HomeMy WebLinkAboutMN-IURANI-2019-02-08
108 East Green Street
Ithaca, New York 14850
(607) 274-6565
MINUTES
IURA Neighborhood Investment Committee (NIC)
8:30 am, Friday, February 8, 2019
Third Floor Conference Room
City Hall, 108 E. Green St., Ithaca, NY 14850
In attendance: Karl Graham, Chair; Fernando de Aragón, Teresa Halpert
Excused: Tracy Farrell, Vice Chair; Paulette Manos
Staff: Nels Bohn; Anisa Mendizabal
Guests: Danielle Harrington, Director of Housing & Energy Services, Tompkins County
Action (TCAction); Loralee Morrow, Director of Construction Services, Ithaca
Neighborhood Housing Services (INHS)
I. Call to Order
Chair Graham called the meeting to order at 8:35 a.m.
II. Changes/Additions to Agenda
The Committee would consider the resolution to re-designate INHS as a Community Housing
Development Organization (CHDO) earlier in the agenda, should time allow before the first
guest.
III. Public Comment
None
IV. Review of Minutes – Minutes for January 11, 2019
Tabled until March meeting. Halpert was excused from January meeting and thus removed
herself from approval. Two remaining members in attendance do not meet quorum.
Update: Roberts’ Rules indicate minutes may be voted upon and approved even when a
voting member was not present at the prior meeting.
Tabled.
V. New Business
A. Action Item – Proposed Resolution – Designation of INHS as a CHDO.
Ithaca
Urban
Renewal
Agency
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Members noted that in the January meeting, Johanna Anderson, CEO of INHS discussed how
INHS, when it merged with Better Housing, maintained a board for each organization with an
operating agreement. INHS’s Board meets the service area requirement. The rest of the
paperwork is in order.
2019 Designation of INHS as a Community Housing Development Organization (CHDO)
WHEREAS, the Ithaca Urban Renewal Agency (IURA) has been designated by the City of Ithaca as
the Lead Agency to develop, administer and implement the HUD Entitlement grant program,
including funds received through the Home Investment Partnerships (HOME) program, and
WHEREAS, grant recipients under the HOME program are termed Participating Jurisdictions (PJs),
and
WHEREAS, PJs must reserve not less than 15% of their HOME allocation for investment in housing
to be developed, sponsored, or owned by Community Housing Development Organizations
(CHDOs), and
WHEREAS, each PJ must identify annually CHDOs that are capable of carrying out projects to
address priority housing needs identified in the Consolidated Plan, and
WHEREAS, a CHDO is a specific type of community-based nonprofit organization as defined in 24
CFR §92.2, and
WHEREAS, a PJ may use HOME funds to provide special assistance to CHDOs, including:
• Project pre-development loans;
• Operating assistance;
• Use of HOME project proceeds;
Capacity-building assistance; and
WHEREAS, on January 16, 2019, Ithaca Neighborhood Housing Services, Inc. (INHS) submitted
materials documenting their qualification and requested renewal of their designation as a CHDO
by the IURA, and
WHEREAS, at its February 8, 2019 meeting, the Neighborhood Investment Committee of the
Ithaca Urban Renewal Agency compared submitted materials against CHDO criteria and
recommends the following; now, therefore be it
RESOLVED, that the IURA, acting in its capacity as the Lead Agency for the Participating Jurisdiction of
the City of Ithaca, hereby renews its designation of Ithaca Neighborhood Housing Services, Inc. as a
CHDO for the 2019 Action Plan.
Halpert moved, de Aragón seconded. Carried, 3-0.
B. Update: Homelessness in City of Ithaca: Danielle Harrington, Director of Housing,
TCAction
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Chair Graham welcomed Danielle Harrington for an update on homelessness in the City. Ms.
Harrington stated that the Fire Chief has convened a Southwest Park Task Force with the
purpose of finding long-term housing solutions for individuals who have made encampment in
Southwest Park. Ms. Harrington noted this is the first time in her years in homeless services
were City officials, staff, and service providers are all in the same room to discuss issues of
homelessness. Staff members from the Department of Social Services (DSS) , Adult Protective
[also DSS), Tammy Baker, the joint-funded Downtown Community Outreach, Danielle, and a
member of the Center of Treatment Innovation (COTI, which works in Tompkins County in
response to the opiod crisis) staff, have created a way to track who the people living in
Southwest Park are. In October 2018, members of this group (“the Outreach Team”- an
informal interagency effort) started going to the Southwest area on a regular basis with the
purpose of building relationships (not “counting”); letting people know that agencies and
people are available for services (they might bring small items to address basic needs with
them to give away). [Note: Carmen Guidi also does outreach in the area]. The message
would be, “If you want information, text me,” Harrington said, because the people they
are/were reaching out to are not going to be walking into offices asking for help. They are
either tired of the system or are not served by it. The Outreach Team has spread the word
about the Code Blue Policy (a State-mandated initiative whereby each county’s DSS are
responsible for providing cold weather shelter – whether a hotel room, a cot in a participating
site, or other safe, warm place).
In the Fall, Harrington reported, the Outreach Team saw 30-50 individuals. By January 29,
there were 14 individuals and 4-5 other encampments that may or may not have been in use.
The Outreach Team learned that people sometimes have more than one encampment, that
people sometimes cache their belongings for less loss. If people do not pick up their mail at
DSS, it “dead letters out,” meaning, mail does not get returned to sender, and for, example,
TCAction does not know that people they have tried to contact don’t know they’ve received a
mailing. Through her outreach, Danielle found a couple of people who were on the top of the
list for Housing Choice Vouchers.
The Outreach Team can connect people who are long term shelter users with a security
deposit, ongoing rental assistance [one year] and case management; this is TCAction’s “tenant
based rental assistance” program. The goal of this program is housing stabilization, which is
why there is a case manager attached. Ms. Harrington reported that TCAction has learned
that you can’t put someone in “any old housing” – it has to be close to what they need, and
what they are used to. So far, fourteen (14) individuals placed in TCAction’s TBRA program
have stayed in housing; one (1) left the area to live with family. Fourteen individuals got SNAP
and started on public assistance. They checked out DSS, at least, and got rides there to do so.
TCAction has received two years of renewal funding for its TBRA program. “We have the
money, but no housing options for people, “ Ms. Harrington reported, meaning, everyone
they encounter wants to live downtown, where there are no affordable units in which to place
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them. Even in Dryden or Groton there is not much available, and no bus to take people to
these rural places on top of that. The lack of landlords engaged in the program makes it hard
to use the TBRA [TCAction needs to be able to connect eligible individuals with landlords
willing to take a chance on the program; landlord would receive regular rent through the
program]. New York State also just added 50 Housing Choice Vouchers to TCAction’s
allotment, but again, the lack of affordable units is a barrier.
Jumping back to Southwest Park: People lack ID, photo ID, Social Security Cards, and the like.
People cannot apply for housing without it. Sometimes there is an application fee, but this
can be waived, with assistance. However, people have to pay to replace their identification
documents, and need to get a good credit score to be competitive for housing.
Ms. Harrington noted the last time the Jungle was cleared, there was a long-term community
established there. Many were functional alcoholics who went to work, had a meal together,
and went to bed. In Southwest Park, the fifteen people are spread out over significant space
and illicit drug use is common. With methamphetamine use, there is a higher risk of violence
for everyone. There seem to be a greater concentration of people “hiding out” [from police
contact] in Southwest—some reasons noted have been child support, warrants, or shoplifting.
There are a higher number of couples, in Ms. Harrington’s recollection, because if one
member of the couple can’t get housed, the other stays with them.
Chair Graham asked if there are age differences between the individuals in Southwest Park
and the Jungle. Ms. Harrington doesn’t have data but recalls the old Jungle was an older
population. Here, 18-50 seems to be the age range. She thought that only two are three of
those she’s met are on the youngest edge of the spectrum. There is some generational
poverty being seen: grown children with their parents. There are no children in the
encampments. There are people that come to spend time with their friends, and that’s where
the “transience” is seen.
Halpert asked about people who were offered a place at one of Pirro’s properties. She’d
heard of someone who refused to live at such a property and now DSS would not assist her.
Mendizabal pointed out that DSS has different policies than TCAction. Ms. Harringtone noted
that the upshot is that people think there are not options at DSS. The Outreach Team can
share information about DSS services. When people go to DSS, a DSS worker speaks to you
through a window with a hole, or a phone on the wall. If you feel you don’t have access to the
system, this experience reinforces the alientation.
Ms. Harrington gave an overview of the Point-in-Time (PIT) Count. HUD Communities are
required to do at least a count of individuals in shelter annually during the last week of
January. The other component, the street count, is required every other year. This year, the
street count was not required, though the Outreach Team did a scaled version of it. There
were no ride alongs with police, and Cayuga Medical Center was informally polled. The
Outreach Team went out not with checklists, but with donuts and coffee. That’s how the
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team go tidbits of information, like the caching of belongings. One person among those
counted was found to be in Southwest because he had missed his bus that night. After doing
the overnight/morning count, the group focused on going to Loaves and Fishes through the
last week in January and engaging people with conversation. About twenty people were
counted as sleeping outdoors during the street count portion. It was a cold weather (Code
Blue) night so those folks went into shelter.
The Outreach Team will continue to work together even as the Southwest Park Task Force
wraps up.
Ms. Harrington continued, “We will continue to get people onto the CAT (Coordinated
Assessment Team) list.” At the same time as the community builds more housing, more
engagement needs to occur with landlords. In the last year, we’ve seen more people with
housing instability, and employment situations contribute to that. For example, if you are late
to work, you lose your job, you’re also often out of your place. There is someone staying in
Southwest Park who has Social Security benefits, someone who works at a hotel chain part-
time, and a few others with paycheck jobs. The “flagflyers” seen at street corners are not
always homeless. Often they were homeless for a long time and it’s what they know how to
do.
A Committee member asked how prepared the people Ms. Harrington has been encountering
are for the workforce. Ms. Harrington advised not giving cash, but contributing to a trusted
agency.
TCAction has just been funded for another round of Rapid Rehousing focused on survivors of
domestic violence. Through a partnership with the Advocacy Center, TCAction will be able to
house three households. TCAction felt good about the pilot program they did.
De Aragón asked what the order of magnitude is. Ms. Harrington responded that in the
winter, those the Outreach Team is focusing on are those that do not access shelter, even in
cold weather—the folks sleeping in the rough every day, all year long. These individuals have
learned a lot about how to survive. They may have propane heaters in their tents, for
example. This is dangerous, but warm.
There are 150 people in the cold weather shelter system. How many will be housed or will
continue to be homeless in April?
Halpert noted that hotels cost more than permanent housing on a per night basis. DSS and St.
John’s has had gotten churches involved. Ms. Harrington stated that people in churches on
cots are motivated to get into housing. In motels, not so much. Motel rooms are cozy and
private. Become dorm/party setting. No oversight. There are rules, some people can’t stay in
hotels. Some hotels have said,” We’re not doing this.” Moving forward, the community will
probably see more church involvement.
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The Committee wanted to know where the hotel money comes from. Mendizabal answered
it comes from the State, however, it can’t be used for prevention. The funding stream can’t
be redirected.
Chair Graham asked if there was movement in getting more landlords to accept housing
vouchers. TCAction saw 200 landlords enroll and offer housing to tenants in the last 18
months. Perhaps landords who returning student housing to family housing. With people not
being able to pay rent, having folks with subsidy could help to a landlord. TCAction has tried
to promote the program with IHA. Ms. Harrington is a member of the Landlord Association
and can present there once in a while. Ms. Harrington often gets calls about DSS or other
questions. Landlords who have questions can call her. Landlords feel: Make it easy and we
will do it. We’ve been trying to think about that and coordinate within ourselves. We’ll try to
coordinate among service providers to do inspections ourselves.
Bohn asked how many people can’t find house, despite these efforts? Ms. Harrington said
there are 1,022 units receiving subsidy. Currently, 84 voucher-holders are looking for housing.
Some people will have to turn their voucher in if they don’t find a unit with a landlord to
accept them. TCAction has been tracking how many lost vouchers after 180 days (Ms.
Harrington did not have numbers with her). Voucher holders receive 60 days initially then
have to provide documentation of search to get extension to 180 days.
Halpert wondered about demand for 4- bedroom units. Ms. Harrington responded there is
bigger demand for 3- and 4-bedroom than for 2-bedroom apartments. Sometimes people get
2-bedroom though only need 1 bedroom. She sees a 2-bedroom surplus.
About the HCV waiting list: Families and elderly/disabled singles prioritized over “healthy”
singles (?) Who are the people on your application? That’s your household. We don’t say
what your household is.
De Aragón asked about mitigating bureuacracy: Is there a way to create a one-stop place for
landlord? Can we create that structure? Ms. Harrington responded that landlords care about
people, yet it’s a business. They are not “bad”. We have to find a way to help them work with
this system. Make it easy.
De Aragón asked, is there one place, one website, etc., that could lower barriers. Ms.
Harrington responded she would love to do Landlord Liaison Project-type with CoC providers
all working toward the same goal.
Halpert noted that if a landlord has a tenant who breaks stuff, they can be evicted, but it’s
hard. It’s easier to non-renew. Does Section 8 have a right to not be not renewed? Ms.
Harrington responded that landlords can still enforce lease and not renew if you want
(Danielle). Halpert conjectured that landlords may have fear that Section 8 has more rights.
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Section 8 looks to see that they paid rent, didn’t damage, etc. Halpert guessed that it is not
commonly known to landlords-- getting the word out about that could help. Landlords may
think that once start taking voucher money it’s harder to move out of that relationship.
Chair Graham noted that we talk a lot about affordable housing, about development of units.
But that is not going to address the situation of the hard core folks who can’t be housed under
those structures. He asked whether the CoC is talking about how to serve those folks? Ms.
Harrington responded that TCAction is part of CoC and on the long list of potential projects is
harm reduction/low demand housing concept i.e. an in-one-building drop-in center, sandwich
counter, shower, laundry, then some shelter beds and you-don’t-have-to-be-sober rooms for
people who aren’t ready to commit to rental/ Co-located services and permanent housing.
Make things very simple. TCAction has talked to REACH about the concept.
Mendizabal mentioned there are national models.
A Committee member noted that the Salvation Army housing site was going to be targeted for
mental health. Is TCAction an INHS partner at Salvation Army or elsewhere? Ms. Harrington
noted that Vecino has changed their special population and it’s no longer one with which
TCAction has expertise.
Mendizabal said she would send Ms. Harrington’s contact info to the Committee.
Bohn asked about a youth shelter concept. Ms. Harrington replied that there is space near
Amici House, and there is an interest in creation of a Single Youth shelter. TCAction
representatives traveled to Boston/Cambridge to learn about Y2Y, s youth-run shelter staffed
by student volunteers. TCAction’s model would look different-- staffing with youth
volunteers. There are plans for exploratory partnering with Engaged Cornell; Gary Evans is
Board Member. Jane Powers at Cornell who works on the yearly Learning Web survey has
helped TCAction have focus groups with homeless youth about what would make them feel
safe. TCAction is talking with DSS, NYS Office of Temporary and Disability Assistance (OTDA).
Amici House is starting move-in for tenants and will operate Amici and applying for feasibility
and capital. Shelter would have 15-20 slots, but TCAction owns the space, so not problem.
It’s more important to create a welcoming space and there are all sorts of studies about why
youth don’t access to shelters—not feeling welcome, being one of them.
Halpert wondered what happens to dogs when their owners go into shelter. She suggested a
relationship between shelter provider and SPCA or kennels. This has come up in focus groups.
Mendizabal noted there is a homeless shelter/service organization in Las Vegas that aids
people in housing their pets on-site or through arrangement. Halpert noted some pets are
the primary relationship for individuals; Ms. Harrington recognizes the barrier. She said Lee
Dillon, TCAction Executive Director would like the youth shelter to happen ASAP. Design
students will have suggestions at the end of semester and hopefully something can begin by
2020.
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Ms. Harrington departed at 9:31 a.m.
B. Update: INHS Mini-Repair – Program and 2017 Contract, Loralee Morrow, Director of
Construction Services, Ithaca Neighborhood Housing Services
Chair Graham welcomed Loralee Morrow of INHS, and introductions were made.
Ms. Morrow noted that when she began in the Director of Construction Services role in July
2018, there was one Mini-Repair staff person. Another person was hired for the program and
then she campaigned to also hire a Construction Associate. The organization is transitioning
from “Mini-Repair” to “Small Repair” for increased similarity between the services INHS
provides in the City and the County. Moreover, they are transitioning from a “first-come,
first-served” model to planning jobs out geographically. For example, they can be doing a
more major job in a neighborhood and stop in during the same time to do minor repairs at
sites in the same neighborhood.
When the organization realized it was not meeting the necessary numbers for the INHS
contract. The staff met to discuss and get back on track. They realized they could ask for an
extension rather than and amendment. INHS is very close to getting the number required of
the contract and is lining up repairs. They don’t want to get behind on current projects so
have hired a new analyst.
Mendizabal wondered if there is a difference in the size of repairs being done. Ms. Morrow
noted they were getting calls for larger repairs than “mini” like walk-in showers because
people are aging and need that accessibility. However, this can turn into a huge rehab
project. The Small Repair staff came to her to ask if they could assess such projects first. If
they can identify bigger issues in a bathroom needing a walk-in shower, they can refer it to
the Rehab program.
Ms. Morrow noted that currently there are no specific rehab funds, which makes for a tough
situation the shower can be done but the floor is about to drop out. She shared a recent
example of when the staff went in to a home to fix a drain and found the kitchen cabinets
were about the fall of the wall, so can’t walk away, have to start. There have been a record
number of ramps. Rebuilding steps turns into rebuilding the front deck. This was before new
staff realized that “mini-repair” is more the focus for the City. New outreach person has
developed marketing plan and brainstormed with the staff. INHS is getting ready to put an ad
for the service on city buses because there is a whole host of folks out there that don’t know
about it. TCAction has told INHS that they’ve talked to people who thought a lien is put on
their houses if they receive a repair. This is misinformation. There was a time when hundreds
of people were on the Mini-Repair list. Staff have asked if Mini-Repair can do electric water
heaters. Recently, INHS did a roof in the County. Initially, Ms. Morrow thought they couldn’t,
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however, she found they have the appropriate insurance and can. Often the staff feels guilty
not providing complete services, like when they enter a home for a certain repair but find a
concrete block is being used for a front step.
Chair Graham acknowledged that something the Agency appreciates about the program is not
just the repair. It allows an assessment of the home for safety. It sounds like funding is an
issue to actually doing the repairs needed. Ms. Morrow replied, yes, and the request for the
emergency funding has grown.
Halpert said she remembered INHS had a generous dollar-amount ($2,500?) for mini-repair
and then, if, bigger it became a rehab. As time goes by, it costs so much more expensive not
to do the repair. Ms. Morrow remarked that this is now happening with rehab-- it used to be
rehab at $25,000; now it’s more like $40,000.
Bohn noted the spend-down for Rehab wasn’t moving quickly, and thought the need wasn’t
there. The need IS there, so get the [reimbursement] vouchers out the door. Bohn also said,
“We are responsive to demand, so if there is a different way it should operate, bring it
forward, so we can consider it.”
Ms. Morrow now has database reports-- number of hours per job. She noted the need to do
more jobs and use fewer hours. They have identified a stumbling block of program
beneficiaries going shopping with staff to pick supplies out. This practice will move to: Print
what you need and have homeowner get it. INHS tries to stock vans with inventory but it’s hit
or miss, whether people like them.
Halpert: What about online? Ms. Morrow nodded. Her staff goes online to find everything.
Staff can print out specs and see what choices are, rather than going to Lowe’ for 4 hours to
do two mini-repairs. That’s inefficient and expensive. So gotta figure out way to help staff say
“no” or give options.
Chair Graham noted that word-of-mouth has been a major component of the program. Ms.
Morrow concurred, saying that when working at Nate’s Floral Estates the staff saw a big need
for ramps-- now they are referring to FLIC. Wooden ramps are lot of creativity and expense.
Maybe INHS will look at a funding source for a contractor and team get out there. Metal
ramps like FLIC’s {IURA-funded} ramps are expensive but fast to put up. Added benefit: when
not needed, move them.
De Aragón observed that the population of the county is going to get older, so the need is
going to grow. Middle [-aged] group is smaller.
Chair Graham recalled there was a time when St. Paul’s and Calvary Baptist collaborated on a
volunteer build. That could be a solution if a group came forward to coordinate with funding
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and volunteers. Ms. Morrow reported that they have three groups right now that want to
volunteer-- need to wait til spring.
Ms. Morrow ended with saying that the Mini-Repair Program is very unique; she hadn’t seen
it before moving to Ithaca.
Ms. Morrow departed at 9:53 a.m.
C. Action Item 2 - Proposed Resolution – Amendment or Extension to INHS 2017 Mini-
Repair Activity
Chair Graham turned the discussion to the INHS request for extension to the 2017 Mini-Repair
Contract. It is within the Community Development Director’s purview to grant a 120-day
extension. Thus, Graham recommended the Committee direct Bohn to grant the 120-day
extension, rather than act by resolution, and the Committee agreed.
VI. Other Business
1. IURA Grant Summary
De Aragón brought up the HUD Spend-down snapshot. By June 1, CDBG, IURA needs to meet
the threshold limit, which is having not more than 1.5 x most the recent grant award in
unexpended funds. Bohn reported that the most recent draft shows we are under spend-
down limit.
2. Staff Report
Bohn had three updates for the Committee:
1. Immaculate Conception Gym project is proceeding-- State CDBG funds. Dedicate it to
acquire for GIAC use. $290,000 at cost-- GIAC, Inc. can match the CDBG funds. It does
need additional investment beyond acquisition. City Facilities staff has looked at it and will
be reviewed by architect. GIAC has a goal of raising all the money for the improvements.
The gym will be separated from the housingo; gym will have its own heating and cooling.
There is a city school property between GIAC and the new gym site. They will have to use
the sidewalk. Will there be zoning barriers? Yes, they will have work through those
issues. Lots of money up front before … it’s part of the PUD.
2. County still investigating Tioga/Sears dental property. It invited INHS and others to look at
it for affordable housing ideas along Sears Street. Like two duplexes in the CHT (land
trust).
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3. FL Reuse. Balloon payment for mortgage. Finger Lakes Reuse is spplying for loan.
Expansion project rededicated to materials warehouse modified again for acquisition?
Justification is job retention (Economic Development). $100,000 would be for equity.
They have done a good job of increasing their revenue, but salaries have gone up, too.
Not more profit margin, but breaking even. Will bring forward plan to ED and IURA. Chair
Graham noted they have acquired or are attempting to acquire a property in Dryden.
Halpert asked if they lost property include other loss? Materials? Bohn answered, for
architectural analysis and design plans. Plans for pole barn didn’t meet flood issues--
needs to do more than flow through. Other plan: affordable housing developer,
temporary move, Great Cheese LLC (Novar and two others) owns now. Halpert: “The real
question is: how to preserve the site for affordable housing. That’s the calculation that
IURA needs to make. Look at library-- you could say it’s a great site for affordable housing,
but once it goes out of control, nothing affordable happens.”
Halpert asked staff about Titus Towers. Ithaca Housing Authority (IHA) owns it. Bohn noted
that like a lot of HAs they don’t have access to capital. They need to figure out how to
operate without capital improvements. They have applied for HUD’s RAD program, which
would allow lots of improvements at one time. They are in the queue for that program. They
might only be doing minor repairs while waiting for RAD. They also have asbestos
remediation in the future . Titus Towers may have interest in tenant union, Halpert noted.
The Tenant Counsel not very active, Mendizabal said.
VII. Motion to Adjourn
Chair motioned for adjournment. Halpert seconded. Adjourned at 9:34 a.m.
Next Meeting: March 8, 2019