"workforce community project” for affordable housing

7/28/2019 "Workforce Community Project for affordable housing

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A Workforce

Community Partnership


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PROJECT OUTLINEAWORKFORCE COMMUNITY PARTNERSHIP

195DIVISION STREET

Objective

- a collaborative effort to transform a vacant, once tax-delinquent property into an improved first-

time workforce-family homeowner opportunity

Partners / Missions

City of Saratoga Springs (City)

The City of Saratoga Springs Consolidated Plans - 1995, 2000, 2005, 2010

In each of these plans, increasing the availability of affordable housing is identified as the

highest priority community development need.

The Saratoga Springs Comprehensive Plan adopted 1999, amended 2001

The Citys Comprehensive Plan contains a Housing policy area to promote and enhance the

Citys diversity of housing options with the following proposed actions: Encourage a range of residential opportunities available to all residents to promote the

social and economic diversity vital to a balanced community.

Encourage new housing development to reflect the human scale, historical context anddesign characteristics consistent with traditional Saratoga neighborhoods.

Promote the upgrading, infill and preservation of existing housing and neighborhoodsparticularly those areas of predominantly low and moderate income.

Support collaborative efforts to develop additional affordable housing. Reconstruct and rehabilitate existing housing to revitalize neighborhoods, maintain

affordability, and reintroduce decent affordable units into the Citys housing stock.

Make greater use of City-owned and acquired properties for affordable housing.Saratoga Builders Association (SBA Barry Potoker)

The Saratoga Builders Association is a 501(c)6 nonprofit organization. The Saratoga Builders

Association, Inc. represents an industry basic to the well-being and economy of the people in

Saratoga County. The SBA is committed to the continued growth, prosperity and quality of life in

Saratoga County.

Habitat for Humanity of Northern Saratoga, Warren & Washington Counties (Habitat Tammy

DiCara, Deirdre OCallaghan, Carol Norton)

Habitat for Humanity is a 501(c)3 nonprofit organization. Through the help of volunteers and

donations, Habitat works to provide affordable housing for less fortunate families in need. Tomake this possible, Habitat invites individuals from all backgrounds, races and religions to build

houses for families who are in need. Habitat has successfully completed the construction of 21

single-family homes in the Region.

Rebuilding Together Saratoga County (RTSC Michelle Larkin)

Rebuilding Together Saratoga County is a volunteer driven, registered 501(c)3 non-profit

organization that brings communities and volunteers together to improve the lives of

homeowners in need.


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Criteria:

- Documentation of City Residency

- First-time homebuyer family

- Owner Occupancy: The family selected to purchase this property shall personally occupy the

house as the primary residence.

- Sweat Equity: Consistent with Habitat practices, the selected applicant shall devote a

minimum of 400 hours in sweat equity including 125 hours prior to the build and 200 hours at

the build site.

- The family agrees to participate in counseling sessions focused on home maintenance and

financial management.

Ability to Pay

- Credit Worthiness: The applicant shall have a demonstrated history of making payments on time,

and a credit history free of liens and judgments that would prohibit their ability to sign a

mortgage.

- The selected family must have a reliable source of income and documentation of having been

employed in the same job for at least 1 year.

- Income Eligibility : This opportunity is targeted for families earning a gross annual householdincome between 40% and 60% of the Federal Median Income Levels for this area. At this time,

this represents an income range of $30,800 to $46,200.

Gross annual household income includes, but is not limited to, income from the following

sources for all persons residing in the dwelling:

- Gross income (before any payroll deductions), overtime pay, commissions, fees, tips andbonuses and other compensation for personal services.

- The net income from operation of a business or profession or from rental of real or personalproperty. Line 22 of the applicants personal Income Tax Return (1040) may serve as

evidence of net income for the self-employed.- Interest, dividends, net income from real or personal property, and asset income. If totalassets exceed $5,000, the greater figure of asset income or a percentage (based on the

current HUD passbook savings rate) of total assets will be used.

- Social security, annuities, insurance policies, retirement funds, pensions, disability or deathbenefits, and other similar types of periodic receipts.

- Payments in lieu of earnings such as unemployment and disability compensation, publicassistance, workers compensation, and severance pay.

- Periodic and determinable allowances such as alimony, child support and regularcontributions from organizations for persons outside the dwelling.

- All regular pay, special pay, and allowances of a member of the Armed Forces (whether ornot living in the dwelling) who is either a head of a family or a spouse.

- Lump sum additions to family assets such as inheritances, insurance payments (includingpayments under health and accident insurance and workers compensation), capital gains

and settlements for personal or property losses will be considered on a case by case basis.


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The following sources shall not be considered income and will not be used to determine

eligibility:

- Casual, sporadic or irregular gifts.- Amounts which are specifically for, or in reimbursement of, the cost of medical expenses.- Amounts of educational scholarships paid directly to student or educational institution and

amounts paid by the Government to a veteran for use in meeting the costs of tuition, fees,

books, and equipment. NOTE: Any amounts, scholarships, or payments to veterans not used

for the above purposes or which are available for subsistence are to be included in income.

- Special pay to a serviceman head of a family away from home and exposed to hostile fire.- Foster childcare payments or food stamp coupon allotments more than the amount charged.- Relocation payments, or payments received to participate in national volunteer programs.- Child support and SSI for minor children

Property Transfer and Sale

- The property would be transferred to Habitat prior to the construction. HFH would own the

property during construction and then would sell it to the homeowner. Habitat's insurance will

cover liability during the construction.

- First-time homebuyer sale price to be based on appraisal of improved property.

Financing

Habitat provides the financing mechanism for the purchase of this newly constructed house.

Time Frame

Family selection advertising and outreach to begin immediately upon City Council authorization.

Architectural/design work to begin upon authorization.

Site work to begin in Summer 2013; anticipated completion by Spring 2014.

Phase Two26 Cherry Street Details to follow.


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CHARACTERISTICS OF A BUYER-READY HABITAT FAMILY

Criterion 1 NEED

It must be true that

The family does not qualify for homeownership through conventional financing or any otherspecial purpose loan program;

The familys annual income is not more than 60% of the median income for their geographicalarea;AND at least one of the following need-related factors must also be true:

The family is extremely cost burdened (defined as spending 50% or more of their income forhousing) and does not have the down payment for a home;

The family is not currently cost burdened as defined above only because they are receivingtemporary, non-sustainable financial support;

Their current housing has defective physical conditions Their current housing is overcrowded;

The family is living in temporary housing about which one or more of the following statementsis true:

o The family is in a tentative living arrangement with relatives or friendso The family is living in a transitional housing facility or motelo The family is living in housing that is being condemned, sold or movedo The family is losing its lease, certificate or voucher due to uncontrollable

circumstances

o The family is living in a car, tent or similar quasi-homeless situationCriterion 2 ABILITY TO PAY

It must be true that

The family has a reliable source of income; The familys annual income is not less than 30% (we use 40%) of the annual median income

for their geographical area (refer to the Quality Assurance Checklist);

The familys income is adequate to make the monthly principal, tax and insurance paymentswhile also meeting their other debt and living expenses. For Habitat, this is defined as debt

that does not exceed 40% of their income (we use 38%)

The family has a credit history free of liens and judgments that would prohibit their ability tosign a mortgage and they have a demonstrated history of making payments on time.

Criterion 3 WILLINGNESS TO PARTNER

It must be true that The family is committed to being a full partner in the construction of their home; The family understands Habitats sweat equity requirement and is willing to fulfill it; The family agrees to participate in counseling sessions focused on home maintenance and

financial management.


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Board of Directors Board of Directorsincluding Committee Chair Positions

Board of Directors

Dave BlairBOARD VICE PRESIDENTW.M. Schultz and Co.

Jesse BoucherKodiak Construction

Karen CarlingAztech Technologies

Matt CoseoSaratoga County District Attorney

Jacqui HarrisSaratoga Hospital

Ed LarkinChazen Companies

Jason LeeHome Instead Senior Care

Paula LomasneyBOARD PRESIDENT

Information Technology

Barbara MitchellFingerPaint Marketing

Lisa Mitzen

Paragon Home Loans

Ellen SkeeleBusiness development Manager

Michael TuckBOARD SECRETARY

Balzer & Tuck Architecture

Deb VanDeMarSEFCU

Paul von SchenkBOARD TREASURER

Adirondack Trust Insurance

STAFFMichelle LarkinExecutive Director

Marian BigelowAdministrative Assistant

Jeff McLellanVolunteer Project Manager

Deirdre OCallaghanPresident

Carol NortonTreasurer

Keith BohlingSecretary

Kristin KesnowskiPast President

Tammy DiCaraCommunity Outreach

Matthew AbramsConstruction

Maryann FallerFamily Selection

Antoinette JacksonFamily Partnership

Carol NortonFinance

Amy BlaszkowFundraising

Deirdre OCallaghanSite Selection

Lauren SnowVolunteer Coordinator

Courtney Shaler SmithExecutive Director

Jesse BoucherPRESIDENTKodiak Construction, Inc.

Tony VerhaegIMMEDIATE PAST PRESIDENT

Verhaeg Building & Remodeling

Alec Stephens1st VICE PRESIDENT

SAS Builders LLC

Doug Ford2nd VICE PRESIDENT

Curtis Lumber Co., Inc.

Mark JohnsonSECRETARY

Boise Cascade

Jeff PietrosantoTREASURER

Pietrosanto Insurance Agency

David CarrollGENERAL COUNSEL

Northeast Government Consulting, LLC

Sonny BonacioBonacio Construction, Inc.

David DePauloBella Homes

Frank SiroccoSecurity Supply Corp.

Doug WintersSpa City Builders

John WittWitt Construction, Inc.

Barry PotokerEXECUTIVE DIRECTOR

"workforce community project” for affordable housing

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