HOUSING OPPORTUNITIES
COMMISSION OF
10400
Detrick Avenue
(240) 773-9025
M
I N U T E S
02
- 16
A regular meeting of the Housing Opportunities
Commission of Montgomery County was conducted on
Present
Ralph D. Bennett, Jr.
Y. Monroe
Absent
Richard Y. Nelson, Jr., Vice
Chair
Marjorie M. Harris
Michael J. Kator
Also
Attending
Harold Kramer Scott
Ewart
Doug Long Jim
Atwell
Guests
Doris
Ecelbarger, WOMENomics
Doug
Lohmeyer,
Chairman
Lasko called the meeting to order at
I. CONSENT CALENDAR
A.
Approval of Minutes of
B.
Approval of Minutes of
C.
Approval of Amendment to
Single Family Indenture Increasing Loan-to-Value Authority – the following resolution was adopted:
WHEREAS, the Housing Opportunities
Commission of Montgomery County (the “Commission”) adopted March 28, 1979, a
Resolution Providing for the Issuance of Single Family Mortgage Revenue Bonds
and adopted amendments to such Resolution on December 15, 1982, August 1, 1983,
June 1, 1986, June 26, 1991, May 17, 1995, June 9, 1999 and May 3, 2000
(collectively, the “Bond Resolution”); and
WHEREAS, the Bond Resolution
provides that the Commission may at any time or from time to time adopt a
resolution supplementing the Bond Resolution; and
WHEREAS, the Commission has
determined that it is appropriate to further amend and supplement the Bond
Resolution in accordance with the terms and conditions contained therein;
NOW,
THEREFORE, BE IT RESOLVED by the Housing Opportunities Commission of Montgomery County to amend
and supplement the Bond Resolution as follows:
1. Section
5.04(f) (2)(ii) of the Bond Resolution is hereby
amended to read as follows:
(ii)
may pay a specified insured percentage of the claim if it requests the Commission to retain title, then the
maximum amount of the Mortgage Loan shall be
a percentage not to exceed 100% (excepting loans insured by the Maryland Housing Fund) of the Fair Market
Value or purchase price (whichever is less) equal
to 75% plus said insured percentage.
2. This Resolution amending and supplementing
the Bond Resolution shall take effect
immediately upon adoption and upon filing with the Trustee of this Resolution a copy hereof certified
by the Authorized Officer of the Commission, and
receipt by the Commission of written consent by the Trustee to this Resolution.
D.
Approval of Revision to
Housing Choice Voucher Program Administrative Plan for Policy on Opening of
Voucher Program Waiting List the
following resolution was adopted:
WHEREAS, the Housing Opportunities
Commission administers the Housing Choice Voucher Program for
WHEREAS, the HCV Program policies and procedures are
established by the Commission and codified in the HOC Administrative Plan for
the HCV program; and
WHEREAS, the Commission opens the HCV Program waiting
list periodically in order to permit very low-income families to apply for
rental assistance; and
WHEREAS, the Commission has
determined that staff must open the waiting list at least once every year in
order to allow eligible families the greatest opportunities possible to receive
rental assistance through the HCV Program.
NOW, THEREFORE, BE IT RESOLVED by the Housing
Opportunities Commission that the Commission directs staff to open the HCV
Program waiting list annually.
II. INFORMATION EXCHANGE
A. Executive Director's
Report -
Mr. Minton added the following items to his written report:
1) On September 10th , a
meeting was held for the 54 families eligible for the Housing Choice Voucher
Homeownership program. Three of the
families were selected for participation under the disability criteria. Seven other families were selected, at
random, to complete the ten-family pilot program.
2)
On September 11th, Commissioner Cohen joined staff for a day of
remembrance to commemorate the terrorist attacks of last year. Mr. Minton thanked
Mr. Minton stated that staff has requested
copies of the very moving remarks given by Commissioner Cohen. He added that Todd Thompson, Resident
Counselor, gave a presentation on his work as a grief counselor with the fire
department of
Colletta Hagan, of
Public Affairs, sang the National Anthem and Nancy Wilson, of Housing
Management, sang Let There Be Peace on
Earth. Mr. Minton stated that it was
a very moving program.
3) Mr.
Minton directed the
Housing Choice Voucher Program
Lease-Up Activities
Mr.
Murphy explained that there are families searching for units that were issued
vouchers prior to
Mr.
Murphy reminded
Mr.
Murphy stated the Lease-Up Initiative is well on its way to meeting the
goal. He further explained that housing 100%
of the 590 families issued since
Mr. Murphy stated that 30 of the 92 families, which have leased-up since the launch of the lease-up effort, have leased in-place. Mr. Murphy stated that he would examine the records to identify how many new landlords have resulted from families leasing in place. There was a discussion about leasing in-place and its historical trend at HOC. Mr. Murphy stated that the number of families leasing in-place has never been tracked. He further explained that HUD regulations prevent housing authorities from steering families to units. He stated that the Agency does not steer voucher holders to lease in place, although staff does explain the economic benefits of that option.
Mr.
Murphy reminded
Mr. Murphy stated that the Landlord Advisory Committee has recommended standard language for landlords to use when explaining how families are qualified, for units based on income. If the rent is below the payment standard in the program, the unit would qualify. Income and credit history would then be verified. Mr. Murphy stated that the standard language represents a major breakthrough for the Advisory Committee. This information will be published in the Apartment and Office Buildings Association (AOBA) newsletter.
At Chairman Lasko’s request Mr. Murphy updated the Commission on two matters.
Mr. Murphy stated that he and Vice-Chairman Nelson met with HUD representatives on Wednesday,
September 11th. He stated
that HUD’s recent correspondence
which indicated that they would recoup 800 vouchers from HOC prior to 2003 was submitted in error and
against HUD’s policy. Although this was
not admitted in written
correspondence, Mr. Murphy stated that there is verbal indication that HOC will continue to have a deadline of
With regard to a request
by HOC to project base vouchers, Mr. Murphy stated that HUD has denied that request.
However, Mr. Murphy stated that staff is pursuing two other options. One option would allow staff
to select units to submit to the HUD field office
as project based selections. Staff will
bring a recommendation of the units to the Commission
for approval on October 16th.
He stated that staff is optimistic.
Additionally, Mr. Murphy
stated that HUD will be publishing interim rules which will provide more flexibility in project basing
units. These rules are expected to be issued in November or December of
2002.
Demonstration – Online Public Housing Waiting List Application
Mr. Minton introduced Scott Ewart, Director of the
Information Technology
(IT) division, and
Ms. Quinn directed
The
demonstration highlighted features such as a “frequently asked questions” page,
important information in several languages, and fail safes to ensure that all
required information is submitted. Ms.
Quinn explained that other features have been added to the application to
capture information such as the need for wheelchair accessible units. Additionally, applicants are given the option
to select the location preference of the unit as well as being included in the
County-wide availability pool.
Each
application submitted online is given a confirmation identification code. Instruction is given to the applicant to
print a copy of the page. Ms. Quinn
confirmed that paper applications will also be accepted for those who do not
have internet access in their homes.
Additionally, Mr. Ewart pointed out that most public libraries, service
centers, and senior centers have internet access and most people would be able
to complete the online applications at one of those locations. It was also noted that paper applications
will be available at HOC offices, public libraries and senior sites.
Mr.
Ewart highlighted several security features of the online application to
protect the applicants’ personal information.
He stated that security services are in place through Verisign and the Agency’s local internet service
provider. Additionally, he stated that
the confirmation ID will be tracked and may be utilized by the applicant when
calling the Waitlist Hotline.
Ms. Quinn stated that once the data
is received, a report is generated that alerts staff to “bad data”. This feature allows staff to contact the
applicant the following day to correct the information. Ms. Quinn thanked
Mr.
Ewart stated that the online application process should significantly improve
the efficiency of the application process.
He noted that in the past temporary employees were brought in to review
the applications and input the data into computer system.
Mr.
Minton stated that this is the Agency’s first e-business venture. Mr. Ewart stated that staff plans to
implement a similar project for the Voucher program.
With
regard to services to the disabled community, Mr. Minton explained that the
online application would enable service providers to enroll their clients more
efficiently.
Commissioner
Bennett asked staff to report to the Commission on the total number and
percentage of applications submitted on-line this year.
B. COMMISSIONER
EXCHANGE
Commissioner
Galloway stated that the Third Annual Housing Forum would be held on Tuesday,
September 24th at
Commissioner
Bennett requested staff to organize an event to recognize the contributions of
Councilmember Blair Ewing to the Agency.
Chairman Lasko concurred. Mr.
Minton stated that the event should be planned for one of the November
meetings.
B. COMMUNITY FORUM - no comments
made.
III. COMMITTEE REPORTS
Budget, Finance and Audit Committee
– Chairman Pro Tem Cohen reported on behalf of Vice-Chairman Nelson. He stated that three reports were submitted
to the Committee. He explained that the
reports were reviewed by the Committee and that the Committee recommended
approval of the items.
Chairman
Lasko moved, seconded by Commissioner Galloway, for adoption. Affirmative votes were cast by
1.
Acceptance of FY02 Year-End
Budget to Actual Statements – the following resolution was adopted:
End Budget to Actual
WHEREAS, the budget policy for the
Housing Opportunities Commission of Montgomery County states that quarterly
Budget-to-Actual Statements will be reviewed by the Budget, Finance and Audit
Committee; and
WHEREAS, the Budget, Finance and Audit Committee reviewed the year-end FY’02
Budget-to-Actual Statements during its September 18th meeting.
NOW,
THEREFORE, BE IT RESOLVED by the Housing Opportunities Commission of Montgomery County that it
hereby accepts the year-end FY’02 Budget-to-Actual Statements.
2.
Approval of Loans and
Advances to Non-HOC Owned Entities – the following resolution was adopted:
WHEREAS, the Housing Opportunities Commission of Montgomery County has approved
the budget policies reflecting its fiduciary responsibility as general partner
and management agent; and
WHEREAS, there are existing loans and contributions in the amount of
$13,659,653 which need to be formally ratified in accordance with that policy;
and
WHEREAS, the amounts of those loans and contributions are
known.
NOW, THEREFORE, BE IT RESOLVED by the Housing Opportunities Commission of
Montgomery County, that it hereby approves the loans as enumerated on the
attached schedule.
3.
Authorization to Write Off
IV. DELIBERATION / ACTION CALENDAR
A.
Presentation – Women and
Work Survey Results by WOMENomics
Ms. Ecelbarger
explained that WOMENomics is an outreach program
developed by the Business and Professional Women’s Nonprofit Association
throughout the
The objective of WOMENomics
is to identify and find solutions for the most pressing issues of interest of
working women today. To that end, WOMENomics distributed approximately 2,000 surveys and
received 649 responses (32%). A public
forum was held in April to present the survey results. The top four issues are: fair pay, affordable
housing, gender equality, vacation and holiday leave. Areas that also rated high were work-life
issues, employer-sponsored opportunities to improve knowledge and skills,
feeling safe at work, employer-provided retirement / pension benefits, and
health insurance.
Ms. Ecelbarger stated that a task force has
been developed to work on finding solutions to the top four issues. They have selected affordable housing as its
first choice and are becoming informed on the issue. Through the survey results, Ms. Ecelbarger stated that they learned that many persons
employed at the lowest income jobs were unaware that assistance is
available. She indicated that there is a
need for outreach to those persons who do not speak or read English.
Ms. Ecelbarger stated that BPW has learned
that affordable housing in the County is still beyond the reach of many employed
families such as teachers, firefighters, police officers and other
professionals. She stated that
contractors are offering funds rather than building low cost housing. BPW is hoping to partner with other
organizations concerned with or working for affordable housing.
The
Ms. Ecelbarger stated that BPW has
scholarships available at the local, state and national level. She and Mr. Smith have discussed the
possibility of making applications forms available at HOC offices.
Ms. Ecelbarger thanked the Commission for the
opportunity to make the presentation and she stated that she
looks forward to the partnership with HOC.
Chairman Lasko thanked Ms. Ecelbarger for her
presentation and stated that the Commission looks forward to working with BPW
in the future. He stated that they have
done a great deal of work and have advanced the issue and share identical goals
with HOC.
Commissioner Bennett inquired about a recent article in the Washington
Post regarding a regional housing trust fund proposal by District of Columbia
Mayor Anthony Williams, Montgomery County Executive Doug Duncan and the Mayor
of Alexandria, Virginia. Mr. Smith
stated that staff is aware of the funding initiative which is being sponsored
by the Metropolitan Council of Governments (COG). He stated that there is a sense, on the part
of the
Commissioner Bennett stated that he is enthusiastic about it primarily
because it is the first regional approach to the problem. He explained that WOMENomics’
issues are similar to regional issues and went on to say that strength is
gained by joining forces. He added that
by joining forces regionally, the region may be changed.
Chairman Lasko stated that he thinks Jim Brodsky is the power behind
the regional housing fund.
Chairman Pro Tem Cohen, referring to the survey, asked if equal pay is
a serious concern in
B.
Discussion of HOC’s Involvement in the Zoning and Planning Process
Ms. Alston stated that last year HOC initiated a more
active stance in the County zoning and planning process. To help support this effort, the Agency
entered into a pilot consulting contract with Montgomery Consultants. She stated that Doug Lohmeyer
was assigned to work with HOC in February of this year. Ms. Alston explained that Mr. Lohmeyer would report on his findings and observations and
the potential role that HOC will have in the planning and zoning process.
Ms. Alston stated that Mr. Lohmeyer
met with the Development Committee several weeks ago to give a preliminary
report. Additionally, Ms. Alston
explained that staff is encouraging the Commission to reaffirm a more active
role in the County planning and zoning process by authorizing the issuance of
an RFP for professional land planning services to be funded from the
Opportunity Housing Reserve Fund. The
amount suggested is $30,000.
Mr. Lohmeyer referred to two
letters dated
He stated that he is strong supporter of the County’s
Moderately Priced Dwelling Unit (MPDU) ordinance because he believes providing affordable
housing is a public and a private responsibility. He stated that the government should not and
cannot provide for all of the affordable housing needs in the County especially
with the changing demographics.
Mr. Lohmeyer cited outside
influences such as environmental regulations, zoning and planning constraints
and other issues as reasons that private sector sub-division plans are not
being approved at or near maximum density.
Therefore, the required number of MPDUs is
suffering. He stated that, for a number
of reasons, the agencies are sometimes reducing the number of multi-family
units and increasing the number of single-family detached units. This usually reduces the overall density of a
site and the number of MPDUs. In most zones, each time a sub-division’s
density is reduced by ten units, ten MPDUs are lost.
Mr. Lohmeyer explained that the
process begins with the master planning and continues to the preliminary plan
and the site plan stages. He stated that
the concerns of the people responsible for the environment, parks, bikeways,
sidewalks, transportation, zoning, planning, economics, water, sewer, storm
drains and water management issues are discussed during this process. He stated that there are rarely discussions
about the need to maximize the number of MPDUs.
Mr. Lohmeyer provided the
example of a 35-acre site that is zoned for residential mixed use. The zone permits apartment units as well as
single family detached and townhouse units.
According to the zoning, which allows up to 30 units per acre plus MPDUs, the site (under perfect conditions) would produce
over 220 MPDUs.
However, the master plan, which was adopted in 1994, restricted the
density to
Mr. Lohmeyer provided another
example wherein the zoning allows for apartments and townhouses but, because of
environmental concerns, an impervious cap is placed on the property. This cap would usually reduce the density of
the site, the number of MPDUs and restrict the
development to only single family, detached units which, in most cases, are not
considered affordable housing units.
Mr. Lohmeyer stated that no one
at the County Council or Park and Planning is designated as an MPDU
advocate. He stated that the number of MPDUs is determined by default after all other concerns are
satisfied. Mr. Lohmeyer
indicated that the enviroment and the surrounding
neighborhoods can be protected while at the same time provide more MPDUs.
Mr. Lohmeyer directed the
Commission’s attention to his letter dated
Mr. Lohmeyer highlighted
recommendation number five: Follow
through with the goals and objectives during the zoning, preliminary plan and
site plan process. He stated that the
Shady Grove Master Plan is now going through the process at Park and Planning
and the County Council. The Shady Grove
outreach study, dated
Mr. Lohmeyer also highlighted
the following recommendations for the Commission and cited examples for each:
Number
6: Encourage and improve more plans with
maximum building height allowed by zone in order to achieve a higher density on
all sites. He stated that this should be
a requirement for all affordable housing and senior housing sites.
Number 7: Encourage and improve some
environmental buffers to be reduced in order to provide more flexibility to the
site layout and reach the maximum density allowed by the zone. He stated that a balance must be struck
between the quality of life and the need for affordable housing in
Number 8: Encourage and improve sites
located on Metro lines or on bus lines to the maximum or near maximum density
allowed by the zone. He explained that
Smart Growth means putting the density where there are major roadways or transitways.
Number 9: Encourage and improve sites
located in the CBD zone for the maximum density. Mr. Lohmeyer stated
that houses must be located in the CBD and in the down county areas.
Number 10: Waive or increase the
impervious cap in some situations in order to allow affordable or senior
housing. He explained that in some areas
of the County there is an impervious cap which limits the roofs, streets or sidewalks
to 10% or 20% of the site. He stated
that a .25 acre lot in the County with a moderate sized house on it has a 24%
impervious cap. The 10% or 20% cap would
require that townhouses, apartments, or lots could not be smaller than one
acre.
Number 13: Continue to allow input
from neighbors or citizens groups, while balancing those concerns with the
County’s needs for more affordable housing and senior housing. He stated that affordable housing and senior
housing should automatically achieve the maximum density allowed by zone,
unless there are major reasons why the density should be reduced.
Mr. Lohmeyer
concluded his presentation by stating that the burden must be shifted from
affordable housing groups having to justify maximum density on sites to the
citizens and environmentalists to attempting to prove that their concerns
should outweigh maximum density.
Chairman Lasko thanked Mr. Lohmeyer
for his report. He pointed out that,
although Mr. Lohmeyer placed a great deal of emphasis
on MPDUs, it is also important to emphasize
multi-family rental apartments and hi-rise apartments. He stated that most of what the Agency builds,
develops and rehabilitates is primarily rental.
He urged Mr. Lohmeyer to not overlook that.
Chairman Lasko asked whether it is appropriate for the
Agency to lobby the Council or the Planning Board for its affordable housing
issues. Mr. Lohmeyer
stated that, in his opinion, the Agency should be involved to advocate
affordable housing regardless of the down sides. He stated that, in the real world of land
development and his 30 years of that work in
Chairman Lasko asked if DHCA is involved. Mr. Lohmeyer stated
that HOC and DHCA are absent from the process.
He went on to state that both organizations are usually not
involved in the master plans.
Chairman Lasko stated that he, Commissioner Bennett and
Commissioner Bennett stated that Mr. Lohmeyer’s findings
are incendiary in his view. He stated that many candidates in the recent
elections put forth the idea that the County is overwhelmed by growth. In light of that, Commissioner Bennett stated
that Mr. Lohmeyer’s study could be a study which could have significant public
policy repercussions. Commissioner
Bennett inquired about the use of the report and Mr. Lohmeyer’s ongoing
work. Mr. Maier stated that Mr. Lohmeyer has completed the work for which he was contracted
with HOC. He explained that staff is
recommending that additional funding be allocated for a planning
consultant. He further explained that
staff is interested in employing or contracting someone who would be involved
in master plans and housing policies as well as assist in providing
constructive planning insight on affordable housing at the individual
development sites.
Mr. Maier stated that staff recommends that the Commission move forward with the Commission’s effort to become more involved with the County planning process. Mr. Maier agreed with Commissioner Bennett’s desire to formalize Mr. Lohmeyer’s work in a report to share with the Planning Board and the County Council. Mr. Minton stated that the recommendation to utilize $30,000 to advance these efforts also addresses an immediate need to involve a staff member or a consultant