HACSJ 2017 Annual Report

ANNUAL

REPORT

20
17

Driving Change
and Building a
Better Tomorrow

In our 75th year, we have never been more necessary. Affordable housing is
in crisis in California. The Housing Authority of the County of San Joaquin
(Housing Authority), has taken a critical step from the custodian of aging
HUD properties to affordable housing development. Our transformation is
driven by the needs of our residents and our unwavering mission:
to establish healthy, thriving communities in modern, energy-ef cient

apartment homes. The Housing Authority proudly provides rental assistance
and affordable housing for over 6,000 households in San Joaquin County.
We seek opportunities to ful ll community needs through fundraisers,
children’s program facilitators, educational advocates and as an economic
engine in development and property management.

With the help of our local partners, we will continue to invest in what
matters most through the creation and implementation of community
infrastructure in after-school programs, our college scholarship foundation,
housing for people with mental health challenges, educational partnerships
with non-pro t and law enforcement organizations, and of vital importance,
homeless service providers. We are built on the drive and commitment of
our staff, as well as the energy and support of our Board of Commissioners.

Through our dedication and devotion, we have much to celebrate.

This publication provides our residents, stakeholders, employees, and our
county with a recap of our most signi cant events and accomplishments
from our 75th year. Thank you for standing with us as we initiate change to

build an even better tomorrow.

PETER W. RAGSDALE DALE COSE MARTHA MOORE JONATHAN D. MENDELSON

Executive Director Chairperson First Vice Chairperson Second Vice Chairperson

PATRICIA BARRETT RYAN GRESHAM LESTER PATRICK RUDOLPH WILLEY

Commissioner Commissioner Commissioner Commissioner

(Pictured in order from top left to bottom right on opposing page)

The Housing Authority of
the County of San Joaquin
is dedicated to providing

and advocating for
affordable and attractive
communities giving our
families a high quality of
life for self-enrichment and

self-suf ciency.

Creating Community
Partnerships for the
Residents of San
Joaquin County

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Who We Are

FOR OVER 75 YEARS, the Housing Authority The Housing Authority's new administrative building will be ready in 2019.
has provided and advocated for safe, affordable In partnership with the San Joaquin County Behavioral Health Services,
and attractive living environments for low- our current of ce will become 27 mental health housing units.
income working families, elderly, and disabled
residents of San Joaquin County. PUBLIC CORPORATION SEVEN MEMBER BOARD
CREATED FROM HEALTH OF COMMISSIONERS
We are a public corporation created from
the health and safety code governed by a & SAFETY CODE
seven-member Board of Commissioners with a
dynamic workforce of 92 employees. This $50 MILLION 92 EMPLOYEES
diverse and dedicated team blends innovation OPERATING BUDGET
with decades of experience, resulting in
successful programs that continue to build a
brighter future.

The Housing Authority oversees a $50 million
budget, resulting in distribution of millions to the
local economy. Through a variety of federal,
state and local affordable housing programs, as
well as partnerships with other agencies and
businesses, we are currently sheltering and
assisting approximately 19,000 people in San
Joaquin County.

We own and/or manage:
• 1,012 public housing units
• 81 market rate units
• 30 year-round farm worker units
• 285 seasonal agricultural migrant
housing units
• Allocation of 5,080 Housing Choice
Vouchers including 13 households that
participate in Homeownership Voucher
options

In collaboration with our partners, we serve our
residents with employment and educational
opportunities, referrals, utility assistance and
recreational opportunities for our youth. As
steadfast stewards of the communities within
San Joaquin County, we advocate every day on
behalf of our residents to create opportunities
for improved health, education and lifestyle.

HOUSING AUTHORITY OF THE COUNTY OF SAN JOAQUIN 2017 ANNUAL REPORT 03

Housing Authority Team

Alan R. Coon David Riberal Jeanette Garibay Marion Jones Jr. Sally Silvey
Alex Ponce Diane Fountain Jessica Quan Mary Lopez Sean Robbins
Andres Moreno Do Doi Jesus Lopez Mary Yang Selina Mercado
Angelica Barretto Dorothy Trammull Jesus E. Lopez Melinda Hazard Serena Ramirez
Antoinette Reed Edgar Alcaraz Jesus Romero Michelle Hurtado Suzan Ossino
Aysha Spaulding Edward Avila Jr. Joe Frausto Michelle Williams Tajsha Harris
Bee Xiong Elsa Elena Ochoa Joe Gastello Jr Michelle Mah Tanisha Thompson
Brenda Ward Erica Perez John Varela Monette Kelly Tom Gerber
Bridget Salaices Eunice Johnson Juan Tapia Monica Martinez Tom LaBounty
Carena Lane Fabiola Davis Kara Maguire Nancy Glossa Tracy Jackson
Carolyn Graham Flor Robles Kevin Lee Oeun Prak Va Her
Cesar Garza Francisco Gomez Khamkeo Lo Pablo Mendez Venetta Hempstead
Cheryl Morgan-Mitchell Gerald Jones Liliana Perez Peter W. Ragsdale Veronica Esparza
Christie Reynolds Gregory Moraga Long Lee Phuong Tran Willie Abron
Christopher Parker Heidi Lane Lorice Rigmaden Quang Nguyen Yeng Vang
Connie Henderson Henry Cobbs Lorne Jimenez Richard Ortiz Yolanda Lopez
Conrado Alcantar Huynh-Dung Le Lucia Fernandez Richard Serna
Coral Gomez James Preston Mai Hang Ricky Lopez
Daniel Sanchez Jaqlin Castro Maria Garcia Roeun Kuong

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Executive Team

(Top row, left to right) Gerald “Chip” Jones, Deputy Director; Alan R. Coon, General Counsel; Tom Gerber,
Director of Information Technology; (Bottom row, left to right) Carena Lane, Director of Occupancy and
Housing Compliance; Melinda Hazard, Director of Finance; Ricky Lopez, Director of Construction Projects

HOUSING AUTHORITY OF THE COUNTY OF SAN JOAQUIN 2017 ANNUAL REPORT 05

Transforming
Public
Housing

CONWAY HOMES

Stockton, CA

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Creating Opportunities
Through Education

THANK YOU FOR Recent scholarship awardees Sorprisela Martinez, Jasmin
YOUR SUPPORT! Martinez, and Quyen Nguyen, attending Woodbury
University, UC Merced and UC Berkeley, respectively.
To date, the Foundation
has provided scholarship

opportunities to over
75 students living in
affordable housing and
awarded over $70,000 in
scholarships to students
attending various colleges
throughout the region.

THE HOUSING AUTHORITY COUNTY OF SAN help low-income students create a solid
JOAQUIN SCHOLARSHIP FOUNDATION is educational foundation and pursue their
dedicated to providing our residents with the dreams. The Foundation distributed $20,000
opportunity to achieve educational success in scholarships in 2017. On behalf of low-income
through funding merit-based scholarships for households who compete for these awards, we
post-secondary and vocational training. Every thank all our sponsors for their support of this
dollar raised is an investment in our community worthy and valuable cause.
that pays immeasurable dividends toward a path
to self-suf ciency. In many instances, the QUYEN NGUYEN
students may be the rst in their family to attend
college, changing the trajectory of their lives. Scholarship Recipient
“I really enjoyed my rst few days at the
In 2017, The Foundation once again teamed with University of California, Berkeley. Thank you
Habitat for Humanity of San Joaquin County to for the opportunity you have given me.”
host the 9th Annual Scholarship Foundation
Golf Tournament Fundraiser. All proceeds from
the event went directly toward scholarships, to

HOUSING AUTHORITY OF THE COUNTY OF SAN JOAQUIN 2017 ANNUAL REPORT 07

Enriching
Lives
Everyday

LAWANDA GOSS

Conway Resident
“Living in a government funded community
wasn’t a goal in my life. Unfortunately
circumstances made this something I needed.
My experience at Conway has been good.
All of the staff are very friendly and
accommodating, and I’m very happy here.”

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Housing Authority
Receives Tax Credit
Allocation

THE CALIFORNIA TAX CREDIT ALLOCATION Housing Authority, will allow construction of 115
COMMITTEE AWARDED THE HOUSING new one- to four-bedroom energy ef cient units
AUTHORITY WITH A $24.3 MILLION DOLLAR with solar. These modern units will replace 63
LIHTC RESERVATION IN MAY 2017. This highly obsolete barrack-style units. To maintain
competitive nine percent low-income housing affordability, the project will utilize a public
tax credit (LIHTC) is a critical piece of the housing subsidy for 31 units and Housing Choice
Project Based Vouchers for another 83 units. The
nancing structure for the rst phase of $34 million project will protect over $1 million of
redevelopment of Sierra Vista Homes. annual rental subsidy to provide critical rental
assistance to what would otherwise be
Sierra Vista is the Housing Authority’s oldest severely rent-burdened families.
multi-family public housing development and
home to approximately 394 families in south Relocation for the families in the initial 36 units
Stockton. In 2015, the Housing Authority was completed in 2015. A Relocation Plan was
demolished 36 units within 14 deteriorating approved for an additional 27 families in summer
buildings. Due to the estimated $32 billion 2017. Units were closed in November with
national backlog in capital needs for public demolition and construction followed in
housing and a proposed federal budget December 2017. The rst phase of the Sierra
containing a 68% reduction in capital funding, Vista Homes is expected to be complete in
the Sierra Vista Homes development was a top spring 2019.
priority for the Housing Authority. The award,
along with capital contributions from the

HOUSING AUTHORITY OF THE COUNTY OF SAN JOAQUIN 2017 ANNUAL REPORT 09

BUTHMANN SENIOR
APARTMENTS

Tracy, CA

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Connecting With
Our Neighbors

FIRST TEE OF SAN JOAQUIN FREE PET VACCINATION CLINIC
In partnership with First Tee of San Joaquin, the The Housing Authority hosted a Pet Vaccination
Housing Authority and Conway Homes Resident Clinic in July for all eligible pets of public housing
Council sponsored a free golf program for local residents. The event was held at Conway Homes
youth, ages seven through 18. The eight week in Stockton with services provided by Dr. Julie
program, held at Van Buskirk Golf Course, kicked Damron of Loving Tails Carrington College.
off in September 2017 and provided golf lessons Services were offered to residents free of charge,
to nine participating children. The program and included DAPP and rabies vaccinations for
teaches life-enhancing values to help build dogs, RCP and rabies vaccinations for cats, as
character and promote healthy choices through well as complimentary nail trims for all pets.
the game of golf. The Housing Authority plans to
sponsor First Tee of San Joaquin annually with NO COST MEDICARE HEALTH FAIR
hopes for program growth, allowing more The Housing Authority hosted a Medicare Health
children to participate. Fair for seniors and other bene ciaries at Sierra
Vista Homes gymnasium on November 17. Our
CONNECTHOME SJC partner, the University of Paci c, Thomas J. Long
In fall 2017, the Housing Authority and City of School of Pharmacy and Health Services,
Stockton were designated as a ConnectHomeUSA provided health screenings and reviewed health
community by the U.S. Department of Housing plans, medications and prescription costs to
and Urban Development. ConnectHome SJC identify savings. The annual event also provides
bridges the digital divide by providing inclusion for free u vaccinations, blood pressure and
low-income families who lack access to high-speed diabetes testing, all at no cost to participants.
internet. The goal is to provide digital equipment,
affordable internet access, connectivity and
literacy for everyone in our communities.

HOUSING AUTHORITY OF THE COUNTY OF SAN JOAQUIN 2017 ANNUAL REPORT 11

1957 1971

MOKELUMNE MANOR UNITS IN FIVE CITIES
Mokelumne Manor constructed: Housing Authority managed a

a 40 unit low rent project. total of 2,360 units: 1,983 in
Stockton, 201 in Tracy, 65 in
Thornton, 14 in Woodbridge,

and ve in French Camp.

1951 1962 1966
HARNEY LANE
COMMUNITY CONWAY HOMES First practical housing units opened
Sierra Vista (400 units) and Annex completed:
for migrant farming communities.
Tracy Homes (60 units) 200 low rent homes.
funded and contracted, Referred to as “Plydomes," these
with emphasis on children 1965
A-frame accordion-type plastic
and community. Both NEIGHBORHOOD YOUTH CORP
opened for occupancy in Program established, offering training and structures were mounted on

the spring of 1952. work experience. Section 23 Leased plywood oors. 1974
Housing approved by Congress, allowing
1943 for subsidized housing for 1,000 in Stockton. SECTION 8
Program authorized by Congress and
WAINWRIGHT VILLAGE
War Housing opens 200 developed by HUD. Provides rental
apartments; Riverview
Housing opens 398 subsidies for eligible families. Krafft
apartments; and South Side
Court and Edison Villa build Homes in Tracy began construction
an additional 2,161 units.
of 20 elderly units and 15 family units
1942
built in seven locations.
RESOLUTION
Board of Supervisors adopted 1953 1978
a resolution declaring a need
for a Housing Authority in San SPECIAL ELECTION TENANT ASSOCIATIONS
Joaquin County. Held in Thornton for the construction Formed at Conway Homes,
of a 50 unit project, and acquisition of
Thornton Farm Labor camp: 30 garden Sierra Vista, and Tracy Homes.
homes, two apartments, 105 metal shelters.

1984 2007 2017

SIERRA VISTA MODERNIZATION FRANCO CENTER TAX CREDIT AWARD
Phase 1 completed: new streets for better Completion of a $2 million Awarded 9% LIHTC of $24.3
police/ re access, driveways, sewer, gas, rehabilitation of the Franco Center. million to redevelop Phase 1 of
electric system upgrades, sidewalk repair, Sierra Vista Homes. Phase 1
rear yard patios and concrete repairs. includes construction of 115 one-
to four-bedroom modern, energy
1990
ef ciency units.
BOYS & GIRLS CLUB
Boys & Girls Club 2001

hosts celebration of LODI APARTMENT COMPLEX
two new clubs in the Acquired a 6-unit apartment
Housing Authority's complex in Lodi, nanced by
largest developments.
Farmers & Merchants Bank and
CDBG/HOME funds.

1986 1993 2009

THORNTON FLOOD MODERNIZATION SCHOLARSHIP FUND
81 families evacuated and New Mokelumne patios, Established the San Joaquin
temporarily relocated to 200 Conway storage sheds,
Mathews; homes quickly remodeled Sierra Vista and County Housing Authority
restored. Conway day care centers, Scholarship fund to help low
security screen doors in all
locations, re-roofed 15 income students achieve
Sartini buildings, soundwall higher educational goals.
and roofs at Conway. Also,
Drug Elimination Program
grant of $750k and greater
police presence.

1983 2000 2013

MIGRANT CENTER ACQUISITIONS THORNTON CENTER
Mathews Migrant Center 2 & 3 122 self supporting units: Housing Authority awarded
dedicated: 96 new, modern units.
110 senior apartments $250,000 to build a
(Franco Center) and 12 community education
unsubsidized units, both in training center in Thornton.
Stockton. This added 10% to
inventory and created new 2017
revenue for the Housing
Authority, offsetting costs of ADMINISTRATIVE BUILDING
non-funded programs. Executed an agreement with MHSA to re-purpose

the Housing Authority’s administrative building
into 27 subsidized units for BHS residents.

HOUSING AUTHORITY OF THE COUNTY OF SAN JOAQUIN 2017 ANNUAL REPORT 13

Financials Statement of Revenues Expenses
and Changes in Net Assets
Combined Statement
of Net Position period ending September 30, 2017

period ending September 30, 2017

ASSETS REVENUES

Cash & Investments $22,344,377 HUD Operating Subsidy/Grants* $45,439,796

Accounts Receivable $1,198,117 Dwelling Rental Income $4,246,024

Prepaid Expenses & Other Assets $559,855 Other Government Grants** $30,144

Notes Receivable $00,000 Investment Income $32,382

Land, Structures & Equipment $87,853,985 Other Income $462,737

Accumulated Depreciation -$56,069,052 Total Revenues $50,211,083

Deferred Out ows of Resources $1,364,362

Total Assets $57,251,644 *HUD: U.S. Department of Housing & Urban Development

LIABILITIES **Other Government Grants: U.S. Department of
Agriculture and California Department of Housing
Accounts Payable & Community Development
Notes Payable
Other Liabilities $977,733 EXPENSES
Accrued Pension Liability $3,214,447
Deferred In ow of Resources $3,370,636 Housing Assistance Payments $34,500,580
$8,327,917 Administration $6,290,598
Total Liabilities $1,392,530 Maintenance & Operations $3,528,978
Tenant Services $127,264
$17,283,263 Utilities $1,525,284
General Expenses $1,419,236
CAPITAL $28,570,486 Interest Expense $132,630
$594,050 Depreciation $2,437,751
Invested in Capital Assets,
Net or Related Debt $10,803,845 Total Expenses $49,962,321
Restricted Net Assets
Unrestricted Net Assets $39,968,381 CHANGE IN NET ASSETS $248,762

Total Capital

TOTAL CAPITAL & LIABILITIES $57,251,644

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Fiscal Transparency

From October 1, 2016 to September 30, 2017, OPERATIONS AND SUPPLIES
the Housing Authority contributed over $49.5 Expenditures for Housing Authority operations
million to the economy through a variety of and supplies totaled $5.7 million in scal
channels such as purchasing products from year 2016-17. Expenditures included
suppliers and paying employee’s salaries. This administrative expenses, utilities, employee
direct spending generates secondary or indirect bene ts, tenant services, liability insurance and
economic bene ts as our suppliers and other general expenses.
employees spend money with other businesses
that in turn employ workers, pay salaries and PROPERTY MAINTENANCE
purchase from suppliers. The initial Housing AND CAPITAL IMPROVEMENTS
Authority expense has a positive ripple effect The Council of Large Public Housing Authorities
within our local economy. conducted a study using the U.S. Department of
Commerce Regional Input-Output Multipliers
HOUSING CHOICE VOUCHERS RIMS II model to determine the economic
Housing Assistance payments represent the impact of Public Housing Authorities
largest dollar amount of our direct economic maintenance expenditures and capital
spending. Over $2.875 million per month in improvements. Based on their study, the average
Housing Assistance payments were made to 2,104 regional multiplier for their sample was 2.12.
landlords for rent, for an average of 4,600 Housing A multiplier of 2.12 implies that for every one
Choice Voucher Program (HCVP) participants. dollar in direct spending, the region bene ts
Through this program, families receiving HCVP from an additional $1.12 in indirect and induced
assistance are able to secure better housing or expenditures. In scal year 2016-17, the Housing
have more expendable income for other goods Authority expended $2,099,879 in maintenance
and services. materials and contract work, as well as an
additional $2,060,762 in capital improvements.
COMPENSATION Using the 2.12 economic multiplier, we
The Housing Authority employed a staff of 92 contributed $4,160,641 in direct spending and
individuals in scal year 2016-17, earning a total $4,659,918 in indirect (or secondary spending)
of $4,351,352 in salaries. into our economy.

2017 2017 2017

+79% +74% +15%

2016 2017 2016 2015

+71% +10% +72% -1%

2015 2015 2016 2015 2016

+46% -12% -17% -3% +3%

PURCHASING CONTRACTS VENDORS LANDLORDS

**VALUE OF CONTRACTS FROM FISCAL YEAR 2014 - 2017

HOUSING AUTHORITY OF THE COUNTY OF SAN JOAQUIN 2017 ANNUAL REPORT 15

Future Developments

MEDICI ARTIST LOFTS SIERRA VISTA PHASE II
Spring 2019 Summer 2020
Developed by DFA Development LLC, in Sierra Vista Homes, located in Stockton, is the
partnership with the Housing Authority, Medici Housing Authority’s oldest public housing
Artist Lofts is located at 242 N. Sutter Street in community. Phase II of the redevelopment of
downtown Stockton. This project is an adaptive Sierra Vista Homes entails the demolition of 57
reuse of an existing 12-story commercial public housing units to be replaced with 100
building known as the Medico Dental Tower newly constructed units on 7.32 acres. The
and will consist of 34 one- to three-bedroom Project will include one- to four-bedroom units
units serving families, including artists. There consisting of a mix of Public Housing and Project
will be 27 affordable tax-credit units, 6 Based Voucher units.
market-rate units, and 1 manager’s unit. The
Housing Authority will provide a Project Based 22 23 24
Voucher subsidy for 27 units. The vouchers will Thornton Rd25 31
have a 15-year term with an estimated value of 21 30 DAYCARE
$4.5 million. N Tower Rd17 18CENTER
WOODBRIDGE IRRIGATION DISTRICT26
COTTAGE VILLAGE SENIOR APARTMENTS 20 29
Summer 2020 N Manor Ave 19
Located at 510 Cottage Avenue in Manteca, CA, 27 28
Cottage Village Senior Apartments is a new
construction project consisting of 48 units Mokelumne Ave
serving seniors. This project will include 40
one-bedroom and eight two-bedroom units, of 43 21
which 42 units will be fully accessible. In
partnership with DFA Cottage Village Associates 16 15 5
LP, the Housing Authority is providing Project 13 14 6
Based Voucher assistance for 47 units. The
vouchers will have a 15-year term with an 12 7 N
approximate value of $5.9 million. 11 8

10 9

SARTINI REHAB
Summer 2018
Sartini Manor located in Thornton, CA is a
31-unit year-round farm labor housing
community. The Housing Authority received
funding from the U.S. Department of Agriculture
(USDA) to complete the rehabilitation project for
Sartini Manor. Previously, USDA awarded
funding to rehabilitate 21 units for the rst phase
of the project. The $2 million received for this
phase allowed for the completion of the
remaining 10 units.

A Look Into
the Future

San Joaquin County, like nearly all of California, is suffering from
an acute need of affordable housing options for its residents.

Our thought leadership in the county is evidenced by an aggressive
development pipeline that includes Mental Health Services Act
(MHSA), Veterans Affairs Supportive Housing (VASH), Veterans

Housing and Homelessness Prevention Program (VHHP), Homeless
Emergency Assistance Program (HEAP), and agricultural sources to

meet the diverse housing needs of our communities.

Effectively competing for state and federal resources to ensure the
fair share of capital dollars ow to our county, we will continue to
partner with our cities, county and non-pro ts to increase capacity

and competitiveness. An outside of the box approach brings
creative solutions needed to meet our communities’ complex needs.

It is the Housing Authority’s promise to promote housing stability
for vulnerable populations and economic self-suf ciency by
planning and implementing projects through meaningful
partnerships and innovative thinking.

hacsj.org

448 South Center Street
Stockton, CA 95203

P: 209.460.5000 or 800.855.7100