Public Housing Authority Plans for       LUCAS METROPOLITAN HOUSING AUTHORITY Annual Plan Update for FYB 2017       Martin LaMar President /CEO FYB January 1, 2017               Presented by: The Nelrod Company 3109 Lubbock Avenue | Fort Worth, Texas 76109 817.922.9000 | 817.922.9100 [email protected] | www.nelrod.com   Satellite Offices | Washington, D.C. | Houston, Texas ©2005 The Nelrod Company, Fort Worth, Texas 76109 Annual PHA Plan U.S. DepartmentofHousing and Urban OMBNo. 2577-0226 Development Expires 02/29/2016 (Standard PHAs and Office of Public and Indian Housing Troubled PHAs)   Purpose. The 5-Year and Annual PHA Plans provide a ready source for interested parties to locate basic PHA policies, rules, and requirements concerning the PHA’s operations, programs, and services, and informs HUD, families served by the PHA, and members of the public of the PHA’s mission, goals and objectives for serving the needs of low-income, very low-income, and extremely low-income families.   Applicability. Form HUD-50075-ST is to be completed annually by STANDARD PHAs or TROUBLED PHAs. PHAs that meet the definition of a High Performer PHA, Small PHA, HCV-Only PHA or Qualified PHA do not need to submit this form.   Definitions. (1) High-Performer PHA – A PHA that owns or manages more than 550 combined public housing units and housing choice vouchers, and was designated as a higher performer on both of the most recent Public Housing Assessment System (PHAS) and Section Eight Management Program (SEMAP) assessments if administering both programs, or PHAS if only administering public housing. (2) Small PHA – A PHA that is not designated as PHAS or SEMAP troubled, or at risk of being designated as troubled, that owns or manages less than 250 public housing units and any number of vouchers where the total combined units exceeds 550. (3) Housing Choice Voucher (HCV) Only PHA – A PHA that administers more the 550 HCVs, was not designated as troubled in its most recent SEMAP assessment and does not own or manage public housing. (4) Standard PHA – A PHA that owns or manages 250 or more public housing units and any number of vouchers where the total combined units exceeds 550, and that was designated as a standard performer in the most recent PHAS or SEMAP assessments. (5) Troubled PHA – A PHA that achieves an overall PHAS or SEMAP score of less than 60 percent (6) Qualified PHA – A PHA with 550 or fewer public housing dwelling units and/or housing choice vouchers combined, and is not PHAS or SEMAP troubled.       FY 2017 Annual PHA Plan for the Lucas Metropolitan Housing Authority Page 1 of 25 form HUD-50075-ST (12/2014) A PHA Information. A.1 PHA Name: Lucas Metropolitan HousingAuthority PHA Code: OH006 PHA Type: Standard PHA Troubled PHA PHA Plan for Fiscal Year Beginning: (MM/YYYY): 01/2017 PHA Inventory (Based on Annual Contributions Contract (ACC) units at time of FY beginning above) Number of Public Housing (PH) Units: 2,643 Number of Housing Choice Voucher (HCVs): 4,466 Total Combined Units/Vouchers: 7,109 PHA Submission Type: Annual Submission Revised Annual Submission   Availability of Information. PHAs must have the elements listed below in sections B and C readily available to the public. A PHA must identify the specific location(s) where the proposed PHA Plan, PHA Plan Elements, and all information relevant to the public hearing and proposed PHA Plan are available for inspection by the public. At a minimum, PHAs must post PHA Plans, including updates, at each Asset Management Project (AMP) and main office or central office of the PHA. PHAs are strongly encouraged to post complete PHA Plans on their official website. PHAs are also encouraged to provide each resident council a copy of their PHA Plans.   The following are the specific locations where the public may obtain copies of the 2017 Annual PHA Plan:  Administrative Office – 435 Nebraska Avenue, Toledo, OH 43604  Each Asset Management Project (AMP)  Central Resident Advisory Council was provided a copy  Website: www.lucasmha.org   PHA Consortia: (Check box if submitting a joint PHA Plan and complete table below) Participating PHA Program(s) in Programs Not in No. of Units in PHAs Code the Consortia the Consortia Each Program       PH HCV Lead HA:                                     Page 2 of 25 form HUD-50075-ST(12/2014) FY 2017 Annual PHA Plan for the Lucas Metropolitan Housing Authority B Annual Plan Elements B.1 Revision of PHA Plan Elements. (a) Have the following PHA Plan elements been revised by the PHA? Y N Statement of Housing Needs and Strategy for Addressing Housing Needs Deconcentration and Other Policies that Govern Eligibility, Selection, and Admissions. Financial Resources. Rent Determination. Operation and Management. Grievance Procedures. Homeownership Programs. Community Service and Self-Sufficiency Programs. Safety and Crime Prevention. Pet Policy. Asset Management. Substantial Deviation. Significant Amendment/Modification   (b) If the PHA answered yes for any element, describe the revisions for each revised element(s): Statement of Housing Needs and Strategy for Addressing Housing Needs Statement of Housing Needs Waiting List for Public Housing:   Total: 1,473 Extremely Low Income: 1270-86% Very Low Income: 150-10% Low Income: 51-3% Families with children: 571-39% Elderly Families: 92-6% Families with Disabilities: 270-18% White: 413-28% Black/African American: 1,030-70% American Indian/Alaska Native: 9-0.61% Asian: 6-0.14% Native Hawaiian/Other Pacific Islander: 13-0.88% Hispanic: 84-6%   Page 3 of 25 form HUD-50075-ST(12/2014) FY 2017 Annual PHA Plan for the Lucas Metropolitan Housing Authority B.1 Bedrooms: 1 BR: 875-59% 2 BR: 428-29% 3 BR: 139-9% 4 BR: 27-2% 5 BR: 4-0.27%   The waiting list is not closed.   Waiting List for Section 8: Total: 4,387 Extremely Low Income: 3,765-86% Very Low Income: 486-11% Low Income: 119-3% Families with children: 2,527-58% Elderly Families: 112-3% Families with Disabilities: 852-20% White: 864-20% Black/African American: 3,436-78% American Indian/Alaska Native: 21-0.48% Asian: 14-0.32% Native Hawaiian/Other Pacific Islander: 12-0.27% Unassigned: 40-1%   The waiting list has been closed for 14 months. The PHA does expect to reopen the list in the PHA Plan year.   Strategies for Addressing Housing Needs   Need: Shortage of affordable housing for all eligible populations:  Seek replacement of public housing units lost to the inventory through mixed finance development – The LMHA has master planned the redevelopment of the Brand Whitlock and Albertus Brown Homes (Collingwood Green). Such development will include some public housing, LIHTC and RAD  Seek replacement of public housing lost to the inventory through Section 8 replacement housing resources – The LMHA is actively pursuing 4 RAD projects and continues to evaluate its portfolio for additional opportunities. In LMHA’s redevelopment of Collingwood Green (formerly Brand Whitlock and Albertus Brown Homes), Phase I will have 65 units with 33 of the 65 units being elderly only, public housing assisted. LMHA has amended and received approval of its current Designation Plan to include the 33 out of 65 units from Collingwood Green, Phase I, to be elderly only. Phase II will contain 68 units (, 34 LIHTC units and 34 public housing units ) Collingwood Green Phase III will contain 55 units ( 28 RAD and 27 LIHTC units). Collingwood Green Phase IV will have two sub phases A and B and is proposed to consist of 70 family, elderly, and workforce units, acommunity building a mixed used building with retail on the first floor and residential workforce units on the second floor of the mixed use building.   Page 4 of 25 form HUD-50075-ST(12/2014) FY 2017 Annual PHA Plan for the Lucas Metropolitan Housing Authority B.1      LMHA has submitted a letter of intent to apply for RAD projects at Port Lawrence Homes, McClinton Nunn Homes, Scattered Sites, Devonshire/Olander, and Willow Bend. LMHA will submit applications In 2017 for Port Lawrence Homes and McClinton Nunn Homes.  Explore the possibility and potentially implement a pilot program for ex-offenders who are attempting to reenter society. A maximum of ten (10) Housing Choice Vouchers will be considered for the pilot program. LMHA will explore the acquisition of existing units such as Palmer Gardens, Uptown Arts, City Forest other existing affordable housing complexes, and opportunities to build new affordable housing units off site for RAD transfer of assistance.  LMHA will explore development of mixed finance housing in and near downtown Toledo and in Toledo’s Warehouse district. Projects will consist of LIHTC, PBV and Market Rate Units. Additionally LMHA will explore opportunity to develop units for Veteran Housing.  LMHA shall increase the number of affordable housing units by:  Leverage affordable housing resources in the community through the creation of mixed- finance housing. The LMHA has master planned the new Collingwood Green Development (Brand Whitlock and Albertus Brown Homes). This development includes mixed finance and RAD. LMHA has requested a determination for re-use of Turnkey III funds to be used for RAD mixed-finance development opportunities, Homeownership and other affordable housing development opportunities for LMHA clients. Deconcentrating and Other Policies that Govern Eligibility, Selection and Admission Public Housing: Eligibility Equal Access The term “family” includes, but is not limited to the following, regardless of actual or perceived sexual orientation, gender identity, or marital status: (1) A single person, who may be an elderly person, displaced person, disabled person, near-elderly person or any other single person; or (2) A group of person residing together and such group includes, but is not limited to: (i) A family with or without children (a child who is temporarily away from the home because of placement in foster care is considered a member of the family); (ii) An elderly family; (iii) A near-elderly family; (iv) A disabled family; (v) A displaced family; and (vi) The remaining member of a tenant family. Disabled family means a family whose head (including co-head), spouse or sole member is a person with a disability. Elderly family means a family whose head (including co-head), spouse or sole member is a person who is at least 62 years of age. Near elderly family means a family whose head (including co-head), spouse or sole member is a person who is at least 50 years of age but below the age of 62; or two or more persons, who are at least 50 years of age but below the age of 62, living together; or one or more persons who are at least 50 years of age but below the age of 62.   Page 5 of 25 form HUD-50075-ST(12/2014) FY 2017 Annual PHA Plan for the Lucas Metropolitan Housing Authority Sexual orientation means homosexuality, heterosexuality or bisexuality. Gender identity means actual or perceived gender-related characteristics.   Page 6 of 25 form HUD-50075-ST(12/2014) FY 2017 Annual PHA Plan for the Lucas Metropolitan Housing Authority B.1 Maintaining Waiting List Lucas Metropolitan Housing Authority maintains a community-wide waiting list. Interested persons may apply for admission at www.lucasmha-apply4housing.org.   Decocentration and Income Mixing The PHA has performed its annual deconcentration and income mixing analysis. The PHA does have general occupancy public housing developments covered by the deconcentration rule.   The following covered developments have average incomes that fall above or below the Established Income Range.     Deconcentration Policy for Covered Developments Development Name: Number Explanation(ifany)[seestep4 at Deconcentration of Units §903.2(c )(1)((iv)] policy (if no explanation) [see step 5 at §903.2(c )(1)(v)] Oak Grove 46 A. The Covered Development or   Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action Jade Estates 50 A. The Covered Development or   Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action Marsrow Acres 10 A. The Covered Development or   Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action Elmdale/Mercer Ct. 100 A. The Covered Development or   Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action   Page 7 of 25 form HUD-50075-ST(12/2014) FY 2017 Annual PHA Plan for the Lucas Metropolitan Housing Authority B.1   Scattered Sites AMP 36 A. The Covered Development or     112 Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action Weiler Homes 378 A. The Covered Development or   Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action Ravine Park Village 166 A. The Covered Development or   Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action Birmingham Terrace 113 A. The Covered Development or   Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action Pulley Homes 50 A. The Covered Development or   Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action Scattered Sites AMP 30 A. The Covered Development or   122 Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action Port Lawrence Homes 159 A. The Covered Development or   Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action McClinton Nunn 78 A. The Covered Development or   Family Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action   Page 8 of 25 form HUD-50075-ST(12/2014) FY 2017 Annual PHA Plan for the Lucas Metropolitan Housing Authority B.1   John Holland Estates 42 A. The Covered Development or     Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action Scattered Sites 212 105 A. The Covered Development or   Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action Kincora 6 A. The Covered Development or   Developments are subject to consent decrees, or other resident selection and admission plans mandated by court action     LMHA is under court action from case known as the “Jaimes Decision”. Section 8: Eligibility Equal Access The term “family” includes, but is not limited to the following, regardless of actual or perceived sexual orientation, gender identity, or marital status: (1) A single person, who may be an elderly person, displaced person, disabled person, near-elderly person or any other single person; or (2) A group of persons residing together and such group includes, but is not limited to: (i) A family with or without children (a child who is temporarily away from the home because of placement in foster care is considered a member of the family); (ii) An elderly family; (iii) A near-elderly family; (iv) A disabled family; (v) A displaced family; and (vi) The remaining member of a tenant family.   Disabled family means a family whose head (including co-head), spouse or sole member is a person with a disability.   Elderly family means a family whose head (including co-head), spouse or sole member is a person who is at least 62 years of age.   Near elderly family means a family whose head (including co-head), spouse or sole member is a person who is at least 50 years of age but below the age of 62; or two or more persons,   Page 9 of 25 form HUD-50075-ST(12/2014) FY 2017 Annual PHA Plan for the Lucas Metropolitan Housing Authority