HomeMy WebLinkAboutR13-Economic Development Agency
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DBRLOPIIBBr DBPARrllflr
OF TIll CITt OF SAI' RI!1IIIAllnI~
BOOBS'! FOR COIMISSIOIl/COllllCIL ACTIOIl
From:
ICBmorm J. IIDDEiSOB
Executive Director
Subject:
TROSIrIOIW. BOUSDG
IIIPLJlIIEIft'AOB SDADGY
Date:
June 15, 1992
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SvnoDSis of Previous CftMMission/Cftnncil/CftMMtttee ActionCsl:
On October 16, 1991, an overview of the concept of Transitional Housing
presented to the Housing Committee. Staff was directed to continue research
on this issue and to present more information at the October 29, 1991
Housing Committee meeting.
On October 29, 1991, the Housing Committee recommended approval to the
Community Development Commission of the concept of a Transitional Housing
Program.
On November 4, 1991, the Community Development Commission approved the
Transitional Housing Program Concept and authorized staff to prepare a
detailed implementation strategy.
On June 9, 1992, The Housing Committee recommended approval to the Community
Development Commission of the Transitional Housing Implementation Strategy.
4C:> iecnMM~ded IIotionCsl:
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4C:>
CC--tty Devel"_~t COBIissionl
MOrIOB: That the Community Development Commission approve the
Transitional Housing Program Implementation Strategy as set
forth in the attached staff report and exhibits.
A~trator ..........!IlJ. ~ OB
Executive Direc or
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Contact Person(s):
Ken Henderson
Phone: 5081
Project Area(s):
All
Ward(s): 1-7
Supporting Data Attached:
Staff ieDort: Exhibits
FUNDING REQUIREMENTS:
Amount: * NI A
Source:
RIA
Budget Authority:
RIA
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Co--tssion/Council Botes:
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SWP:BJT:tnt:0222L
COIMISSIOB IlEBTIIIGAGBIIDA
Meeting Date: 06/15/1992
Aaenda It_ ltIaber: I ;;
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DEVELOPIIE.T DEPAIlTIIE.T
OF TIll CIn OF SAIl RRV.nDIBO
STAn' JtlPOJtT
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T......f.ticmal Housina Proar_ Ccmeeot
An overview of the concept of a Transitional Housing Program wss
presented to the Housing Committee on October 16, 1991. It was
recommended that the City become involved in the Countywide Homeless
Transitional Housing Strategy by developing a City pilot program Which
would (i) transition City of San Bernardino residents from emergency
shelter into permanent housing, and; (ii) serve as a model to encourage
other cities to provide transitional housing. Staff was directed to
continue research on this issue and to present more information at the
October 29, 1991 Housing Committee meeting.
On October 29, 1991, staff returned to the Housing Committee with
additional research and presented three options for Obtaining
transitional hOUSing and three options for finanCing transitional
housing. At that time, the Housing Committee accepted the Transitional
Housing Program Concept and directed staff to prepare a detailed
implementation strategy describing the manner in which transitional
housing would be obtained. as well as the manner in which the housing
would be financed.
On May 11, 1992, staff received application approval notification from
HUD. In addition, program partiCipation has been successfully
negotiated with the BUilding Industry Association (BIA) for
rehabilitation of the HUD housing component, Red1ands Federal Savings
and Loan for loan finanCing, and "Hearts on Fire" for the responsibility
of the Home Base lead agency. Attached is Exhibit I which presents an
overview of the transitional housing program model including the two
program components which will provide the housing. Exhibit II explains
how the HUD hOUSing component will be financed. Exhibit III delineates
areas of responsibility. Exhibit IV presents a flow chart of "Home
Base" activity, and Exhibit V presents a flow chart of homeless client
actiVity.
On June 9, 1992, The Housing Committee recommended approval to the
Community Development Commission of the Transitional Housing
Implementation Strategy.
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SWP:BJT:tnt:0222L
COMIISSIOII IIDTDG AGDDA
lleetina Date: 06/15/1992
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AgeDda It_ w-ber:
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.' DEVBLOl'MIIIr DBP~ UPOR1'
TraDSitiODal 1IouaiD& Proar.. Concept
3lDle 15, 1992
Paae lhaber 2
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It is now sppropriate that the Community Development Commission approve
the Transitionsl Housing Program Implementation Strategy as set forth
in the attached exhibits. Implementation of this pilot program will
(i) traDSition City of San Bernardino residents from emergency shelter
into permanent housing, and; (ii) serve as a model which will encourage
other cities to become involved in the COlDltywide Transitional Housing
Strategy.
Based upon the foregoing, staff recommends adoption of the form motion.
0., Bzecutive Director
taent
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SWP:BJT:tnt:0222L
COIIIISSIa IIBITIIG 'CJrItn-\
MeetiD& Date: 06/15/1992
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Agenda It.. l'uaber:
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City of San Bernardino
HOMELESS
o TRANSITIONAL HOUSING PROGRAM
. EXHIBIT "I"
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CIry OF SA. BBR.ARDI.O
DBVIlLOPIIBIIT DBP.la.umn~
DUSIrIOIW. BOUSIlIG PROGJWI
OVJ5I[V.lD
Ob1ective. The overall objective of the Transitional Housing Program is to
provide the opportunity for homeless individuals and families to transition
from emergency shelter into permanent housing. Transitional housing is not
just housing, but is a voluntary, short-term, goal directed program. It
provides supportive housing for three (3) months to three (3) years, during
which time the family works on the identified social service needs which
prevent them from obtaining and retainina permanent housing. For many,
homelessness becomes a cyclical problem because the homeless do not have the
necessary skills to remain in permanent housing. The skills needed include
but are not limited to the following: money mansgement, household planning and
organization, substance abuse management, meal planning and preparation,
housekeeping skills, parenting and child development, assistance in developing
a relocation plan, and finding adequste furniture.
The program has both a housing component and a case management component. The
housing component utilizes two sources of housing coupled with participation
from the City, Apartment Owners, Realtors, Building Industry Association and
the homeless individual or family,. The case management component utilizes
the participation of homeless shelter coordinators, non-profit organization
personnel, the County, and civic and church group mentors. (See Attachment
"A.")
HOUSIlIG f'.IIMPO_
Two types of housing are provided in this program: 1) single family dwellings
provided by the City of San Bernardino through the HUB Lease/Option prograll
and 2) rental housing initially provided at a discount by the Apartment Owners
Association.
BUD Housina. (6-8 units) Under the HUB one dollar ($1.00) per year lease and
discount sales prograll, the City of San Bernardino will lease eligible
foreclosed properties for one dollar ($1.00) annually for up to five (5) years
(Federal Register 24 CFR Parts 291, 577 and 578). During this periOd,
participants who have successfully completed the program will be given the
opportunity to purchase the home that they are occupying. If, at the end of
the five year periOd, no participant is prepared to purchase the unit, the
City will purchase the property or same reverts back to HUB. If the City
chooses to purchase the property, it will again house a homeless family, or
sell the unit to a qualified low-income family. The HUB hOUsing component of
the program will fall under the following guidelines:
1. PartiCipants must be "very low" income residents of the City of San
Bernardino and must be homeless at the time they enter the program.
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DBVELOPIIBII'r DBPAJrI'Iuit-.r
DA1ISIrIOJW. BOUSIBG PROGRAII
Page ltlaber -2-
2. Participants must enter into a rental agreement with the City agreeing to
honor all conditions and covenants contained therein.
3. Participants are required to pay thirty percent (30X) of their income for
rent, up to Section 8 fair market rent prices. These funds will be held
in a separate account to be used for maintenance and upkeep of the
property. It is the mentor's responsibility to verity changes in income
and see that the participant pays the rent.
4. Participants must pay all utilities in a timely manner.
5. Participants must follow program guidelines or face eviction.
6. The City agrees to provide the home at a discount as long as the
participant is following program guidelines, not to exceed three years.
A>>artment HousinR. (2-4 units) Apartment owners will provide discounted
housing to a program participant for up to one year. The final objective is
to have a good tenant who is paying current rental rates. The apartment
component of the program will fall under the following guidelines:
1.
Participants must enter into a rental agreement with the apartment owner
agreeing to honor all conditions and covenants contained therein.
2.
Participants are required to pay the apartment owner thirty percent (30X)
of their income, up to current rental prices. It is the mentor's
responsibility to verity income and see that the participant pays the
rent.
3. Participants must pay all utilities in a timely manner.
4. Participants must follow program guidelines and be progressing toward
self-sufficiency or face eviction.
5. Apartment owners must agree to provide the apartment at a discount as
long as the participant is following program guidelines and progressing
toward self-sufficiency, not to exceed one year.
6. Apartment owners may obtain a tax write-off by claiming a donation to the
non-profit organization designated as "Home Base." The amount will be
the difference between what the participant is paying for rent (30X of
participants income) and the units current rental value.
Geollra>>hic Area and Number of Units. All units must be located within city
limits and must be equally distributed thrOUghout all councilmanic wards.
CAll. JfA.A~ COIIPOftI5IIr
Identification and referral. The homeless applicants for this program will be
identified at the emergency shelter level. The four shelters in the City of
San Bernardino will be notified that the program is looking for homeless
people who are willing and able to work hard at restructuring their lives.
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DBVELOPIIIlft' DlPAl.u'IIloau:
rRABSITIOIJAL HOUSIIG PROGIWI
Page lIuIIber -3-
Home Base. Once identified, these people will be referred by the shelter to a
screenina agency (Hearts on Fire). The objective of the agency is to screen
the applicants and provide an information base for the homeless mentors.
Selection Process. The homeless family or individual is selected based on the
followina criteria:
1. The family or individual must be referred from an emergency shelter
or by a participatina service provider.
2. The family or individual must agree, in writina, to cooperate with
the caSe plan.
3. The family or individual must agree to contribute to a savinas
program.
4. The family or individual, prior to becomina homeless, must haVe been
a San Bernardino resident a minimum of 6 months;
The homeless program applicants will be interviewed to determine if they will
benefit from the Homeless Transitional Housina Program. The process will
proceed as follows (see Attachment "A"):
1. The family or individual is referred to Home BaSe by local shelters
and/or social service programs that work with the homeless. Referrals
may also come from local churches. (See Attachment "B.")
2.
An interview is conducted by the Home Base interviewer to determine the
suitability of the applicant for the program. (See Attachments "C" and
"D.")
3. An orientation is provided for selected families. Topics include
expectations, responsibilities, and finances.
4. The family expresses a desire to participate in the Program and commits
to the requirements of the program.
5. The Mentorina Team is provided a written "profile" of the family and has
an opportunity to question the Home Base interviewer in a private meetina.
6. The Mentorina Team and the homeless family meet to discuss workina
together. Plans are made that include specific goals, timelines, and
specific responsibilities. (See Attachment "E".)
Volunteer Communi tv Mentors. Mentor Teams will be provided by civic, church,
and business groups on a volunteer basis.
Mentor Trainina. These community volunteers will attend a trainina session
provided by the County Department of Community Services or Department of
Public Social Services. At this session, Mentor Teams will learn the
expectations of the program and how to deal with various problems associated
wi th beina a homeless mentor. Mentors will learn to turn to Home Base when
they need information.
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CITY OF SAN BERNARDINO
HOMELESS TRANSITIONAL HOUSINQ PROQRAM
Mta.... eAe 0
EMERGENCY SHELTERS
(nln WlJo_ta)
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NON-PROFIT -HOME BASr
(lOfteu.:WUoeq)
C.1Wi... bto..Uca
. foe___
COMMUNIT MENTORS
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(ohio tn.) (cJaanla 11',_ d
CIIIa_ ~~ ., Co_t~ AgeIlClJ)
PROGRAM PARTICIPANTS
..at .t1dtJ' :\
. 30' !aD I ,. ftft
/ P&J' .Uitt..
f011011 ~_ tuJ"u..
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APARTMENT OWNERS
fJ>rOYJIIe dJIC01IIIt MUllin,)
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REALTORS BIA
(lIIna,.MIlt) (nhaWUtatJClD)
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Attacbment "B"
TrllDlliticmal Bouaiua Progr..
urauAL FORB
Shelter, Aaency, or Church referriD& the homeless individual or family::
Name:
Address:
Phone:
Contact:
Program Applicant:
Name:
Family Composition:
Number in Family:
Adults
(name):
Children/Ages
The above mentioned homeless individual or family has demonstrated that they
would like an opportunity to restructure their lives and are ready to apply
for the City of San Bernardino Transitional HousiD& Program.
Signed by referral person
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Attachment "C"
TranaitiODal Bous1q Prosr_
IID1'AL BOUSIBG
BACGROUIm rollll
Date:
Interviewer:
I sive my permission for the above interview to verify the followine
information and to share it with the Community Mentors who will be aasiatine
me.
Signature
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C. BOUSIIIG BACD:ROUIm
1. Where are you from?
2. Are you planning to stay in the srea?
3. What shelters have you lived in during the last 12 months?
Name of
Shelters
Contact
Person
Phone
Number
Il.Mn
4. Address and phone number of nearest relative or friend:
5. Are there individuals with you other than spouse and children
(e.g., boyfriend, distant relative, friend)? If so, specify.
6. Apartment addresses you have had over the past 12 months:
a. Landlord #l's name
Phone Number
Address
How long did you reside there?
Why did you move?
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a. Landlord #2's name
Phone Number
Address
How long did you reside there?
Why did you move?
D. T!PB OF I1ICOIIB
1. Current employment (employer/wageslhours)
2. Public assistance (amount/case worker's name and phone number).
3. Other (savings, etc.)
IIUDGBT AlW.YSIS
Income
Exnll!nt1itures
F. PAST IMPLODIDr (List _at recent eaployer first)
EmDlover
Reason for
Termination
Phone
Number
DIU
Post tion
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G.
BIlOCAr2., BXl'BRIDCB, SD:LLS
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TRAIIUBG,
B. oma IlU'OIIIIATIOB
1. Is auy other agency or church assisting?
Aaencv/Church
~
Assistance
Contact Person
2. Have you ever been in an alcohol/drull treatment program?
a. Yes or no
b. When?
c. If so, what program?
d. Name and address of caseworker
e. Do you or auy member of your family have difficulties with
alcohol or drugs now? If yes, explain.
4. Do you or auy members of your family have medical problems?
a. Physical
b. Psychological
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s. Have you or your spouse ever been convicted of a ~?
a. Yes or no
b. If so, what crime?
c. When?
d. Name and address of caseworker
6. Do you have any~? If so, specify.
7. Do you have an automobile? If so, how reliable is it?
I. COOIlDIKUOR' S ASSBSSIIDr
High chance
of success
Low chance
of success
Mediam chance
of success
J. OP.rIOKAL COfwmnd
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Attachment "D"
Tr&DBitiODal Bousiq Progr..
PROGIWI GlJIDBLIIIIS AIm
CCRlIbmnr FORI!
Name(s)
Date
By participating in the Transitional Housing Program, I/we:
1. will pay 30~ of my total income for rent, up to fair market rents for my
house.
2. will pay all utilities in a timely manner.
3. scree to maintain the house/apartment in excellent condition.
4. understand that I will be evicted for not following program guidelines.
5. understand that the City of San Bernardino's cOllllllitment to a discounted
rental rate is limited to three years as long as I am fOllowing the
program. The City's cOllllllitment to a discounted rental rate terminates as
soon as I fail to follow program guidelines.
6.. will follow these program gUidelines, adhere to our Planning Agreement,
and progress toward self-sufficiency.
7. agree not to allow additional tenants to reside in the house.
Further, all of the information given in the "Family Background" form is
accurate, particularly the sections on income, alcohol, drugs, and health.
Signatures(s)
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Participant's Name:
Participant's Signature:
Mentoring Group:
Team Leader's Signature
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ATTACIIMENT "I"
Transitional BousiD& Proar..
PLAlUIIIIG AGkuauaIr
(Make copies for Participant, Mentors, and Home Base Coordinator)
A. LIST NBBDS
Participant list need in order of priority.
Obtain adeauate and affordable lona-term housius
1.
2.
0 3.
4.
S.
6.
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B. PLAN OF ACTION: OBJECTIVES
Objective #1 Obtain adequate and affordable lema-tera housiD&.
1. What the DarticiDant will do: ~: Pl~nned Actual
Start
Complete
2. What the mentors will do:
Start
Complete
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Objective #2
oarticioant will
What the __
I. _
do:
2.
s will do:
What the mentor
Objective #3
1.
ill do:
h oarticioant w
What t e ___
2.
ill do:
entors w _
What the m_
Objective #4
1.
ill do'
i ioant w __'
What the oart_c
2.
ill do:
the mentors w
What __
IlAUI. :
Start
Complete
Start
Complete
~:
Start
Complete
Start
Complete
12AUI:
Start
Complete
Start
Complete
o
d Actual
pIAnne .
plAnned Actual
d Actual
Planne
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~ Start
Complete
Objective #5
1. What the DarticiDant will do:
l2A.tu :
PlAnned Actual
2. What the mentors will do:
Start
Complete
Objective #6
1. What the DarticiDant will do:
l!Aaa :
Planned Actual
Start
Complete
2.
What the mentors will do:
()
Start
Complete
COtowumrs
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CIn 01' SAIl RlIIl..UPIlIl'O
ImDBL DOSITIOlUL BOUSIBG PROGIWI
Ffftaneina Tp.ftaitinn.' Rousfft.
Upon enterina the program, the family and the Buildina Industry Association
(BIA) will conduct the rehabilitation of the home at no cost to the city or
family. In exchange, the family receives below market rent until the family
income allows the family market rent. Durina this period, the family must
accumulate $2000 in savinas toward a down payment on the home and have
accomplished all goals of the program. At the point where the family is
capable of realistically paying fair market rent, the family will begin the
purchase process.
The Development Department would act as a Property Mortgage Insurance (PHI)
issuer by enterina into an agreement with a financial institution whereby the
Department would ensure or guarantee a percentage of the loan. The intent of
this guarantee would be to reduce the front end requirement of the low income
buyer through underwritina concessions such as: reduced interest rates, income
ratios, time on the Job, cash down payment, r.eserve reqUirement, and Closing
costs. The City'S loan guarantee Obligation would terminste upon the
accomplishment of one of two occurrences: (1) owners equity in the house
equals the amount of the city guarantee; or (2) a period of 24 months elapses
after close of escrow.
Because the Department of Rousina and Urban Development (BUD) requires that
the property be purchased by a public entity, the City will serve as a pass
through vehicle for the purchase transaction. A double escrow will be
utilized and the first escrow will be established between BUD and the City. A
second escrow will be established between the family and the City. The
agreement with the financial institution would spell out affordability
covenants to be recorded against the property for up to ten (10) years should
the house be required to be resold in the case of foreclosure or resale. A
silent second will be established based on rehabilitation credit with buyer
equity buildup to be fully amortized in ten years. A silent third will be
established based on the lOX price reduction given to the Agency by virtue of
its beina a public entity. This amount will be present throughout the loan
with the return goina to the Economic Development Agency Transitional Rousing
Program. The referenced return will be used within a revolving account
designed to assist other program partiCipants. Some of this line item may be
utilized to cover a percentage of the Department's administrative overhead and
program liability exposure for the initial loan guarantee.
Financing in this manner would not necessitate the expenditure of Department
funds unless the house went into foreclosure. This type of financing would
allow the Department to leverage money without having to spend substantial
funds in advance, if any.
The end result for the buyer would be a reduction of the monthly mortgage
payment and the improvement of the buyer's ability to qualify. The advantage
is that the Department would be financina hOUsing which has been discounted aa
much as twenty-five percent (25X) before sale due to the Agency purchase
EXHIBIT II
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CIn 01' SU RRII1I.lIInIBO
I'lnanciDa Trauaiticmal HousiDa
Paae w-ber -2-
discount and gratis rehabilitation work. The BUD Lease/Option program
provides a ten-percent (lOX) discount on current deflated market values and a
fifteen-percent (15X) discount could be realized through rehabilitation
efforts of the tenant and BIA volunteers. It should be noted that the
purchase price is established on the value of the house prior to
rehabilitation. Evaluation of the structure at this point in time will assure
both a lower purchase price and the certainty of equity build-up.
It is recommended that this mechanism be utilized because this type of
finanCing would allow the Department to leverage money without haVing to spend
it up front. In addition, it should be noted that the Department would be
financing housing which has been discounted as much as twenty-five percent
(25X) before sale.
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IlIITUL PROVISIOlI OF
BOUSIIG DlJRIIG
LEASIIG PBRIOD
RBIWIILI1'A1'IO.
. IWftDAlICB
PDRClIASB FIDlICIIG
I'OLLOWIIG LBASB
PBRIOD
PRIVAD SBCTOR
PUBLIC SBCTOR
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CITY OF SAJf RRR1I&IIDIIIO
II)DBL 'rRAIISIrIODL BOUSIIG PROGIWI
SJ1lOPsis of Are88 of ReaponaibilitJ'
BOUSIIIG COMPOlUIIrS
Housh... an" Urban Develn_....t (ROD) _ Development
Department serves as applicant for BUD single
family houses at one-dollar ($1.00) per year with
option to purchase after five (5) years.
ADartment Owners Association - Provides apartments
for singles and seniors. Participants pay 30% of
income as rent. Difference between rent paid and
rent required used as a tax deductible contribution.
Buildina Industrv Association - Contributes volunteer
labor and materials for rehabilitation of lease/option
houses. Some materials may be obtained locally from
building supply firms.
Realtors - Those who specialize in management and
maintenance will provide services during model program.
~ - Banking institutions will participate in the
loan program on competitive basis. Bank qualifies for
Community Reinvestment Act credits.
Develo-oent DeDarblent - Provides a loan commi tment
program similar to Private Mortgage Insurance.
l'RIlqAII COMPO_lI
Chur~hes an" Communi tv Gronoa - Provide volunteers
who become "Ombudsmen" or "Big Brothers/Sisters" for
Mentoring Program. Provide food, Clothing, furniture,
counseling
Private -on-Profit - "Hearts on Fire" screens
applicants, recruits mentors, and provides centralized
access point for all participants.
PrOfessional - Various prOfessional groups (medical,
dental, pSYChOlogical) provide pro-bono assistance
Communttv Servicea DeDar~....t (Countv) _ Provides
training of volunteer "mentors."
DPSS. Public Health. Mental Health (Countv) _
Participates in volunteer training and provides
variety of services, as needed.
BXIIIBIT "III"
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City of San Bernardino
Transitional Housing Program
"Homebase- Implementation Plan
S.I.ct1on of .Ro..b.... non-profit .g.ncy
which will .d.1n1.ter progr..
.Ro..b.... r,c.1ve. .cre.n1ng tr.1n1ng
.t a.dl.nd. r..11y S.rv1ce.
.Ro..b.... .cqu1r.. .nd d.v.lop. ..ter1.1.
for ..ntor tr.1n1ng
.Ro..b.... begin. r.cru1t..nt of
co..un1ty .entor.
M.ntor training ....1on .t Co..un1ty S.rvic..
.Ro..b.... .eet. with .helter. to d1.cu.. ref.rr.l proc...
.Ro..b..e. b.g1n. .cc.pt1ng r.ferr.l.
EXHIBIT IV
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City of San Bernardino
Tran81tlonal Hou81ng Program
Client Flow Chart
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EXHIBIT V
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May 14, 1992
ADMIN1S17IA7WE 0fT1CQ
J(J() E. Stat, Strut P. O. Bolt JZ6D
Rtdkwb. 0r/JfDmiG 9ZJ7J
T,~ (714) 79J.2391
Ms. Becky J. Thurston
Homeless ServIces Analyst
City 01 San Bernardino Economic
Development Agency
Development Departnient
201 North E Street. ThIrd Floor
San BemardJno. CA 92401-1507
Re: Transltiohal Housing Program
Oear-Becky: ,.. . "0 ,
Earlier this week, at the meeting 01 the executive Committee 01 the Homeless CoaRtion
perlCy Council, I was pleased to have met you and hear from you the outline 01 the City's
plan to provide housing for homeless famlfies using HUD properties.
You described to me the need for a mortgage lender who would make loans to these
famlfies relying upon the City's guarantee 01 a portion 01 that loan.
We are most anxious to Participate In this program and hpIp )'(lU .~ It 8 SLlCC8BB. I
have asked Ron RuhI, our Assistant Vice President and Product Manager, to coordinate
0lI" efforts and have forwarded to him the Information yoU Sent me.
Please use this letter 88 an expression 01 our great Interest In maklng this profect
SUCCessfut.
rely,
~
. G. WIENS
C an and Presldent .
ChIef Executive OffICer
EXHIBIT -VI-
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