing Association, Walnut Housing Association, and the Sunset Woods Association to order. Each of the Commissioners also serves as Directors of each of the Housing Associations. Chairman Ross asked Staff to call the roll.
ROLL CALL
Commissioners Present: Chairman Ross, Commissioners Abreu, Adler, Arnold, Berkun, Bernstein, & Saret
Councilwoman Present: Holleman
Student Rep Present: Rosen
Student Rep Absent: Goldin
Staff declared that a quorum was present.
Staff Present: Later, Haedo-Keller
Guests Present: Rob Anthony, Kim Ulbrich, & Amy Kaufman/CPAH
Also Present: Cerabona
BUSINESS FROM THE PUBLIC
There was no Business from the Public.
APPROVAL OF MINUTES
Regular meeting of the Housing Commission – December 5, 2018
Senior Planner Later stated she made a correction. Commissioner Adler moved to approve the December 5, 2018, meeting minutes as revised. Commissioner Saret seconded the motion.
On a roll call vote:
Voting Yea: Commissioners Abreu, Adler, Arnold, Berkun, Bernstein, & Saret
Voting Nay: None
Abstain: Chairman Ross
Chairman Ross declared that the motion passed unanimously.
SCHEDULED BUSINESS
1. Items for Omnibus Vote Consideration
• Payment of Invoices
o Softer Lite $175,049.12
Senior Planner Later advised the window project at Peers is completed (with the exception of one unit). She noted a $3,000 payment is being withheld until the final unit’s windows are replaced. Chairman Ross asked and Senior Planner Later replied this project was under budget.
Commissioner Saret moved to approve the payment. Commissioner Berkun seconded the motion.
On a roll call vote:
Voting Yea: Chairman Ross, Commissioners Abreu, Adler, Arnold, Berkun, Bernstein, & Saret Voting Nay: None
Chairman Ross declared that the motion passed unanimously.
Commissioner Berkun suggested the HC send a thank you letter to Full Circle, CCDS, and Softer Lite for a job well done. Senior Planner Later advised she would draft letters and have Chairman Ross sign them.
• Ratification of Payments
Senior Planner Later advised nothing is outstanding.
2. CPAH Presentation
Commissioner Arnold arrived at 6:42 p.m.
CPAH presented a movie that overviewed CPAH’s affordable housing services in Lake County.
Following the video, Ms. Ulbrich introduced herself as the former Executive Director and current Vice President of Home Ownership. She provided background indicating CPAH was formed in 2003 by Highland Park along with the Highland Park Trust Fund. She advised the funds are diversified; fundraising also takes place. In 2011, CPAH expanded to Lake Forest and in 2013 to Evanston. There are 57 (affordable/inclusive) homes in Highland Park; will serve 728 families in years to come. Staff time is 60% in Highland Park. Renewals are certified. Other services were noted (i.e. loan/repair/stewardship programs; events, etc.). CPAH is a go-to housing agency; experienced a great year in 2018.
Ms. Kaufman shared a success story. She noted the reasons prospective tenants are seeking housing are varied (i.e. low wages, divorce, death, sick family member, etc.). Single-family developments were discussed. Those on a waitlist are not all Highland Park residents. Ms. Kaufman explained same. CPAH also now does the income qualification place at Sunset Woods for home ownership.
Commissioner Adler asked about public awareness. Ms. Kaufman advised information is disseminated to schools, the library, the Highlander, City of Highland Park, the township, etc. He asked what the turnaround time is. Ms. Kaufman said it could be months or years.
Commissioner Saret asked if the government shutdown is affecting CPAH. The consensus is it is not.
Mr. Anthony, President of Community Partners, mentioned the Affordable Housing Corporation and the Lake County Residential Corporation are partners with CPAH. He explained how a Task Force Commission was formed 25 years ago. He noted down-payment assistance is offered, 3 HUD-certified housing counselors are on staff, etc. Other programs were highlighted (acquisition rehab, foreclosure prevention, home repair and accessibility, etc.); these services are now offered through CPAH. CPAH will maintain the Highland Park and Libertyville offices. Counseling classes also take place. A feasibility study was conducted for the 3 organizations to come together. Ms. Kaufman added this organization continually refers individuals to other entities (when options may not be available). Mr. Anthony noted all 3 Boards came together (some remain, and some are on the Advisory Board).
Commissioner Bernstein asked and Mr. Anthony advised that staff is not being added; rather, it is now more specialized. He explained the geographic area.
Chairman Ross asked how the communities would be prioritized. Ms. Kaufman advised it is based on the funding per community. It was noted nothing should change. Mr. Anthony stated there are project funds and operational costs. Staff time is tracked. Monthly statements are detailed. Chairman Ross asked, regarding the waitlist, and Ms. Kaufman responded that each community has its own waitlist. Some people are on multiple waitlists.
Ms. Ulbrich stated she is focusing on homeowner sales, land trusts, etc. She advised continuity would be very good.
Chairman Ross asked what the biggest impediment is (for units available). Ms. Kaufman stated – finances. She complimented the wonderful part of life, that has been added, in Highland Park and would like to see these same programs across Lake County.
Commissioner Bernstein asked and it was noted that other communities are now looking at land trust, inclusionary housing, etc. Councilwoman Holleman commented that Highland Park is clearly the leader in the area. Deerfield is starting to look at this type of development. Ms. Ulbrich reminded Highland Park has helped 700 families over time.
Regarding Albion, Chairman Ross reminded this group is offering a large studio, 1-2 bedroom units, etc. Market studies show 2-bedrooms are in demand. Commissioner Arnold remembered the highest profit for Albion is with 2-bedrooms. Chairman Ross asked what CPAH’s market is. Ms. Kaufman replied – 2- bedrooms are always preferable.
Ms. Ulbrich advised the affordable housing market is the same as the regular market. Councilwoman Holleman stated these are still expensive units.
Ms. Kaufman stated there is a 45% debt-to-income ratio. Chairman Ross advised this is why we’re doing income-averaging.
Discussion took place on the number of affordable units vs. people moving up in size from a 1-bedroom to a 3-bedroom unit. Ms. Kaufman stated this might affect people on the waitlist. Councilwoman Holleman advised that people already in-house are established; it’s about the community. Ms. Kaufman stated the policy and procedures would have to be tight so everyone is treated fairly. Consensus is that if there is a household need, a family could move from a 1-bedroom to a 2 or 3-bedroom unit if the family is in-house already.
Senior Planner Later advised a future meeting would take place with Albion’s Housing Coordinator.
Commissioner Saret asked about an owner selling a home when a roof is needed. Ms. Kaufman stated this is a regular struggle and should be negotiated between seller and buyer.
Commissioner Saret asked if, because they have construction managers, there would be any union workers. Mr. Anthony advised they still go out to bid to seek construction companies. He advised 3 staff members are outside of the company’s legal staff.
Councilwoman Holleman asked and Mr. Anthony advised all 3 companies are non-profit organizations.
Chairman Ross thanked everyone. It was stated that CPAH would provide the HC with its current Policies & Procedures, and Senior Planner Later would do the same (with the previously worked-on document).
Chairman Ross asked about affordable condominiums regarding assessments. Ms. Kaufman advised, based on minimal experience, it is going fine. Some can be exempt from special assessments. She stated it is preferable for this language to be written into the developer agreement. The success in Highland Park is due to the diversity of housing (which accommodates various needs).
Senior Planner Later asked and Ms. Kaufman clarified there are 57 affordable homes in Highland Park, which includes 12 rentals.
3. Albion at Highland Park – Preliminary Approval
Chairman Ross referred to the email and noted the Petitioner’s request to postpone their presentation until February HC meeting.
Senior Planner Later expounded and referred to the memo. She will work with Petitioner so the application is complete. The Preliminary Plan (on Page 2), etc. was explained. Sections 150.2102 and 150.2108 were highlighted. The code is in the process of changing. Senior Planner Later noted an explanation has to be provided to buy out the 12 units. Councilwoman Holleman stated this agrees with the new proposed code changes. Chairman Ross asked and Senior Planner Later replied the proposal (unit mix) is based on the Petitioner’s pro forma.
Commissioner Arnold stated the 12 units are the 2-bedrooms they are taking out of the mix.
Councilwoman Holleman stated clarity was not reached with Albion at the last meeting. The HC wanted to speak with CPAH.
Commissioner Arnold asked and Chairman Ross gave background on this building. Senior Planner Later advised it was City property. Councilwoman Holleman expounded further.
Commissioner Arnold stated she would not want any local schools to come to the HC for housing development. Councilwoman Holleman stated that is not the HC’s review at this time.
Commissioner Berkun asked if the cash payment per unit is based on bedroom size. Senior Planner Later stated it is $125,000 per unit, as the base. Chairman Ross reminded that buyouts help add money to the Housing Trust Fund.
Senior Planner Later stated if anyone wants more information from the developer, please advise her and she will share same with Albion staff in preparation for the next meeting.
Councilwoman Holleman suggests Albion staff offer a full presentation rather than a discussion.
4. Peers, Walnut, Ravinia, and Sunset Woods Associations
• Consideration of Management Reports for Peers, Walnut, and Ravinia
Senior Planner Later advised nothing is outstanding. • Housing Trust Fund Financials
Senior Planner Later advised nothing is outstanding. • Sunset Woods’ Financials
Senior Planner Later advised nothing is outstanding.
Commissioner Berkun asked about savings from the telephone service as discussed during the budget review process. Senior Planner Later will review same.
The smoking issue was briefly discussed. Chairman Ross stated the HUD has all non-smoking properties across the country. Councilwoman Holleman suggests Highland Park adopt this. Senior Planner Later advised she would conduct research on this subject.
• Other Association Business
Commissioner Abreu highlighted the Sunset Woods’ cash-fund balance sheet. Senior Planner Later advised Sunset Woods paid Peers on the loan. She explained same.
Commissioner Bernstein inquired about the AP Accounts Receivable Update in Evergreen’s material for Peers and Walnut. She asked if the subsidy is HUD money. Chairman Ross stated the incomes change. He asked Senior Planner Later to ask about reconciling the Sunset and Peers’ Accounts Receivable report.
OTHER BUSINESS
Commissioner Saret asked about 515 Roger Williams project and if it is moving forward. Chairman Ross advised HUD is closed. Senior Planner Later noted that Corporation Counsel has preparing documents. She stated there is an extension on the closing agreement. The City will issue permits when requested by Petitioner. Commissioner Arnold suggested advising Petitioner that the new Accessibility Code will be in force on October 23, 2019.
ADJOURNMENT
Commissioner Bernstein moved to adjourn the meeting at 8:28 p.m. Commissioner Abreu seconded the motion.
On a roll call vote
Voting Yea: Chairman Ross, Commissioners Abreu, Adler, Arnold, Berkun, Bernstein, & Saret Voting Nay: None
Chairman Ross declared that the motion passed unanimously.
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