POLICY GOALS

1. Provide information and industry-specific data to HACA stakeholders (including Federal, State, and local elected and appointed officials; residents; non-profits; housing advocates; and industry professionals), encourage constructive and dynamic dialogue with Board of Commissioners and staff.
2. Develop policy goals that inform the establishment of housing Preservation and Redevelopment Guiding Principles that direct the implementation of those policy goals.
3. Facilitate the establishment of Housing Preservation and Redevelopment Policy Goals and Principles with preliminary staff recommendations for implementation
4. Creation of a Board Resolution supporting Preservation and Redevelopment of Public Housing.

PRESERVATION PRINCIPLES INTRODUCTION

The Board of Commissioners adopted the modernization principles as the general principles for all modernization of the Housing Authority's assets. We believe that these principles are the basic building blocks for the preservation of affordable Housing for the residents we serve. The principles were written for implementation by planners, designers, and contractors and all involved in the improvement of the physical

conditions of the buildings, systems, and sites to improve the residents and staff's living conditions.

Modernization and Maintenance Implementation: A coordinated modernization and maintenance program equipped with innovative and integrative monitoring and work order systems that transform a maintenance culture that will be proactive, reliable, and is poised to improve the performance and reliability of the components and systems of the building.

Economic Opportunities: The Housing Authority has established goals for employment and business opportunities for residents of public housing and business opportunities for minority contractors located in the City of Annapolis area. A minimum of five percent of the total labor hours for construction activities within the modernization program should be available for public housing residents through the Section 3 program.

Also, forty percent of the construction dollars should be awarded to minority contractors.

Open Communications with Residents: It is understood that most planned modernization activities will be in buildings occupied. Every effort should be taken to minimize inconveniences for the residents and staff. We encourage direct and open communication between the residents, management staff, the modernization staff, and contractors to enable that each understands his/her role in the success of the projects.

Life Safety: Modernization plans must include or incorporate innovative fire and life safety solutions coordinated with the Housing Authority's Fire and Life Safety plan. The innovative system shall consist of applicable, addressable fire alarm systems, smoke control systems, duress systems, emergency power, lighting systems, and partial sprinkler and standpipe systems.

Security: The protection of life and property is an essential element in the housing stock's long-term viability. Hence, the modernization plan must address physical security improvements, including installing security cameras, video surveillance systems, access control systems, fencing, and lighting systems with timely access to viewing surveillance videos as necessary.

Accessible to Persons with Disabilities: The modernization plan for each development, central office and regional office must be designed to meet UFAS requirements that dwelling units, accessible paths, and the essential non-housing programs all be accessible to persons with a disability.

20 Year Viability: The goal is to bring all of the senior/disabled buildings and all family buildings to the point where they will not require significant capital expenditure for twenty years. Evaluation and optimization of the full cycle of products, materials, equipment, and processes are essential so that each modernization activity is used to its full potential.

Sustainable Building Design: Modernization activities implement technologies to protect and enhance the indoor and outdoor environmental quality. This can be achieved by designing and implementing energy and water conservation measures; improving the HVAC systems, improving indoor air quality by introducing environmentally appropriate building materials and finishes and providing energy-efficient lighting, appliances, equipment, systems, and water-efficient devices.

Hazardous Material Abatement: Due to the age of most of the buildings in the Housing Authority's stock should be assumed that some of the building materials contain hazardous materials. Therefore, appropriate testing and abatement shall be performed to protect the health and well-being of the residents and workers.

Aesthetics: It is a goal of the Housing Authority that our communities' site view is aesthetically pleasing both to the residents and the surrounding community. With this in mind, we encourage our design professionals to incorporate beauty and delight within the context of efficient and economical design for façade, interior, and landscape treatments.

Strive for Standardization of Parts: In the course of implementing modernization activities, when appliances, plumbing, electrical, smoke detectors, etc. are to be replaced, an effort would be made to standardize the parts to aid in on-going maintenance and to facilitate stocking and store and to fix these items as they are needed.

REDEVELOPMENT PRINCIPLES

REQUIRED PARAMETERS for all redevelopment or rehabilitation transactions involving conventional public housing sites and properties of the Housing Authority of the City of Annapolis.

• A minimum of one-for-one replacement units, preferably on the HACA property or in the same neighborhood, and ACC replacement units are the preferred means of achieving one-for-one replacement.
• HACA will provide the developer with the proposed unit sizes after analyzing its current waiting list and assessing other market considerations.
• Six percent (6%) of the replacement units shall be Uniform Federal Accessibility Standard Units. This takes into consideration exceeding the aggregate 5% mobility and 2% sensory accessible threshold requirements.
• Developers must be willing to share risk in the entire transaction, including funding predevelopment costs, guaranteeing Low Income Housing Tax Credits, and guaranteeing construction performance and completion. As such, a developer is entitled to a reasonable developer fee and overhead as established by HACA
• Developers must be willing to include HACA or one of its subsidiaries in a profit-sharing arrangement in proportion to the relative equity investment and risk considerations. HACA equity shall consist of land contributed to the redevelopment/development project and other public funds, HACA staff time, and resources.
• HACA encourages the preservation of decent, safe, and affordable housing. Therefore developers should not have vacated an affordable housing property in anticipation of redevelopment of a mixed-income or other market-rate redevelopment project unless for emergency purposes. HACA discourages relocation of current residents except where necessary to improve the Housing and with the full benefits as required by federal relocation regulations.
• Site design should employ defensible space principles, including clear delineation of public and private spaces, eyes on the street, and connectivity with the surrounding community.
• Future redevelopment activities will be timed in such a manner as to minimize the loss of future capital funding due to units being off-line for redevelopment purposes unless HACA is made whole for the lost net income (both operating and capital) on such units.
• HACA's investment in each development project shall be leveraged in various ways with private funds such as Low-Income Housing Tax Credits and other public resources.
• HACA's limited future Capital Grant funds received annually from the Federal government will be needed to the modernization of its conventional public housing stock and will not be programmed for use in these types of redevelopment projects unless approved by the Board of Commissioners.
• HACA. carries out its redevelopment activities in a highly participatory manner with stakeholders, which includes but is not limited to input from residents and the surrounding neighborhood and its development partner.
• Agreements between HACA and developers intended to benefit or affect residents' tenancy rights shall be documented and consistent with applicable law.
• The use of sustainable "green" materials is strongly encouraged.