Okay, I think we're ready. I think we probably have everybody here on the board that's going to be here today So I will start with calling to order the housing authority Meeting for what is it the 27th of? January 2020 our first meeting of the year and So let's get ready for football The first item is a call to order and Karen would you do the roll call, please? Let the record reflect all commissioners are present except Commissioner Downey Commissioner Olson and Commissioner Lepera who has resigned. Okay. Thank you So we're to item three on the agenda, which is statement of abstention Ask if any member of the Housing Authority Commission needs to abstain from any item to so indicate at this point We have none so we will move to the first study says session which is 4.1 Which is fiscal year 2020? 2021 budget process and public input. This is our first kind of overview to start the process for this year. I think Megan you're gonna make some comments on behalf of the Directorship. Yes at the PowerPoint should be Projected momentarily just to let the Housing Authority know Megan Bassinger housing and community services manager And I am filling in for Dave Gwine executive director today All right, so our first study session of the day is the fiscal year 2021 budget process and public input study session Kate Goldfein our administrative services officer. We just hit We'll be providing the majority of the content to you. So the Housing Authority budget Is Specific to the Santa Rosa Housing Trust and the section 8 housing choice voucher program So those two programs the Housing Authority has discretion over their budget In the upcoming fiscal year, we anticipate Receiving the community development block grant disaster recovery funding. This funding is approximately 38.5 million dollars That is a result of the 2017 fires that we experienced here in Santa Rosa These funds should be coming from HCD to the city of Santa Rosa And it is our expectation that they will be directed to the Housing Trust for administration And we will continue to update you as that process evolves In late 2019 the city began a real alignment of departments They consolidated the majority of the services departments into three portfolios There is the community development portfolio, which includes housing and community services along with planning and economic development There's an administrative portfolio that has human resources it finance and then there is an outside services portfolio, which is Public works in the water department. So as a result of that realignment, you will see revisions to the budget as we present that information later in the spring and Then finally the department will continue to seek resources and work with our development partners to seek resources To fund projects as they arise so those things may come to the Housing Authority for adoption or be included in the budget as We locate them. Okay, we'll take over the remainder of the presentation Thanks, Megan Good afternoon housing authority commissioners as Megan said I'm cake will find the administrative services officer for the housing and community services department this study session today begins The Housing Authority's budget process It's an opportunity for the commissioners and the public to provide input regarding funding priorities for the upcoming fiscal year We'll incorporate that input as we work with the city's finance department to build the budget The housing authority is supported by staff from the housing and community services Who is now part of the city's community development and engagement portfolio? You the housing authority direct the work of two of the divisions within that portfolio as Megan said the Housing Choice Voucher program and the housing trust and those programs and what they cover is listed in the staff report attachment to this item in your agenda There are other programs within the portfolio such as code enforcement planning and building recreation homeless services, etc They're governed by the city council so you oversee one part of our budget the city council oversees the other part We report to both governing boards and the city council has ultimate authority over the budget The housing authorities Process runs concurrently with the city's the city's process will begin tomorrow With a review of its general fund finances and revenue forecast at tomorrow's city council meeting on February 25th the city council will hold their budget priorities public hearing City staff will spend February and March developing the first drafts of our budget and we'll meet and review them with the city's finance department in late March on April 7th the city council will hold their first study session to review the draft budget and provide feedback to departments Staff will incorporate that feedback and return to council on May 5th and 6th for further review We'll be back in front of you On your April 27th meeting to present your draft budget and you'll have a chance to ask questions and provide feedback at that time We'll bring the final housing authority budget to you for adoption on June 22nd And then we'll take the entirety of the budget to the city council for their final review and adoption on June 23rd And please keep in mind the city council's budget meeting dates may change so just keep an eye on their agenda Those are the dates as of right now This completes key dates in the budget process. I'm happy to answer any questions you have about that or you may open it up to public comment related to the housing voucher program Remind me again the categories where the housing authority has taken steps to approve Priority for certain groups. I think for fire Related disaster victims there was a set aside and then of course bash vouchers are for veterans And did we also have set aside some vouchers for homeless? So the housing authority approved the set aside of 48 vouchers for individuals who were displaced as a result of the 2017 fires and those vouchers continued to be administered by the rock Which is rebuilding our community in conjunction with Rebecca Lane who is the housing choice voucher staff There are also are the bash vouchers that are provided in conjunction with the veterans Administration and then we have a priority for I believe homeless individuals Do you recall how many? Set aside If you don't that's unfortunately, I don't but I can have that information for you at the next meeting Thank you, so with that we will go to Mr.. Are any questions just popped up we'll go to the next item on the agenda, which is item 4.2 Excuse me. Oh, excuse me. Yes, mr. DeWitt We should wish is to make comments on item 4.1. Sorry about that, mr. Hello, sir. My name is Dwayne DeWitt. I'm from Roseland I'm a veteran who's familiar with the HUD bash voucher system and I'm hoping that in this budget discussions this year you'll make a point of stopping the use of project-based vouchers and Actually award the vouchers out to the veterans the city of Santa Rosa has passed a resolution stating that they don't want discrimination against section 8 voucher holders and I believe with that in place It will give the veterans a better chance to get spots. I Think it's very important also that you look at how the city staff Helps veterans or any other holder of a section 8 voucher to get into a unit I want to tell you an anecdotal story of a veteran that I helped to get a section 8 HUD bash voucher for who then after close to four months of Searching we found a spot for him in what was called a guest house here in Santa Rosa off of college avenue Some people might call that a boarding house or a rooming house And after we got the approval from the landlord that he would take the deposit and allow this veteran to stay there Santa Rosa city people came to Inspect and they said one of the windows was too small Even though someone had been living in the unit before it was emptied And they said they weren't going to allow this section 8 voucher to be used for this veteran at that site That set in chain of motion where other people came to the guest house and Put further restrictions upon the guest house That room is still empty The people who own the guest house no longer rent out to other people And essentially instead of helping a veteran with a voucher His voucher was lost because of the time limit. He's still out there in the rain There's not enough places in the shelters even though we think we have enough so the dilemma is policy And actual staff activity What i'm hoping is that you here at the housing authority will put a priority on making sure that veterans Do get to get into places That window is not that small It comes down to just inches apparently and it will cost thousands of dollars of for the landlord to retrofit the building And it's just one of those things where you look at the bureaucracies involved and say hey You're not doing what was mandated here Which is to help house veterans as soon as possible when they have those vouchers I believe you could turn that around and be at the forefront and say we're going to house them We're going to do our best to make sure every veteran gets in out of the rain as soon as possible. Thank you for your time Thank you, mr. Dwight for your comments appreciate that Now we move on to item 4.2, which is the downtown station area specific plan update plan concept study session and We have a presentation By one of our planning staff members So patrick streeter senior planner with the planning and economic development will be providing you with this presentation today Very good. Thank you Thank you chair Burke members of the housing authority and patrick streeter a senior planner with the planning and economic development department And today's study session is to discuss the ongoing initiative that the city is taking on which is the Update to our downtown station area specific plan A preferred plan concept was selected at a joint meeting of the planning commission and the city council in december of 2019 The the purpose behind this plan update is it's actually it is an update to an existing plan that was adopted in 2007 The main purpose of that plan was anticipation of the smart commuter rail opening up and And facilitating transit oriented development around that station As you can see from the graphs that are on the screen The projected development both in housing and non-residential development far out Outpaced what was actually built the most stark example being that around 3400 new housing units were anticipated within the downtown plan area And by the time we started this update only 100 actually been constructed The downtown plan area for the purposes of this Of this initiative is a lot larger than what people may consider to be a typical downtown So it includes courthouse square and railroad square, but it also includes Several of our our residential neighborhoods and preservation districts Roughly from college avenue to the north to highway 12 on the south And dutton avenue to the west out to brookwood on the east The process started at the beginning of 2019 With phase one, which was a deep dive into the issue. So that was the initial outreach Many of our our background studies that were completed. We put together what's called a technical advisory committee those are made up of Of technical experts both from within the city, but also nearby jurisdictions. So sonoma county smart the mtc Um That was followed by our alternatives exploration phase which took place last summer um, the purpose behind that phase was to Based on the initial feedback and studies that were done come up with some alternatives on how this plan could look moving forward There were three alternatives that were Considered one was a dense urban core. So concentrating all new development around courthouse square Another was more neighborhood centric. So spreading the development out across that entire plan area And the third was to be Transit centric. So along our major corridor sabastopol avenue Santa rosa avenue and mendicino avenue concentrating the development on those corridors What ultimately happened was that The preferred alternative concept that was put together borrowed from each of these So there was a lot of comfort with Um With high intensity development in the downtown core around courthouse square But but there was also a lot of support for enhancing the neighborhoods and creating a sense of identity across the entire plan area So both of those those factors come into play in the preferred plan concept that we'll be talking about today And the big another big change for the for the concept versus the original plan is where the original plan envisioned around 3400 new units this plan calls for around 7000 new units So we're roughly doubling the number of housing units that we anticipate with this plan moving forward The current phase that we're in is is drafting up this plan. So coming up with the policies And the goals that will go into the plan as well as doing the background work necessary for the environmental document So a subsequent environmental impact report will be prepared to support this plan Which ultimately would allow for projects that are consistent with the adopted plan To utilize that existing environmental document. So we'll have we'll have done the environmental analysis ahead of time So it's not on a project by project specific basis Moving forward the final phase which we anticipate to begin this spring Would be the final adoption of the plan and the CEQA document So right now is where we're really developing the the details on on how this plan will accomplish what's in the vision That's where we're looking for the input from from groups like this Where we can we can find out and and really zero in on the types of policies that we need to be pursuing To make sure that they're in this plan and that we do the environmental analysis associated with them as I mentioned previously the the the concept was really a a consensus of of the different groups that we had giving giving the feedback in the plan and we are Reaching the the end of this of this process where we really are drilling down to the details So one thing that you'll notice with this concept is that it's not wholesale across the entirety of downtown We looked at areas where there's a lot of potential for change These are areas where there is a lot of city-owned property where there are under Utilized parcels where the value of the land itself is higher than whatever is constructed on it As well as areas where there's a lot of vacant parcels And so we identify these neighborhoods as places where we see the the bulk of these new 7 000 units actually going in As I mentioned there was a lot of support for a very high intensity dense core that would be around courthouse square where we would have taller buildings a lot of people living working and commuting to these areas But we also did have this idea of of village centers So having some sort of sort of central focal point that really gives different neighborhoods their identity While also still allowing them to share some of that that burden of getting these these new units in our downtown We decided to To simplify the way that we handle land use in the existing 2007 plan there were 13 land use designations. So we've we've reduced that to To four primary new land use designations and each of these as you can see Are mixed use designations. So while each of them has a focal point They do allow that flexibility for the types of development to occur that that should be naturally occurring in these different areas So the four different districts are core mixed use. That's as I mentioned high intensity Very, you know, not necessarily many tall buildings, but well the more of an allowance for tall buildings a lot of people living there working there and Going to this area to conduct their lives The next is station mixed use that is built around the idea of visitors coming to the city. So be it tourists or People that are coming for business It's focused around the the smart rail station But we do extend that out into the roberts avenue area, which is just south of highway 12 Which there's a lot of potential for development there and it could be a regional draw We're envisioning something like a a sports complex or recreational area or if it is housing it would be A really a focal point housing project that that brings people there not just people that are living there But it is mixed use. So while it's visitor centric it will also support People that are living in this neighborhood Especially with the the parcel that's adjacent to the the smart station site That's where we do see a lot of these new units going in Another is called maker mixed use and that came directly as a result of our conversations with Owners and operators of existing businesses and light industrial uses in our downtown Primarily in that area south of highway 12 and also in the Maxwell court neighborhood And this would allow for existing light light industrial businesses and Not your your typical residential neighborhood types of uses to continue to occur a lot of these businesses are Thriving so they would allow to be allowed to continue, but we'd also again have the mixed use designation Some of the feedback that we heard was that people would like to remodel their buildings and maybe put some employee housing So that would be an opportunity that that would be allowed for those uses to to exist side by side And lastly neighborhood mixed use that is our area that we're focusing strictly on residential So I mentioned people that are commuting for work people that are visitors Our industrial areas. This is our residential neighborhoods Again mixed use so some commercial ventures would be allowed, but those would be neighborhood serving type of things. So Your your dry cleaning services or groceries to small grocery stores that sort of sort of thing Another land use concept that we're revisiting is the idea of the urban park or or civic space In our current general plan, we have two definitions for parks One is neighborhood park, which is a two-acre park That serves the neighborhood another is community park, which is much larger and serves kind of a regional area Neither of those two models really work in a dense urban environment So while we will still have the opportunity to create new traditional green space parks We also want to have this idea of programmable civic spaces that could be maybe publicly owned Maybe publicly accessible but trying to to meet that need for For recreation and park space through again more flexible thinking Another big change for this plan is going away from Typical development standards a building can be this high. It must be set back this distance to the term far Florida area ratio Which basically creates a an envelope that a building can fill So In its simplest term an far of one means the ratio of floor area is one to the rate to the size of your parcel So a 1,000 square foot parcel could build 1,000 square feet of building So that could be one story building that covers the parcel or it could be a two-story building that is 500 square feet per floor So what it what it does is again creates a lot a lot of flexibility for how that building form will take place But then we we determine what intensity how much bulk and mass we actually want to see in a neighborhood And then that's that's accomplished through through the far So these are just a couple different graphic examples of Of buildings so the the barn's a noble which is on the top of the screen. That's an existing far of 0.84 We looked at the the pettersons furniture site Um And we determined that if there was a six-story building on that site it could have an far of 2.4 So basically two and a half times the size of the lot is how much building you'd be able to place on it And for the purposes of this calculation, we are not including Things like mechanical space or parking spaces into that calculation We don't want to penalize a building for including something like parking building The most intense building that's in the actual downtown plan area Is the that us bank building at 50 old courthouse square and that one is a an far of 4.25 So a six-story building can give you a kind of an idea of of What these different far's could look like but it could be a taller skinnier building or it could be a wider shorter building And We kind of match the far's along the way along the same lines that we did for The comfort level that we we heard back from the community on on where they'd like to see higher intensity So again in our downtown core. That's where our maximum ceiling of eight far would be located We've spoken with the development community and this would this would accommodate Many of the projects that are that are in the concept phase right now Which and it still allows for the flexibility that as we start to have a proven market for for More urban housing then they would still be able to fit within this this far So we're setting a pretty high ceiling and that's anticipating that eventually The market will be there right now We don't have the market to fill fill in that eight far cap as we move in the direction of the preservation districts That's where the far feathers down With a few key areas where we do see a lot of potential with with not too many conflicts One being the smart site west of the of the tracks another being the location of Bodine asphalt plant in the Maxwell court neighborhood And then also along the highway 12 corridor This graphic just depicts what what the existing far's are across the city As you can see the highest that we have currently is 4.5 around the same as that us bank building and And it does somewhat mirror what what we are proposing with the far ceilings in that the highest intensity is in the downtown core We've also since we are eliminating strict design or strict Development standards we're incorporating design standards. So these are these are the ways that that proposed buildings would interact with the With the neighborhood surrounding them so key areas such as along the main Streets around courthouse square also in railroad square That's where we would not have strict rules But we would kind of allow a toolbox for design on how how that those those buildings would interact with their with their neighborhood Also along our transition areas. So for instance Santa Rosa avenue as it As it transitions to the east into the burbank neighborhood We would want the buildings to be designed in such a way that they're they're not conflicting with the the current nature of development in those districts Also, a lot of feedback that we received was about communicating with the creek so new development And any substantial redevelopment of sites Would have to show how they are interacting with the creek So this could be anything from a brand new building that has entrances on the creek side To a renovation of a building that decides to maybe take a couple parking spaces and convert those into an employee break area That's along the creek The main main idea of being getting eyes on the creek utilizing this key resource that we have This key amenity that we have in the downtown Connectivity is another major concept that we've talked about road diets, which is taking away a lane from travel and devoting that that real estate to some other use be at wider sidewalks or improved enhanced bike lanes Those are proposed along mendicino avenue santa rosa avenue and east street But we've also talked about new connections. So there'd be an extension of donnie who street connecting maxwell court to the the rest of the west end also a connection between um roberts avenue and sabastopol road to the south up to third street to the north so In the earlier present or the earlier in the presentation we show that that station mixed use being applied to that area We would want to create Seamless and easy to understand connectivity between the station in this this area And lastly the the major major Point that we've we've heard at every meeting has been the connection through the mall at fourth street um, so this this project The original 2007 plan called for a new road to be Paved through that fourth street area connecting east and west That has not happened thus far. We are We do have simon the operator of them all at the table and we've been talking with them throughout this entire plan And a lot of the feedback that we've received is that creating that connection is important But not necessarily being able to drive a car from one side to the other So we're looking at ways of enhancing wayfinding Maybe extended hours of operation Maybe materials changes things like that that would create that that connection to pedestrians possibly to bicycles but but really allow east and west to To have a seamless transition in the downtown But not necessarily allowing someone to drive their car down fourth street from the east side to the west side So to kind of wrap up there These are the the key moves that we're looking at in this in this plan concept one is Changing to this far way of regulating height and mass We also I didn't mention it, but we uh The direction we received from the commission and the council was to waive parking minimums For anything in in the downtown. Um, this says within a quarter mile of transit The direction we received was anywhere in the downtown boundary. There's no more parking minimum It doesn't mean that there won't be parking associated with projects But we want to allow a development to tell us how much parking it needs to be successful To get financing and to have a marketable project And we as a city are not going to be then saying what the minimum parking is it also allows as as parking demand changes in the future We may not need as many parking spaces on a site And so that that allows this plan to be a little bit future proof in that sense Activating the ground floor in areas where there's a lot of walkability and where we want to have eyes on the street I mentioned earlier about Part of the public spaces so so trying to be creative and flexible on how we address that need for public spaces Improving wayfinding and also looking for areas where we can get catalytic projects off the ground Really start to to have this vision realized And as I mentioned right now we are in the process of developing the the The goals and policies for this this plan concept So we're we're interested in any feedback that of You know be it broad far-reaching policies or even you know small focused details that we should make sure that we are including in this plan So we'll have the the conversation today, but also Plan downtown sr.com. That is the the landing page for this project. That's where people can sign up to get updates that's where we have We have a visual preferences survey going on right now on that on that website So that's that's the the main place to go for information But also to provide feedback for this plan as we move forward And that wraps up the staff presentation. Thank you Thank you. I have to appreciate that good presentation Start down with this in When you were having your Review process for how from 2007 there were approximately 3,500 units that were supposed to be built and only 100 would be built Did you hear how much did you hear from the development community in terms of why There were only 100 units built that was not Placed upon the recession during that time What was your feedback that you heard? Yeah, so um We can't dissociate it from the the recession that was a major obviously a key reason that that not not other than was realized but we've since bounced back from a recession and still the the units are not coming along the pipeline and the two two main factors that we heard were overly restrictive zoning so For instance, the the tallest building allowed allowed in the downtown was 10 stories Which may have been somewhat arbitrary when that when that cap was set if you look at the reality's construction up to seven stories Is one type of Building type beyond that you need to go taller in order to get a return on the the increased cost of materials and safety features so So just by setting that that 10 story maximum it was eliminating anything above seven stories essentially We've also heard that the process itself. There's too much uncertainty In the process here in the north bay versus other parts of the bay area So the cost of construction remains about the same but the Uncertainty as to whether or not a project would be approved So if there's a challenge through California environmental quality act or sequa Through the different boards and commissions that have to review a project That made it Because time is money a better investment to to build a development somewhere else Also, that's something that we we couldn't do anything about was the the rents right now. It's an unproven market So the return That you get on the rent per square foot is lower here than it is in other parts of the bay area So that's another reason that they haven't been looking here So so in order to address those things We are looking for public-private partnerships to get some of those catalytic projects off the ground so that you have Approven project that can then then prove it to the market Additionally, we've already taken steps to reduce the uncertainty in the process So right now instead of a public hearing in front of the design review board, which is a seven-member board A project goes in front of that board as a concept The feedback is given by the board and then ultimately the decision is made by the zoning administrator So that that cuts several thousand dollars off the the cost and fees for planning But it also reduces the timeline and reduces the level of uncertainty because They know that if they can address those things that were brought up by the board the project should be approved And yeah, lastly to address the uncertainty issue also as part of this plan As I mentioned previously, we are doing the subsequent environmental impact report associated with this plan The message that that should give to members of the development community Then is that if you're proposing a project that is consistent with this plan We've already anticipated the environmental impacts and told you how to mitigate them So that that really reduces again a lot of those steps a lot of the uncertainty and makes it So hopefully some of these projects will start to pencil out Okay, thank you Can we go back on one of the first slides that says land? One of the maps which says says land land use? Yeah Yeah, um, so the core mixed use is that black area, correct? Yeah, it's uh, it's kind of a A dark maroon on my screen. Yeah Um, and then bordering that is the neighborhood mixed use to the North east. Yeah Um, where is that dividing line? What street is that? That is brookwood That's that's roughly dividing those those two districts But you'll you'll see that we actually carry the core mixed use across the across the street So anything fronting on brookwood is is considered in that core Okay Another question I had was this new designation for the parks Does that apply city-wide or just specific to this particular downtown station plan? That would just be in the downtown station area But we are undertaking a general plan update So lessons learned from this this planning process will inform that general plan, which is city-wide. Thank you probably the two areas that I am most interested in is a few little things within the report that I have questions about but I probably Find a better time to communicate those then take up the time of the full housing authority commission, but The economics, uh, you know, it's I've always looked at Kind of the bay area as being the bulls I be in san francisco and then concentric rings going out and What you're able to do in san francisco less likely able to do As you go further out with the exception I guess being other Kind of bulls-eye areas like san jose and maybe oakland but but obviously it's it's it's more economically feasible to do a project Particularly a higher-rise project in emory vell or even san rafael Or maybe even petaluma that is san rosa and more difficult of course in ukaya and And I understood what you were saying about Some of the impediments that you're working on that the city can modify and make those developments more feasible more economically viable But I but I but I still wonder if we're going to have have enough there for that acceleration to achieve what is anticipated in the plan And we had a lower number of units which we fell behind and we have a larger number of units and So I I just don't know how much Analysis there was maybe you can help me on the economic feasibility of these developments going forward Is that something that the consultants dug deeply into? You have an economic feasibility analysis that if you go to the website, it's under the resources tab And many of the recommendations were along the lines of what I summarized here The most important being Pursuing some way to through a public private partnership to get some of those catalytic projects off the ground that would improve the market And they don't have to necessarily be market rate projects affordable projects can also do that But it's really getting some of those those first couple catalytic projects going that at least based on our our economic feasibility studies Are indicating that's that's the difference between this plan and the previous one And obviously there there are several different steps. We're taking To address it. There's there's no guarantees that this one will be any more successful than the other But this is kind of the the cornerstone piece on Several different initiatives that that we're we're we're taking Re-addressing everything from from fees to to streamlining process So we're hoping through all these different initiatives We will have a different outcome this time than we did previously Yeah, and it probably has a still has a great deal to do with the economics of the area and how robust it is here and How much of that construction cost it will support given the income that can be generated That's going to be still there, but there's information online, which is helpful And the other part of that which is kind of tied into that is the housing authorities role Kind of what we're simplifying this but I know that the city council is interested in seeing support for Development in the station area plan and one of the public resources to perhaps make that happen would be resources That are available to the housing authority Like we have a project later on that is in the area and So that's you know one opportunity, but then I guess the competing part of that is that There are other components and other documents that the city has adopted for Dispersing housing throughout the city and getting balances in school and neighborhoods and that type of thing I guess Well, I guess I'll ask the question. Has there been much specific thought given to how that might change And then the other part is what might happen in the future to Come up with a more pragmatic method To have funds used in a way that's consistent with those those two goals Yeah, and so So, yeah, there are conflicting Policies right now that are some of them are being addressed through this plan one being the the growth management ordinance Which limits the amount that any single developer or development can can build in a year And then also Yeah, making sure that we have adequate services to address if we're if we're pushing for infill development to get Many more units in in a specific area to make sure that the city services parks included But but also education and fire and police coverage That we do have enough to To accommodate that and so that's that's part of what would be going into this this eir That's being prepared is making sure that those services are delivered. But I think ultimately in the next Couple weeks when the council meets for their goal setting That's where they'll be setting their priority on on where the city's resources should be focused And that would include the resources of the housing authority So if the if the if during goal setting the council says We should be focusing all of our resources on infill development in the downtown area And that's conflicting with other policies that say that they should be evenly distributed throughout the city That's where that direction should come from. Yeah, I think there's a fair amount of additional work that needs to be done to Have more specific Understanding of what that might look like in the future You know when we have a notice of funding availability, you know, I know it talks about downtown But but maybe that needs to be refined a little bit more I don't know if megan if you have anything you'd like to add to that I think just off the top of my head right now in our notices of funding availability. We do identify um priorities for priority development areas Approximity to transit items that do help projects score well on tax credit applications So I imagine we will continue that in the future and take any input That will further the overall goals of the city in conjunction with the housing authority's input And I was just gonna add that that's the type of feedback that we're looking for are things that we may not have considered in coming up with this plan So I would ask the housing authority and then anyone from the public that's also looking through these plan concepts um Where are the policies that we need to address and and also where are their potential conflicts with existing policy? I know that Leora and wane two members of the commission have been working on a on a Workshop for the housing authority and have come up with a number of topics, but If we have time I think it may be a good good place to start More detailed discussion about what this looks like going forward So, you know, we can give advice to the city council and if there are changes that need to be made To direct the funding that we have available to us But that's that's a question to that housing authority to decide how If they agree that that's an important topic to discuss, of course Unless there's any other discussion here and unless there's any other points that uh staff wishes to make I think we have a public comment From a request from mr. Dewitt Hello, sir. My name is dwayne dewitt. I'm from roseland and I also work with the Sonoma county housing advocacy group If you'll look at that opportunity site area On the lowest corner to your southwest roberts avenue 20 full years ago People in roseland were talking about how to get positive things in this general area During this plan We'd like to see there be an actual roseland community meeting Where they come out and talk to the people who live in roseland near roberts avenue to see what could be possible Planning is politics basically and that term's been around for 40 to 50 years since the san francisco redevelopment era and Here in our community We tend to think that it's politics that have kept positive things from happening There along the railroad track west third The cannery as it's called I guess Those things now are identified as potential catalyst projects The dilemma Frequently comes down to whether or not we can get all the political players on the same page With the development community that wants to put something forward I don't have A horse in this race We at the sonoma county housing advocacy group want to advocate for more affordable housing as close to that smart train station We also believe that the cut through between The west third to sabastopol road the roberts avenue Extension is going to be a positive way to make that area become a true catalyst for housing Looking at it from a rational point of view Some of those buildings that are there now Are underutilized I heard at one meeting where mr. Stewart pointed out that he had done things According to what the city wanted with the property that he had and still the project stalled I don't talk with him about his project, but I just know that having watched this for 17 full years After talking with an economist at uc berkeley named michael smithheimer That this could have been done It can be done, but it needs to have All the players on the same page So what i'm hoping for is that as you go forward on the downtown specific plan update That you specifically call out these two potential catalyst project sites The one on the south at the roberts avenue As connecting in up to the smart area rail station And do it in such a way that you don't have a height limit If you go down to berkeley right now go to aquatic park next to the railroad You'll see they put housing right up next to the railroad. They soundproofed it. It immediately rented out The place is full It's right there by the freeway interstate 80 People will live near these places If given the chance There's already tall buildings right next to the railroad tracks where an old silo exists So if you go forward without height limits and say look, we're going to let the developer put in as much as possible As close to that freeway and that downtown rail station I bet developers will come forward It's a matter of feeling like they're welcome And I was told in the past that some developers felt there was some politics involved that made them feel unwelcome That's anecdotal. I'm not the person who could speak from firsthand experience But it would sure seem after 20 years of watching that project at the railroad square. We got to do something Thank you Thank you, mr. Duet appreciate your comments Unless there's any other questions or points to be made on that we will move on to Public comments on items that aren't on the agenda and mr. Duet, you have a card in for item five as well Hello, sir My name is dwayne d width. I'm from roseland a good new year's to you It's my lucky day a monday without work. I get to spend it with you So I've come here specifically to say how much I appreciate your efforts to look into getting affordable housing Out to people but I want to stress that Sometimes the best laid plans go astray and I do believe that the project based voucher approach Is actually taking section eight vouchers away from people that need to use them Having the idea that we'll get a project done Five six seven years down the road and we'll have those vouchers in there Doesn't help people today and we've got this drastic homeless problem. It's worsening by the day So what I would like for you folks to do is begin to have discussions during this year About the possibility Of actually helping those homeless as soon as possible And doing it in some unusual ways for santa rosa Santa Rosa has frequently looked at it like well, we got that one shelter way out there on the west side And that's where folks can go How about looking at it like perhaps utilizing Small modular type units Getting them in on a temporary basis under the resiliency ordinance Which is allowed rv parks now? And there's one been put on sabbatical road A man has been able to get an rv park permit to put recreational vehicles for housing for five years plus a three-year extension. That's eight years I believe the second one's been put in also now down off of West no burbank avenue Before you go as far as her I'm uncertain what the side road is named But a person got one of those rv park resiliency ordinance voucher Excuse me permit approvals For up to five rvs So that is happening and city staff is allowing that and I think it's time for you folks Perhaps talk to those powers that be and say rv parks, that's the answer for at least eight years And during that time we will have gotten our downtown specific plan moving forward and we can have other alternatives I know of a parcel three acres in size On stony point road They came forward and wanted to do something and they were told no Because it had to have california tiger salamander clearance But decided actually been used by the city For staging of the redevelopment of stony point road with heavy equipment All kinds of stuff all over that land and then right after they moved it. They said well now you need the california tiger salamander approval Somehow somehow or another we have to have you folks work together rv park On the corner of stony point road and giffin. That's what i'm thinking come on in with that Three acres you could have dozens and dozens of people living there right now. Thank you for your time Thank you again for your comments. I appreciate that Moving then to uh, well item six which we have no minutes to consider for today So that brings us to item seven on the agenda which is chairman and commissioners report And I think i'm going to ask the commissioners to make comments First and then I have some comments after that. So any comments members wish to make Okay, then my comments are as follows I Since our last meeting I believe I appointed for the request from staff a nominating committee and That is composed of commissioner test and commissioners olsen. They've met. They've had some discussions and primarily Can't do much at this point in time until we have The council act on the appointments For vacant positions on the housing authority and i don't know dianna if there's anything else you want to add to that Yeah As part of the nominating committee, we're willing to meet as as soon as we know who the appointee is going to be Okay, thank you and then As indicated earlier by karen and the roll call Commissioner lapera has submitted her letter of resignation. So she'll no longer Be on the housing authority She was a good contributor for a short period of time. So she'll be missed The Staff and The housing authority committee on setting an agenda for the retreat. I think they're I know that Uh liora and wain are are working on that have some ideas and I think it's just a matter of getting together with staff and talking about Working out an agenda and a time for that to go forward. Is that correct? Correct. We just haven't been able to get The core members together to get that discussion going And then uh on the January January 15th, there was a Lunch in which there is typically every month And the mayor's conference room with the board and commission members It's kind of modestly attended the primary discussion was an update by the mayor on the efforts to Work on solutions Particularly, you know, the focus has been on the county effort on joe rdota trail So he was filling the board and commission members in on the status of that and it seems to be changing almost on an hourly basis. So that's kind of old news now, but In addition to that I reported on the resignation that we just mentioned for commissioner lapira and the agenda today And also a piece of information that mr. Gwinepass along to me and that was that we have 80 units I think coming online actually available within the next Three to six months. Is that a fair time frame? Right now the housing authority Because two projects receive their funding are obligated to break ground begin construction this spring So that totals a little over 80 units and two two developments. Okay. Thank you uh, and also that and flats is moving along and uh, uh The status of that and they've uh spent more specifically Well, that's one of the developments moving forward They received their nine percent tax credits and so under the regulations they have to begin work within 180 days so I had mentioned that and then there was a invitation sent out by karen to uh, invite Members of the housing authority to this Athena at stonehouse open house and that was last week I believe I was unable to attend So I I can't make any comments I don't know if any other commission member of the commission was able to be there, but Appreciate being invited and having the opportunity to be there and that concludes my comments under item seven and Committee reports we kind of covered that I think already unless there's anything else that anyone wants to add and so we are at The executive directors report and We have items communication items there which are For our information and they would like to add anything No, just a couple items for directors report. I you should see the fact sheet for the housing authority was distributed We printed these up and were distributed far and wide so that the public knows the function and the work of the housing authority Both on the trust side and the voucher side So that's for your information And if you'd like copies of these to distribute, please let us know we'll get you a whole handful And I think it was mentioned during the budget study session the community development block grant disaster recovery money cdb gdr part of the Operations of that as we have to submit a notice of intent And in that notice of intent we have to provide an updated pipeline of projects So when we have that work completed today tomorrow, we'd like to share that with the housing authority So you can see all the different developments in in the housing authorities pipeline The only other thing I would say is I put your attention to communication items 10.3 It's a list of accomplishments for the year rather than a monthly activities report and you can see there's Quite a bit going on Thank you, Dave. I appreciate that and is this on the website as well I think it would be nice to add it if if it's not Thanks. That's a nice Presentation I'll follow up. I don't think it is on the department's website yet We're we're we're putting a companion fact sheet together on homeless services for this What the city's doing and if if I may have that work complete and then update everything makes sense so we are at Item 11 Which is a consent item and there's one item which is 11.1 Which is rosin village family housing allocation of article 34 units and let me ask if there's any any questions and if not if we have a A motion to approve the consent item. I'm sorry Give a motion. I'm sorry And is there a card is there a card for that? Excuse me. Yes, there is Mr. DeWitt 11.1 Dwayne DeWitt from roseland The snowman county housing Advocacy group is quite concerned that this project that's going forward make At least have a stipulation from the elected bodies That the affordable housing be built first This is a mix of 100 market rate rental units and 74 Rental units that are designated very low and low income Historically and santa rosa developers have frequently taken on a project stating they're going to provide low income or affordable housing then they build their project and Find a way to get out from under the burden of providing that affordable housing A specific example is out at belview ranch Over 20 years ago where the developer was able to Push that requirement to building the housing off onto the city And the city Ended up funding all of the affordable housing at belview ranch subdivision on the corner of Herne avenue and stony point road Well, not the exact corner a little bit into the south So i'm just hoping that as you approve this you make a stipulation That the affordable housing gets built first So we're assured that we actually get it into roseland because that's why this whole project has gone forward And the destruction of our roseland village shopping center has occurred over a decade ago And we're just sitting there almost Captives to the way this thing's going forward and we would prefer that it got done If you look back into your records from the 2007 sabaspa road urban vision plan The community originally came forward and requested an acre of green space there and they were fine with leaving everything else there Instead this turned into a housing A conundrum is basically what it's been and we're not even going to get that one acre of green space So please at least let us get the low-income affordable housing built first. Thank you for your time Thank you, mr. Dwight. I appreciate your comments and I suggest If you haven't done so already you shared those comments with the county's community development commission You know, they're the lead agency on this particular project, but I still understand you're at the point that you're making So, thank you Okay, excuse me now. Yes, thank you in motion This is probably a question following up mr. Dwitz for city can't um city attorney office I don't I'm not familiar with the Bellevue ranch project But I am familiar with the dan hour and lindwood approach projects that were done 10 years ago where there was inclusionary housing requirement that Market rate housing can only be provided. I think the ratio was five units of market rate for each Um affordable unit had to be done so the affordable units were forced to be built um At the same time or in conjunction with the market rate housing is just concerned that that policy is still Going on because that was 10 years ago versus uh 20 years ago Commissioner oh, and if I may try and address your question This particular project is on land that is owned by the sonoma county community development commission Through a request for proposals. They selected midpen development as the master developer for the site Midpen program the site to have a 75 unit affordable project and then they are working with a market rate developer I believe urban mix to develop the 100 unit market rate components The projects are on different parcels because of the financing so it allows the affordable Component to be placed on a separate parcel on the market rate on its own and the conditions of approval that were approved by the planning commission and ultimately the santa rosa city council Allowed them to advance on different timelines in order for midpen housing to proceed with the various funding applications that they need to Submit and receive approval for in order to construct the project And this particular allocation of article 34 units is to help them Applied to the state of california housing and community development department for the affordable housing and sustainable communities Funding program Okay, thank you seeking a motion i'll make a motion to approve the resolution Of the housing authority city santa rosa approving an allocation of 74 article 34 units For the rosland village family housing project located at 665 and 883 sabastopol road And waive the weight reading of the text I'll second the motion. Okay. We have a motion. We have a second Any further discussion? Hearing none roll call please Chairperson Vice chair johnson morgan Commissioner test I commissioner oan I Let the record reflect the motion has carried by a vote of four zero with two absences. Thank you Okay, we're to item 12 one And the presentation will be from frank kasimov of the staff and The housing authority loan and project based voucher notice the funding availability additional funding recommendations Before frank begins his presentation We have some revisions to this item Based on correspondents late last week from the u.s. Department of housing and urban development as well as a desire to Incorporate project based vouchers in one of the projects we are requesting that we continue the Petaluma ecumenical properties aspect of the item to the february housing authority meeting So frank will be touching on the request from the john stewart company for the cannery site And we will return to you in february with the petaluma ecumenical properties request So when we get to that point, uh, there's one resolution that contains both developments is accurate There are two separate resolutions and the resolution for the Railroad square development the cannery has a minor revision So you have an updated resolution that should be on the dais Okay, and frank will touch on that when he gets to the recommendation. Thank you. Thank you Chairman berck and housing authority commissioners as mentioned the item before you is additional funding recommendation under the 2019 20 notice of funding availability or NOFA And project based vouchers As miss badginger messenger indicated we are focusing today on the cannery at sand railroad square And since the decision was made after we went to print. I will be skipping certain slides in this presentation As you recall The NOFA was issued on august 6th of 2019 It announced the availability of approximately 2.5 million dollars funding in 75 project based vouchers The funding is comprised of local and federal funds. The federal funds are from both the cdbg or community development block grant program and the home Partnership program or home funds We received 12 applications requesting over 13 million dollars in funding and 126 project based vouchers So we were well over subscribed to the available funding and vouchers The chairman appointed an ad hoc committee consisting of commissioners test and owens review the applications with staff and forward recommendations To the full housing authority In making recommendations staff in the ad hoc committee considered the federal funding eligibility and funding criteria as well as local criteria Which were identified in the NOFA The federal eligibility and program criteria include for example the time constraints For expenditure of funds and construction time dates for the federal programs basic eligibility For program funds for example cdbg funds cannot be utilized for new housing construction Federal funds trigger federal Environmental review under NEPA and the national environmental policy act as well as Davis-Bake and prevailing wages and project based vouchers have programmatic and project limits as well The local evaluation criteria set forth in the NOFA include project readiness financial feasibility Development team qualifications capability and expertise affordability levels and number of mix of units And the proposal completeness and accuracy as well as any housing authority policy or preferences And as you also recall on december 16th the housing authority approved funding for two rehabilitation projects And funding for a community housing development organization or chodeau For operating funds the two rehab projects totaled approximately 240 thousand Leaving about 450 thousand dollars of local funds And the chodeau operational funds were from the federal home program at that time five further projects were slated for further evaluation to be considered today And four projects did not meet either the the NOFA selection criteria or the eligibility Under the under the local NOFA staff and the ad hoc committee considered the five projects that were further evaluated And recommend funding For the two projects one being postponed first one is cannery at railroad square It's 114 total units comprised of studios one bedroom and two bedrooms It's targeted to households with incomes up to 30 of the area and me Meeting income as well as 50 percent and 80 percent in AMI The applicant at santa rosa cannery's llc They had originally submitted an application For a larger amount to get further going on their project But with the remaining funds available that for which they are eligible 450 thousand They revised the request and came up with the discrete project Proposal for that 450 thousand which is pre development Um to do pre development costs or to submit applications to the planning department for Entitlement of the project so within about six months or so They plan to have their applications submitted to the city with this money As mentioned the other project which is linda tuna senior apartments would be will be considered next month Before Going into the cannery in more detail. I just want to touch upon the three projects Briefly that are not being recommended for funding and the reasons for that One is del nito apartments. It's an existing development on rump russell avenue near range It consists of 206 units and the project is for rehabilitation But their program is their their strategy is to do a re syndication And once they do re syndication and get an infusion of additional Rev money both tax credits and and debt they want to do a major rehabilitation project That would not even start for approximately two years So it kind of kicks it out of the timeliness factor on on all accounts So in the interim time between last meeting and this meeting we worked with the applicant which is eating housing And we asked do you have a discrete project that you can do now In advance of the re syndication To utilize cdbg funding which are eligible for the for rehabilitation projects They considered it and unfortunately came back to us saying that If they did that they were Anticipating that it would negatively impact their financing strategy for the re syndication. So they kindly It declined the offer to move forward But as a result the project still is in that Long-term time frame and as a result the ad hoc committee and staff do not recommend funding for del nito apartments Boyd street family apartments is a project that this body approved in a prior NOFA It was last february and it was in the amount of two hundred thousand dollars Project has 46 units. They also came in where they came in with the request for Almost of with all the money that was available But again, it's not all They're not eligible for all of it and but the main concern that we had with this project is they had Just submitted an application To two applications to the state and and one to the city council The two to the state one was for tax credits and the other was for tax exempt bonds And the one to the city was for a public hearing for the tax exempt bonds It was really all the same application But it went to three bodies and in all in the application in the pro forma in the pro forma It showed that the costs of the project were met by the funding that was identified So to us it was a fully funded project and We didn't see a need to add any more money to a project that appears to be fully funded at least as represented to the state agencies So for that reason the ad hoc committee and the staff Both recommend No further funding for that project But as a side note, we're happy to report that The staff of both the state agencies have recommended that the project be funded To receive tax credits and and tax exempt bonds, which is actually In the past tax exempt bonds have been In four percent four percent tax credits and tax exempt bonds were pretty much a given You could get them. They weren't competitive starting this year starting this round of this year Um They are uh now competitive at least the the tax exempt bonds So they they met that test at least as far as the staff of the agency is concerned And if approved by the full committee, they would receive their allocations of both So that would enable them to move forward in uh six months from february So we're talking august or so for breaking ground oops And the last site the last project that's not recommended for funding at this time is Herne veterans village phase two, which is 24 Units of the target's homeless veterans. This is a project that the housing authority also has committed to funding to in the past In the amount of 285 thousand dollars And again the reason for not recommending funding is because the project doesn't meet the criteria for the federal Funds at least additional federal funds They they did get some federal funds in the last round for uh pre-development, but we've hit our maximum at this time with that so That project still needs to get going and start rolling out its its program And so for that reason at least at this time We're recommending no further funding for that project So back to cannery at railroad square Um, the first thing I want to point out is that in the application that was submitted Uh, it was envisioned that the project would be on two parcels One at three west third, which is the parcel if you can make out the darker dark lines bordering it And by the creek and west third street the smaller parcel To the north of that is 60 west six streets Since the publication of the the staff report the applicant has indicated that they've further reviewed the project in context of the downtown station area plan that's coming on board And they have What they consider to be a better project that will have at least the same number of units and all be on third West third street So, um in moving forward the slight modification on your resolution was to remove the address and Assessor parcel number for 60 west six and have the funding commitment be uh associated with and secured only by one parcel Which is 30 west third street There may be Another change that we would come forward back to the housing authority with a Consent item, but they're also looking at possibly getting more than 114 units on that site The latest I heard was maybe upwards of 122 units So we would come forward with a consent item for that if there if there is such a change As the name suggests and as the picture shows the project is in railroad square it's adjacent to the smart site It's centrally located in san rosa And is also mentioned before the loans are for pre-development costs for for example architecture engineering environmental to have To prepare documents to submit to the san rosa planning department The ad hoc and staff recommend that the loan term Reflect the pre-development purpose of the loan So as a result there is an uh initial loan term in your resolution Of five years with a milestone of building permit issuance within those five years In that five-year term can be extended by the executive director If the building permits are issued within that initial term Which may include the five years and and possibly an extension The loan would be automatically Modified or automatically convert to a 55-year term However, the project is not moving forward It appears that they they don't have and are not going to get building permits And the project really is not going to happen for some reason During that initial loan period the pre-development loan would become due And if it becomes due the the borough would have an additional five years to repay the loan in equal installments And the regulatory agreement would if the project does not move forward And the loan is repaid then the regulatory agreement would be released from the project The benefits of the project are as you saw in the last or in a prior presentation this morning the study session It is a catalyst site For development in the core in the downtown specific area project area And it is a priority development It is close to smart it is close to buses pedestrians and bicycle paths offices retail services restaurants and entertainment The funds will be used in approximately six months for the pre-development cost And the project also preserves historic resources on the site namely the the the walls the old walls of the cannery and the Water tank tower that is now Not it's lying on its side. It would be restored into its upright position Other benefits are that the prior contamination environmental contamination on the site has been remediated And the actually the density would increase From 54 to at least 81 or 82 units per acre if with removal of the other parcel That's consistent with both the the existing plan which doesn't really have a limit on density and the new plan Has a floor area ratio maximum, which the applicants have indicated to me This would be within that range as well And finally the applicant owns the property all right And we're going to skip a few slides here And skip the second part of the recommendation um and The recommendation is that Is recommended by the housing authority and the ad hoc committee That the housing authority by resolution approve a loan commitment of local funds to san rosa canners llc in the amount of 450 thousand dollars for pre-development costs for cannery at railroad square 114 multifamily units located at three west third street And that concludes the presentation be happy to answer any questions that you might have and also point out that the applicant is here If you have any questions for them as well Let's start there. Let me ask if uh, we have any Comments for mr. Stewart or other people in the group I'm buttoning up in the instance of sartorial decorum Thank you I don't I don't believe I've been before your commission before Thank you for having us. I'll be crisp I've been before the city many city councils and I think about six or seven mayors And uh, we like your city uh Our company john stewart company Is a partner in an LLC called railroad square. I individually am also a investor partner We bought the property in 1999 under hopes that the rail we'd be running in about five or six years and uh well 15 years short of that target isn't too bad these days And um, we own the land free and clear that we have no debt We'd originally plan to do something along the lines of what we do as a company We have 33 000 units in our management with five offices in the state Uh, most of what we do is affordable or mixed income Some is high end, but it's mostly Tax credits or in another life section eight project base Uh, I'd say 60 percent of our inventory Is affordable We have done over 5 000 units of housing also mostly affordable four percent deals Most uh, mostly some nine percent's when we were lucky um When we bought the site caveat m tour we knew what we were getting in we thought We we knew the rail would be delayed and indeed it was And we knew that it had three kind of unique challenges one was the requirement of the city for historic preservation And we spent about four years working With the cultural heritage board to get permission to uh Deconstruct as opposed to an impolite word demolish The canneries that were there And there was actually active stuff going on in there that made us very nervous because They were structurally a really challenged So we work with a susan clarker consulted on that for a number of years and we got finally got a A permit to demolish and they we cut a sort of a compromise deal Actually, we like historic preservation but we were challenged by the second Of the major Conditions on this site and that's the soil and groundwater contamination, which it was so We ended up deconstructing the building Saving two of the four walls of each of the two buildings on The two sites third street and sixth street That means that people could look at the same wall they did in 1908 when it was rebuilt after the earthquake so uh We then embarked on a program with the california state of california water quality control district, which is Painfully long, but I I have to compliment them. They were really good because they told you how high the bar was set So we spent many an hour Digging we've actually gone down 18 feet into the aquifer Done a lot of cleansing of floating product that's on the aquifer A lot of work with the soil and we have after X years and about $600,000 a know for their action letter for both sites And the last one is seems like a set of a technical design Issue, but it's not and that is a From the beginning the planning department here Bill rose and a lot of people that are here today Said make a provision for fourth street think about a line that leads to the creek Because you've had you're going to have pedestrian And bicycle passage up through the site through our site and through what? the smart site So we spent a lot of time with smart And actually had an mo u with them and at one time we actually had an option to purchase So the fourth street corridor or a mid block passage as we call it Is really important to access to the creek and you have to provide good security when you're doing that so We are We have skin in this game We have provided Frank Kazimov with a statement from our auditors that we have spent to date Foolishly or not. We hope not 6.74 million dollars in climbing So we are operating under the greater fool theory. We still love this city We don't expect that we're going to recapture any significant portion of that So don't even think that we're thinking along those lines But we would like a normal development fee Which is capped by the fact that we plan to use tax credits and we would abide by what those rules are which is A moderate development fee and we would like to get recover the cost of our land Which is actually in the scheme of the total development cost now quite small And we Appreciate the fact that you made this alone available. We have some some amendments that we want to discuss With the city but nothing that we regard as problems without a solution We accept the fact that you would wanted a deed of trust Which is not the normal way that we do it in san francisco, but this is not san francisco Maybe you're more you're better informed whatever it is. We agree So with that if I left anything out Any questions about the project? Oh, uh, sorry We are already working on this as we speak. We were not waiting for We would be happy to receive the money tomorrow, but we're not waiting for it We're using carl. I'll amazing as our civil engineer, which we have for many many years Because another technical point I failed to mention Is west street. That's the street that runs along those massive 25-foot brick walls And in order to access the site Vehicle because you can't turn off third street going left and for fire West street has to be built We bought an easement from smart We're working with farhad monsyria For $200,000 so that we could have the right to build on west street And we plan to finance A partial building of west street for the portion of the easement that we have Which runs to the mid To the end of the category the end of our site on third street We think it's only a question is it's almost a no-brainer that There needs to be a public street that runs from third street to sixth street right along both of those walls Which need to be retained Why do we not have plant 5 or 60 west 6th street? The answer is That it's almost impossible to develop. We looked to do we looked to get 35 or 40 more units on it Probably affordable because we don't they it's a tough market rate area But the fire access issues are incredible You can't really access it unless there's a road you can't put in a hard pad Scrabble Road you have to have some way for fire to get in so they have Enough throw lengths with water And they have to be able to get a truck in from an easement on the north side of The property and it's not wide enough you'd have to have a turnaround inside the site So I can only tell you a lot of really prohibitive restrictions on developing fifth street It was suggested to us by your planning director Mr young mr. Streeter very creatively said why don't you think about putting into a little housing at also a daycare center Which would work for us, but Uh, we can't do that now. There's no way of accessing it. So that's another reason why we've limited our site To third street only which is tough enough as it is Any any questions um Thank you, mr. Stewart. Just uh your original project was all seniors. This is one and two bitter munices. Is that correct? this is actually We are going to make This week or next week A change to add more units and we will have studios ones and twos studios ones and twos so it'll be Some seniors some non-seniors kind of a mix of I'm sorry say again, please seniors as well as non-seniors. Oh, yes. Yeah. Thank you. I plan to apply myself the way this is going Okay, thank you very much any other questions from mr. Stewart or First of all, thank you very much for your patience on this project. It's well needed in the right spot It's transit oriented growth. Yeah affordable where it needs to be I know it's a very difficult site What do you see timeline in terms of You're redesigning the project adding more units And then uh through that process going into the state for tax credits attack or tax exempt bonds for nine percent It is what is your timeline for what you see? What are the major hurdles to be able to break around? Good question very good question. Um We are not redesigning this thing. We've been working on this design for years We have an a tweak on the 114 units. We set in we have a new set back from the wall And we've done some things which I would be happy to sit down and go through you with Yeah, I'll get there in one second. Yeah um But uh, it'll only this this tweak only adds studios uh The tweak involves the addition of some studios and also um A set back from the wall which is tied to the building with uh tie backs similar to some of the uh projects in san francisco that have done that Which we think will add light on one side And it's best shown in plan and section which we would plan to sit down with Uh with frank and megan and dave Uh in about a week So we we don't have a big redesign We but we've got an improvement and we think also and from a cost standpoint Because you don't have to put shotcrete on the back of the brick for 450 feet By doing this so you save a little money It may cost a little bit more in absolute dollars, but we don't we're not sure that's the case Because by doing this, we don't have a six inch shotcrete panel in the back Which is very expensive Which we think will help and where our unit our cost per unit should drop substantially Now i'm going to introduce don once you do this Uh Don lusty is going to be working on this project his project director and he will answer your question About the timing to our applications to teacup Good afternoon commissioners we Our proposed schedule includes finishing our redesigner and our schematic design sufficient to allow for Submittal to the city sometime in may Submittal to the city for entitlements and then um An october uh tax credit four percent bond application to teacup and sidalike Is that your question? I Yes, it does. Thank you Thank you Questions from members of the commission I'm sorry, we have one more piece about the timing Just just as a exciting opportunity for santa rosa this project We think will qualify for sp35 so in terms of the timing piece and the entitlements which you know can take many months going through planning commission and Maybe sometimes council and design review in this instance It would essentially be by right and so the um approval process and the entitlement process will be much more swift So the readiness factor i think is uh would serve serve this process well Thank you additional questions Yes, mr. on so A question when we normally put a regulatory agreement on a property. It's for a maximum of 55 years Typically it's a 55 year regulatory term As I read this resolution it talks of an initial term of five years And then after that would be an additional 55 years and that initial five years could be extended Right so the well the initial term is five years in to get a building permit And if it appears that there's close or certain discrete milestones that will get the applicant It's the building permits issued then the Then the executive director could extend for a discrete amount of time Whatever that initial period is whether it's you know five years Or or six or seven or whatever it might be And the the the building permits are obtained during that time Then the loan would automatically be extended 255 years so an additional 50 years or additional 49 or 48 Years so the maximum is 55 to a 50 out of your account the initial term. Is that correct? Right? Okay, thank you that's that was my concern that it would not be over a standard 55 year term for restriction it on the when the funds are due And also for the restriction on rents so it's still a maximum of 55 years all in So commissioner oh, and if I may clarify in the resolution, which is page two there are Eight items number seven is the term of affordability And it states there that it shall remain available affordable for 55 years And that date is from the date of initial occupancy of the units So it would be a 55 year term on the regulatory agreement And then the item that mr. Kasemov just spoke about is the term of the loan So that would be initial five years and then if the project is proceeding extended to a maximum of 55 years But the rent piece is still only I mean the restriction on rents is 55 in total Correct from the date of occupancy and the only exception to that would be if the project is not moving forward and We the the the loan is is becomes due Then the regulatory agreement would be released when the Principle in interest are repaid. So there's a five-year repayment period that can be Expedited there's no prepayment penalty So if they wanted to get free in clear title To the to the property prior to an additional five years of they could Pay down the loan in interest and get the regulatory agreement released so that the project could be developed In some other fashion Okay, thank you Mr. DeWitt, I know that you have a card in and wish to make some comments Thank you kindly sir. My name is Dwayne DeWitt. I'm from roseland And the Sonoma county housing advocacy group Typically, I'd be advocating for the veterans housing to go forward But I believe at this time it's really important to help this project move forward first and foremost There's some biblical statement about the patience of Job And I believe these folks have definitely shown that I have nothing Fetishiary involved in this in any way shape or form I want to wholeheartedly push for its passage today And hope that it can be expedited throughout the city of santa rosa's planning process To let them begin to actually get the units built as soon as possible With that said though, I hope mr. Stewart will remember my Baldheaded continents and say oh, yeah that veteran guy. He wants to have some vets units in there So once you get it done rent out to some of us veterans I'll be staying in roseland so it won't be me, but there'll be others that would definitely need that housing as soon as possible Thank you very much for your time, sir. All of you. Have a good new year Thank you for your comments. Mr. DeWitt Turned to the housing authority and uh, see if there's any other questions or a motion would be appropriate It's somebody to step forward I'd like to move for approval the resolution of housing authorities to the santa rosa permit commitment loan funds the amount of $450,000 to santa rosa city canner's llc for cannery at rail road square three west third street And wave reading the loan numbers and the rest of the text very good. Thank you mr. Owen I second that motion Thank you mr. Test Motion and second any further discussion Hearing none real call, please Chair work. Hi Vice chair johnson morgan. Hi commissioner test. Hi commissioner oan. Hi Let the record reflect that the motion has carried by a vote of four to zero with 2,000 Thank you. Thank you. Thank you unless there's any other business that coming for the housing authority We'll stand adjourned. Thank you


Hi, good morning, and welcome to today's products and focus you started there just managed to finish in positive territory yesterday Again a little bit flat there today didn't hit the highs of last Friday Incidentally, so looks that we might be having a little bit of drift down towards the next potential support at 17 7 3 8 and To be fair it has kind of gone up for I'm just gonna say maybe about 15 to 18 sessions I only gone down three And that includes the fact that there is a lot of pressure building up here on the US 30 It probably could do with having a little bit of a sell-off Just to take some of that pressure out because otherwise we're just gonna have a real slow grind to the upside so We didn't have an all-time high there on Friday. We have an all-time high finished yesterday And we're not really getting a huge amount of fall through this morning based on these candles right here So if we did get a little bit of drift 17 7 3 8 would be an interesting area to look at So looking at the UK market looks to be that resistance has held there at 67 71 doji formation on the candles a Little bit of a drift down this morning. We are in the middle of two ranges So 67 71 has potential resistance and 66 86 as potential support technicals are overbought So looking at the Japan 2 2 5 still bouncing around this potential resistance at 17 4 9 6 However, we are having a consolidated move along this area And I suspect we may get a technical breakout at some point As we continue just to kind of have these legs these candles tick up that little bit higher So breaking close above 17 4 9 6 would be a springboard for an X potential move to 18 306 Depending on what dollar yen does next of course looking at dollar yen Still floated bouncing around this one 18 level We are quite a good bit away from from 124 spot 2042. Sorry, which is next potential resistance We've talked a lot of times between 120 and 124 being a bit of a danger zone for the Japanese government That happens too quickly So if we get a long area of sideways moving action on dollar yen that will Kind of decrease the likelihood of the Japanese government feeling they need to do anything special around about here Which means we could still get to 124 42 over the longer term. I think that's what they want Anyway, you just don't want to get there too quickly We are almost getting crossover in the Mac the RSI and slow to cast that they are certainly Overbought not yet given the signal to sell But we are a fair distance away from the next potential support, which is we're all the way down at 114 spot 74 So for those of you who are not currently looking at dollar yen It's kind of hard to get involved this level because we are simply in the middle of two ranges as well So moving on to with Texas crude it also reversed course again last night looking very unlikely little pek We're actually gonna go ahead and be able to cut production none of them will lose revenue None of them want to lose market share and Russia's kind of falling the on the ropes there a little bit And we are looking at another retest of 75 dollars longer-term potential support Still remains at 70 spot 41 and the fact that we had this Chinese rate cut We should have been a massive shot in the arm for West Texas crude It's failed to materialize which just leads me to believe that the downwards pressure will continue on Perhaps on a baited it so looking at gold next Gold still train between two ranges 1186 1218 But training between two moving averages here as well Technicals are neutral. There's probably one of the least exciting products that I'm currently looking at Moving on to your dollar Your dollar the matter to bounce of one twenty three sixty seven Fields are just a little bit of a short squeeze there incidentally I wouldn't be that surprised if we continue to see a little bit of downwards action there though the Recent IFO data from Germany was okay, and the latest US data was a little bit soft to be honest We'll start to wait to see what macro data is coming out. We do have US GDP due later on today, which could act as a catalyst, but We did have a good session yesterday We did close at the top end of that range, but we've not fall through again there today So I drift back down to twenty three sixty seven could be on the cards of US GDP Doesn't disappoint. I'm finishing up with cable cable has a Trying to retrace back to 157 43 as move back to down to downside again We are definitely seeing a consolidation round about this potential resistance The question is for traders out there is this going to be a resistance level capping any gains on cable pushing it back down to 15424 which a lot of commentators have highlighted Are we gonna be able to get our head above there and we challenge one spot? 5900 that seems a little bit more of a long shot But all depends on the current US fundamentals and obviously that GDP figure will impact cable later on today as well So looking at the economic data We obviously mentioned GDP and the US That's due at 130 UK time. If you've not already set your alarms for that make sure you do Recurring alerts here work quite well. So you just have to set it up once and it'll always come back through and We do have some see CCI data due out later on today as well That's at 3 p.m UK time so two bits of decent US data to help Help drive the markets in one direction and fast forward on to Wednesday We've got UK GDP. So if you're a cable trader again, that could be quite interesting but then we've got US durable goods and You've got unemployment claims For that Wednesday as well not to mention Pending sales for housing as well. So if you're looking at the at the Dow the SPX 500 your dollar cable dollar yen There is a fair amount of US macro data to add a little bit of volatility in the markets Keep your eye on the chart form as ever make insights popular and join me again tomorrow to find out why perks


and welcome to language as an obstacle to communication. Here's where we're going. We're going to discuss seven ways in which language can be an obstacle to our barrier to communication, and we're going to discuss differences between cliche, jargon, and slang, as well as defining other ways that language can be an obstacle to good communication. Author Susan Washburn identifies several things that lead to a communication gap. In precise language can lead to damaged relationships and conflict, a loss of productivity and waste, inefficiency and having to rework, missed opportunities, schedule slippage, for example, delays, and missed deadlines, scope, creep, or leap, in other words the gradual or sudden changes in an assignment to make it more complex and difficult than it was originally understood to be, and of course, unclear or unmet requirements. Cliché. A cliché is a once clever word or phrase that has lost its impact through overuse. For example, think outside the box. It's been used so much that it's been robbed of its meaning. Jargon is occupation-specific language used by people in a given profession. Jargon can be located in any profession. A great illustration of the importance of jargon happens whenever one person or a group of people cross from one occupation-specific language set to another. So for example, moving from the military to a police force. So a long time ago, there was a group of veterans who had just finished serving across the ocean. They were fresh from service and back in uniform for the police department. The police chief turned to the group of ex-soldiers and said at the top of his lungs, cover me. And of course, the group of ex-soldiers opened fire. Of course, the jargon in the police-specific context, cover me means show only if absolutely necessary. But in the soldier's jargon, cover me means leg cover fire. This is just one example of the kind of miscommunication that can happen whenever jargon is exported across different cultures. Slang. Slang is the use of existing or newly invented words to take the place of standard or traditional words with the intent of adding an unconventional, non-standard, humorous or rebellious effect. Slang is everywhere. And the problem with slang is that it can add to imprecision in our language. Racist language discriminates against members of a given race or ethnic group. And not only can it add to imprecision but can create all sorts of other problems as well. For example, instead of saying a doctor if you include an ethnic group before that doctor, that is an example of racist language. And the same can be said of including any group in a way that is demeaning or disrespectful. Sexist language uses gender as a discriminating factor. And I've included the Dunder Mifflin logo so I could point out the example of sexist language used in the hit comedy The Office. The leader of The Office, Michael Scott, played expertly by Steve Carell, often uses that's what she said. And this is a great example of sexist language that uses gender as a discriminating factor. A euphemism involves substituting an acceptable word for an offensive, controversial or unacceptable one that conveys the same or similar meaning. This is a picture of the gravesite of George Orwell fitting for this particular discussion. But putting whose gravesite it is aside for a moment, think about all of the different euphemisms we have for death. Think to yourself for a second of all the different ways that we refer to death. For example, we might say pushing up daisies, passed away, deceased, expired, gone to meet their maker, resting in peace, kicked the bucket. In a better place, six feet under, crossed over, bought the farm, us sleep, buried, cold, departed, gone, perished, lost, no longer with us, and in the grave. This list is just a few of the many euphemisms we use when we talk about death, in part because so many of us are uncomfortable with the topic of death. And speaking of George Orwell, Doublespeak was a concept paid great tribute in his classic work 1984. Doublespeak is the deliberate use of words to disguise, obscure or change meaning. And this is the difference between doublespeak and a euphemism. Doublespeak is the deliberate, the intentional use of words to disguise, obscure or change meaning. In other words, you're masking the meaning. So to review, linguistic obstacles to clarity can create unintended consequences.