CAPER by wuzhenguang


									                  First Program Year CAPER
                  The CPMP First Consolidated Annual Performance and Evaluation
                  Report includes Narrative Responses to CAPER questions that
                  CDBG, HOME, HOPWA, and ESG grantees must respond to each
year in order to be compliant with the Consolidated Planning Regulations. The
Executive Summary narratives are optional.

The grantee must submit an updated Financial Summary Report (PR26).

Executive Summary

The North Suburban Consortium (NSC) is comprised of eight contiguous communities
located north of the City of Boston –Arlington, Chelsea, Everett, Malden, Medford,
Melrose, Revere and Winthrop. Malden, a HUD entitlement city for CDBG funds, is the
Consortium’s lead community, and has designated the Malden Redevelopment Authority
(MRA) to carry out administrative responsibilities in relation to the NSC’s HOME
Investment Partnership Program funds.

Though the eight NSC communities vary in character, they share a common background
and many of the same housing market pressures. All are suburban cities or towns dating
from the late 19th century. All are nearing total build-out with limited land available for
new residential development.

Since its creation in 1991, the NSC has successfully used HUD’s HOME funds to rehab
existing rental units, to create new rental and sales units and to support a First Time
Home Buyer Program. In the fiscal year ending June 30, 2011, NSC received $2,829,768
in HOME Entitlement Grant funds and $439,075.47 in HOME Program Income. The
NSC allocated in excess of 15% of its HOME Entitlement Grant funds to projects
sponsored or developed by local Community Housing Development Organizations and
also made 5% of its Entitlement Grant funds available for CHDO Operating and Capacity
building eligible expenses for local CHDOs. A total of $4,480,955 was expended this
past year on both current and prior year commitments ($216,871 on project delivery costs
and $3,860,188 in loan/subsidy payments). The number of affordable housing units
created or rehabbed was 86 and included 41 first time home buyers, 34 of whom were
distinct from the HOME funded affordably restricted properties created in FFY10.

This past year saw rental and homeownership projects undertaken by local CHDOs
completed in the communities of Chelsea and Revere, with new CHDO projects begun in
the communities of Arlington and Malden. Additionally, affordable homeownership was
created with buy-down subsidy funds in the City of Medford. The NSC’s First Time
Home Buyer Program continued to remain active in FFY10, and its Homeowner
Occupied Housing Rehab Program in Everett completed 11 units in FFY10.

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     North Suburban Consortium

     The public funding available for affordable housing has declined over the course of the
     past fiscal year, and future projections do not see an improvement. The NSC closed out
     the last of its large-scale home buyer projects, with all 8 of the HOME-Assisted units at
     the Lincoln Kennedy School in Medford sold and occupied by income-eligible first time
     home buyers. Tax credit equity financing has become increasingly competitive in
     Massachusetts with equity lenders still wary of lending and HOPE VI projects consuming
     a large portion of the state’s tax credit allotment. Projects funded with Neighborhood
     Stabilization (NSP) funding have filled the gap where tax credit projects once played a
     leading role in some communities. Overall, the NSC has worked hard to meet its targets
     and produce roughly the same number of units as in prior years, despite the difficult
     funding climate.

     The eight member communities continue to build on and strengthen cooperative efforts to
     maintain and create affordable housing for low and moderate income residents in the
     north suburban region of Boston, MA.

     General Questions –

     1. Assessment of the one-year goals and objectives:
        a. Describe the accomplishments in attaining the goals and objectives for the
           reporting period.

                                Summary of Housing Objectives
  Objectives                   Outcomes                                    Output
Preserve        Affordability/Accessibility/Availability    NSC Rehab Program: 11 units
existing         Increase # of de-leaded dwelling units.    Malden Rehab Program: 127 units,
affordable       Decrease # of units with code violation    118 de-leaded
housing                        conditions.                  Revere Rehab Program: 2 units, 2 de-
                                                            Arlington Rehab Program: 8 units
Affordable         Increase the supply of Affordable        NSC Rental Unit production: 31 units
Housing            rental or owner occupied housing.        NSC Homeownership Unit
Production         Increase # of years of affordability     Production: 10 units
                             in housing units.              Melrose Inclusionary Zoning: 2 units
                                                            Arlington Inclusionary Zoning &
                                                            Malden units: 127 units
                                                            City of Chelsea affordable rental
                                                            program: 24 units
Affordable    Increase Access to home ownership for          NSC First Time Homebuyer
Homeownership moderate income renters including PHA          Program: 41 households
                   renters by working with private           NSC Buy Down Subsidy Program &
                developers and NSC First Time Home           Homeownership Projects: 10 units
                           Buyer Program.                    Arlington Inclusionary Zoning: 15

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North Suburban Consortium

NSC actuals were inserted into the Housing Completion Goals table from the Year 1
Consolidated Plan below.

                ANNUAL AFFORDABLE RENTAL          Expected
                HOUSING GOALS (SEC. 215)          Number

                Acquisition of existing units
                                                    22          17
                Production of new units
                Rehabilitation of existing          4           19
                Rental Assistance
                Total Sec. 215 Rental               26          36

                HOUSING GOALS (SEC. 215)

                                                    3           8
                Acquisition of existing units

                Production of new units
                Rehabilitation of existing          6           8
                Homebuyer Assistance                42          34

                Total Sec. 215 Owner                51          50

                ANNUAL AFFORDABLE
                HOUSING GOALS (SEC. 215)

                Homeless                            4

                                                    73          86

                Special Needs                       2

                Total Sec. 215                      77         86
                Affordable Housing
                ANNUAL HOUSING GOALS
                Annual Rental Housing               26          36
                Annual Owner Housing                51          50
                Total Annual Housing                77          86

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North Suburban Consortium

The NSC actually exceeded its goals for affordable housing production completed in
FFY10. This is partially due to the fact that the majority of the Neighborhood
Stabilization Projects funded in Chelsea and Revere as part of the NSP1 and NSP2
Program were completed during this fiscal year, and also partially because the goals were
lowered to reflect the difficult funding climate for affordable housing. One of the NSC’s
tax credit projects was also completed for FFY10.

The mixture of tenure types closed out in FFY10 was about 58% homeownership and
42% rental – very close to the 50/50 goal the NSC strives towards. This is primarily due
to the extremely active NSC First Time Home Buyer Program, which allows the NSC to
serve a greater number of homebuyers with only a minimal amount of subsidy due to its
strong partnership with Mass Housing Partnership’s Soft Second Mortgage Program.

The NSC continued to close out its final Buy-Down Subsidy Projects, as well. A strong
homeownership market persists in some of the NSC’s higher income communities, one of
which being Medford, where a Buy-Down Subsidy Project creating 8 affordable condos
at the Lincoln Kennedy School was completed in FFY10.

Although all of the NSC CHDOs continue to work to develop affordable housing in their
communities, only two CHDOs actually saw projects completed in FFY10. Chelsea
Neighborhood Developers completed 20 HOME-assisted units in Chelsea, 11 were in a
tax credit financed project, and the 9 remaining properties were NSP funded foreclosure
projects. They also closed out 6 HOME units in Revere, where they have recently
expanded to help stabilize and revitalize the Shirley Ave neighborhood. These 6 units
were also foreclosed, NSP funded properties. Finally, Chelsea Restoration Corporation
completed their purchase and rehab of a blighted property in Revere at 60 Warren Street,
converting a vacant, abandoned property into a fully rehabbed, affordable, owner
occupied two family property.

The NSC completed 6 homeowner occupied housing rehab projects – all in the City of
Everett. The 6 rehab program there has been very active, rehabbing 6 owner occupied
units, and 5 rental units which are now fully up to code and to be rented at affordable
HOME rents to income-eligible households.

Non-HOME funded affordable housing activities in the NSC Communities
The NSC jurisdiction continues to run rehab programs funded by sources other than
HOME funds working towards similar goals to those of the HOME Program in
preserving and updating the existing affordable housing stock. The City of Malden’s
rehab program rehabbed 127 residential units (91% low/moderate income units) with a
combination of CDBG, Section 108 Loans, UDAG, Lead Paint, Program Income, and
private investment funds totaling $2,190,838. The City of Revere used CDBG funds to
rehab 2 single family homes, and the Town of Arlington used CDBG to rehab 4 two-
family properties for a total of 8 units. The Town of Arlington also used its CDBG funds
to assist the Arlington Housing Authority in acquiring an additional unit of housing to be
used as emergency shelter for victims of domestic violence.

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         North Suburban Consortium

         In many instances, HOME funds will support the development of a certain percentage of
         affordability at a project. When HOME funding is not able to fund the level of
         affordability, or the depth of affordability, that a local community wishes to create with a
         project, additional funding, or local zoning ordinances work to create additional
         affordable units at that project, and in the community. Spencer Row utilized a variety of
         state funding sources and tax credit equity funding to create 32 units affordable to
         households at or below 60% MFI, this is 21 more affordable units than what would have
         been possible with just the NSC HOME investment. Furthermore, NSP funds created 3
         more affordable units above and beyond the HOME affordable units created at the
         scattered site, foreclosed properties 102 Grove Street, 75 Essex Street, and 98 Marlboro
         Streets in Chelsea. In this way, as the NSC acts as a gap financer for 100% affordable
         housing projects, the NSC communities are able to realize a higher level of affordable
         housing than what it reports as its HOME units.

         In the NSC communities that have inclusionary zoning, it continues to be an important
         tool for increasing their affordable housing supply. Arlington’s inclusionary zoning
         ordinance was applied to the approval of a 115 unit development at 30-50 Mill Street,
         which will now include 17 affordable rental units. Similarly, 30 of the 200 Symmes
         Hospital Redevelopment will be affordable. The City of Melrose also has an inclusionary
         zoning ordinance, which mandated that 2 rental units at the recently approved 99 Essex
         development in downtown Melrose will be affordable.

         211 additional housing units were rehabbed or added to the affordable housing inventory
         through the use of CDBG funds, Small Cities Funds, Section 108 Loans, Program Income
         from prior years funds, UDAG funds, and Public Policy Initiatives.

               b. Provide a breakdown of the CPD formula grant funds spent on grant activities
                  for each goal and objective.

                                        Summary of Housing and
                                    Community Development Objectives
  Objectives               Outcomes                Expenditures                         Output
                                                  HOME: $336,651         NSC Rehab Program: 11 units
Preserve          Affordability/Accessibility/    CDBG: $573,539         Malden Rehab Program: 127 units, 118
existing          Availability Increase # of      LeadPaint:             de-leaded
affordable        de-leaded dwelling units.       $1,063,945             Revere Rehab Program: 2 units, 2 de-
housing           Decrease # of units with        UDAG: $17,000          leaded
                  code violation conditions.      108 Loan:              Arlington Rehab Program: 8 units

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         North Suburban Consortium

                 Increase supply of               HOME:                 NSC Rental Unit production: 31 units
Affordable       Affordable                       $3,091,838            NSC Homeownership Unit Production:
Housing          rental or owner occupied         CDBG: $190,000        10 units
Production       housing.                         NSP:$1,971,463        Melrose Inclusionary Zoning: 2 units
                 Increase # of years of                                 Arlington Inclusionary Zoning &
                 affordability                                          CDBG: 65 units
                 in housing units.                                      City of Chelsea affordable rental
                                                                        program: 24
Affordable     Increase Access to home                                   NSC First Time Homebuyer Program:
Homeownership ownership for moderate              HOME:                 41 households
              income renters including            $813,984              NSC Buy Down Subsidy Program &
              PHA renters by working                                    Homeownership Projects: 10 units
              with private developers and                               Arlington Inclusionary Zoning: 15 units
              NSC First Time Home Buyer

              c. If applicable, explain why progress was not made towards meeting the goals
                 and objectives.

         The NSC not only met, but surpassed its goals and objectives for FFY10. It will continue
         to strive to do so despite the difficult funding climate with HOME and other federal and
         state housing programs being cut during the past fiscal year.

         2.    Describe the manner in which the recipient would change its program as a result
              of its experiences.

         The NSC is continues to streamline its commitments towards projects whose financing is
         feasible and timely in this uncertain economic climate.

         Goals of strengthening the NSC’s housing rehab programs has paid off, as the City of
         Everett’s program is now producing on a consistent basis. Other consortium
         communities such as Winthrop may consider using the program staff and expertise in
         their community, as well.

         The NSC has also seen this type of sharing of staff resources between cities and towns
         extended to local CHDO staff. Areas in Revere have seen increased stability and
         investment thanks to partnerships with Chelsea Neighborhood Developers and Chelsea
         Restoration Corporation, who have acquired and rehabbed properties for affordable rental
         and homeownership opportunities in the City.

         Overall, the NSC has made strides towards promoting cost savings and efficient
         provision of affordable housing through regionalization efforts, which it seeks to continue
         in order to promote affordable housing and neighborhood revitalization efforts in all of its
         member communities.

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North Suburban Consortium

3. Affirmatively Furthering Fair Housing:
   a. Provide a summary of impediments to fair housing choice.

The NSC is comprised of 8 distinct cities and towns, all of which work towards
improving access to housing options for protected classes and other groups who face fair
housing issues. Below is a summary of the most common impediments to fair housing
choice that the NSC communities have identified since 1996’s Analysis of Impediments
to Fair Housing was conducted:

Transportation Linkages, Municipal Services, and Neighborhood Revitalization: A
priority for many low and moderate income households is the availability of public
transportation. Affordable development that is removed from this critical aspect of
public infrastructure is not only impractical to many low income households and member
of protected classes, but literally inaccessible. For those who are mobility impaired,
access to public transportation is often necessary in order to make a housing option
viable. Many of the NSC cities and towns are working to ensure that development
opportunities located on major public transportation routes include an affordable

PHA & other housing provider tenant selection procedures: All of the NSC Public
Housing Authorities follow state and federal regulations concerning marketing and
management of its units and section 8 housing choice voucher applicant lists. The NSC
board members and HOME staff continue to scrutinize tenant selection procedures of the
developers it funds in order to ensure that they are not engaging in any practices that
would discriminate, or discourage, applications for housing from any of the protected

Lending Policies and Practices: An increase in the incidence and severity predatory
lending practices have been brought to light in recent years. The NSC recognizes that
without assistance in monitoring this sector, it is often one of the most daunting
impediments to homeownership for low and moderate income households, and that those
households with language barriers are too often easy targets for predatory lenders. For
this reason, the NSC has an active First Time Homebuyer program with high rates of
minority participation with long-term relationships with local lenders who remain
committed to working with low and moderate income households towards
homeownership goals. Chelsea Restoration Corporation continues to provide counseling
courses in Spanish to help educate Spanish speaking households about subsidized
mortgage opportunities and down payment assistance.

Although there are not-for-profits scattered throughout the NSC jurisdiction, coordination
and communication between fair housing and affordable housing organizations can
always be improved. The coordination problem is an issue because although the
decentralized and local approach to fair housing protection and enforcement is important,
centralized services also have merits, such as increased efficiency, economies of scale in
provision, and information sharing benefits.

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North Suburban Consortium

   b.   Identify actions taken to overcome effects of impediments identified.

The NSC, with the help of a consultant, is conducting a new Analysis of Impediments to
Fair Housing making to overcome impediments to fair housing is conducting a new
Analysis of Impediments to Fair Housing (“A.I.”). This will be the first time since 1996
that the NSC has conducted an entirely new A.I., and the results will provide guidance on
what the impediments are, as well as where the NSC can best target its resources and
focus their strategies to overcome them. A number of NSC communities are also
members of the Metropolitan Area Planning Council (MAPC), which is developing
regional strategies to address Impediments to Fair Housing.

What follows is a summary of the efforts made to address the impediments the NSC has
identified in prior years.

The First Time Homebuyer Program also continues to have high minority participation
rates, proving that it is a program that is succeeding in correcting some of the racial and
ethnic disparities in homeownership rates. The percentage of minority households
purchasing through our First Time Home Buyer Program in FFY10 is found below:

               # FTHB          # Minority             % Minority
                Cases          Households             Households

FFY07             37               27                    73%
FFY08             51               36                    71%
FFY09             48               21                    44%
FFY2010           41               25                    61%

The NSC’s First Time Homebuyer Program had a 61% participation rate for minorities in
FFY2010. NSC advertisements and program information are published in newspapers
serving minority groups, such as El Mundo, Bay State Banner, Sampan, and Bate Papo.
Member communities maintain relationships with realtors and local banks that have staff
who can serve households who are not native English speakers.

The NSC has recently created a subcommittee on Affirmative Fair Marketing, and this
subcommittee makes recommendations to developers who receive HOME funding on
how to improve their affirmative marketing efforts. It also makes recommendations on
advertising and outreach for the NSC funded affordable housing programs such as the
First Time Home Buyer Program and the Housing Rehab Programs.

The NSC has created a website ( in order to make
information about its programs more accessible in general. Member communities are
also encouraged to use their City/Town websites for outreach efforts, as well. Although
not everyone has access to a computer, the website is an excellent supplement to the
NSC’s existing outreach efforts in print media sources. The NSC would like to continue
to work to update and improve the site.

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North Suburban Consortium

    The vibrant not-for-profit sector of the NSC is working to improve coordination with
other public agencies and fair housing organizations in order to bolster the effectiveness
of this crucial sector in protecting and advocating fair housing throughout the NSC. Fair
Housing meetings have been coordinated by the City of Medford by their Diversity
Director and organizations throughout the NSC’s jurisdiction have been encouraged to
participate. The Tri-City Continuum of Care also continues to make recommendations
for outreach and programmatic goals. Homeless resources and outreach are being
coordinated at a more regional level, as well, with monthly Homeless Prevention and
Rapid Rehousing Program meetings, as well as the Metro Boston Network meetings,
coordinated by Metro Boston Housing Partnership. This type of regional communication
and coordination of programs facilitates increased services helps in addressing
impediments to fair housing.

4. Describe Other Actions in Strategic Plan or Action Plan taken to address obstacles
   to meeting underserved needs.

Currently, the most underserved need in the NSC jurisdiction is in achieving
development in census tracts that have major concentrations of poverty or racial
minorities. The NSC continues to attempt to address these geographic areas by giving
projects in these areas priority.

The Continuums of Care, who strive to ensure housing and services for some of the
hardest to reach populations in the community, also continue to be an important resource
in identifying underserved needs. The NSC seeks to support their efforts wherever
possible to create housing that will help meet hard to reach, or underserved needs in the

5. Leveraging Resources
   a. Identify progress in obtaining “other” public and private resources to address

Atlas Lofts in Chelsea was an adaptive reuse project where a formerly vacant warehouse
in Chelsea was redeveloped as mixed-income rental housing. NSC HOME funds were
some of the first committed to the project, and served to help leverage more than $4
million in state and federal Historic Tax Credits and $1,120,000 in ARRA funding
through the Neighborhood Stabilization Program (NSP). Although this amount of public
financing is impressive, the project leverage over $10,000,000 of private loans in order to
build the 53 loft-style one bedroom apartments in the Box District of Chelsea.

In the wake of the tax credit market collapse, the NSP funds authorized as part of
congress’s Stimulus Funding, have been an important source of funds for affordable
housing development in neighborhoods struggling with high foreclosure rates. Including
the Atlas Lofts development, NSC HOME funds have helped leverage almost $2 million
in NSP funding which has resulted in significant investments in the housing stock in
Chelsea and Revere.

Although many tax-credit worthy developments have been stalled for years trying to
piece together gap financing in the wake of the decline, Spencer Row, a 32 unit

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North Suburban Consortium

affordable rental development in Chelsea, was able to secure sufficient funding to
proceed on schedule. Completed in FFY2010, this project leveraged over $5 million of
equity investment through the Low Income Housing Tax Credit Program. Bank of
America continues to work with local CHDO, Chelsea Neighborhood Developers, as an
equity investor and construction finance lender.

Mass Housing Partnership continues to be a strong partner as a source of permanent
financing for affordable housing developments. It is closing on over $1,000,000 of
permanent financing for the Spencer Row development in Chelsea. Furthermore, MHP’s
Soft Second Program remains a vital aspect of the NSC’s First Time Home Buyer
Program that makes market rate housing in the area considerably more affordable to
moderate income households by offering state subsidy for the second mortgage interest
payments, and access to private financial institutions for first and second mortgages with
low, fixed interest rates. This First Time Home Buyer Program leveraged $356,810 in
MHP subsidy, as well as over $9 million in private mortgage financing.

The NSC continues to see its role in affordable development span from simple buy-down
subsidies of existing market rate units, or down payment and closing cost assistance to
help low and moderate income households purchase market rate housing in the NSC
communities to complex developments with budgets ranging from $10 to $16 million
leveraged from a variety of local, state, federal, and private sources.

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             b. How Federal resources from HUD leveraged other public and private resources.

                                      # of    # of                Federal or                                                       Type of
                           Total   Low/Mod   HOME    NSC HOME       Local                    State                                   Tax           Private     Total Project
                           Units     Units   Units   Funds          Funds       Sources      Funds      Sources     Tax Credits    Credits       Investment      Budget
First Time Homebuyer
Program                      41      41       41     $397,329                              $356,810       MHP                                   $ 9,082,278   $9,836,417

                                                                               CDBG, 108
Housing Rehab Programs      148      124      11     $336,651     $1,639,944   UDAG, LBP                                                        $145,700      $2,122,295
Atlas Lofts, Chelsea         53       6        6     $600,000     $1,120,000   NSP                                  $4,335,994      Historic    $10,016,116   $16,072,110
31 Suffolk, Chelsea           2       2        2     $146,500     $50,000      NSP         $200,000       HSF                                   $125,200      $521,700
40 Cottage Street,
Chelsea                       1       1        1     $175,000     $292,400     NSP                                                              $30,000       $497,400
98 Marlboro, Chelsea          3       2        2     $96,438      $339,654     NSP                                                              $64,600       $500,692
75 Essex, Chelsea             3       2        2     $125,000                              $380,770       HSF                                   $89,300       $595,070
102 Grove, Chelsea            3       2        2     $136,600     $75,000      NSP         $300,000        HSF                                  $231,208      $742,808
                                                                                                        Local AHT
                                                                                                         & State                  Low Income
                                                                               DHCD                      bonded                   Housing
Spencer Row, Chelsea         32      32       11     $1,000,000   $550,000     HOME        $1,903,780     funds     $5,309,468    Tax Credits   $5,864,716    $14,627,964
14-16 Nahant, Revere          6       6        6     $450,000     $94,409      NSP                                                              $200,900      $745,309
Lincoln-Kennedy School,
Medford                      50       8        8     $200,000                                                                                   $1,280,000    $1,480,000
60 Warren Street, Revere      2       1        1     $117,300                                                                                   $254,886      $372,186
Totals                      344      227      86     $3,780,818   4,161,407                $3,141,360               $ 9,645,462                 $27,384,904   $48,113,951

             c. How matching requirements were satisfied.

         All NSC community members received information from their Public Housing Authorities on the MRVP and AHVP funds that they
         have available. This $2,026,598 of state bonded money can be used as matching funds for the NSC HOME funds. In addition,
         foregone taxes on affordable housing homeownership units, which are taxed on the basis of their affordable price, are included as
         match funds, as well as any reduction in sales prices for buildings which are used for affordable housing.

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Managing the Process

1. Describe actions taken during the last year to ensure compliance with program
   and comprehensive planning requirements.

In order to ensure compliance with program planning requirements, the NSC meets
monthly to review proposals for development and make funding decisions. At these
monthly meetings, board members also discuss policy and planning decisions in order to
make sure all NSC activities are consistent with local plans and goals. Planning and
policy at the local level informs the NSC activities and outcomes, just as NSC activities
and policies help to inform and shape local policies at times. Board members discuss and
vote on any policy changes at the NSC level during the monthly board meetings.

Furthermore, in developing its strategies for the 5 Year Consolidated Plan, public
meetings and public hearings were held in all 8 of the NSC communities where
stakeholders were invited to give input into the planning process.

In order to ensure program compliance, the NSC HOME Staff monitors all sub-recipients
and its member communities for compliance with HOME program regulations.

Other regional groups whom NSC board members and staff meet with in order to further
comprehensive planning efforts in the region and state as a whole include the Tri-City
Continuum of Care, the Metro Boston Network, the Metro Boston HPRP working group,
and various Metropolitan Area Planning Council (MAPC) subcommittees and working
groups. Members of the NSC attending monthly meetings and participate in the
Municipal Oversight Committee of the Tri-City Continuum of Care, which advises on
homelessness in the cities of Malden, Medford and Everett. The Metro Boston Network
has met regularly to coordinate efforts to serve households experiencing homelessness in
the Metro Boston region, and NSC member communities have actively participated in
these meetings.

Citizen Participation

1. Provide a summary of citizen comments.

The NSC CAPER document is out for public comment for a period of 15 days.
Comments will be sent under a separate cover to HUD after the comment period is over.

2. In addition, the performance report provided to citizens must identify the Federal
   funds made available for furthering the objectives of the Consolidated Plan. For
   each formula grant program, the grantee shall identify the total amount of funds
   available (including estimated program income), the total amount of funds
   committed during the reporting period, the total amount expended during the
   reporting period, and the geographic distribution and location of expenditures.
   Jurisdictions are encouraged to include maps in describing the geographic
   distribution and location of investment (including areas of minority
   concentration). The geographic distribution and expenditure requirement may
   also be satisfied by specifying the census tracts where expenditures were

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North Suburban Consortium

The NSC has been a participating jurisdiction receiving HOME funds since 1991. In
addition to the annual grant award funds, the NSC also receives program income on a
regular basis. In order to aid in tracking our available funds for HOME Projects, HOME
staff maintains a running pipeline that shows the total NSC entitlement funds available in
the IDIS system (including Program Income to date).

Entitlement Funds available at the beginning of July of 2010:       $2,512,271
FFY2010 grant funds became available in August:                     $2,829,768
Over the course of the year, the NSC took in Program Income:        $ 439,075
Total NSC HOME funds available                                      $5,781,114

Net the 10% admin set-aside from the new FFY10 grant fund and the Program Income
funds, as well as the 5% CHDO Operating Fund Set-Aside from the FFY2010 Grant
funds, this left $5,312,740 of funding available for NSC Programs and Development

$3,370,000     was committed in IDIS for Development Projects
$ 454,877      was committed in IDIS for the Housing Rehab Program
$ 234,900      was committed in IDIS for the First Time Homebuyer Program
$ 141,500      was committed in IDIS for CHDO Operating
$ 281,097      was committed in IDIS for HOME Admin
$4,482,374     was committed in IDIS during FFY2010.

In addition to commitments which are set up in IDIS, The NSC has a $2.7 million
outstanding committed to development projects which have not yet received all the
necessary financing to be set up in IDIS. The NSC has issued commitment letters
indicating that funds have been reserved in the NSC’s pipeline for these projects should
they receive all necessary financing. The NSC also made a commitment of funds to its
First Time Homebuyer and Housing Rehab Programs, in the amounts of $415,000 and
$350,000 respectively, with the knowledge that actual Program expenditures may deviate
slightly from these budgets depending on actual loan closings that take place during the
fiscal year.

Between the dates of 7/1/2010 and 6/30/2011 the NSC spent HOME funds to pay the
following expenses:

$3,860,188     in direct project and program cost expenditures were made
$ 216,871      in project and program delivery expenditures were made
$4,077,059     was the total project and program-related expenditures.

$281,099       was spent on Administrative expenses
$122,797       was spent on CHDO Operating expenses.
$4,480,955     in total NSC HOME expenditures was made during FFY2010.

Maps with the geographic distribution of the projects completed in FFY10 are included in
the Addendum #1.

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Institutional Structure

1. Describe actions taken during the last year to overcome gaps in institutional
   structures and enhance coordination.

As discussed in the 2010 Conplan the NSC has been working to increase collaboration
and information sharing at the regional level. Towards this end, NSC communities are
participating in regional efforts, such as Metro Boston Network to address homelessness,
and accessing Metropolitan Area Planning Council expertise and grant funding to work
on regional goals. The NSC has begun working on its Analysis of Impediments, and has
reached out to regional fair housing agencies to participate and assist with its A.I. The
NSC member communities hope to share information with MAPC as MAPC works on a
similar effort to draft a Regional Fair Housing and Equity Survey.

Another goal was to assist and promote regionalization efforts by local CHDOs as they
seek to work together in partnerships, or expand their geographic service areas. This was
identified as an important way of ensuring expanded access to affordable housing across
NSC communities. Towards this end, the NSC has seen Housing Corporation of
Arlington form a new entity, Academy Development Partners (ADP). ADP will be able
to go outside of Arlington in efforts to develop affordable housing in partnership with
cities, towns, and other developers. Chelsea Neighborhood Developers had already
created a subsidiary, Revere Neighborhood Developers (RND). This year RND
completed its first development project in Revere, and has undertaken a second. The
agency has expanded to hire a neighborhood organizer for the City of Revere, who is
working with the Shirley Ave neighborhood, and is actualizing on some of its plans for
that area with its current real estate development.

NSC member communities continue their Homeless Prevention and Rapid rehousing
Programs (HPRP) in close partnership with its non-profit service providers. Work on this
program, as well as MBN and CoC efforts have brought affordable housing staff closer to
homeless service providers, and helped strengthen ties between housing and
homelessness agencies.


1. Describe how and the frequency with which you monitored your activities.

HOME-funded rental project re-inspections are conducted annually on a calendar year
basis by a staff from the member community in which the project is located.
Furthermore, rental developments are sent annual tenant recertification materials and
project compliance reports which must be returned to the MRA. Homeowners are sent
letters to confirm that they still occupy their HOME-Assisted units as their primary

HOME Projects which are under construction are monitored by the housing rehab
specialist in which the project is located, or a construction monitor is contracted by the

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public and private lending partners on the project to oversee the construction period. In
addition, a representative of the city or town will often make site visits to monitor
progress in conjunction with the construction requisitions and during the occupancy

Each community in the NSC Consortium is monitored during the fiscal year by a staff
member from the Malden Redevelopment Authority, Representative Member and Agent
of the NSC. Site visits and project files are conducted, as well as a review of
administrative record keeping.

2. Describe the results of your monitoring including any improvements.

Any rental activities that had deficiencies were reported and corrected by the owner of
the property so as to continue with NSC’s mission of providing decent, safe, and
affordable housing. In general, rental activities funded recently were found to be in
excellent condition, and those funded as much as 10-15 years ago are still found to be in
fair to good condition.

Annual monitoring visits to each of the communities allows NSC Staff to evaluate the
community’s performance with regard to: meeting production goals, compliance with
HOME program rules and administrative requirements, the need for technical assistance
and evidence of innovative and outstanding performance toward program development.

In particular, technical assistance was ongoing to the City of Everett, where a new rehab
specialist completed some of his first rehab projects under the HOME Program.
Technical assistance to the Town of Winthrop is ongoing in order to assist them in
developing their first large-scale multi-family HOME funded affordable rental projects.

Long term compliance monitoring was improved for multi-family rental housing projects,
based on HOME trainings attending this year. Furthermore, owner occupancy is being
verified, and small changes to conflict of interest policies, legal documents and housing
restrictions have been incorporated on the basis of recent HUD monitoring.

Technical assistance on Section 3 and other construction reporting is ongoing, as is
affirmative marketing guidance.

3. Self Evaluation
   a. Describe the effect programs have in solving neighborhood and community
   b. Describe progress in meeting priority needs and specific objectives and help
       make community’s vision of the future a reality.
   c. Describe how you provided decent housing and a suitable living environment
       and expanded economic opportunity principally for low and moderate-income
   d. Indicate any activities falling behind schedule.
   e. Describe how activities and strategies made an impact on identified needs.
   f. Identify indicators that would best describe the results.
   g. Identify barriers that had a negative impact on fulfilling the strategies and
       overall vision.

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   h. Identify whether major goals are on target and discuss reasons for those that
      are not on target.
   i. Identify any adjustments or improvements to strategies and activities that
      might meet your needs more effectively.

Over the last year the NSC has rehabilitated unsafe homes in communities where
neighborhoods have seen underinvestment in its housing stock. The City of Everett
increased capacity in its Owner Occupied Housing Rehab Program. The Housing Rehab
Specialist has begun working on rehab standards that will improve the sustainability of
the repairs that are made as a part of this program in order to make a more visible, long
lasting impact on neighborhoods.

Neighborhood revitalization is a long process that requires focused, sustained investment.
The City of Chelsea has implemented a targeted code enforcement program, and Chelsea
Neighborhood Developers has acquired numerous properties under its Neighborhood
Stabilization Initiative to address the foreclosure crisis and stabilize the housing market in
Chelsea. Furthermore, the NSC continued to support the Box District, a planned
neighborhood revitalization effort in the City of Chelsea, with the Atlas Lofts project
which completed rent up in FFY 2010.

The City of Revere has been undergoing an extensive planning project for the Shirley
Ave District. The city involved neighborhood groups and the NSC CHDO, Chelsea
Neighborhood Developers, who recently formed a sister organization, Revere
Neighborhood Developers. The NSC supported the City’s efforts to stabilize this
neighborhood by funding 3 affordable rental projects for a total of over $1.3 million of
investment in the neighborhood, the first of which completed rent up in FFY 2010 at 14-
16 Nahant.

Affordable housing is only one part of neighborhood development, but it is an important
part improving the quality of life in NSC communities. The City of Malden through
“Visioning Malden,” a public planning initiative identified a need to invest in Malden’s
existing affordable housing stock. Part of this vision is to invest in Malden’s existing
affordable housing stock. Two of the oldest HUD funded high rise buildings in Malden,
both of which are in dire need of capital improvements and renovations, have received
major funding commitments from federal and state sources in order to renovate the
properties and maintain them as affordable housing during the upcoming fiscal year. One
of Malden’s local CHDOs, HFI, who has properties occupied by very low income and
formerly homeless families, also worked closely with HOME staff to address capital
needs and upgrades required after 15 years of operating as affordable housing. Three
properties in Malden and one in Medford or a total of 14 units will be significantly
stabilized by renewed public investment. Another major planning initiative in Malden is
the Mayor’s vision to revitalize the downtown through the arts. The NSC has committed
to supporting its second artist housing project in the downtown, this time a mixed income
artist rental project in Malden Center, expected to be completed in the spring of 2012.

In the process of helping transform many of the NSC’s neighborhoods, the NSC has done
its best to help spur economic opportunities for local residents. Local contractors living in

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the community work on the renovation and rehabilitation of many of the properties, and
HOME funded housing projects have helped breathe new life into downtown areas in the
form of an expanded local market.

Community Revitalization is not the only strategy that the NSC supports, however.
Member communities of Melrose, Arlington and Medford use zoning strategies, and
other public processes to try to encourage affordable development in their communities,
which have seen housing prices and rents escalate beyond the means of most low and
moderate income households.

The City of Melrose has worked to redevelop a formerly industrial neighborhood to be
utilized as more of a mixed use area, with new commercial and residential development.
The planning efforts for this neighborhood revitalization plan, which have included
zoning overlay plans to allow for multi-family developments, have yielded the promise of
a significant number of new affordable rental units, and has been furthered by the work of
a staff person who is partially funded through HOME and who serves as the NSC HOME

The Town of Arlington continues to support its local non-profit in creating affordable
rental housing with CDBG funds, and significant HOME investment. HCA received a $1
million dollar commitment from the NSC towards its largest project to date during
FFY09 – a 32 unit acquisition and rehab project. The prospect of bringing 32 units of
long term restricted affordable rental housing the Arlington is a major accomplishment
for the Town. The project continues to seek state funding to complete additional

Medford continues to work to build capacity at their local non-profit, Medford
Community Housing. MCH’s strong commitment to creating affordable housing, but
especially affordable rental housing, in Medford, makes funding them with CHDO
operating and encouraging them to start building a small portfolio of units an important
step towards ensuring affordable rental housing will continue to be created in Medford.
Recently, they have hired a part-time consultant to build board capacity and
organizational capacity to work with development partners on affordable rental
development in Medford.

The First Time Homebuyer Program provides below market interest rate mortgage loans
through a network of participating lenders to eligible families and individuals who are
purchasing their first home. We find that our First Time Home Buyer Program is an
important means of encouraging homeownership in low income communities such as
Chelsea, Everett and Revere, while also improving low/moderate income and minority
homeownership rates in higher cost communities such as Medford, Malden, Melrose, and

Overall, the NSC has worked to fund projects that have helped member communities
promote their local vision for their communities – even if the visions have included
different approaches, the aim to incorporate decent, safe, affordable housing has been an

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important part of the end goal for every community. The NSC Board supports targeted
investments in specific neighborhoods, as well as efforts to build capacity for affordable
housing development, but as its HOME funds have more and more demands made on
them, it will also have to encourage member communities and developers to expand their
funding sources beyond a reliance on HOME funds in order to allow the HOME funds to
reach all the NSC communities.

Lead-based Paint

1. Describe actions taken during the last year to evaluate and reduce lead-based
   paint hazards.

All NSC communities are committed to lead abatement, and address it in all projects
according to HUD directives. The City of Malden received lead paint abatement grants
to address lead-paint in the City of Malden, and in addition to the 222 units abated in
FFY09, abated another 118 units in FFY2010.

Outside of Malden, HOME and CDBG funds remain the primary source of funds for lead
abatement, and lead inspections are a routine part of all HOME-funded owner-occupied
rehab projects. Furthermore, full abatement is performed at all properties awarded
HOME funds where construction activity takes place as a part of the overall project. Ten
of the eleven units rehabbed through the City of Everett’s Housing Rehab Program were
fully de-leaded. In Revere, the six units at 14-16 Nahant were de-leaded, two units at 60
Warren Street were de-leaded, and two other units were de-leaded through their CDBG
Program. In Chelsea the Atlas Lofts property was deleaded, as were properties located at
31 Suffolk, 40 Cottage, 98 Marlboro, 75 Essex, and 102 Grove Street, for a total of 65
units deleaded.


Housing Needs
*Please also refer to the Housing Needs Table in the Needs.xls workbook.
1. Describe Actions taken during the last year to foster and maintain affordable

NSC HOME Program:
The NSC made available 41 0% interest, 10 year deferred, forgivable loans to low and
moderate income households who are first time home buyers. The loans were for
amounts between $7,500 and $9,000 and were used as down payment and closing cost
assistance, making entry into the real estate market easier, and in some cases, possible,
for low and moderate income households ready to make the transition into ownership.
The NSC continues to see these loans as an important part of our work to make
homeownership more affordable.

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The NSC’s owner occupied housing rehab program helped low and moderate income
homeowners afford to keep their homes up to code through low interest, deferred
payment loans. With the current cost of rehab, this program is a vital part of the NSC’s
strategy to offer financing solutions to low and moderate income households. The NSC
closed out 6 owner-occupied rehab activities in FFY2010, which rehabbed a total of 11

The NSC closed out a buy-down subsidy project in Medford creating 8 condominiums
near Tufts University – on the Medford/Somerville line, that will remain affordable in
perpetuity. In addition, the Atlas Lofts projects created a mixed income loft-style
apartment building in Chelsea’s Boxworks District, a neighborhood that has seen
significant revitalization and investment in the recent years. Both of these projects were
undertaken by private developers who ended up adding affordable units to the housing
portfolios in these communities.

By far the most productive, however, in producing affordable housing units in the NSC’s
jurisdiction have been the NSC’s CHDOs. Chelsea/Revere Neighborhood Developers
completed 6 units in Revere and 44 units in Chelsea. All 6 were HOME-Assisted units in
Revere, and 20 of the 44 units were HOME-Assisted units in Chelsea. Chelsea
Restoration Corporation purchased and rehabbed a tax-title, 2 family property at 60
Warren Street in Revere, which was re-sold as an owner-occupied property with an
affordable resale price and a market rate rental unit.

Overall, the NSC assisted in creating affordable homeownership opportunities, affordable
rental opportunities, or in sustaining existing affordable homeowner’s property in good
repair - a total of 86 units were assisted with NSC HOME funds in FFY2010.

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                 NSC Units Completed – FFY2010
       IDIS #                  Address          Units       Type          Loanamt
       1446         24 Russell Place #24          1         FTHB            7,500.00
                                                  1                         7,500.00
       1400         88-132 Library Street         6        Rental         600,000.00
       1367         31 Suffolk St                 2        Rental         146,500.00
       1365         98 Marlboro St                2        Rental          96,438.00
       1364         75 Essex St                   2        Rental         125,000.00
       1363         102 Grove St                  2        Rental         136,600.00
       1362         205-221 Spencer              11        Rental       1,000,000.00
       1366         40 Cottage St                 1     Homeownership     175,000.00
       1445         29-31 Carroll St              1        FTHB             9,000.00
       1459         44 LaFayette Ave #403         1        FTHB             7,500.00
       1465         106 Orange Street             1        FTHB             8,500.00
       1519         126 Library Street #116       1        FTHB             7,500.00
       1521         919 Broadway                  1        FTHB             9,000.00
       1526         33 Carmel Street              1        FTHB             9,000.00
       1539         146 Library Street #2         1        FTHB             7,500.00
       1542         87 Broadway                   1        FTHB             9,000.00
       1540         945 Broadway                  1        FTHB             9,000.00
                                                 35                     2,355,538.00
       1458         80 Ferry Street               4      H.O. Rehab        98,000.00
       1471         25 Hatch Street               2      H.O. Rehab        54,711.00
       1497         13 Jefferson Ave              1      H.O. Rehab        40,000.00
       1507         26 Lexington Street           2      H.O. Rehab       109,750.00
       1509         22 Park View Rd               1      H.O. Rehab        28,690.00
       1510         31 Woodward                   1      H.O. Rehab         5,500.00
       1518         29 Calhoun Ave                1        FTHB             8,500.00
       1522         23 Pleasant View Ave          1        FTHB             8,500.00
       1538         37 Arlington Street           1        FTHB             7,500.00
       1454         80 Lewis                      1        FTHB             8,500.00
       1463         152 Chestnut                  1        FTHB             7,500.00
       1439         14 Staples Ave                1        FTHB             8,184.00
                                                 17                       385,335.00
       1501         39 Cheevers Rd                1         FTHB            7,500.00
       1502         45 Richardson                 1         FTHB            7,500.00
       1514         30 Rich Street #3             1         FTHB            7,500.00
       1523         582 Lynn Street               1         FTHB            7,500.00
                                                  4                        30,000.00

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                                                                  Buy Down
           *1372               Lincoln Kennedy School        8     Subsidy        200,000.00
           *1372               215 Harvard Street #11        0      FTHB            7,500.00
           *1372               215 Harvard Street #16        0      FTHB            7,500.00
           *1372               215 Harvard Street #18        0      FTHB            7,500.00
           *1372               215 Harvard Street #24        0      FTHB            7,500.00
           *1372               215 Harvard Street #27        0      FTHB            7,500.00
           *1372               215 Harvard Street #30        0      FTHB            7,500.00
            1455               73 West Street                1      FTHB            8,500.00
            1517               165 Spring Street             1      FTHB            7,500.00
            1525               60-62 Burnside St             1      FTHB            8,500.00
                                                            11                    269,500.00
           1441                14-16 Nahant                 6       Rental        450,000.00
           1358                60 Warren Street              1   Rehab & FTHB     117,300.00
           1460                14 Jones Road                 1      FTHB            9,000.00
           1433                62 Pleasant Street            1      FTHB            8,500.00
           1515                546 Revere Street             1      FTHB            7,500.00
           1516                26-28 Ambrose Street          1      FTHB            8,500.00
           1524                115-117 Butler Street         1      FTHB            7,500.00
           1528                134 Ridge Road                1      FTHB            8,500.00
           1358                60 Warren Street              0      FTHB            8,500.00
           1533                77 Harris Street              1      FTHB            8,500.00
           1547                865 Winthrop Ave              1      FTHB            7,500.00
           1550                16 School Street              1      FTHB            7,500.00
           1551                32 Olive Street               1      FTHB            8,500.00
                                                            17                    657,300.00
           1500                10-10A Girdlestone Rd        1       FTHB            8,500.00
                                                            1                        8,500.00

 Total NSC HOME Units                                       86         $ 3,713,673

Total                                          86
  Rental                                       36
   Owner Occupied Rehab Program                  5
  Homeownership                                50
   First Time Homebuyers                        41
   Affordable Properties for Ownership          10
   Homeowner Rehab                               6

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* This project is a multi-address homeownership project, which due to a glitch in the system cannot be
completed in the IDIS system. For the purposes of this year-end report, it has been counted as complete
until the glitch is fixed.

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Also in FFY2010, the NSC committed to not only continuing its First Time Home Buyer
Program and keeping its local rehab programs active, but it also made commitments to
projects that will lay the foundation for affordable unit production in FFY2011. Among
the commitments were loans to local CHDOs such as HFI and HCA for projects in
Arlington, Malden, and Revere, as well as commitments to tax credit projects in Chelsea
and Winthrop.

Finally, the NSC HOME Program continues annual monitoring (re-inspection and
recertification) of its entire rental portfolio of well over 650 units, as well as monitoring
the more than 85 resale of affordable homeownership units in their jurisdiction. This
work ensures that affordable homeownership and rental units which are already in
existence remain, in practice, affordable to low and moderate income households and in
compliance with HOME regulations. This is an important but time-consuming aspect of
ensuring that affordable production translates to affordable ownership opportunities and
affordable rents throughout the entire course of a property’s affordability term.

Other Affordable Housing Programs in the NSC Jurisdiction:
HOME funds are not the only means of creating and maintaining affordable units in the
NSC jurisdiction.

The Town of Arlington and the City of Melrose both have inclusionary zoning
ordinances. The Town of Arlington will create 17 new affordable rental units through its
approval of the 115 unit development at 30-50 Mill Street, and 30 more affordable units
will be created when a 200 unit development is built at the Symmes Hospital site.
Melrose approved a 16 unit rental development in its downtown, located at 99 Essex
Street, which due to its inclusionary zoning ordinance will have 2 affordable rental units.

Arlington also utilizes its CDBG funds to rehab housing occupied by low and moderate
income households and complete lead paint abatement work. During FFY2010 it
rehabbed 8 units. The City of Revere also used its CDBG funds to rehab 2 single family

The Town of Arlington also used its CDBG funds to support the Housing Corporation of
Arlington’s mission of creating affordable housing by financing an additional 6
affordable units above and beyond the HOME affordable units at Capitol Square.

The City of Malden utilized its CDBG funds, UDAG funds, Program Income, Section
108 Loans and Private Investment to rehab 127 housing units. 81% of the units were
occupied by low/moderate income households.

The City of Revere continues to make mailings to local realtors to inform them of the
programs that are available for both first time home buyers and other affordable housing
programs. It offers senior citizens the opportunity to save $500 off their tax bills by
performing 80 hours of community service for various city hall departments. The
Disability Commission educates local families on programs that remove barriers for
people with disabilities. The Revere Housing Authority disseminates information to

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residents to participate in home ownership and counsels’ potential new homeowners
about the advantages and disadvantages of homeownership.

The City of Chelsea uses its Small Cities funds to fund affordable housing projects when
local CHDO’s or non-profits encounter a gap in their financing. It has also rezoned the
Box district as a 40R district with affordable housing funds coming from the State, which
will be utilized towards future developments that include affordable housing within the
City. Furthermore, in instances such as Spencer Row where HOME funded 11 units in
the tax credit rental development, the entirety of the development will be made affordable
using tax credit equity and a mixture of other state funding sources. In this way,
Chelsea’s non-profits and other developers have created affordable housing above and
beyond just the NSC HOME funded portfolio.

Neighborhood Stabilization Program (NSP), a federal stimulus program, was used in the
Cities of Chelsea, Everett and Revere in order to promote the redevelopment of vacant,
foreclosed properties as affordable housing opportunities. Chelsea/Revere Neighborhood
Developers were very active purchasing and rehabbing vacant and foreclosed properties
in Chelsea and Revere using the State’s NSP Program. The City of Everett anticipates
the completion of a 2-family property on a site demolished using NSP funds.

Specific Housing Objectives

1. Evaluate progress in meeting specific objective of providing affordable housing,
   including the number of extremely low-income, low-income, and moderate-
   income renter and owner households comparing actual accomplishments with
   proposed goals during the reporting period.

** Also see the NSC Housing Needs Chart. (Addendum #2)

The NSC assisted 86 units in the first year of its 5 year plan. This included assisting 41
First Time Home Buyers, rehabbing 5 owner occupied properties, and providing buy
down or development loans to help assist 10 affordable homeownership units in the NSC
jurisdiction. With the tightening of lending policies throughout the country, the NSC is
pleased that it was still able to secure financing and supply down payment and closing
cost assistance to 41 low/moderate income households and that all of its affordable
homeownership units sold in a timely manner to eligible households. Although all of the
households assisted in purchasing property in the NSC jurisdiction were between 60-80%
MFI, the consortium board feels this reflects appropriate counseling and preparedness for
homeownership, as well as tighter underwriting criteria by lenders.

At the same time, the NSC is pleased that it is catching up to its goals in affordable rental
development. Although some of the larger-scale rental projects have taken more than one
fiscal year to complete, and many are struggling to secure gap financing due to the recent
crash of the low income housing tax credit market, two major rental projects came on line
for full occupancy this past fiscal year. The Spencer Row tax credit financed rental
development included 8 units occupied by very low income households with incomes
below 30% MFI. These units had project based vouchers assisting the households to not

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pay more than 30% of their income towards rent, while offering them an opportunity to
live in newly constructed, safe, and affordable housing. Atlas Lofts saw a mixture of
mobile voucher holders with incomes below 50% MFI and households who did not have
vouchers, but whom could afford the HOME units move into the development, which
created 6 affordable loft style one-bedroom apartments. Chelsea Neighborhood
Developers partnered HOME and NSP funds to create affordable rental units for
households at or below 60% MFI and between 30-50% MFI.

In this way, the NSC continued to see an even distribution of accomplishments across
income categories in its rental properties, and promoted homeownership for households
between 60-80% MFI.

2. Evaluate progress in providing affordable housing that meets the Section 215
   definition of affordable housing for rental and owner households comparing actual
   accomplishments with proposed goals during the reporting period.

All accomplishments reported meet section 215 Regulations.

3. Describe efforts to address “worst-case” housing needs and housing needs of
   persons with disabilities.

The NSC gives priority to projects that incorporate design features specific to persons
with disabilities and it enforces applicable federal and state laws such as the Americans
with Disabilities Act, Section 504 and Fair Housing laws.

When “worse-case” housing situations are brought to the NSC for rehab or financial
assistance, the board always prioritizes these projects.

Public Housing Strategy

1. Describe actions taken during the last year to improve public housing and
   resident initiatives.

Those NSC Public Housing Authorities that receive HUD Capital Grant funding are in
the process of completing improvements to their elderly HUD projects in accordance
with their funding applications as outlined in the Con Plan.

NSC has encouraged its member PHAs to include a homeownership component in their
PHA plans so that homeownership can become a resident initiative. It continues to
market its first time home buyer program and down payment and closing cost assistance
to public housing residents participating in self sufficiency programs.

The Malden Housing Authority is a partner in the Salem Towers LLC, who received a
$1.4 million NSC commitment of funds for the Salem Towers Project. MHA plans to
take over ownership and management of the project after the 15 year tax credit period is
up, playing an active role, with the assistance of NSC HOME funds, in preserving the
affordability of 80 expiring use units in Malden. The Malden Housing Authority also
received $2.3 million in ARRA funding to federalize their Linden family housing

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development, and has begun renovations of the units in order to have them approved for
federalization. This federalization process will allow over 220 family units of state
funded public housing to receive annual operating funds, whereas the state has not
provided operating funds except to properties deemed to have capital improvement needs.
The Malden Housing Authority looks forward to being able to utilize the operating funds
made possible through the federalization process to manage and operate the development
to a higher standard.

Other Housing Authorities continue to explore options to not only rehab their existing
units, but also create new affordable rental opportunities, or assist in the preservation of
expiring use properties. Housing Authorities in Medford and Revere are investigating the
prospects of redeveloping some of their older, state funded public housing in conjunction
with local non-profits and federal programs such as HOPE VI.

A number of NSC Housing Authorities make Project Based Vouchers available to
owners/developers of affordable housing. The Medford Housing Authority committed an
additional voucher to HFI’s MM Homes project. The Revere Housing Authority is still
working to have its plan approved by the state in order to make PBV’s available for
developers of deeply affordable rental housing in Revere.

The Melrose Housing Authority has recently gained the City’s approval for a Home Rule
Petition to sell 2 properties owned by the Melrose Housing Authority which have been
sitting vacant for a number of years. The properties are outdated and obsolete, no longer
serving the purposes of the Department of Mental Health clients they used to serve.
Instead, the Housing Authority will use the sales proceeds generated (anticipated to be
between $400,000 and $425,000) to help fund the acquisition of two family properties by
the Melrose Affordable Housing Coalition to be rented to low income households for
affordable rents. This extraordinary partnership between the Melrose Housing Authority
and MAHC will be supported by HOME funds in order to promote the acquisition of
between 3 and 5 two family properties in Melrose over the course of the next two to three

Barriers to Affordable Housing

1. Describe actions taken during the last year to eliminate barriers to affordable

The NSC 2010 Conplan indicated that the major barriers to affordable housing were
primarily Regulatory Barriers such as zoning, Land Availability and Development Cost,
and Administrative Constraints.

The City of Melrose completed revised zoning for a district to allow multi-family
housing where it was formerly not allowed, facilitating the conversion of industrial land
to residential development. The City also has an inclusionary zoning ordinance, which
has resulted in at least 10% of all new units being created as affordable housing.
Additionally, the Town of Arlington has inclusionary zoning, and the City of Chelsea has

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zoning overlay districts that mandate a certain percentage of affordable housing in those

The NSC CHDOs (Housing Corporation of Arlington, Chelsea Neighborhood
Developers, Inc., Chelsea Restoration Corporation, Tri-CAP, Housing Families, Inc, and
Medford Community Housing) work to promote affordable housing through lobbying
against NIMBYism and zoning barriers at the local level, while promoting regional
policies through organizations such as CHAPA and MAPC.

The First Time Home Buyer Program continues to help combat high real estate prices
barring entry to new purchasers by offering assistance with their first down payment and
bank closing costs. This fiscal year, the NSC voted to permanently increase the amount of
down payment and closing cost assistance on a per household basis in order to offset
these costs even further. The new assistance amounts are between $7,500 and $9,000 per

The building codes in Massachusetts can act as a regulatory barrier for some low income
homeowners, as well, by threatening their ability to remain homeowners. Although the
NSC Board feels strongly that these levels of building codes are important in order to
create safe and decent housing, it acts to mitigate the expense of maintaining a property
up to code in Massachusetts by offering low and moderate income families an
opportunity to repair any building code violations with zero interest, deferred payment
loans. Revere, Everett, and Malden, three communities with a high number of low and
moderate income homeowners, have active housing rehab loan programs. Other
communities, such as Chelsea, continue to work to build capacity and gain access to other
funds in conjunction with HOME funds, in order to offer rehab assistance in their
communities, as well.

Market Forces have also served as a major barrier to affordable housing. Although real-
estate speculation was a serious impediment in many of the NSC communities up until
2008, FFY09 saw one of the most dramatic downturns in the real estate market continue.
This downturn has made homeownership more affordable for some low and moderate
income households who are looking to enter the market, but it has also meant that rehab
loans and other home improvement loans were virtually impossible for homeowners who
did not have equity in their property in excess of 30% of their home’s 2007 value.
Furthermore, the economic downturn predicted in the recent finance crisis, has resulted in
tighter lending criteria, and decreased access to capital for construction loans, tax credit
equity, and permanent financing for rental and homeownership development. The
development of new condo projects has been virtually put on hold, and new FHA and
Fannie Mae regulations have made it extremely difficult for purchasers to take advantage
of low priced condos because of the difficulty associated with securing financing in
condo conversions.

The NSC has sought to assist affordable housing developers in securing private sources
of funding with increased HOME investment and by working to secure additional
funding through stimulus programs such as the Neighborhood Stabilization Program in

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order to maintain short and long term financing sources for affordable housing

HOME/ American Dream Down Payment Initiative (ADDI)

1. Assessment of Relationship of HOME Funds to Goals and Objectives
   a. Evaluate progress made toward meeting goals for providing affordable
      housing using HOME funds, including the number and types of households

** See NSC Housing Needs Chart in Addendum II. This needs chart has actuals for the
NSC jurisdiction affordable housing goals set in the FFY2010 Conplan. All of the units
reported are HOME units.

2. HOME Match Report
   a. Use HOME Match Report HUD-40107-A to report on match contributions for
      the period covered by the Consolidated Plan program year.

** See Home Match Report included in Addendum IV.

3. HOME MBE and WBE Report
   a. Use Part III of HUD Form 40107 to report contracts and subcontracts with
      Minority Business Enterprises (MBEs) and Women’s Business Enterprises

** See HUD Form 40107 included in Addendum IV. Also included is HUD Form 2516,
which reports on WBEs, MBEs and Section 3 Contractors.

4. Assessments
   a. Detail results of on-site inspections of rental housing.

On site inspections took place in all communities with NSC funded HOME rental units.
Rental projects that were inspected have all passed inspection and are found to be up to
code. Almost all units are occupied and the properties are managed efficiently.

A number of owners of NSC funded affordable development work with professional
management companies to maintain their rental units. Chelsea Neighborhood Developers
(also Revere Neighborhood Developers) has their rental units managed by Winn
Management, a reputable management company with experience reporting on tax credit
and HOME-funded units. Their units continue to be maintained in excellent condition,
with tenant services provided by CND and Winn.

Housing Corporation of Arlington works with Warren Realty, an Arlington-based
company, to manage their affordable housing portfolio, as does Medford Community
Housing. All units are in excellent condition and regular maintenance and upkeep is
regularly observed at the property inspections.

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The Housing Rehab Specialists in the City of Revere and Everett continue to monitor
their scattered site rental portfolio that has been assisted with HOME funds to ensure they
are well maintained and continuing to be actively leased.

Malden performed regular inspections at Bowdoin apartments (managed by Winn
Development), Maplewood Place at 305 Broadway and 350 Cross Street, owned and
managed by Housing Families, Inc. All were found to be in excellent condition, and other
inspections throughout the city found the HOME units to be up to code, as well.

The City of Melrose inspected HOME units owned and operated by the Melrose
Affordable Housing Corporation and found them to be in full compliance.

Winthrop did not have any units up for inspection during FFY2010.

   b. Describe the HOME jurisdiction’s affirmative marketing actions.

In compliance with HOME regulations, Section 92.351a.(1), the NSC requires all
developments which include five or more Home-Assisted units to certify that they will
affirmatively market these developments. Each development must submit for review and
approval their affirmative marketing plan as part of the NSC financial closing process.
Rental projects completing their lease ups in FFY2010 developed tenant selection
policies and procedures that include affirmative marketing plans. The NSC Affirmative
Marketing subcommittee worked to develop an outreach list as a supplement to the
affirmative marketing plans.

NSC programs are advertised in minority newspapers throughout the jurisdiction, as well
as the local papers. Representatives of the NSC have also spoken about NSC programs
on local access television shows conducted in multiple languages. NSC HOME staff
continues to update affirmative marketing methods in order to maximize the participation
of those groups least likely to apply for programs.

   c. Describe outreach to minority and women owned businesses.

In the same way in which the NSC requires Affirmative Marketing Plans for each
development project, it also requires reporting on Minority and Women-Owned Business
Outreach for each construction project. Before closing, a plan for soliciting bids from
Minority and Women-Owned Businesses is submitted, and at project completion the
developer must submit a list of Minority and Women-Owned businesses contracted for
the project’s development.

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Homeless Needs
*Please also refer to the Homeless Needs Table in the Needs.xls workbook.

1. Identify actions taken to address needs of homeless persons.

With 2010 McKinney-Vento funds, the Malden Medford CoC provided renewal funding to:
       Two permanent housing projects providing 31 units of permanent supportive
        housing for homeless individuals and families (Homeless to Housing; Homeless to
        Housing Expansion)
       One transitional housing program for 7 homeless families (Medford Family Life)
       One transitional housing program for 11 homeless individuals (Kaszanek House)
       One permanent housing program for 14 homeless individuals (Washington Street)
       A supportive services program, the Tri-City Mobile Homeless Outreach Team,
        serving 161 homeless individuals annually
       Stepping Stones and Stepping Stones Expansion-- four units of scattered site
        permanent housing with intensive case management for chronically homeless
       Disabled Family Leasing-- four 2-and 3-bedroom apartments and clinical case
        management for homeless families with a disabled head of household.

The Tri-City CoC continues to operate a mixture of transitional, permanent, and supportive
services to address the needs of homeless persons in the Malden, Medford, Everett area.
Two of the lead agencies who participate in the Tri-City CoC are CHDOs, and they also
maintain a focus on expanding the amount of permanent, affordable housing affordable to
extremely low income and formerly homeless households in the NSC.
Tri-CAP, Housing Families Inc and Heading Home continue to own and operate housing
(both SRO units and family sized units) for formerly homeless individuals and families.
Tri-CAP, Housing Families, and Heading Home own and manage their own units and also
provide services such as case management, access to clinical services, and other supportive
services for the homeless families and individuals they house. As noteworthy as efforts
aimed at new programs and new housing is their commitment to maintaining their existing
housing and continuing to provide stabilization services to households, despite the difficult
economic climate and cuts to vital programs that help them serve these households and
create new housing.
In addition to the permanent housing units and rental programs for homeless households
funded by McKinney Vento funding, the federal stimulus Homeless Prevention and
Rapid Rehousing Program (HPRP) provided municipalities such as Malden, Medford,
and Arlington with funding to assist many of these same agencies and others in providing
direct financial assistance and other stabilization services to households experiencing
homelessness or at high risk of homelessness. Agencies have been using HPRP grant
funding to provide housing search and placement and in other cases housing stabilization,

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with rental assistance for up to 18 months, to homeless households or at-risk homeless
households in these 3 communities, and in the case of Arlington, in nearby surrounding
communities, as well.

The Tri-City CoC also strives to provide food, health services, housing search, and other
stabilizing services to families sheltered in motels in Malden.

The Tri-City Housing and Homeless Task Force convened several local discussions on
the rising incidence of homeless youths, aged 18-24. The City of Malden funded a
program through Rediscovery House to provide services to homeless in-school youth. A
discussion with local Haitian churches has resulted in the identification of potential short
to medium term homes that may be available to house some of the homeless youths while
they complete their high school education. Funding of housing stipends for these youths
will be provided by Rediscovery House.

The Town of Arlington recently joined the Somerville Continuum of Care, and has been
participating regularly in discussions regarding how to best serve homeless households in
the Town of Arlington, through partnerships with Somerville homeless service providers.
HCA’s most recent rental development project, Capitol Square, is contemplating
providing 3 units for homeless households in conjunction with services to be provided by
the Somerville Homeless Coalition. In the meantime, the HCA continues to manage a
homeless prevention fund, established through private fundraising, for Arlington
households at risk of becoming homeless.

2. Identify actions to help homeless persons make the transition to permanent
   housing and independent living.

The CoC has seen a number of its transitionally housed families and individuals secure
permanent housing through its own permanent housing programs – Homeless to Housing,
Homeless to Housing Expansion, and Stepping Stones Expansion (a total of 35 units). It
is also working to create more housing at the very affordable end of the housing
spectrum. Recently completed projects such as 115 Washington Street in Malden, 363
Broadway in Malden, the Vine Street SRO in Melrose, and the Salem Towers project in
Malden which is still currently underway provide housing options for extremely low
income households – many of whom are coming out of homelessness, and others of
whom would be at risk of homelessness without it.

The CoC also assists chronically homeless households in accessing mainstream resources
such as housing authority units and Section 8 mobile vouchers. Furthermore, it assists
with career and job training in order to move chronically homeless households towards
independence and permanent housing free of subsidy.

3. Identify new Federal resources obtained from Homeless SuperNOFA.

In FFY10, the Malden Medford Continuum of Care secured $1,607,199 in McKinney
Continuum of Care renewal funding.

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                                                                                     Grant         Award
Applicant Name             Project Name                        Program   Component   Term          Amount
Heading Home Inc           Homeless to Housing                 SHP       PH          1 Year          $474,503
Heading Home Inc           Homeless to Housing Expansion       SHP       PH          1 Year           $67,662
Heading Home Inc           Medford Family Life                 SHP       TH          1 Year          $216,409
Heading Home Inc           Tri-City Stepping Stones            SHP       PH          1 Year           $69,869
                           Tri-City Stepping Stones
Heading Home Inc           Expansion                           SHP       PH          1 Year           $69,512
Housing Families Inc.      Disabled Family Leasing-I           SHP       PH          1 Year          $127,234
Malden Housing Authority   Tri-City (Malden) Shelter + Care)   S+C       TRA         1 Year          $137,880
Tri-CAP                    Kaszanek Transitional House         SHP       TH          1 Year          $183,961
Tri-CAP                    115 Washington Street               SHP       PH          1 Year           $84,205
Tri-CAP                    Mobile Homeless Outreach Team       SHP       SSO         1 Year          $175,964
                                                                                          Total:   $1,607,199

    Specific Homeless Prevention Elements

    1. Identify actions taken to prevent homelessness.

    Tri-CAP provides legal services to tenants facing eviction, and is now working with
    Elliot Human Services to provide clinical services to individuals with mental health
    issues that threaten their housing stability. Mediation for Results, a program of Just-A-
    Start, is working at the Malden District Courts as tenant/landlord mediators, providing
    eviction prevention services to hundreds of households in the Malden area a year.

    The Town of Arlington has emergency funds available through their CHDO, Housing
    Corporation of Arlington, to be used to prevent homelessness in Arlington. Additionally,
    Arlington used its HPRP funds to assist 39 households in preserving their housing.

    The Cities of Medford and Malden have allocated their HPRP funds towards programs
    that aim at homelessness prevention, such as Tenant Preservation Programs providing
    legal services and clinical case management for disabled individuals who have clinical
    issues that threaten their housing stability, housing mediation services at the local courts
    for those households who are at imminent risk of homelessness because of eviction, a
    housing resource center that provides utility and rental assistance, as well as credit
    counseling and case management for those households who are at high risk of
    homelessness. Contracts awarding the HPRP funds have been executed, and the
    programs have been effective throughout FFY2010.

    Tri-CAP, in collaboration with Eliot Community Human Services, with funding from the
    Commonwealth’s Inter-Agency Council on Housing and Homeless, and the use of ARRA
    Community Services Block Grant (CSBG) funds, ran the Four City Tenancy Preservation
    Program to stabilize households whose tenancy was at risk due to underlying legal and
    mental health issues.

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Tri-CAP, the City of Malden, the City of Everett’s Department of Human Services
secured United Way Emergency Food and Shelter Program funds to provide emergency
shelter (short stays of under a week in area hotels), funds to assist utility arrearages and
rental arrearages that stabilized low income households at-risk of homelessness.

Emergency Shelter Grants (ESG) – N/A for NSC Jurisdiction

1. Identify actions to address emergency shelter and transitional housing needs of
   homeless individuals and families (including significant subpopulations such as
   those living on the streets).
2. Assessment of Relationship of ESG Funds to Goals and Objectives
   a. Evaluate progress made in using ESG funds to address homeless and
      homeless prevention needs, goals, and specific objectives established in the
      Consolidated Plan.
   b. Detail how ESG projects are related to implementation of comprehensive
      homeless planning strategy, including the number and types of individuals
      and persons in households served with ESG funds.

3. Matching Resources
   a. Provide specific sources and amounts of new funding used to meet match as
      required by 42 USC 11375(a)(1), including cash resources, grants, and staff
      salaries, as well as in-kind contributions such as the value of a building or
      lease, donated materials, or volunteer time.

4. State Method of Distribution
   a. States must describe their method of distribution and how it rated and
      selected its local government agencies and private nonprofit organizations
      acting as subrecipients.

5. Activity and Beneficiary Data
   a. Completion of attached Emergency Shelter Grant Program Performance Chart
       or other reports showing ESGP expenditures by type of activity. Also describe
       any problems in collecting, reporting, and evaluating the reliability of this
   b. Homeless Discharge Coordination
       i. As part of the government developing and implementing a homeless
           discharge coordination policy, ESG homeless prevention funds may be
           used to assist very-low income individuals and families at risk of becoming
           homeless after being released from publicly funded institutions such as
           health care facilities, foster care or other youth facilities, or corrections
           institutions or programs.
   c. Explain how your government is instituting a homeless discharge coordination
       policy, and how ESG homeless prevention funds are being used in this effort.

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Community Development
1. Assessment of Relationship of CDBG Funds to Goals and Objectives
   a. Assess use of CDBG funds in relation to the priorities, needs, goals, and
      specific objectives in the Consolidated Plan, particularly the highest priority
   b. Evaluate progress made toward meeting goals for providing affordable
      housing using CDBG funds, including the number and types of households
   c. Indicate the extent to which CDBG funds were used for activities that
      benefited extremely low-income, low-income, and moderate-income persons.

2. Changes in Program Objectives
   a. Identify the nature of and the reasons for any changes in program objectives
      and how the jurisdiction would change its program as a result of its

3. Assessment of Efforts in Carrying Out Planned Actions
   a. Indicate how grantee pursued all resources indicated in the Consolidated Plan.
   b. Indicate how grantee provided certifications of consistency in a fair and
      impartial manner.
   c. Indicate how grantee did not hinder Consolidated Plan implementation by
      action or willful inaction.

4. For Funds Not Used for National Objectives
   a. Indicate how use of CDBG funds did not meet national objectives.
   b. Indicate how did not comply with overall benefit certification.

5. Anti-displacement and Relocation – for activities that involve acquisition,
   rehabilitation or demolition of occupied real property
   a. Describe steps actually taken to minimize the amount of displacement
      resulting from the CDBG-assisted activities.
   b. Describe steps taken to identify households, businesses, farms or nonprofit
      organizations who occupied properties subject to the Uniform Relocation Act
      or Section 104(d) of the Housing and Community Development Act of 1974,
      as amended, and whether or not they were displaced, and the nature of their
      needs and preferences.
   c. Describe steps taken to ensure the timely issuance of information notices to
      displaced households, businesses, farms, or nonprofit organizations.

6. Low/Mod Job Activities – for economic development activities undertaken where
   jobs were made available but not taken by low- or moderate-income persons
   a. Describe actions taken by grantee and businesses to ensure first
      consideration was or will be given to low/mod persons.
   b. List by job title of all the permanent jobs created/retained and those that
      were made available to low/mod persons.

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   c. If any of jobs claimed as being available to low/mod persons require special
      skill, work experience, or education, provide a description of steps being
      taken or that will be taken to provide such skills, experience, or education.

7. Low/Mod Limited Clientele Activities – for activities not falling within one of the
   categories of presumed limited clientele low and moderate income benefit
   a. Describe how the nature, location, or other information demonstrates the
      activities benefit a limited clientele at least 51% of whom are low- and

8. Program income received
   a. Detail the amount of program income reported that was returned to each
      individual revolving fund, e.g., housing rehabilitation, economic development,
      or other type of revolving fund.
   b. Detail the amount repaid on each float-funded activity.
   c. Detail all other loan repayments broken down by the categories of housing
      rehabilitation, economic development, or other.
   d. Detail the amount of income received from the sale of property by parcel.

9. Prior period adjustments – where reimbursement was made this reporting period
   for expenditures (made in previous reporting periods) that have been disallowed,
   provide the following information:
   a. The activity name and number as shown in IDIS;
   b. The program year(s) in which the expenditure(s) for the disallowed
       activity(ies) was reported;
   c. The amount returned to line-of-credit or program account; and
   d. Total amount to be reimbursed and the time period over which the
       reimbursement is to be made, if the reimbursement is made with multi-year

10. Loans and other receivables
   a. List the principal balance for each float-funded activity outstanding as of the
       end of the reporting period and the date(s) by which the funds are expected
       to be received.
   b. List the total number of other loans outstanding and the principal balance
       owed as of the end of the reporting period.
   c. List separately the total number of outstanding loans that are deferred or
       forgivable, the principal balance owed as of the end of the reporting period,
       and the terms of the deferral or forgiveness.
   d. Detail the total number and amount of loans made with CDBG funds that have
       gone into default and for which the balance was forgiven or written off during
       the reporting period.
   e. Provide a List of the parcels of property owned by the grantee or its
       subrecipients that have been acquired or improved using CDBG funds and
       that are available for sale as of the end of the reporting period.

11. Lump sum agreements
    a. Provide the name of the financial institution.
    b. Provide the date the funds were deposited.
    c. Provide the date the use of funds commenced.
    d. Provide the percentage of funds disbursed within 180 days of deposit in the

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12. Housing Rehabilitation – for each type of rehabilitation program for which
    projects/units were reported as completed during the program year
    a. Identify the type of program and number of projects/units completed for each
    b. Provide the total CDBG funds involved in the program.
    c. Detail other public and private funds involved in the project.

13. Neighborhood Revitalization Strategies – for grantees that have HUD-approved
    neighborhood revitalization strategies
    a. Describe progress against benchmarks for the program year. For grantees
       with Federally-designated EZs or ECs that received HUD approval for a
       neighborhood revitalization strategy, reports that are required as part of the
       EZ/EC process shall suffice for purposes of reporting progress.

Antipoverty Strategy

1. Describe actions taken during the last year to reduce the number of persons
   living below the poverty level.

Non-homeless Special Needs
*Please also refer to the Non-homeless Special Needs Table in the Needs.xls workbook.

1. Identify actions taken to address special needs of persons that are not homeless
   but require supportive housing, (including persons with HIV/AIDS and their

NSC HOME projects that support special needs populations have been prioritized by the
NSC Board for funding. NSC HOME funds have supported HarborCOV’s permanent
and transitional supportive housing for victims of domestic violence, as well as the TILL
building at 251 Broadway in Chelsea. TILL is an organization that specializes in serving
individuals with mental retardation, mental health issues, physical handicaps, learning
disabilities, autism spectrum disorders, including Asperger's Syndrome, emotional
problems, and brain injuries. The building at 251 Broadway has a number of handicap
accessible units where TILL clients who can live independently are encouraged to rent,
and also provides space for their service programs on the first floor of the building. The
recently completed rental development, Spencer Row, included 3 Community Based
Housing Units for households served by the Department of Mental Health.

The NSC has seen many member communities struggling with an aging elderly
population. Many of the Public Housing Authorities have a housing stock that was built
before accessibility requirements were in place, and as such, the NSC has funded
accessibility improvements at the privately owned, 100% affordable elderly high rise
Salem Towers Development, as well as accessibility at the Revere Neighborhood
Developers Walden Fire Station Project in Revere and HFI’s property at 254 Broadway
in Malden. The Heritage Apartments in Malden, which provides affordable housing to

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over 150 elderly households in downtown Malden will also undergo major accessibility
improvements as a part of its extensive renovations over the course of the next year.

Specific HOPWA Objectives – N/A for NSC Jurisdiction
*Please also refer to the HOPWA Table in the Needs.xls workbook.

1. Overall Assessment of Relationship of HOPWA Funds to Goals and Objectives
   Grantees should demonstrate through the CAPER and related IDIS reports the
   progress they are making at accomplishing identified goals and objectives with
   HOPWA funding. Grantees should demonstrate:
   a. That progress is being made toward meeting the HOPWA goal for providing
      affordable housing using HOPWA funds and other resources for persons with
      HIV/AIDS and their families through a comprehensive community plan;
   b. That community-wide HIV/AIDS housing strategies are meeting HUD’s
      national goal of increasing the availability of decent, safe, and affordable
      housing for low-income persons living with HIV/AIDS;
   c. That community partnerships between State and local governments and
      community-based non-profits are creating models and innovative strategies
      to serve the housing and related supportive service needs of persons living
      with HIV/AIDS and their families;
   d. That through community-wide strategies Federal, State, local, and other
      resources are matched with HOPWA funding to create comprehensive housing
   e. That community strategies produce and support actual units of housing for
      persons living with HIV/AIDS; and finally,
   f. That community strategies identify and supply related supportive services in
      conjunction with housing to ensure the needs of persons living with HIV/AIDS
      and their families are met.

2. This should be accomplished by providing an executive summary (1-5 pages)
   that includes:
   a. Grantee Narrative
       i. Grantee and Community Overview
           (1) A brief description of your organization, the area of service, the name
               of each project sponsor and a broad overview of the range/type of
               housing activities and related services
           (2) How grant management oversight of project sponsor activities is
               conducted and how project sponsors are selected
           (3) A description of the local jurisdiction, its need, and the estimated
               number of persons living with HIV/AIDS
           (4) A brief description of the planning and public consultations involved in
               the use of HOPWA funds including reference to any appropriate
               planning document or advisory body
           (5) What other resources were used in conjunction with HOPWA funded
               activities, including cash resources and in-kind contributions, such as
               the value of services or materials provided by volunteers or by other
               individuals or organizations
           (6) Collaborative efforts with related programs including coordination and
               planning with clients, advocates, Ryan White CARE Act planning
               bodies, AIDS Drug Assistance Programs, homeless assistance
               programs, or other efforts that assist persons living with HIV/AIDS and

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               their families.

       ii. Project Accomplishment Overview
           (1) A brief summary of all housing activities broken down by three types:
               emergency or short-term rent, mortgage or utility payments to
               prevent homelessness; rental assistance; facility based housing,
               including development cost, operating cost for those facilities and
               community residences
           (2) The number of units of housing which have been created through
               acquisition, rehabilitation, or new construction since 1993 with any
               HOPWA funds
           (3) A brief description of any unique supportive service or other service
               delivery models or efforts
           (4) Any other accomplishments recognized in your community due to the
               use of HOPWA funds, including any projects in developmental stages
               that are not operational.

      iii. Barriers or Trends Overview
           (1) Describe any barriers encountered, actions in response to barriers, and
               recommendations for program improvement
           (2) Trends you expect your community to face in meeting the needs of
               persons with HIV/AIDS, and
           (3) Any other information you feel may be important as you look at
               providing services to persons with HIV/AIDS in the next 5-10 years
   b. Accomplishment Data
      i. Completion of CAPER Performance Chart 1 of Actual Performance in the
           provision of housing (Table II-1 to be submitted with CAPER).
      ii. Completion of CAPER Performance Chart 2 of Comparison to Planned
           Housing Actions (Table II-2 to be submitted with CAPER).

Include any CAPER information that was not covered by narratives in any other

Stabilizing Foreclosure in the NSC
The NSC works to prevent foreclosure through its homebuyer counseling education
programs provided by the MRA, Chelsea Restoration Corporation, and other counseling
agencies in the surrounding area. The foreclosure rate for low and moderate income
households who participate in this program is extremely low.

MRA staff and Board members in other communities also provide referral services to
local non-profits for households who are threatened with foreclosure in their market rate
housing. Agencies such as Chelsea Restoration Corporation, Neighborhood Of
Affordable Housing (NOAH), Ecumenical Social Action Committee (ESAC), Mass
Affordable Housing Alliance (MAHA), and MBHP (Metropolitan Boston Housing
Partnership) provide free foreclosure counseling and loan modification services on an as
needed basis.

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In addition, the communities of Revere, Chelsea, and Malden have all taken a pro-active
approach to stabilizing neighborhoods hard hit by the foreclosure crisis. In Chelsea,
Chelsea Neighborhood Developers has actively worked with the City and the State to
target foreclosed multi-family properties in the neighborhoods hardest hit by the
foreclosure crisis. CND’s Neighborhood Stabilization Initiative uses Neighborhood
Stabilization Program (NSP) funding from the State to purchase and rehab these
properties in order to retain them as long-term, affordable rental housing in these
neighborhoods. Furthermore, this past year saw CND expand this program into Revere’s
Shirley Ave neighborhood, through its sister agency, Revere Neighborhood Developers.
Housing Families Inc. has also purchased 6 units of foreclosed rental property in Revere,
which will see significant investment from HOME and NSP funding.

Although the foreclosure crisis is not as severe in Malden, the City continues to monitor
the issue. The Mayors Housing Task Force has specifically been targeting these “problem
properties” in the community. Each property that has been foreclosed on by a bank is
required to be registered in the City as vacant. This past year Malden has had 59
foreclosures, however more homes that have been foreclosed on have sold. Completed
foreclosures also sank more than 64 percent, to 30 in the first seven months of the year,
from 84 over the same time period in 2010. “The figures mirrored in part statewide
trends that show 2011 to be kinder to struggling homeowners than the year before, but
banks are acting more swiftly when homeowners hit trouble”, said Cory S. Hopkins, of
the Warren Group, which tracks the data. Despite the drop in foreclosures over the past
year, homeowners are still struggling. The City of Malden actively takes phone calls and
provides assistance to homeowners that are facing foreclosure. Agencies such as Chelsea
Restoration Corporation (CRC) and Ecumenical Social Action Committee (ESAC)
provide assistance with loan modifications and act as a liaison between homeowners and
banks/finance companies.

                    North Suburban Consortium

                            TOTAL UNITS COMPLETED

           # Units        Energy Star Qualified         %Qualified         __
              86                    42                     49%

                     TOTAL ENERGY STAR QUALIFIED: 42

First Program Year CAPER                   39                                Version 2.0

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