2016 Conference Workshop Schedule & Presentations

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Session I

 
Affordable Housing and the Exodus of African Americans from San Francisco

From 1970 to 2010, the African-American population of San Francisco decreased from 13.4% to 6.1%, and most of the city’s 46,000 Black residents live in public housing. The majority who remain are disproportionally poor, with median incomes at $27,000 compared with $89,000 for Whites, a disparity twice as large as the national average.

 

In November 2015 San Francisco approved a “neighborhood preference” reserving 40% of future affordable housing for residents of the supervisorial district in which the units are built. Yet 90% of those units will be built in only 4 of the city’s 11 districts. Concerned about a disparate impact on protected classes, HUD disapproved the application of the policy to a recently-completed development in the Western Addition, and in New York City, a similar, decades-old preference policy is being challenged by progressives alleging that it perpetuates segregation.

 

What is the role of affordable housing in stemming the outmigration of people of color? What if fair processes lead to inequitable outcomes? What policies can cities adopt, within the confines of fair housing law, to stem the outmigration and replenish the population of people of color? How have affordable housing organizations contributed to or ameliorated these issues?

Convener: Don Falk, Tenderloin Neighborhood Development Corporation

Panel: Sophie Hayward, SF Mayor’s Office of Housing and Community Development; Dave Kroot, Goldfarb & Lipman LLP; Dwayne Marsh, Government Alliance on Race and Equity; Shamann Walton, Young Community Developers

Track: Policy, Campaign Strategy, Advocacy & Organizing

Skill Level: All Skill Levels

Audience: Advocates, Attorneys, Community Organizations, Local Government Staff

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Affordable Housing and Sustainable Communities: Reflections and Predictions

With the second round funding awards for the Affordable Housing and Sustainable Communities (AHSC) program on the immediate horizon, it’s a good time to assess the process and the projects submitted this round and look ahead to potential changes coming in the next round of AHSC funding. This panel will incorporate a report from HCD, a sponsor’s experience of submitting for AHSC funds, a discussion of how GHG reduction impacts project competitiveness, and perspectives on the process of matching up your housing development with a transportation project in a way that makes for a competitive AHSC project.
Convener: Diana Downton, Community Economics, Inc.
Panel: Eugene Lee, CA Department of Housing and Community Development; Neil Saxby, Eden Housing; Orissa Rose-Price, Enterprise Community Partners; Jennifer West, TransForm
Track: Affordable Housing Development & Finance
Skill Level: All Skill Levels
Audience: Housing Development Staff, Local Government Staff

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Building Resident Leadership in Affordable Housing

Resident leadership programs are excellent ways to facilitate neighborhood change efforts; support grassroots community organizing and policy campaigns; and provide communication of community needs to your broader organization. East Bay Asian Local Development Corporation will be discussing its lessons learned from its resident leadership council, Community Housing Partnership will talk about their campaign work that transforms communities and Residents United Network will be discussing their campaigns and programs.
Convener: Amber Lamason, East Bay Asian Local Development Corporation
Panel: Avni Desai, Community Housing Partnership; Duane Sears, Resident; Constance Slider Pierre, Residents United Network
Track: Property & Asset Management & Resident Services
Skill Level: Intermediate
Audience: Advocacy Staff, Community Organizing Staff, Resident Services Staff and Management

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Certificated Credits – More Bang for Your State Credit Buck

SB 837 has improved the California low-income housing tax credit program by now allowing state credits to be sold to investors as what is called a “certificated credit.” Certification is a powerful tool used in other states to increase the economic efficiency of state credit investments. This allows for a higher return to investors, thus increasing tax credit prices that developers and sponsors receive from syndicators and investors, allowing for more financial resources for their projects. Come learn the in’s and out’s of tax credit certification from legal, financial and investor experts, and how it can be used for your affordable housing project!
Convener: David Dologite, California Housing Partnership
Panel: Amy Devaudreuil, Goldfarb & Lipman LLP; Vihar Sheth, US Bancorp Community Development Corporation
Track: Affordable Housing Development & Finance
Skill Level: Advanced
Audience: Accountants, Attorneys, Developers, Project Manager, Sponsors

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New Local Campaigns – Displacement and the Rental Housing Crisis

This panel will examine new local campaigns to combat displacement and the rental housing crisis. We will be looking in particular at measures on the November 2016 ballot, as well as Council-adopted measures. We will discuss both the policies/programs being put forward, and the campaign strategies for qualifying these measures for a vote and getting them passed by voters or city councils. Campaigns include increasing business taxes on rental property (Berkeley and East Palo Alto), regulation of short-term rentals (San Francisco and Oakland), and an overview of the various rent control/just cause measures in multiple cities around the Bay Area.
Convener: Jeff Levin, East Bay Housing Organization
Panel: Steve Barton, former City of Berkeley/East Bay Housing Organization; Mia Carbajal, East Bay Housing Organization; Tony Roshan Samara, Urban Habitat
Track: Policy, Campaign Strategy, Advocacy, & Organizing
Skill Level: All Skill Levels
Audience: Advocates, Government Staff, Organizers

 

 

State Housing Funding: What Happened in 2016 and a Look Ahead

2016 was a year of great hopes and frustrations for organizations working on expanding state housing funding in Sacramento. This workshop will examine what happened and why and take a look ahead as we formulate ideas for 2017-2018 strategies. Topics will include Cap-and-Trade, one-time budget funds, the state LIHTC expansion, No Place Like Home, a possible new housing bond, as well as whether or not the time is ripe for another attempt at a permanent source.
Convener: Matt Schwartz, California Housing Partnership
Panel: Tyrone Buckley, Housing California; Anya Lawler, Western Center on Law and Poverty; Ben Metcalf, CA Department of Housing and Community Development; Marina Wiant, California Housing Consortium
Track: Policy, Campaign Strategy, Advocacy & Organizing
Skill Level: All Skill Levels
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Veterans Housing Deep Dive: Operating and Service Planning

This panel will examine the most challenging attributes of Veterans’ housing projects: the operating and service planning pieces. Panelists will discuss how to craft appropriate operating and service budgets/plans. Service packages will be discussed in detail, including how to find the right service provider, service/housing partner negotiations, service plan construction and service component essentials. Operating costs will be vetted with an emphasis on operating and service subsidy sources. We will conclude the session with an update from HCD on the imminent 2016/2017 VHHP funding round.
Convener: Meg McGraw-Scherer, California Housing Partnership
Panel: Dan Hardy, Resources for Community Development; Moira Monahan, CA Department of Housing and Community Development; Vivian Wan, Abode Services
Track: Affordable Housing Development & Finance
Skill Level: All Skill Levels
Audience: Funders (Banks, Investors, Localities), Government Entities, Housing Developer Sector, Service Providers

 

 

What Lies Beneath: The Top Ten Dangers in Construction Contracts

In the sprint to a closing, the construction contract is frequently overlooked and misunderstood. While other documents command attention and negotiation, the construction contract is often treated as an afterthought. After all, the AIA-standard forms are mostly boilerplates, and all we need to think about is the contract sum and the schedule, right? Unfortunately, this conventional wisdom is anything but wise as the standard AIA construction contract is loaded with provisions that could potentially lead to shocking results. This panel will discuss the 10 most significant provisions – including some hidden clauses that appear harmless to the untrained eye, but in fact, fundamentally alter the owner’s expectations.
Convener: William DiCamillo, Goldfarb & Lipman LLP
Panel: Isabel Brown, Goldfarb & Lipman LLP; Justin Dove, Arthur J. Gallagher & Co; Alicia Gaylord, BRIDGE Housing
Track: Property & Asset Management & Resident Services
Skill Level: Intermediate
Audience: Developers

 

 

Session II

 

 

CDLAC/TCAC Update

The CDLAC and TCAC directors will provide an update on 2016 awards, discuss new policies, and preview proposed regulation changes for 2017.
Convener: Mark Stivers, California Tax Credit Allocation Committee
Panel: Jeree Glasser, California Debt Limit Allocation Committee
Track: Affordable Housing Development & Finance
Skill Level: Intermediate, Advanced
Audience: Developers, Project Managers

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Feeling the Bond? County Ballot Measures for Affordable Homes!

Come hear from local advocacy organizations who are at the front lines of winning new revenue for affordable homes in three counties through electoral strategies: housing bonds in Alameda and Santa Clara Counties, and a sales tax in San Mateo County. In a crowded and contentious election year, we have a chance to come together proactively and win the biggest infusion of funds for housing since the end of Redevelopment! Hear about the linked strategies – and key differences – in these three ballot measure campaigns and how you can become part of the movement to win.
Convener: Gloria Bruce, East Bay Housing Organizations
Panel: Sharon Cornu, Non-Profit Housing Association of Northern California; Leslye Corsiglia, SV@Home; Evvy Stivers, Housing Leadership Council of San Mateo County
Track: Policy, Campaign Strategy, Advocacy & Organizing
Skill Level: All Skill Levels
Audience: Advocates, Community Organizations, Government Staff, Project Managers, Resident Services Staff

 

 

Food, Housing and Jobs: Partnering for Impact

There is a growing recognition that your zip code is more important than your genetic code in determining your health and that affordable housing has positive impacts on the mental and physical health of low-income residents. From access to living wage jobs to quality education opportunities to healthy food, investments that go beyond housing to create hubs of healthy living are increasingly critical. This panel will focus on creative partnerships that integrate healthy food, local entrepreneurship, economic development and affordable housing.
Convener: Breann Gala, Resources for Community Development
Panel: Dana Harvey, Mandela Marketplace; Eric Johnson, Oakland Housing Authority; Ryan Thayer, Tenderloin Neighborhood Development Corporation
Track: Cross-Sector Strategies
Skill Level: All Skill Levels
Audience: Affordable Housing Developers

 

 

Integrating Housing and Health Care for People Experiencing Homelessness

Housing is a key social determinant of health. Stable housing is critical to achieving and maintaining good health. Likewise, good health is vital to housing stability and retention. However, housing assistance and health care systems remain largely separated, even for providers serving the same populations. Coordination across these two systems is vital to ensuring that people experiencing homelessness are properly assessed for health care needs, and are able to access appropriate and adequate health care. Panelists will discuss strategies underway and progress made towards reducing chronic homelessness in California including No Place Like Home, Whole Person Care Pilots and among others.

Convener: Melinda Coy, CA Department of Housing and Community Development
Panel: Kathryn Amann, CA Department of Housing and Community Development; Lisa Bates, CA Department of Housing and Community Development; Rebecca Schupp, Department of Health Care Services; Steven Shum, Corporation for Supportive Housing
Track: Cross-Sector Strategies
Skill Level: All Skill Levels
Audience: Advocates, Developers, Local Government

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Opportunities for Planning and Positioning Properties for Long Term Success

Come learn asset management can be planned to position properties for refinancing, repositioning, Year 15, and overall sustainability – starting even in year 5.
Convener: Katherine Fleming, BRIDGE Housing
Panel: Nick Griffin, Resources for Community Development; Marianne Lim, Burbank Housing
Track: Property & Asset Management & Resident Services
Skill Level: Intermediate, Advanced
Audience: Asset Managers, Developers

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Recapitalizing Your HUD Properties: New Opportunities on the Horizon

In response to the ever-growing number of HUD-financed properties that are in need of recapitalization and in some cases, aging out of affordability restrictions, new tools and program updates are emerging to aid developers seeking to preserve their assets and affordability including preserving Section 8 Mod Rehab SROs and Section 202 PRACs through the RAD program. Topics include: RAD including Section 8 Mod Rehab SROs and Section 202s with PRACs; transfer of existing Section 8 subsidies; and updates to other HUD programs.
Convener: Greg Chin, California Housing Partnership
Panel: Alexa Jeffress, US Department of Housing and Urban Development; Dave Kiddoo, California Housing Partnership; Kathleen Mertz, Christian Church Homes; Robert Mills, Goldfarb & Lipman LLP
Track: Affordable Housing Development & Finance
Skill Level: Intermediate
Audience: Developers, Government Staff, Investors, Lenders

 

 

Tides are Changing: Jobs – Housing Balance in Silicon Valley

This workshop will explore fiscal challenges and opportunities of planning for housing and how different cities and different stakeholders approach the job-housing balance. We will look at the example of San Jose’s General Plan Update task force, Mountain View, and other cities moving from jobs first to a more balanced approach. Join the discussion on the influence housing advocates can have to increase development opportunities. We will also look at how to address the commonly held belief that the fiscal impact of all housing is a drain on resources.
Convener: Pilar Lorenzana-Campo, SV@Home
Panel: Wayne Chen, City of Mountain View; Matt Vander Sluis, Greenbelt Alliance; Kristy Wang, SPUR
Track: Cross-Sector Strategies
Skill Level: All Skill Levels
Audience: Advocates, Government Staff

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Session III

 
 
Bay Area Preservation Opportunities

The Bay Area is facing an unprecedented affordability crisis that is deeply impacting the region’s quality of life. Affordable housing advocates and developers are looking at options to ensure the long term affordability of the currently unsubsidized, affordable housing stock to stem displacement of residents and preserve vibrant mixed-income neighborhoods. At the regional level, stakeholders are exploring with the Metropolitan Transportation Commission (MTC) flexible and affordable tools to support preservation strategies. In Oakland, a significant portion of the $100 million Infrastructure Bond measure on the November ballot targets preservation of unsubsidized, affordable housing as an anti-displacement strategy. The panel will discuss their collective work to date and the opportunities and challenges associated with acquiring currently unrestricted affordable units and planning for their long term affordability.
Convener: Vanessa Hawkins Dandridge, Low Income Investment Fund
Panel: Felix Au Yeung, MidPen Housing; Ken Kirkey, Metropolitan Transportation Commission; Francis Mcllveen, Northern California Land Trust
Track: Affordable Housing Development & Finance
Skill Level: All Skill Levels
Audience: Government Staff, Project Managers

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Designing, Conducting, and Analyzing a Portfolio-Wide Resident Survey

Resident Surveys are powerful tools to learn about your residents and receive feedback on your housing products and services. Panelist organizations conducted surveys across portfolios between 500 and 3,000 affordable homes. They will share their experience in survey design, accessibility of the survey across diverse populations, distribution and collection strategies, and reporting of results and analytics.
Convener: Chris Hess, Satellite Affordable Housing Associates
Panel: Carolina Guzman, Community Housing Partnership; Amber Lamason , East Bay Asian Local Development Corporation
Track: Property & Asset Management & Resident Services
Skill Level: All Skill Levels
Audience: Developers, Funding Agencies, Service Providers

 

 

Diversifying the Affordable Housing Sector: Reflections and Solutions

This workshop will feature both seasoned and new professionals in the affordable housing field who will share reflections on the challenge of attracting and retaining diverse talent in affordable housing. Topics to be explored include how to create a pipeline of affordable housing staff, ensuring economic, racial, and expertise diversity in the field, and responding to the future needs of affordable housing as a movement and an industry.
Convener:Matt Huerta, Matt Huerta Consulting
Panel: Catherine Etzel, The John Stewart Company; Pedro Galvao, Non-Profit Housing Association of Northern California; Najla Gomez-Rodriguez, East Bay Housing Organizations; Andy Madeira, Eden Housing; Karim Sultan, Episcopal Senior Communities
Track: Cross-Sector Strategies
Skill Level: All Skill Levels
Audience: All Sectors

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Groundhog Day: Resyndicating Your Portfolio Projects After Year 15

As existing, occupied tax credit projects reach the end of the initial compliance period, many are in need of recapitalization and substantial rehabilitation. A number of topics will be covered, including: preparing projects for new layers of 9% or 4% tax credits plus tax-exempt financing; determining whether existing regulatory agreements allow for grandfathering of over-income households; assembling a successful scattered-site resyndication and tips on completing scattered-site bond and tax credit applications; treatment of original residual receipts debt; strategies for meeting the 50% tax-exempt bond test; HCD resyndications in a post-AB 1699 environment; and meeting deeper affordability tests in order to qualify for new financing.
Convener: Kevin Leichner, Eden Housing
Panel: Kyle Arndt, Bocarsly Emden Cowan Esmail & Arndt LLP; Laura Kobler, California Housing Partnership; Sylvia Martinez, Community Housing Works; Mark Stivers, California Tax Credit Allocation Committee
Track: Affordable Housing Development & Finance
Skill Level: All Skill Levels
Audience: Affordable Housing Practitioners, Counsel to Lenders, Government Staff, Investors, Issuers, Lenders

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Multifamily Lending for Affordable Housing: Comparing Your Options

Affordable housing developers have an increasing number of choices in loan structures and products for both their conventional and tax-exempt financed developments. With interest rate uncertainty, creative structuring becomes more critical. A panel of lenders active in multifamily lending will discuss the range of products and structures available, including current “balance sheet” products as well as Freddie/Fannie and FHA options. The discussion will include options for addressing rising interest rates, including fixed rate construction loans and hedges, and permanent loan options. The lenders will discuss financing options for a range of case study deal types, including new construction as well as portfolio refinancing and resyndication.
Convener: Richard Mandel, California Housing Partnership
Panel: Paul Carney, Union Bank; Alice Carr, Chase; Lisa Gutierrez, US Bancorp Community Development Corporation; Fiona Hsu, Silicon Valley Bank; Merle Malakoff, Citi Community Capital; Tony Sertich, California Housing Finance Agency
Track: Affordable Housing Development & Finance
Skill Level: All Skill Levels
Audience: Government Staff, Investors, Lenders, Nonprofit Developers

 

 

New Integrated Solutions in Water, Solar and Energy Efficiency

Going “green” has become the standard for multifamily affordable housing, as funding agencies incentivize and/or require improvements in water and energy efficiency. How can owners pursue a comprehensive strategy for a portfolio-wide approach? What are the cost-saving and sustainable strategies that benefit residents, owners, and the environment? In this session, we will hear from two multifamily owners who are pursuing integrated sustainability solutions at the portfolio level, including solar, energy efficiency, and greywater systems. Participants will also learn how to access financing for energy efficiency and solar upgrades in existing buildings through a new Cap-and-Trade funded multifamily whole-building retrofit program.
Convener: Blanca de la Cruz, California Housing Partnership
Panel: Betsy McGovern-Garcia
, Self-Help Enterprises; John Neal, Association for Energy Affordability; Cindy Wu, Chinatown Community Development Center
Track: Cross-Sector Strategies
Skill Level: All Skill Levels
Audience: Asset Managers, Government Staff, Project Managers

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Winning Housing Impact Fees in the Bay

In 2014, San Jose won Housing Impact Fees. In May 2016, East Bay Housing Organizations, as part of the Oakland Community Investment Alliance, won a long term fight for a housing impact fee. Hear lessons from these coalition members in San Jose and Oakland and how to make it happen in your city!
Convener: Gloria Bruce, East Bay Housing Organization
Panel: Jeff Levin, East Bay Housing Organization; Charisse Ma LeBron, Working Partnerships USA; Jahmese Myres, East Bay Alliance for Sustainable Economy; Francine Williams, Affordable Housing Resident and EBHO Member
Track: Policy, Campaign Strategy, Advocacy & Organizing
Skill Level: All Skill Levels
Audience: Advocates who want to share and/or learn about impact fee campaigns

 

*Workshop details are subject to change*