TO: SAN JOSE HOUSING AUTHORITY
BOARD OF COMMISSIONERS
FROM: Erik L. Soliván
SUBJECT: See Below DATE: March 23, 2026
Approved Date:
4/1/26
CO
UNCIL DISTRICT: Citywide
S
UBJECT: Approval of the Santa Clara County Housing Authority Fiscal Year 2027 Moving to Work Annual Plan
RE
COMMENDATION
A
dopt a resolution, as the Board of Commissioners of the City of San José Housing Authority:
(a
) Certifying that the Santa Clara County Housing Authority’s Moving to Work Annual Plan for the federal Fiscal Year 2027 is, as drafted, consistent with the direction of the City of San José’s Consolidated Plan and compliant with federal requirements; and
(b
) Authorizing the Executive Director of the Santa Clara County Housing Authority Board of Commissioners and the Chair of the Santa Clara County Housing Authority Board of Commissioners to execute documents required in connection with the federal Fiscal Year 2027 Moving to Work Annual Plan submittal in the name of the City of San José Housing Authority.
S
UMMARY AND OUTCOME
F
ollowing approval by the Board of Commissioners for both the Santa Clara County Housing Authority (SCCHA) and the City of San José Housing Authority (City Housing Authority), SCCHA staff will submit the final federal Fiscal Year 2027 Moving to Work (MTW) Annual Plan to the United States Department of Housing and Urban Development (HUD) for consideration. The City Housing Authority’s Board of Commissioners, comprised of the San José City Councilmembers, must also authorize this submission in accordance with a 1996 agreement, which governs SCCHA’s administration of City Housing Authority programs.
SJHA AGENDA: 4/14/26
FILE: 26-404
ITEM: SJHA1
HONORABLE MAYOR AND CITY COUNCIL
March 23, 2026
Subject: Approval of the Santa Clara County Housing Authority Fiscal Year 2027 Moving to Work Annual Plan
The Attachment – FY2027 Draft Moving to Work Annual Plan, proposes one new activity that will improve housing development feasibility.
BACKG
ROUND
S
CCHA administers and manages approximately 17,000 Housing Choice Vouchers to provide rental assistance to lower-income families, seniors, and persons with disabilities. SCCHA also administers and manages the City Housing Authority's housing and rental voucher programs pursuant to the agreement between the City and SCCHA.
Mov
ing to Work Designation
E
stablished by Congress in 1996, MTW is a federal demonstration program that links broad federal goals with locally designed affordable housing initiatives. The MTW program encourages selected housing authorities to propose and, upon HUD approval, implement innovative changes to the way in which affordable housing programs are administered to meet the following three objectives:
1) In
crease cost-effectiveness in housing program operations; 2) Promote program participants’ economic self-sufficiency; and 3) Expand program participants’ housing choices.
M
TW annual plans include numerous policies and guidelines that impact the use, administration, management, and oversight of SCCHA’s and the City Housing Authority’s rental voucher programs. Each year, SCCHA releases an updated MTW plan with new goals and activities that, once approved by HUD, provide additional flexibility that may be implemented as part of its MTW program. After HUD approves the proposed policies, SCCHA can implement them through programs that meet the local community's housing needs.
R
elationship between the SCCHA and City Housing Authority U
nder the 1996 Agreement between SCCHA and the City Housing Authority, SCCHA is required to consult with the City Housing Authority and obtain its approval for significant policy decisions regarding the administration of the City Housing Authority's programs.
As MTW plans are considered major policy documents under the 1996 Agreement, the City Housing Authority must formally approve the FY2027 Draft MTW Annual Plan.
T
he City Housing Authority maintains its own Board of Commissioners and may implement other affordable housing programs not assigned to SCCHA under the 1996 Agreement. As part of this independent governance structure, the City Housing Authority’s Board of Commissioners designates a Chair and Executive Director
HONORABLE MAYOR AND CITY COUNCIL
March 23, 2026
Subject: Approval of the Santa Clara County Housing Authority Fiscal Year 2027 Moving to Work Annual Plan
separate from the SCCHA Board of Commissioners, which is chaired by the City’s Mayor, with the Housing Department Director serving as Executive Director.
ANAL
YSIS
The F
Y2027 MTW Annual Plan describes how the Housing Authority will implement both new and current MTW activities that increase cost-effectiveness in housing operations, promote participants’ economic self-sufficiency, and expand participants’ housing choices – the three statutory objectives of the MTW program.
FY 20
27 Proposed Plan
Fo
r FY 2027, beginning on July 1, 2026, SCCHA proposes a new activity described below:
• T
otal Development Cost – Construction costs continue to increase in the form of increased material and labor costs and higher interest rates. SCCHA’s development projects exceed HUD’s Total Development Cost limits, which cap the amount of funding HUD will recognize as reasonable per unit for affordable housing development. Allowing SCCHA to increase the amount of MTW funds in a project will simplify project financing, minimize the risk of delays and associated costs, and increase the speed at which projects can be completed, adding critical new affordable housing units to the community.
P
ending FY 2026 Activities
O
n April 15, 2025, SCCHA submitted its FY2026 MTW Plan.1 Usually, HUD approves the FY2026 MTW Plan by July 1, when the fiscal year begins. However, FY 2026 proved to be different. Even as staff is preparing the next version of the FY2027 MTW Plan, HUD is still reviewing last year’s submission. The delay is due to the new Direct Rental Assistance activity, which has triggered additional review levels. The review timeline was also extended by the October federal government shutdown, significantly slowing the process.
T
he following activities are still pending HUD approval:
• Direct Rental Assistance – allows SCCHA to pilot a program that gives tenants cash assistance instead of traditional voucher assistance. • Shallow Subsidy – provides up to $5 million per year to reduce rent burdens at competitively selected Low Income Housing Tax Credit properties. 1 https://www.scchousingauthority.org/wp-content/uploads/2025/08/FY2026-MTW-Annual-Plan.pdf
HONORABLE MAYOR AND CITY COUNCIL
March 23, 2026
Subject: Approval of the Santa Clara County Housing Authority Fiscal Year 2027 Moving to Work Annual Plan
• SCCHA and Affiliate-Owned Preservation Loans – Re-proposes an existing activity and expands it to allow Housing Authority loans to affiliate-owned properties for operating costs, capital needs, and transaction-related expenses. • Special Needs Population Direct Referral – Re-proposes creating a direct referral program for certain special needs populations not best served through a waiting list.
H
UD has been communicating with SCCHA staff throughout this process. Staff continues to wait for HUD's final decision on the FY 2026 proposed activities.
T
o ensure proper authorization, this memorandum’s accompanying resolution formally authorizes the SCCHA Board of Commissioners Chair and SCCHA Executive Director to act in the name of the City Housing Authority for the FY2027 MTW Annual Plan submittal, despite the use of the duplicative titles discussed above.
E
VALUATION AND FOLLOW-UP
T
he Housing Department will continue collaborating with SCCHA to ensure that the City Housing Authority’s priorities are considered throughout the implementation of the FY2027 MTW Annual Plan. Additionally, Housing Department staff will continue working with SCCHA staff to develop impactful activities to improve the health, financial stability, and educational status of San José residents in future MTW annual plans.
I
f further action or formal input is required, City Housing Department staff will return to the City Housing Authority’s Board of Commissioners to provide updates and seek direction.
CO
ORDINATION
T
his memorandum has been coordinated with the City Attorney’s Office and the City Manager’s Budget Office.
P
UBLIC OUTREACH
T
his memorandum will be posted on the City of San José Housing Authority Board of Commissioners agenda, listed on the City Council agenda website for its April 14, 2026 meeting.
T
he following outreach was undertaken for this item in addition to the agenda posting described above:
HONORABLE MAYOR AND CITY COUNCIL
March 23, 2026
Subject: Approval of the Santa Clara County Housing Authority Fiscal Year 2027 Moving to Work Annual Plan
• On March 2, 2026, SCCHA published the FY2027 Draft MTW Annual Plan on its website for a 30-day public review period through April 1, 2026. • On March 12, 2026, SCCHA held a hybrid public meeting in person at its office (505 W. Julian St., San José) and virtually on Zoom.
The f
inal FY2027 Draft MTW Annual Plan was presented to SCCHA’s Board of Commissioners at its public meeting on April 2, 2026.
BOARD,
COMMISSION, COMMITTEE RECOMMENDATION AND INPUT
No bo
ard, commission, or committee recommendation or input is associated with this action.
CEQ
A
Not
a Project, File No. PP17-004, Government Funding Mechanism or Fiscal Activity with no commitment to a specific project which may result in a potentially significant physical impact on the environment.
PUBL
IC SUBSIDY REPORTING
Th
is item does not include a public subsidy as defined in Section 53083 or 53083.1 of the California Government Code or the City’s Open Government Resolution.
/s/
Erik L. Soliván
Executive Director, San José Housing Authority
For
questions, please contact Sarah Fields, Deputy Director, Housing Department, at [email protected] or (669) 369-8999.
ATT
ACHMENT: FY2027 Draft Moving to Work Annual Plan
FY2027 Moving to Work Annual Plan
Housing Authori�es of the County of Santa Clara & City of San José Submitted on April XX, 202 6
Attachment - FY2027 Draft Moving to Work Annual Plan
FY2027 Moving to Work Annual Plan
SANTA CLARA COUNTY HOUSING AUTHO RITY (SCCHA)
(Housing Authorities of the County of Santa Clara & The City of San Jos é) S
CCHA’s mission is to provide affordable housing solutions that support people of lower incomes in Santa Clara County in achieving housing stability, opportunity, and well-being.
Se
rving residents throughout Santa Clara County, the heart of Silicon Valley and part of the greater San Francisco Bay Area, our clients include families with children, seniors, veterans, the disabled and the formerly homeless. The vast majority of our client households are extremely low-income (30% of area median income or less) with half of our assisted households occupied by seniors. SCCHA currently assists over 22,000 households.
Board of Commissioners
Jennifer Loving, Chair
Denis O'Neal, Vice-Chair
Bill Anderson
Darcie Green
Ericka Mendieta
Marilyn Russell
Kristina Loquist
Executive Management Team
Preston Prince, Executive Director
Tracewell Hanrahan, Deputy Executive Director/Chief Operating Officer Angie Garcia-Nguyen, Deputy Executive Director/Chief Operating Officer Flaherty Ward, Chief Real Estate Officer
Russell Brunson, Director of Administrative Services
Emily De La Guerra, Chief Financial Officer
Rebecca Garcia, Director of Housing
Juan Lopez, Acting Director of Asset Management
Nathan Ho, Senior Strategic Advisor
Table of Contents
I. Introduction ................................ ....................................................................................................... 1 II. General SCCHA Operating Information ................................ ........................................................... 10 III. Proposed MTW Activities (HUD Approval Requested) ................................ .................................... 23 IV. Approved MTW Activities (HUD Approval Previously Granted) ................................ ...................... 26 Implemented Activities ........................................................................................................................... 26 Activities Not Yet Implemented .............................................................................................................. 48 Activities On Hold .................................................................................................................................... 51 Closed Out Activities ............................................................................................................................... 52 V. Planned Application of MTW Funds ................................ ................................................................ 55 VI. Administrative ................................ ................................................................................................. 61 Appendix One: Resolution No. 23-17.......................................................................................................... 62 Appendix Two: Certifications of Payments (HUD 50071) ........................................................................... 64 Appendix Three: Disclosure of Lobbying Activities (SF-LLL) ........................................................................ 65 Moving to Work (MTW)
Annual Plan FY 2027
Section I – Introduction 1
I. Introduction
The FY 2027 MTW Annual Plan marks a key transition for the Santa Clara County Housing Authority (SCCHA), as the agency celebrates successful delivery of its 2020–2025 Strategic Plan and now refreshes its long-term vision for 2026–2030 with a deeper, more intentional focus on residents. Serving more than 44,000 residents as the housing authority for both the City of San José and the County of Santa Clara, SCCHA will use this plan year to acknowledge recent gains, honor progress with partners and residents, and position Moving to Work (MTW) initiatives to align with the forthcoming strategic plan.
Over the past five years, SCCHA delivered measurable results, surpassing agency targets across its core mission. Since 2020, the agency has increased households served by 4,400 families, reflecting expanded capacity and effective program administration. Today, SCCHA administers approximately 20,000 Housing Choice Vouchers, working with more than 6,000 landlords and providing over $35 million in monthly rental subsidies to support housing stability for low-income families, seniors, veterans, and people with disabilities.
SCCHA has also significantly expanded and preserved the local affordable housing supply.
During this time, the agency added 813 newly constructed or acquired affordable units, secured entitlements for an additional 662 units, and preserved approximately 1,600 units through strategic acquisitions and recapitalizations. SCCHA currently owns and manages 3,500 affordable housing units, with approximately 1,300 additional units in its active development pipeline, including family housing, senior housing, permanent supportive housing, and housing for transitional-age youth and formerly unhoused residents.
SCCHA’s work to build strong community partnerships has translated into measurable outcomes for residents with the greatest needs. Through collaborations with local jurisdictions and service providers, to date 667 formerly unhoused people have been served at Willow Glen Studios. In FY2027 and beyond, SCCHA will continue support of interim housing across three sites, with a three-year total commitment of $17,352,000. In partnership with Santa Clara County, the Housing Authority continues to support Willow Glen Studios in the amount of $5,760,000 for three years. Additionally the Housing Authority has entered into new agreements with the City of San Jose for Pacific Motor Inn, with a three year investment of $5,184,000, and The Arena Hotel with a 3-year investment of $6,408,000.,
One of the most outstanding accomplishments in this five-year period was the partnership with Santa Clara County’s $950 Million affordable housing bond, Measure A, to create permanent housing for homeless families. In total, SCCHA leveraged approximately $415 Moving to Work (MTW)
Annual Plan FY 2027
Section I – Introduction 2 million in federal, state, county, city, and private funding and deployed more than 3,000 project-based vouchers to support Measure A developments. Over the 20-year HAP Contract term the Housing Authority anticipates investing over $3 billion, as a key partner in Santa Clara County’s homelessness system, anchoring thousands of deeply affordable and permanent supportive homes to ensure long-term affordability, operating stability, and expanded options for the county’s most vulnerable residents.
SCCHA’s progress has been supported by strong financial stewardship and disciplined management. The agency maintains healthy reserves and an AA- credit rating, reflecting prudent fiscal management, long-term planning, and innovation in meeting obligations while managing risk.
Since 2024, SCCHA has also renewed and recentered its focus on residents’ well-being and affirmed an unwavering commitment to high-quality customer service. The agency created the Resident Impact Team to systematically assess resident needs, elevate resident feedback, and connect households to critical resources such as food security and wellness supports in partnership with community organizations. In FY 2027, SCCHA will engage partners to explore best practices and potential new approaches to supporting transition- aged youth while improving utilization and leveraging existing targeted resources.
Additionally, SCCHA launched its “Year of Customer Service,” which has streamlined internal operations, reorganized specialized teams to support timely processing, deployed real-time reporting dashboards, expanded self-service tools through Monthly Application Info Sessions and Monthly Owner Office Hours. The team led a focused campaign to increase Rent Café enrollment, resulting in nearly 50 percent of families and 70 percent of owners now enrolled in the enhanced online portal system. SCCHA has also expanded staff training in trauma-informed care, empathic de-escalation, and community resource navigation, ensuring employees are better equipped to provide responsive, holistic support that aligns with residents’ goals and overall well-being.
Building on this foundation, SCCHA has engaged residents, landlords, staff, Board members, public agencies, and community partners through surveys, focus groups and interviews to shape the 2026–2030 Strategic Plan. Community voices affirmed the agency’s direction, underscoring the need to expand and preserve affordable housing at greater scale, continue to strengthen internal operations and staffing capacity, and suggested increased collaboration and partnerships and more intentionally focus on resident success, well- being, and long-term stability.
SCCHA’s FY 2027 MTW Annual Plan continues the momentum of the past five years by focusing on program stability, and high-quality service delivery so that future MTW proposals can be fully aligned with the agency’s updated strategic direction. This deliberate Moving to Work (MTW)
Annual Plan FY 2027
Section I – Introduction 3 and accountable approach, grounded in demonstrated results and informed by community engagement, is designed to support a more resident-centered, financially resilient, and locally driven housing system for Santa Clara County.
Moving to Work (MTW)
Annual Plan FY 2027
Section I – Introduction 4
Bracher Gardens Apartments
In 1967, the Santa Clara County Board of Supervisors established the Santa Clara County Housing Authority (SCCHA). SCCHA has an agreement with the City of San José to administer and manage the Housing Authority of the City of San José (HACSJ)’s Housing Choice Voucher program. This MTW Plan presents a consolidated strategy to be implemented for both the County and City programs.
SCCHA is continuing to improve the Moving to Work Plan process intentionally focusing on collaboration in planning and a purpose-driven approach to activity development.
Mission and Goals
The Housing Authority is finalizing a refresh of the Strategic Plan, ensuring relevance of future of the Agency and our role in the local community. Our goals expanded from the previous Strategic Plan, including more accessible statements of innovation and relevance that are centered around residents. These principles will be at the forefront of the agency’s thought processes, and will guide the formulation of procedures, policies, and both internal and external engagement.
The Strategic Plan focuses on housing availability, agency partnerships, operational excellence, and residents' success and opportunit y. Below are the proposed goals of the Strategic Plan, set to be adopted by the Board prior to the end of FY2026, accompanied by SCCHA’s actions to achieve the goals.
Housing Stability, Availability, and Affordability
Goal Expand access to safe, healthy, affordable housing for low ‑income and extremely low‑income households in Santa Clara County.
SCCHA will grow its portfolio through new development and strategic acquisitions in neighborhoods that meet resident needs, while preserving existing affordable homes to prevent displacement and protect long ‑term affordability across the county. The agency will deploy rental and housing assistance tools innovatively to support more families, seniors, and people with supportive housing needs, managing public resources responsibly to maximize long ‑term housing stability and community impact. SCCHA will use data and resident experience to target investments where
Moving to Work (MTW)
Annual Plan FY 2027
Section I – Introduction 5 they have the greatest effect, align housing production and preservation with community priorities, and maintain the financial strength needed to expand housing opportunities.
Partnerships
Goal Collaborate with public, private, and community partners to expand impact and address housing challenges facing low‑income households.
SCCHA will strengthen relationships with local jurisdictions, developers, owners, service providers, and community ‑based organizations to expand and preserve affordable housing and broaden the reach of rental assistance. The agency will serve as a trusted public partner by advancing policy, testing innovations, and building support for housing as a cornerstone of vibrant, sustainable communities through research, engagement, and advocacy. SCCHA will communicate transparently and work with residents and people with lived experience to shape decisions, improve services, and reinforce shared accountability for resident stability, opportunity, and success.
Operational Excellence
Goal Build an innovative, sustainable, high ‑performing organization that delivers its mission effectively and responsively.
SCCHA will enhance organizational capacity through staffing investments, leadership development, succession planning, and a workplace culture that supports collaboration, equity, and high performance. The agency will improve operational efficiency and customer service by streamlining processes, modernizing technology, and using data and lived experience to learn, adapt, and continuously improve how programs are designed and delivered. SCCHA will manage risk responsibly, diversify resources, and align capital and operating investments with strategic priorities to ensure long‑term financial sustainability and strong governance.
Resident Opportunity and Success
Goal Support residents’ stability, aspirations, and well‑being through a resident‑centered, equity‑driven approach.
Approximately 3,500 multi- family units throughout the County are owned and managed by the Housing Authority, with that number only set to increase in the next several years. The Housing Authority is deepening its role as both a long‑term owner and produce r of affordable housing, building on a robust pipeline of new developments and expanded preservation work across Santa Clara County. By investing in new construction, strategic acquisitions, and reinvestment in aging Moving to Work (MTW)
Annual Plan FY 2027
Section I – Introduction 6 properties, SCCHA will increase the total number of deeply affordable and supportive homes available to residents while protecting existing communities at risk of losing affordability.
Financial Sustainability
Goal Ensure long ‑term financial sustainability to support mission ‑driven growth and resilience.
SCCHA will implement a comprehensive capital and financing strategy for its real estate portfolio, including refinancing opportunities, reserve policies, and reinvestment priorities linked to asset condition and community impact. The agency will diversify revenues by pursuing tools such as ground leases, developer and asset‑management fees tied to SCCHA‑ sponsored projects, shared ‑equity or shared‑appreciation structures where appropriate, and participation in local and regional housing funding initiatives ( such as bonds or dedicated housing funds).
SCCHA will also use flexible program authorities to design cost ‑effective subsidy and administrative models that maintain service levels during periods of federal funding volatility, while preserving strong reserv es and AA ‑level credit to ensure the agency can continue to preserve and expand affordable housing.
New Proposed Activities for FY 202 7
In FY2027 and beyond, the MTW Plan will more closely align with the strategic goals of the agency. Serving residents and prioritizing the needs of the local community will be the guiding focus of the proposed initiatives.
SCCHA is proposing one new activity in this plan while awaiting approval of two activities and two re-proposals from FY2026 Plan:
- 2027-1: Total Development Cost
Pending Activities
- 2026-1: Shallow Subsidy Program
- 2026-2: Direct Rental Assistance Pilot
- 2012-4: Affordable Housing Preservation Fund for SCCHA - and Affiliate -Owned Properties (Re-proposal)
- 2017-2: Special Needs Direct Referral Program (Re-proposal)
Full details of the proposed FY2027 activity can be found in Section III of this MTW Plan.
Moving to Work (MTW)
Annual Plan FY 2027
Section I – Introduction 7 Over view of SCCHA’s MTW Activities
Note: Closed Out Activities 2009-3, 2009-4, 2009-6, 2009-7, 2009-10, 2009-12, 2010-1, 2010- 3, 2010-5, 2012-1, 2012-5, 2013-1, 2014-1a, 2014-1b, 2014-2, 2014-3, 2015-1, 2016-1, 2018- 1, 2020-5 and 2020-6 are not shown.
MTW Statutory Objectives
ACTIVITY #
(PROPOSED
PLAN YEAR
+ ACTIVITY
#)
ACTIVITY
REDUCE COST
& ACHIEVE
GREATER
COST
EFFECTIVENES
S IN FEDERAL
EXPENDITURE
S
PROVIDE
INCENTIVES
TO FAMILIES
LEADING
TOWARD
ECONOMIC
SELF-
SUFFICIENCY
INCREASE
HOUSING
CHOICES
FOR LOW-
INCOME
FAMILIES
2009-1
(amended
in FY2016,
FY2021 &
FY2025)
Reduced Frequency of Tenant
Reexaminations X X
2009-2 Expediting the Initial Eligibility Income
Verification Process X
2009-5 Exploring New Housing Opportunities for
the Chronically Homeless X
2009-8 30-Day Referral Process for Project-based
Vacancies X
2009-9
Utilization of Low-Income Housing Tax
Credit (LIHTC) Tenant Income Certification
(TIC) for Income and Asset Verification
X
2009-11 Project-Base 100 Percent of Units in
Family Projects
X
2009-13 Combined Waiting Lists for the County of
Santa Clara and the City of San José X
2009-14
(amended
in FY2014)
Payment Standard Changes Between
Regular Reexaminations X
2010-2
Excluding Asset Income from Income
Calculations for Families with Assets
Under $50,000
X
2010-4
(amended
in FY2023)
Allocating Project-Based Vouchers to
SCCHA-Owned Projects Without
Competition
X
2011-1
Streamlined Approval Process for
Exception Payment Standard for
Reasonable Accommodation – HCV
X
Moving to Work (MTW)
Annual Plan FY 2027
Section I – Introduction 8 MTW Statutory Objectives
ACTIVITY #
(PROPOSED
PLAN YEAR
+ ACTIVITY
#)
ACTIVITY
REDUCE COST
& ACHIEVE
GREATER
COST
EFFECTIVENES
S IN FEDERAL
EXPENDITURE
S
PROVIDE
INCENTIVES
TO FAMILIES
LEADING
TOWARD
ECONOMIC
SELF-
SUFFICIENCY
INCREASE
HOUSING
CHOICES
FOR LOW-
INCOME
FAMILIES
2011-2
(amended
in FY2021)
Simplify Requirements Regarding Third-
Party Inspections and Rent Services X
2012-2 Minimum Two-year Occupancy in Project-
Based Unit X
2012-3 Create Affordable Housing Acquisition and
Development Fund X X
2012-4
Create Affordable Housing Preservation
Fund for SCCHA- and Affiliate-Owned
Properties
X X
2014-4
(amended
in FY2015 &
FY2024)
Increased Tenant Contribution—Up to 35
Percent of Gross Income X
2015-2 Project-Based Voucher Inspection Self-
Certification X
2015-3 Modify Elderly Definition for PBV X
2016-2 Streamlining of PBV Selection
Requirements X
2017-1 Phasing in the Subsidy Standard Change X
2017-2 Special Needs Population Direct Referral
Program X
2017-3
(amended
in FY2018,
FY2019 &
FY2024)
Landlord Initiatives X
2017-4* Setting the Payment Standards Above 110
Percent of HUD Fair Market Rents X
2019-1*
(amended
in FY2022)
Graduation Bonus X X
2019-2 Family Self-Sufficiency Program- Waive
Contract of Participation Requirements X
2019-3
Waiving the Requirement that a PHA Re-
Determine Rent Reasonableness for
Manufactured Home Spaces Annually
X
2019-4 Streamlining the Lease-Up Process X
2020-1 Increase Percentage of Project based
Vouchers (PBV) X
Moving to Work (MTW)
Annual Plan FY 2027
Section I – Introduction 9 MTW Statutory Objectives
ACTIVITY #
(PROPOSED
PLAN YEAR
+ ACTIVITY
#)
ACTIVITY
REDUCE COST
& ACHIEVE
GREATER
COST
EFFECTIVENES
S IN FEDERAL
EXPENDITURE
S
PROVIDE
INCENTIVES
TO FAMILIES
LEADING
TOWARD
ECONOMIC
SELF-
SUFFICIENCY
INCREASE
HOUSING
CHOICES
FOR LOW-
INCOME
FAMILIES
2020-2
(amended
in FY2024)
Interim Housing X
2020-3 Over Housed/Under Housed Project
Based Voucher (PBV) Households X
2020-4 Rent to Owners & Rent Reasonableness X
2021-1 Impose Limits on PBV to HCV Conversion X
2021-2 Simplify Minimum Rent Hardship
Exemption X
2022-1*
(amended
in FY2025)
Homeownership and Asset Limit for
Eligibility X
2022-2*
Waive Full-Time Student Income Exclusion
for Families Which Earn 80% of Area
Median Income
X X
2022-3 Mainstream Turnover Voucher Issuance
Flexibility X
2022-4* Modified PBV Contract Rents X
2022-5 Utility Arrears Assistance X X
2023-2 Strive Scholarship X
2024-1* Digital Inclusion X
2024-2* Rental Assistance for Post-Secondary
Education Students with Children X X
2024-3* Short-Term Bridge Loan X
2024-4 Streamline Offer of New Lease Process X
2024-5 Buena Vista Mobile Home Park X
2025-1 Small Area Fair Market Rents X
2025-2 Income Exclusions X X
Proposed in FY2026 Plan – Pending Approval
2026-1 Shallow Subsidy X
2026-2 Direct Rental Assistance X
* Activities Not Yet Implemented
** Activities on Hold
Moving to Work (MTW)
Annual Plan FY 2027
Section II – General SCCHA Operating Information 10
II . General SCCHA Operating Information
A. HOUSING STOCK INFORMATION
i. Planned New Public Housing Units
New public housing units that the MTW PHA anticipates will be added during the Plan Year.
ASSET MANAGEMENT
PROJECT (AMP)
NAME AND NUMBER
BEDROOM SIZE TOTAL
UNITS
POPULATION
TYPE*
# of Uniform Federal
Accessibility Standards
(UFAS) Units
0/1 2 3 4 5+ Fully Accessible Adaptable
None 0 0 0 0 0 None 0 0
None 0 0 0 0 0 None 0 0
None 0 0 0 0 0 None 0 0
Total Public Housing Units to be Added in the Plan Year
* The federal accessibility standard under HUD’s Section 504 regulation is the Uniform Federal Accessibility Standards (UFAS) for purposes of Section 504 compliance (24 CFR 8.32). HUD recipients may alternatively use the 2010 ADA Standards for Accessible Design under Title II of the ADA, except for certain specific identified provisions, as detailed in HUD’s Notice on “Instructions for use of alternative accessibility standard,” published in the Federal Register on May 23, 2014 (“Deeming Notice”) for purposes of Section 504 compliance, https://www.govinfo.gov/content/pkg/FR-2014- 05-23/pdf/2014-11844.pdf
** Select “Population Type” from: General, Elderly, Disabled, Elderly/Disabled, Other
If “Population Type” is “Other” please describe:
ii. Planned Public Housing Units to be Removed
Public housing units that the MTW PHA anticipates will be removed during the Plan Year.
Total Public Housing Units to be Removed in the Plan Year
AMP NAME AND
NUMBER
NUMBER OF
UNITS TO BE
REMOVED
EXPLANATION FOR REMOVAL
None 0 N/A
0 N/A
0 Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
11 iii. Planned New Project Based Vouchers
Tenant-based vouchers that the MTW PHA anticipates project-basing for the first time during the Plan Year. These include only those in which at least an Agreement to enter into a Housing Assistance Payment (AHAP) will be in place by the end of the Plan Year. Indicate whether the unit is included in the Rental Assistance Demonstration (RAD).
Planned Total Vouchers to be Newly Project-Based
PROPERTY NAME
NUMBER OF
VOUCHERS TO BE
PROJECT-BASED
RAD? DESCRIPTION OF PROJECT
1510 N. First St 57 No Rehabilitation project with 58 total units. 40 PBVs for families, 17 PBVs for chronically homeless families.
245 Weddell 60 No New construction project with 123 total units. 29 PBVs for families, 31 PBVs for chronically homeless families.
Clara Gardens 30 No New construction project with 119 total units. 30 PBVs for chronically homeless families.
East Santa Clara Senior 20 No New construction project with 63 total units. 20 PBVs for chronically homeless seniors.
Gateway Tower 65 No New construction project with 220 total units. 65 PBVs for families.
Mountain View Lot 12 35 No
New construction project with 120 total units. 25 PBVs
for large families, 10 PBVs for chronically homeless
families.
Rincon de los Esteros 120 No Existing project acquired by the Housing Authority.
MTW PBVs will support 120 family units
Trillium 36 No
New construction project with 65 total units. 4 PBVs for families, 20 PBVs for chronically homeless families, 12 PBVs for special needs seniors.
Terra Bella 23 No New construction project with 106 total units. 23 PBVs for families.
VTA Berryessa 49 No New construction project with 193 total units. 49 PBVs for chronically homeless families.
495
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
12 iv. Existing Project Based Vouchers
Tenant-based vouchers that the MTW PHA is currently project-basing in the Plan Year. These include only those in which at least an AHAP or HAP is already in place at the beginning of the Plan Year. Select one of the following to indicate the *“Planned status by the end of the Plan Year: ‘Committed,’ ‘leased,’ or ‘issued.’” In column three, indicate whether the unit is included in RAD.
PROPERTY NAME
NUMBER OF
PROJECT-BASED
VOUCHERS
PLANNED
STATUS AT END
OF PLAN YEAR*
RAD? DESCRIPTION OF PROJECT
1860 Alum Rock
Apartments 26 Leased/Issued No Family project with 60 total units. 26 PBVs for families.
2275 Ellena Dr 1 Leased/Issued No Family project with 4 total units. One PBV unit.
2287 Pasetta Dr 1 Leased/Issued No Family project with 4 total. One PBV unit.
3001 El Camino Real 42 Committed No Family project with 130 total units. 42 PBVs for families
961 Meridian 73 Leased/Issued No
Family project with 233 total units. 38
PBVs for families, 35 HUD-VASH PBVs
for veterans.
The Algarve 60 Leased/Issued No
Family project with 91 total units. 36
PBVs for chronically homeless families,
24 HUD-VASH PBVs for veterans.
Agrihood Senior
Apartments 54 Leased/Issued No Senior project with 165 total units. 54 PBVs for special needs seniors.
Alvarado Park 41 Leased/Issued No
Senior project with 90 total units. 18
PBVs for seniors and 23 PBVs for
special needs seniors.
Anne Way Residence 5 Leased/Issued No Senior project with 5 SRO units. PBV units are for seniors.
Arcade
(formerly Kooser) 30 Leased/Issued No Family project with 191 total units. 30 PBVs for chronically homeless families
Bellarmino 53 Leased/Issued No
Family project with 116 total units. 29
PBVs for families and 24 PBVs for
chronically homeless families.
Blossom Hill Residence 5 Leased/Issued No Senior project with 5 SRO units. PBV units are for seniors.
Blossom Valley Senior
Apartments 49 Leased/Issued No Senior project with 147 total units. 49 PBVs for chronically homeless seniors.
Bracher Senior Housing 5 Leased/Issued No Senior project with 71 total units. 5 HUD-VASH PBVs for senior veterans.
Calabazas 80 Leased/Issued No Family project with 136 units. 80 PBVs for chronically homeless families.
Carroll Inn 20 Leased/Issued No Family project with 121 total units. 20 PBVs for disabled persons.
Casa De Novo 27 Leased/Issued No Family project with 56 units. 27 PBVs for chronically homeless families.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
13 PROPERTY NAME
NUMBER OF
PROJECT-BASED
VOUCHERS
PLANNED
STATUS AT END
OF PLAN YEAR*
RAD? DESCRIPTION OF PROJECT
Casa Feliz Studios 6 Leased/Issued No
Family project with 60 total units. 6
PBVs for individuals with
developmental disabilities.
Connell Apartments 5 Leased/Issued No Family project with 28 total units. 5 PBVs for families.
Corde Terra Senior
Apartments 199 Leased/Issued No Senior project with 199 total units. PBV units are for seniors.
Corinthian House 6 Leased/Issued No Senior project with 102 total units. 6 PBVs for seniors.
Country Hills 37 Leased/Issued No Family project with 152 total units. 37 PBVs for families.
Crescent Terrace 20 Leased/Issued No Senior project with 48 total units. 20 PBVs for seniors.
Crest Avenue
Apartments 4 Leased/Issued Yes
RAD conversion of former Mod Rehab
project with 50 total units. 4 PBVs for
families.
Crossings on Monterey 20 Leased/Issued No Family project with 39 total units. 20 PBVs for chronically homeless families.
Curtner SRO's 6 Leased/Issued No Senior project with 6 SRO units. PBV units are for seniors.
Curtner Studios 15 Leased/Issued No Family project with 178 total units. 15 HUD VASH PBVs for veterans.
Cypress Gardens Senior
Apartments 124 Leased/Issued No Senior project with 124 total units. PBV units are for seniors.
Dent Avenue
Apartments 4 Leased/Issued No Family project with 24 total units. 4 PBVs for families.
Distel Circle 32 Leased/Issued No
Family project with 90 total units. 1-
PBVs for large families, 22 PBVs for
chronically homeless families.
Donner Lofts – CHDR 20 Leased/Issued No Family project with 101 total units. 20 PBVs for chronically homeless families.
Eagle Park 41 Leased/Issued No
Family project with 67 total units. 16
PBVs for the chronically homeless and
those with special needs, 25 HUD-VASH
PBVs for veterans.
Edwina Benner Plaza 23 Leased/Issued No
Family project with 66 total units. 10
PBVs for families, 13 PBVs for those
with special needs.
Eklund Gardens I
Apartments 10 Leased/Issued No Family project with 10 total units. PBV units are for families.
Eklund Gardens II
Apartments 6 Leased/Issued No Family project with 6 total units. PBV units are for families.
Emerson North 1 Leased/Issued No Family project with 6 total units. PBV unit is for families.
Emerson South 1 Leased/Issued No Family project with 6 total units. PBV unit is for families.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
14 PROPERTY NAME
NUMBER OF
PROJECT-BASED
VOUCHERS
PLANNED
STATUS AT END
OF PLAN YEAR*
RAD? DESCRIPTION OF PROJECT
Fair Oaks Senior Plaza 93 Leased/Issued No Senior project with 124 total units. 93 PBVs for seniors.
Fairlands SRO's 5 Leased/Issued No Senior project with 5 SRO units. PBV units are for seniors.
Ferne 1 Leased/Issued No Family project with 16 total units. PBV unit is for families.
Fuji Towers 103 Leased/Issued No Senior project with 124 total units. 103 PBVs for seniors.
Gish Apartments 6 Leased/Issued No Family project with 35 total units. 6 PBVs for disabled families.
Hawthorn 47 Leased/Issued No
New construction project with 103
total units. 26 PBVs for seniors, 21 PBVs
for chronically homeless families.
Hillview 132 Leased/Issued No
Project with 132 total units. 100
Mainstream PBVs for disabled persons,
32 PBVs for the chronically homeless.
Homestead SRO's 4 Leased/Issued No Senior project with 4 SRO units. PBV units are for seniors.
Iamesi Village (North
San Pedro Apartments) 109 Leased/Issued No
Family project with 135 total units. 60
PBVs for the chronically homeless and
49 HUD-VASH PBVs for veterans.
Immanuel-Sobrato 97 Leased/Issued No Project with 106 total units. 97 PBVs for chronically homeless families.
Ira D. Hall Square
(formerly Sonora Court) 75 Leased/Issued No
Family project with 176 total units. 30
PBVs for families, 45 PBVs for the
chronically homeless.
Julian Gardens 9 Leased/Issued No Family project with 9 total units. PBV units are for families.
Kifer Senior 41 Leased/Issued No
Senior project with 80 total units. 33
PBVs for those with special needs, 8
HUD-VASH PBVs for veterans.
Kings Crossing
Apartments 25 Leased/Issued No Family project with 94 total units. 25 PBVs for chronically homeless families.
Klee/Offenbach SRO's 5 Leased/Issued No Senior project with 5 SRO units. PBV units are for seniors.
La Avenida 32 Leased/Issued No
Family project with 100 total units. 7
PBVs for the chronically homeless, 25
HUD-VASH PBVs for veterans.
Laurel Grove Family
Apartments 81 Leased/Issued No
Family project with 82 total units. 61
PBVs for families, 20 PBVs for special
needs and/or chronically homeless.
Leigh Avenue Senior
Apartments 63 Leased/Issued No Senior project, 100% PBVs for chronically homeless seniors.
Lenzen Gardens Senior
Apartments 93 Leased/Issued No Senior project with 94 total units. 93 PBVs for seniors.
Llewellyn Residence 5 Leased/Issued No Senior project with 5 SRO units. PBV units are for seniors.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
15 PROPERTY NAME
NUMBER OF
PROJECT-BASED
VOUCHERS
PLANNED
STATUS AT END
OF PLAN YEAR*
RAD? DESCRIPTION OF PROJECT
Lucretia Gardens 16 Leased/Issued No Family project with 16 total units. PBV units are for families.
Lupina
(formerly 797 Almaden) 35 Lease/Issued No
Family project with 99 total units. 10
PBVs for large families, 25 PBVs for
chronically homeless families.
Madrone
(formerly 777 West San
Carlos)
16 Leased/Issued No Family project with 154 total units. 16 PBVs for families.
Magnolias 23 Committed No
Family project with 66 total units. 16
PBVs for chronically homeless, 7 HUD-
VASH PBVs for veterans.
Mariposa Place
(formerly 750 West San
Carlos)
40 Leased/Issued No
Family project with 80 total units. 40
PBVs for families at risk of
homelessness.
Markham Plaza I (Tully
Gardens) 40 Leased/Issued No
Family project with 152 total units. 20
PBVs for chronically homeless families,
20 HUD-VASH PBVs for veterans.
Markham Plaza II 20 Leased/Issued No Family project with 152 total units. 20 HUD-VASH PBVs for veterans.
Maryce Freelen Place 18 Leased/Issued No Family project with 74 total units. 18 PBVs for families.
Meridian
(formerly Sunnyvale
Block 15)
22 Leased/Issued No Family project with 90 total units. 22 PBVs for families.
Mesa Terrace
(formerly Gallup &
Mesa)
23 Leased/Issued No
Family project with 46 total units. 23
PBVs for the homeless and those with
special needs.
Met South 10 Leased/Issued No Family and senior project with 31 total units. 10 PBVs for seniors and families.
Miramar Apartments 16 Leased/Issued No Family project with 16 total units. PBV units are for families.
Mitchell Park 25 Leased/Issued No Family project with 50 total units. 25 PBVs for families with special needs.
Monroe Street 8 Leased/Issued No Family project with 65 total units. 8 PBVs for families.
Monte Alban 33 Leased/Issued No Family project with 192 total units. 33 PBVs for families.
Montecito 39 Leased/Issued No Family project with 85 total units. 39 PBVs for families.
Monterey Gateway 37 Leased/Issued No Senior project with 75 total units. 37 PBVs for chronically homeless seniors.
Monticelli Apartments 23 Leased/Issued No
Family and senior project with 52 total
units. 14 PBVs for seniors, 9 PBVs for
families.
Morrone Gardens 4 Leased/Issued No Senior project with 101 total units. 4 HUD-VASH PBVs for senior veterans.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
16 PROPERTY NAME
NUMBER OF
PROJECT-BASED
VOUCHERS
PLANNED
STATUS AT END
OF PLAN YEAR*
RAD? DESCRIPTION OF PROJECT
Moulton Plaza 8 Leased/Issued No Family project with 66 total units. 8 PBVs for families.
Onizuka Crossing 19 Leased/Issued No
Family project with 58 total units. 13
PBVs for chronically homeless families,
6 HUD-VASH PBVs for veterans.
Opportunity Center 55 Leased/Issued No Family project with 88 total units. 55 PBVs for chronically homeless families.
Orchard Ranch
(Palomino) 18 Leased/Issued No
Family project with 18 total units. 18
PBVs for large families, those with
special needs, and chronically homeless
families.
Orchard Ranch (Overo) 8 Leased/Issued No
Family project with 8 total units. PBV
units are for families at risk of
homelessness.
Orchard Ranch
(Tobiano) 14 Leased/Issued No
Family project with 14 total units. PBVs
units are for large families, families at
risk of homelessness, and chronically
homeless families.
Page Street 27 Leased/Issued No Family project with 81 total units. 27 PBVs for chronically homeless families.
Park Avenue Senior
Apartments 99 Leased/Issued No
Senior project with 99 total units. 79
PBVs for seniors, 20 PBVs for seniors
with special needs.
Parkmoor Apartments 41 Leased/Issued No
Family project with 81 total units. 21
PBVs for families, 20 PBVs for
transition-aged youth.
Parkside Studios 7 Leased/Issued No Family project with 59 total units. 7 PBVs for chronically homeless families.
Parkview Senior
Apartments 24 Leased/Issued No Senior project with 140 total units. 24 PBVs for seniors.
Pavilion Inn 21 Leased/Issued No Family project with 43 total units. 21 PBVs for families with special needs.
Poco Way Apartments 10 Leased/Issued No Family project with 130 total units. 10 PBVs for families.
Pollard SRO's 5 Leased/Issued No Senior project with 5 SRO units. PBV units are for seniors.
Quetzal Gardens 32 Leased/Issued No
Family project with 70 total units. 4
PBVs for large families, 28 PBVs for
chronically homeless families.
Renascent Place 160 Leased/Issued No
Family project with 160 total units. PBV
units are for chronically homeless
families.
Rincon Gardens Senior
Apartments 198 Leased/Issued No Senior project with 200 total units. 198 PBVs for seniors.
Roosevelt Park 20 Leased/Issued No Family project with 80 total units. 20 PBVs for families.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
17 PROPERTY NAME
NUMBER OF
PROJECT-BASED
VOUCHERS
PLANNED
STATUS AT END
OF PLAN YEAR*
RAD? DESCRIPTION OF PROJECT
Royal Oak Village 22 Leased/Issued No Family project with 73 total units. 22 PBVs for large families.
San Antonio Place 30 Leased/Issued No Family project with 120 total units. 30 PBVs for families.
San Veron Park
Apartments 6 Leased/Issued No Family project with 32 total units. 6 PBVs for families.
Sango Court 49 Leased/Issued No
Family project with 101 total units. 2
PBVs for families, 40 PBVs for the
chronically homeless, and 7 HUD-VASH
PBVs for veterans.
Santa Familia 13 Leased/Issued No Family project with 79 total units. 13 PBVs for families.
Santa Teresa
Multifamily 21 Leased/Issued No Family project with 50 total units. 21 PBVs for families.
Second Street Studios 134 Leased/Issued No Family project with 135 total units. 134 PBVs for chronically homeless families.
Shorebreeze 20 Leased/Issued No Family project with 61 total units. 20 PBVs for those at risk of homelessness.
Sobrato Apartments 38 Leased/Issued No
Family project with 60 total units. 38
PBVs for chronically homeless families
and families at risk of homelessness.
Solaire Apartments
(formerly Auzerais) 64 Leased/Issued No
Family project with 130 total units. 64
PBVs for homeless and those with
special needs.
Stevenson House 10 Leased/Issued No Senior project with 120 total units. 10 PBVs for seniors.
Sunset Gardens Senior
Apartments 74 Leased/Issued No Senior project with 75 total units. 74 PBVs for seniors.
Tamien Station 33 Leased/Issued No Family project with 134 total units. 33 PBVs for families.
The Charles 44 Leased/Issued No Family project with 99 total units. 44 PBVs for families.
The Fielden 65 Leased/Issued No
Family project with 160 total units. 25
PBVs for families, 15 PBVs for
chronically homeless, and 25 HUD-
VASH PBVs for veterans.
The Heartwood
Apartments 48 Leased/Issued No
Family project with 49 total units. 48
PBVs for chronically homeless families,
transition-aged youth, and those with
special needs.
Timberwood
Apartments 20 Leased/Issued No Family project with 286 total units. 20 PBVs for families.
Tyrella Gardens
Apartments 11 Leased/Issued No Family project with 56 total units. 12 PBVs for families.
Vela Apartments (Alum
Rock Family Housing) 29 Leased/Issued No Family project with 87 total units. 29 PBVs for chronically homeless families.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
18 PROPERTY NAME
NUMBER OF
PROJECT-BASED
VOUCHERS
PLANNED
STATUS AT END
OF PLAN YEAR*
RAD? DESCRIPTION OF PROJECT
Ventura 1 Leased/Issued No Family project with 12 total units. One PBV is for families.
Ventura Apartments 1 Leased/Issued No Family project with 12 total units. One PBV is for families.
Veranda 6 Leased/Issued No Senior project with 19 total units. 6 PBVs for seniors with special needs.
Village at Willow Glen 20 Leased/Issued No Senior project with 133 total units. 20 PBVs for seniors.
Villas at Fourth Street 93 Leased/Issued No
Senior project with 93 total units. PBV
units are for chronically homeless
seniors.
Villas on the Park 83 Leased/Issued No Family project with 83 total units. PBVs are for the chronically homeless.
Vitalia
(formerly Bascom) 16 Leased/Issued No
Family project with 79 total units. 11
PBVs for chronically homeless families
and 5 HUD-VASH PBVs for veterans.
Waldo 3 Leased/Issued No Family project with 6 total units. 3 PBVs for families.
Westwood Ambassador 10 Leased/Issued Yes
RAD conversion of former Mod Rehab
project with 42 total units. 10 PBVs for
families.
Wheeler Manor 10 Leased/Issued No Senior project with 111 total units. 10 PBVs for seniors.
Wolfe SRO's 4 Leased/Issued No Senior project with 4 SRO units. PBV units are for seniors.
Planned Total Existing Project-Based Vouchers
v. Planned Other Changes to MTW Housing Stock Anticipated During the Plan Year Examples of the types of other changes can include (but are not limited to): units held off -line due to relocation or substantial rehabilitation, local, non-traditional units to be acquired/developed, etc.
PLANNED OTHER CHANGES TO MTW HOUSING STOCK ANTICIPATED IN THE PLAN YEAR SCCHA is working with HUD on a RAD conversion at 1510 N. First Street, with project specifics below.
Project: 1510 North First (ex-Comfort Suites hotel)
Address: 1510 N. First St, San Jose, CA 95112
Number of Units: 58 studios (including 1 2-Bedroom Managers unit) PBV’s: 57 units
Funding: City funding secured, County in progress, will apply for 9% Tax credits in April 2026 Anticipated Construction closing: November/December 2026
SCCHA is also exploring Faircloth to RAD conversions and may begin the process in FY2027 . The properties under analysis are: Avenida Espana Gardens (84 senior units), Bracher Gardens Apartments (72 senior units), DeRose Gardens (76 senior units), El Parador Apartments (125 senior units) , Girasol (59 senior units), Jardines Paloma Blanca (42 senior units) John Burns Gardens (100 senior units), Las Golondrinas (50 senior units), Morrone Gardens Apartments (102 senior units), Villa Hermosa (100 senior units). 4,370
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
19 vi. General Description of All Planned Capital Expenditures During the Plan Year Narrative general description of all planned capital expenditures of MTW funds during the Plan Year.
B. LEASING INFORMATION
i. Planned Number of Households Served
Snapshot and unit month information on the number of households the MTW PHA plans to serve at the end of the Plan Year.
PLANNED NUMBER OF HOUSEHOLDS SERVED
THROUGH:
PLANNED NUMBER OF
UNIT MONTHS
OCCUPIED/LEASED*
PLANNED NUMBER OF
HOUSEHOLDS TO BE
SERVED**
Public Housing Units Leased 48 4
Housing Choice Vouchers (HCV) Utilized*** 242,340 20,195 Local, Non-Traditional: Tenant-Based^ 1,464 122
Local, Non-Traditional: Property-Based^ 11,928 994
Local, Non-Traditional: Homeownership^ 0 0
Planned Total Households Served
* “Planned Number of Unit Months Occupied/Leased” is the total number of months the MTW PHA plans to have leased/occupied in each category throughout the full Plan Year.
** “Planned Number of Households to be Served” is calculated by dividing the “Planned Number of Unit Months Occupied/Leased” by the number of months in the Plan Year. *** “Housing Choice Vouchers (HCV) Utilized” includes all SPVs within the MTW PHA’s portfolio
^ In instances when a local, non-traditional program provides a certain subsidy level but does not specify a number of units/households to be served, the MTW PHA should estimate the number of households to be served
GENERAL DESCRIPTION OF ALL PLANNED CAPITAL EXPENDITURES DURING THE PLAN YEAR Construction will finish at the beginning of FY 27 at Hawthorn Senior Housing (103 units), the first phase of the East Santa Clara (ESC) Master Plan. The second phase, Trillium Senior Housing (65 units), and is projected to start construction shortly near the end of FY 26. Subsequent phases of the ESC Master Plan include Sage and Elderberry will use MTW funds for planning and pre-development work.
The Development team will start construction near the end of FY 26 for the rehabilitation of the Willows, a 47 -unit family development ;construction is expected to be complete by the end of FY27. SCCHA expects to be awarded tax credits and start construction at two additional projects in FY 27, including the redevelopment of rehabilitation of Orchard Gardens (123 units) and the adaptive re-use of 1510 North 1st Street from a hotel into 58 permanent supportive housing units. Lastly construction will begin on infrastructure improvements at the Buena Vista Mobile Home Park.
Other projects will use MTW for predevelopment and due diligence activities, including Jardines rehabilitation, 8 th
and Alexander, VTA Hostetter, the Sunnyvale Project, The Mountain View Project, the Campbell Project, 10 Kirk, and the North First Street Master Plan, which are still in early stages of conceptual planning .
Several projects are on the list for upcoming preservation activities. The list includes Avenida Espana, Bracher, DeRose, John burns, Klamath, Morrone, Pinmore, San Pedro Gardens, Villa Hermos, and Blossom River.
255,780 21,315
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
20 LOCAL, NON-
TRADITIONAL CATEGORY MTW ACTIVITY NAME/NUMBER
PLANNED NUMBER
OF UNIT MONTHS
OCCUPIED/LEASED*
PLANNED NUMBER OF
HOUSEHOLDS TO BE
SERVED*
Tenant-Based Interim Housing - Activity 2020-2 1,464 122 Property-Based
Create Affordable Housing
Preservation Fund for
SCCHA and Affiliate-Owned
Properties/Activity 2012-4
11,928 994
Homeownership N/A 0 0
* The sum of the figures provided should match the totals provided for each local, non-traditional category in the previous table. Figures should be given by individual activity. Multiple entries may be made for each category, if applicable.
ii. Discussion of Any Anticipated Issues/Possible Solutions Related to Leasing Discussions of any anticipated issues and solutions in the MTW housing programs listed.
iii. Unique Households Served (Optional)
Number of unique households served annually through local, non- traditional rental services program such as short-term rental assistance, rapid rehousing, emergency housing, etc.
HOUSING PROGRAM DESCRIPTION OF ANTICIPATED LEASING ISSUES AND POSSIBLE SOLUTIONS MTW Public Housing None
MTW Housing Choice Voucher
The Santa Clara County rental market continues to have a low vacancy rate, which leads to difficulties in leasing Housing Choice Vouchers. HCV holders who are looking for housing continue to face extremely high rents and a competitive rental environment. The Housing Authority implemented Small Area FMRs in January 2025 and will monitor effects in the coming year. The Development team has a robust pipeline to expand affordable housing supply. Project-Based Vouchers continue to be instrumental in affordable housing production within the County. Approximately 457 MTW PBV units are anticipated to complete construction in FY2026.
Local, Non-Traditional None
UNIQUE HOUSEHOLDS SERVED
The Interim Housing Activity, 2020-2, serves the community by providing housing to project-based voucher holders who are waiting for units to finish construction. Most of these voucher holders are chronically homeless and getting them into units helps establish case management relationships early i n the process. The numbers above reflect the 122 units that are being used as interim housing under this activity. The number of households actually served is much greater than the 122 reflected above. Unit turnover is more frequent than annual, but dif ficult to predict, and results in the number of families served being as high as 1,464, if all units turned over monthly.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
21 C. WAITING LIST INFORMATION
i. Waiting List Information Anticipated
Snapshot information of waiting list data as anticipated at the beginning of the Plan Year. The “Description” column should detail the structure of the waiting list (indicating whether the waiting list is site-based or agency-wide for public housing) and the population(s) served.
* SCCHA’s Interest List opened in December 2020. Smaller waiting lists are created by randomly drawing active applicants from its interest lists, as vouchers are available or PBV projects come online.
Please describe any duplication of applicants across waiting lists:
WAITING LIST NAME DESCRIPTION
NUMBER OF
HOUSEHOLDS
ON WAITING
LIST
WAITING LIST OPEN,
PARTIALLY OPEN OR
CLOSED
PLANS TO
OPEN THE
WAITING LIST
DURING THE
PLAN YEAR
Federal MTW Public
Housing Units Site Based 685 Closed No
Federal MTW Housing
Choice Voucher
Program: Tenant-Based
Program Specific* 49,540* Closed No
Federal MTW: Site-
Based List Site Based Partially Open Yes
Project-Based, Local,
Non-Traditional MTW
Housing Assistance
Program
Site Based 2,400 Partially Open Yes
SCCHA has 14 properties where households are assisted through Project-Based, Local, Non-Traditional MTW Housing Assistance Programs. Buena Vista Mobile Home Park does not have a waitlist. There may be duplication of applicants among the remaining lists as applicants can put their name on as many lists as are open. Site based lists exist at: El Parador, Bendorf Drive, Blossom River, Clarendon, DeRose Garden, Ford Road Plaza, Helzer Courts, Morrone Gardens, Pinmore Gardens, San Pedro Gardens, Rincon de los Esteros, Alvarado and Bellarmino.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
22 ii. Planned Changes to Waiting List in the Plan Year Please describe any anticipated changes to the organizational structure or policies of the waiting list(s), including any opening or closing of a waiting list, during the Plan Year.
WAITING LIST NAME DESCRIPTION OF PLANNED CHANGES TO WAITING LIST Federal MTW Housing Choice
Voucher Program
SCCHA anticipates closing the tenant-based interest list, which will result in fewer waiting lists being created. The site-based interest lists will be opened and closed to maintain a significant number of applicants and ensure vacant units are filled as quickly as possible.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented 23
II I. Proposed MTW Activities (HUD Approval Requested)
This section describes the MTW activity that SCCHA proposes to implement in FY2027.
2027-1: ALTERNATIVE TOTAL DEVELOPMENT COST CALCULATION (Proposed Activity)
SCCHA is proposing an alternative to HUD’s Total Development Cost Calculation for redevelopment and rehabilitation activities under local, non -traditional MTW authority. This alternative cost calculation will allow for a more accurate reflection of affordable development costs and support SCCHA’s continued role as a regional leader in providing affordable housing.
Development costs in Santa Clara County for all types of housing are among the most expensive in the country due to high costs of labor, materials, and land. Despite the enormous demand for new housing, these elevated costs have created major challenges fo r providing new housing supply; in fact, a 2024 study from the City of San Jose found that construction of high -density market-rate housing was “not financially viable” in the current economic environment. These factors have contributed to San Jose being considered among the least affordable cities in the world.
SCCHA makes every effort to limit development costs through extensive design management, value engineering, negotiation with contractors, and partnerships with public owners to secure free land. Nevertheless, the San Jose cost study found that affordable housing developments in the City averaged $763,889 per unit as of 2025, a 15% increase over 2024’s per -unit average.
These elevated costs have been paired with growth in interest rates and a reduction in local and State funding, making SCCHA’s MTW funds an essential source to move projects forward.
Affordable housing in Santa Clara County and the State of California is highly competitive. The California Tax Credit Allocation Committee (CTCAC), which allocates Federal low-income housing tax credits for the State, evaluates projects based on leveraged outside sources, which means those projects with substantial commitments, such as MTW funds, are best positioned to win awards.
CTCAC publishes annual Threshold Basis Limits, or the maximum eligible basis that a project may claim low-income tax credits against. These basis limits establish costs based on the CTCAC region and are a combination of estimated and actual construction co sts of new construction projects that have received tax credits within the previous five -year period. The CTCAC data set includes some projects that achieve lower average construction costs by avoiding local, State, and Federal sources that trigger prevailing wages (and also provide less affordability). However, these cost numbers are still significantly more accurate than the HUD TDC numbers for the costs of affordable housing projects in Santa Clara County.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
24 An increase in SCCHA’s TDC limit to match the CTCAC annual Threshold Basis Limits would benefit the local affordable housing community by having MTW funds that better meet project needs and move projects forward more quickly to tax credit application and c onstruction. Increasing the limit could also allow SCCHA to contribute some MTW funds on a temporary basis (for example, by serving as cash collateral), which could lower the cost of permanent debt and ultimately reduce the total amount of MTW funds that would be needed as a permanent source.
CTCAC updates its basis limits each year, creating a clear mechanism for SCCHA to make annual changes that reflect up-to-date cost information in the County. If this activity is approved, SCCHA will update the TDC annually upon publication of the CTCAC Basis Limits.
Below are the 2025 Basis Limits for Santa Clara County, which will serve as SCCHA’s TDC limits, if approved.
SRO & STUDIO 1 BEDROOM 2 BEDROOM 3 BEDROOM 4 BEDROOM $523,060 $613,460 $740,000 $947,200 $1,055,240
Contrastingly, HUD’s TDC Limits for Santa Clara County are:
Relation to Statutory Objectives
This activity supports the statutory objective of expanding participants’ housing choices.
Anticipated Schedule for Achieving the Stated Objectives SCCHA anticipates implementing this activity upon approval and using the flexibility as necessary.
Proposed Baseline, Benchmarks, Metrics and Data Collection Data related to this activity will be collected and retrieved at least annually from the Agency’s electronic database. As this activity is implemented, SCCHA may revise the activity’s metrics and further quantify and refine its performance baselines and benchmarks.
Cost Implications
SCCHA anticipates that the proposed activity will be cost neutral as the MTW funds invested in development will be returned to SCCHA during the life of the project, though a combination of sources, including fees and rental income.
Authorization for the Activity
The proposed activity is authorized in Attachment C, Paragraph D , Section 1, Subsection e. of SRO & STUDIO 1 BEDROOM 2 BEDROOM 3 BEDROOM 4 BEDROOM HCC
TDC HCC TDC HCC TDC HCC TDC HCC TDC
$137,888 $220,621 $193,044 $308,870 $248,199 $397,118 $330,932 $529,491 $413,665 $661,864
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
25 SCCHA’s MTW Agreement with HUD and waives certain provisions of Section 8(o)(13)(B) of the 1937 Act and 24 CFR 983 as necessary to implement SCCHA’s MTW Plan. This authorization is needed to waive 24 CFR 905.314(b) & (c)
Rent Reform Impact Analysis, Hardship Case Criteria, Annual Reevaluation and Transition Period
This activity does not qualify as a Rent Reform Initiative.
This activity was made available for public review and included as a proposed activity in the public hearing held for the FY202 7 MTW Annual Plan. SCCHA will obtain approval from its Board of Commissioners prior to the activity’s implementation. The impact of this activity will be evaluated annually in SCCHA’s MTW Report.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented 26
IV. Approved MTW Activities (HUD Approval Previously Granted)
To date, SCCHA has had 67 activities approved by HUD. Of these, seventeen were closed out in previous years.
The first four numbers of each activity signify the fiscal year in which each activity was approved.
Except where indicated in the activity status explanation, SCCHA does not anticipate any changes or modifications to the activities during the Plan year.
Implemented Activities
ACTIVITY 2009-1: REDUCED FREQUENCY OF TENANT REEXAMINATIONS PLAN YEAR APPROVED: FY2009 IMPLEMENTED: FY2009 AMENDED: FY2016, FY2021, FY2025
DESCRIPTION OF MTW ACTIVITY
This activity allows SCCHA to reduce the frequency of reexaminations of family income and composition from annually to once every three years for households with only fixed income sources and once every two years for all other households. Changes to the activity since initial implementation:
• FY2016: Amended to include SCCHA’s four remaining public housing units under the activity. • FY2020: Technical amendment that reduced the reexamination frequency to 4 years for households with only fixed income sources and 3 years for all other households. This amendment was extended in FY2021 until end of FY2023, after which SCCHA reverted back to the original two-/three-year reexamination cycle.
• FY2025: Amended to waive certain interim reexamination requirements expected from the implementation of the Housing Opportunity Through Modernization Act (HOTMA). SCCHA will only process interim increases in income in the following cases:
o To include the income of a family member being added to the household; o When a zero-income family reports an increase in income; o To include previously uncounted income during an interim reexamination that would otherwise make the family zero-income;
o If a family that is in a repayment agreement with SCCHA reports an increase in income; o If the participant requests an interim reexamination for increases in their income; All other income increases will be processed at the next regularly scheduled reexamination.
SCCHA will continue to process interim reexaminations for any income decreases.
UPDATE ON MTW ACTIVITY
SCCHA continues to use this activity.
PLANNED NON-SIGNIFICANT CHANGES
When there is an increase in the payment standard amount during the HAP contract term, SCCHA will use the increased payment standard amount at the earliest of the family’s next regular or interim Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
27 reexamination, or an approved increase in the gross rent that would result in an increase in the family share. This ensures the application of payment standard increases is consistent with the biennial and triennial reexamination cycles.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes to this activity.
ACTIVITY 2009-2: EXPEDITING INITIAL ELIGIBILITY INCOME VERIFICATION PROCESS PLAN YEAR APPROVED: FY2009 IMPLEMENTED: FY2009 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity allows SCCHA to extend the time period in which application documents are valid, from 60 days to 120 days.
UPDATE ON MTW ACTIVITY
Extending the documentation timeframe continues to provide administrative relief, both to applicants and to SCCHA. SCCHA will continue to use this activity in FY2027.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non-significant changes to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes to this activity and its authorizations.
ACTIVITY 2009-5: EXPLORING NEW HOUSING OPPORTUNITIES FOR THE CHRONICALLY HOMELESS PLAN YEAR APPROVED: FY2009 IMPLEMENTED: FY2011 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
The Chronically Homeless Direct Referral (CHDR) program was implemented in FY2011. The CHDR program increases housing choices and mobility by assisting the homeless population through a more targeted and efficient process than the standard voucher waiting list system. Following a housing -first model, identified chronically homeless families not on the voucher waiting list are referred for project - based housing assistance and connected to case management services with local service providers. In FY2016, SCCHA amended and extended its agreement with Santa Clara County’s Office of Supportive Housing, which administers the referral of applicants and oversees the agencies providing intensive case management services.
UPDATE ON MTW ACTIVITY
SCCHA plans to close out this activity and combine it with 2017-2 (currently re-proposed and pending HUD approval of the FY2026 MTW Plan).
PLANNED NON-SIGNIFICANT CHANGES
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
28 SCCHA does not anticipate any non -significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes or modifications to this activity and its authorizations.
ACTIVITY 2009-8: 30-DAY REFERRAL PROCESS FOR PROJECT BASED VACANCIES PLAN YEAR APPROVED: FY2009 IMPLEMENTED: FY2010 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity allows owners to directly refer applicants after 30 days of unsuccessful attempts to fill the Project-Based Voucher (PBV) unit using referrals from the SCCHA waiting list. This activity reduces the vacancy time for owners and the resultant lo ss in money , thus ensuring the continuation of the PBV contract and the affordability of the units for low-income households.
UPDATE ON MTW ACTIVITY
SCCHA continues to use this activity.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes or modifications to this activity and its authorizations.
ACTIVITY 2009-9: UTILIZATION OF LOW-INCOME HOUSING TAX CREDIT (LIHTC) TENANT INCOME
CERTIFICATION (TIC) FOR INCOME AND ASSET VERIFICATION
PLAN YEAR APPROVED: FY2009 IMPLEMENTED: FY2010 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity, first implemented in 2010, allows SCCHA to utilize the owner- provided Tenant Income Certification (TIC) form required under the Low-Income Housing Tax Credit (LIHTC) Program as its sole method for verification of the family’s income and assets when filling PBV vacancies for tax credit units.
Prior to implementation, households selected to fill a PBV unit that utilized tax credits had to comp lete initial eligibility calculations under both the Federal LIHTC regulations (Section 42 of the IRS Code) and the Section 8 PBV regulations (24 CFR 5.657, 5.659).
UPDATE ON MTW ACTIVITY
SCCHA plans to close out this activity in the FY2026 MTW Report as it no longer requires MTW authority to utilize the TIC form for income verification. Recently implemented HOTMA provisions now allow PHAs to use other programs’ determination of income.
PLANNED NON-SIGNIFICANT CHANGES
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
29 SCCHA does not anticipate any non-significant changes to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes to this activity and its authorizations.
ACTIVITY 2009-11: PROJECT-BASE 100% OF UNITS IN FAMILY PROJECTS PLAN YEAR APPROVED: FY2009 IMPLEMENTED: FY2010 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This MTW activity allows SCCHA to project-base more than 25% of the units in housing projects that make supportive services available. Although services must be made available and families must be made aware of and encouraged to participate in these servic es, families do not need to participate in the supportive services. This MTW activity increases housing choices for low -income families by making the units more attractive to families who do not want or need supportive services.
UPDATE ON MTW ACTIVITY
The activity continues to reduce SCCHA’s administrative burden by removing the required compliance monitoring for families living in the “excepted” units (i.e. units above the 25% cap).
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non-significant changes to this activity and its authorizations.
P
LANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes to this activity and its authorizations.
ACTIVITY 2009-13: COMBINED WAITING LIST FOR THE COUNTY OF SANTA CLARA AND THE CITY OF SAN JOSÉ
PLAN YEAR APPROVED: FY2009 IMPLEMENTED: FY2009 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
In 1976, SCCHA signed an agreement to administer the Housing Choice Voucher program on behalf of the City of San José. This agreement allows SCCHA to operate under one Annual Plan, one Administrative Plan, and one combined MTW plan for both housing authorities. In accordance with this agreement, in FY2009, this activity was implemented to permit SCCHA to waive regulation 24 CFR 982.404(f), and to continue to operate one combined waiting list for both the City of San José and the County of Santa Clara. This activity allows SCCHA to operate a joint waiting list for the Housing Choice Voucher (HCV) and the Project Based Voucher (PBV) Programs.
In FY2021, SCCHA launched a combined interest list for both the City of San José and the County of Santa Clara and continues to operate this joint interest list for the Housing Choice Voucher (HCV) and the Project Based Voucher (PBV) Programs.
UPDATE ON MTW ACTIVITY
SCCHA continues to use this activity to operate a combined interest list.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
30 PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non -significant changes or modifications to this activity and its authorizations.
P
LANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes or modifications to this activity and its authorizations.
2009-14: PAYMENT STANDARD CHANGES BETWEEN REGULAR REEXAMINATIONS PLAN YEAR APPROVED: FY2009 IMPLEMENTED: FY2010 AMENDED: FY2014
DESCRIPTION OF MTW ACTIVITY
This activity allows SCCHA to effectuate an immediate change in voucher size and its corresponding payment standard when changes in family composition or SCCHA’s subsidy size policy occur between regular reexaminations. If the application of the new payment standard results in a decrease in the tenant’s rent portion, the interim reexamination effective date will be the first of the month following the change. If the application of the new payment results in an increase in the tenant’s rent portion, the interim reexamination effective date will be the first of the month following a 30-day notice to the tenant and owner.
UPDATE ON MTW ACTIVITY
This activity continues to result in Housing Assistance Payment (HAP) cost savings by enabling the new payment standards to take effect at the time of an interim reexamination rather than at the next regular reexamination.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non-significant changes to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes to this activity and its authorizations.
ACTIVITY 2010-2: EXCLUDING ASSET INCOME FROM INCOME CALCULATIONS FOR FAMILIES WITH ASSETS UNDER $50,000
PLAN YEAR APPROVED: FY2010 IMPLEMENTED: FY2010 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
SCCHA does not calculate or include income received from family assets when total family assets are less than $50,000. Since implementation in FY2010, SCCHA has reduced administrative costs through this activity.
UPDATE ON MTW ACTIVITY
SCCHA continues to save costs of staff time previously spent on this task.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
31 PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non-significant changes to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes to this activity and its authorizations.
ACTIVITY 2010-4: ALLOCATING PROJECT-BASED VOUCHERS TO SCCHA-OWNED PROJECTS
WITHOUT COMPETITION
PLAN YEAR APPROVED: FY2010 IMPLEMENTED: FY2010 AMENDED: FY2023
DESCRIPTION OF MTW ACTIVITY
This MTW activity allows the Agency to select SCCHA-owned housing for project-based assistance without a competitive process, saving both staff time and other costs that would be related to a competitive process. As a result of this activity, SCCHA is able to cost -effectively and efficiently ensure that these project-based units are available.
In FY2023, SCCHA amended the activity to allow SCCHA to enter into a HAP contract for new construction or rehabilitation if site work was performed without an Agreement to Enter into HAP (AHAP) contract in place. This enables SCCHA to perform work necessary to render the site safe and ready for vertical construction or rehabilitation once financing is obtained.
Prior to HAP contract execution, the owner must confirm that any work from the date of proposal submission or (for non-competitive selection) board approval of the PBV award complies with the non - waivable requirements included in the AHAP. Specifically, the owner must confirm the following for any work that preceded HAP contract execution:
• Applicable prevailing wages were paid for the work that preceded HAP contract execution • No work began prior to completion of an environmental review pursuant to 24 CFR Parts 50 or 58 and a Request for Release of Funds (RROF) was received by HUD • All applicable fair housing and civil rights requirements were followed • The project’s design complies with any applicable provisions of Section 504 of the Rehabilitation Act, the Fair Housing Act, including Fair Housing Design Standards, and the Americans with Disabilities Act
• Applicable broadband infrastructure requirements were followed • The owner is eligible to participate in the PBV program (e.g., is not debarred, suspended, or subject to a similar exclusion) and has disclosed any potential conflicts of interest.
UPDATE ON MTW ACTIVITY
SCCHA awarded PBVs to a Housing Authority-owned project, Hawthorn and plans to self-award in FY2026 and following years, for the projects at the East Santa Clara site. The Housing Authority will also use this activity as opportunities are available.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes or modifications to this activity and its authorizations.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
32 PLANNED SIGNIFICANT CHANGES
There are no planned significant changes or modifications to this activity and its authorizations.
ACTIVITY 2011-1: STREAMLINED APPROVAL PROCESS FOR EXCEPTION PAYMENT STANDARD FOR REASONABLE ACCOMMODATION – HCV
PLAN YEAR APPROVED: FY2011 IMPLEMENTED: FY2011 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity allows SCCHA to approve any requests for an exception payment standard above 110 percent (not to exceed 120 percent) of the published Fair Market Rent (FMR) as a reasonable accommodation for persons with disabilities.
UPDATE ON MTW ACTIVITY
SCCHA plans to close out this activity in the FY2026 MTW Report. Recent regulatory changes now allow all PHAs to approve an exception payment standard up to 120 percent of the applicable FMR/SAFMR as a reasonable accommodation. Therefore, this activity is no longer necessary.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non -significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes or modifications to this activity and its authorizations.
ACTIVITY 2011-2: SIMPLIFY REQUIREMENTS REGARDING THIRD-PARTY INSPECTIONS AND RENT
SERVICES
PLAN YEAR APPROVED: FY2011 IMPLEMENTED: FY2011 AMENDED: FY2021
DESCRIPTION OF MTW ACTIVITY
This activity waives the HUD requirement that a designated independent agency conduct Housing Quality Standards (HQS) inspections and rent reasonableness determinations for SCCHA -owned units. It also waives the requirement for the independent agency to submit copies of each HQS inspection report and rent reasonableness determination to the HUD field office.
In FY2021, SCCHA amended this activity to further eliminate remaining required tasks associated with this HUD requirement. SCCHA conducts the following tasks in-house:
• Establishing contract rents (initial rent to owner and redetermined rent to owner); • Establishing the term of initial and any renewal HAP contract; • Determining rent reasonableness;
• Assisting the family in negotiating the rent with the owner; • Inspections for SCCHA-owned units.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
33 The elimination of third -party requirements significantly streamlines the leasing process for SCCHA - owned units and reduces administrative costs.
UPDATE ON MTW ACTIVITY
SCCHA continues to use this activity.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non -significant changes or modific ations to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes or modifications to this activity and its authorizations.
ACTIVITY 2012-2: MINIMUM TWO-YEAR OCCUPANCY IN PROJECT-BASED UNIT PLAN YEAR APPROVED: 2012 IMPLEMENTED: 2015 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
The purpose of the activity is to enhance the occupancy stability in the PBV program, which will result in reduced staff time spent processing PBV move-outs and vacancy outreach. Project-based participants are required to remain in their PBV units for a minimum of two years prior to becoming eligible to request a tenant-based voucher to move with continued assistance.
The activity does not apply to families:
1) with an approved reasonable accommodation that requires them to move; 2) who experience a change in family composition that affects unit size; 3) who present other compelling reasons to move out; or 4) who request a move under the Violence Against Women Act (VAWA).
To implement the activity, SCCHA created its own PBV Statement of Family Responsibility and PBV Tenancy Addendum forms to replace the HUD forms. The only change in the SCCHA versions of the forms is the two -year, rather than one -year, PBV residency requirement before tenants may move with continued housing assistance.
UPDATE ON MTW ACTIVITY
SCCHA utilizes this activity on an ongoing basis and will continue to utilize the activity.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes or modifications to this activity and its authorizations.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
34 ACTIVITY 2012-3: CREATE AFFORDABLE HOUSING ACQUISITION AND DEVELOPMENT FUND PLAN YEAR APPROVED: FY2012 IMPLEMENTED: FY2012 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity allows SCCHA to use MTW funds to pursue opportunities to build new affordable rental housing units through the acquisition of existing land and/or funding the development of units for new construction or rehabilitation.
UPDATE ON MTW ACTIVITY
Construction is underway at Hawthorn Senior Housing (103 units), the first phase of the East Santa Clara (ESC) Master Plan. In FY2027, SCCHA expects to complete construction at Hawthorn and begin construction on phase two, Trillium Senior Housing (65 units). Subsequent phases of the ESC Master Plan, Sage and Elderberry, will use MTW funds for planning and pre-development work.
Other projects will use MTW for predevelopment and due diligence activities, including Jardines rehabilitation, 8
th and Alexander, VTA Hostetter, the Sunnyvale Project, The Mountain View Project, the Campbell Project, 10 Kirk, and the North First Street Master Plan, which are still in early stages of conceptual planning.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non -significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes or modifications to this activity and its authorizations.
ACTIVITY 2012-4: CREATE AFFORDABLE HOUSING PRESERVATION FUND FOR SCCHA AND
AFFILIATE OWNED PROPERTIES
PLAN YEAR APPROVED: FY2012 IMPLEMENTED: FY2012 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity allows SCCHA to use MTW funds to assist in its preservation activities and to support the asset management staff overseeing the affordable units. The preservation activities include using MTW funds for expenses incurred in rehabilitating the units to extend their useful life and affordability, or to acquire the property or limited partner’s interest at the end of the tax cred it period to maintain the asset’s affordability into the future or pay off existing loans to leverage additional financing.
UPDATE ON MTW ACTIVITY
SCCHA continues to use this activity to preserve the long-term stability and viability of existing SCCHA owned and affiliate owned housing. Construction for the rehabilitation of the Willows (47 units) is expected to start by the end of FY2026 and be completed before the end of FY2027. In FY2027, SCCHA also plans to begin work on redevelopment of Orchard Gardens (123 units), adaptive re-use of 1510 North 1st Street hotel into 58 permanent supportive housing units, and infrastructure improvements at Buena Vista Mobile Home Park. SCCHA will also use MTW funds for predevelopment and due diligence activities for rehabilitations at Jardines Paloma Blanca, Girasol, Los Golondrinas.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
35 Several projects are on the list for upcoming preservation activities. The list includes Avenida Espana, Bracher, DeRose, John burns, Klamath, Morrone, Pinmore, San Pedro Gardens, Villa Hermos, and Blossom River. Additional projects potentially using MTW funds are Iamesi, Leigh Avenue, Fourth Street, Japantown, Roosevelt, Murphy Ranch I and II, Gish and 1585 Studios.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non -significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes or modifications to this activity and its authorizations.
ACTIVITY 2014-4: INCREASED TENANT CONTRIBUTION – UP TO 35% OF GROSS INCOME PLAN YEAR APPROVED: FY2014 IMPLEMENTED: FY2015 AMENDED: FY2015, FY2024
DESCRIPTION OF MTW ACTIVITY
This activity simplified the calculation of Total Tenant Payment (TTP) to the higher of between 30 and 35 percent of the participant family’s gross monthly income or $50 (minimum rent). Originally implemented in FY2014, this activity eliminated all standard allowances and deductions, as well eliminated the inclusion of a utility allowance in the tenant rent calculation. The initial implementation of this activity increased the TTP to 35 percent as a cost- saving measure in response to diminished funds resulting from federal sequestration. In September 201 4, the TTP was reduced to 32 percent, and then further reduced to 30 percent in February 2022. SCCHA re -proposed this activity in FY2015 to include its four public housing units. This activity provided cost savings to SCCHA and the simplified calculation freed up staff hours by streamlining this task. In FY2024 the range was updated to between 28 and 35 percent of the family’s gross monthly income.
UPDATE ON MTW ACTIVITY
This activity provides flexibility to rapidly respond to changes in the rental market. The Housing Authority continues to use the activity to maintain the agency’s fiscal health while supporting its residents.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes or modifications to this activity and its authorizations.
ACTIVITY 2015-2: PROJECT-BASED VOUCHER INSPECTION SELF-CERTIFICATION PLAN YEAR APPROVED: FY2015 IMPLEMENTED: FY2015 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity was approved and implemented in FY2015 and allows Project -Based Voucher owners and tenants to self-certify the correction of reported Housing Quality Standards (HQS) deficiencies within the Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
36 30-day period after the initial HQS inspection. This activity only applies to HQS deficiencies which are not life threatening. This activity reduces expenditures by eliminating the need to schedule and conduct a re- inspection.
UPDATE ON MTW ACTIVITY
SCCHA utilizes this activity on an ongoing basis and will continue to utilize the activity.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes or modifications to this activity and its authorizations.
P
LANNED SIGNIFICANT CHANGES
There are no planned significant changes or modifications to this activity and its authorizations.
ACTIVITY 2015-3: MODIFIED ELDERLY DEFINITION FOR PBV
PLAN YEAR APPROVED: FY2015 IMPLEMENTED: FY2015 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
HUD currently defines elderly as people aged 62 year or older and elderly families to those whose head, spouse or co-head are 62 years of age or older. This activity applies to the PBV program and modifies the age at which a person or family is considered elderly from d 62 to 55 or older to align with the definition used by several affordable housing developments in the area . Therefore, PBV sites which define elderly as 55 years of age and older are considered an elderly property.
UPDATE ON MTW ACTIVITY
SCCHA utilizes this activity on an ongoing basis and will continue to utilize the activity.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non -significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes or modifications to this activity and its authorizations.
ACTIVITY 2016-2: STREAMLINING OF PBV SELECTION REQUIREMENTS PLAN YEAR APPROVED: FY2016 IMPLEMENTED: FY2018 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity enables SCCHA to select Project-Based Voucher proposals without conducting a competitive selection process where: 1) the proposed project was previously selected for award through any form of open public solicitation or invitation process conducted by a Federal, State, or local government entity, where a proposal is selected subject to funding availability; and 2) the proposed project was selected by the other government entity within the last fifteen years. This activity also eliminates the regulatory requirement that the previous selection process not consider rental assistance for the proposed project and allows proposers to include PBV assistance in their calculations.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
37 UPDATE ON MTW ACTIVITY
SCCHA utilizes this activity on an ongoing basis and will continue to utilize the activity.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes or modifications to this activity and its authorizations.
ACTIVITY 2017-1: PHASING IN THE SUBSIDY STANDARD CHANGE PLAN YEAR APPROVED: FY2017 IMPLEMENTED: FY2017 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity allows SCCHA to change the agency’s subsidy standard policy to two persons per bedroom.
Under this activity, if a household’s voucher size changes due to the subsidy size change, the new voucher size does not take effect for households in a unit under a Housing Assistance Payment contract until (1) the family moves; or (2) the rental market vacancy rate remains five percent or higher for at least six months, whichever occurs first.
UPDATE ON MTW ACTIVITY
SCCHA continues to realize the ongoing benefit of reduced costs and an increase in the number of households served.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non -significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes or modifications to this activity and its authorizations.
ACTIVITY 2017-2: SPECIAL NEEDS POPULATION DIRECT REFERRAL PROGRAM (& RE-PROPOSED) PLAN YEAR APPROVED: FY2017 IMPLEMENTED: FY2019 AMENDED: 2025
DESCRIPTION OF MTW ACTIVITY
This activity creates an exception to Section 8 waiting list regulations to create a direct referral program for certain special needs populations who are not best served through a waiting list (such as disabled individuals at risk of institutionalization or transition aged youth). This activity gives SCCHA the flexibility to work directly with community partners to rapidly house and provide supportive services to vulnerable populations.
UPDATE ON MTW ACTIVITY
Pending HUD approval of the FY26 MTW Plan, this activity will be combined with 2009-5.
PLANNED NON-SIGNIFICANT CHANGES
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
38 SCCHA does not anticipate any non -significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes or modifications to this activity and its authorizations.
ACTIVITY 2017-3: LANDLORD INITIATIVES
PLAN YEAR APPROVED: FY2017 IMPLEMENTED: FY2017 AMENDED: FY2018, FY2019, & FY2024
DESCRIPTION OF MTW ACTIVITY
This activity originally authorized SCCHA to administer loyalty bonus payments to Section 8 landlords who re-rent their unit to SCCHA program participants. Implemented in March 2017, SCCHA re-proposed the activity in FY2018 to streamline the process of administering the vacancy payments originally based on 80 percent of the previous contract rent for up to 30 days. As approved , loyalty bonus payments are now set within the range of $500 and $1,500 – an amount that was determined to be reasonable after evaluating the program-wide contract rent average. Moderate Rehabilitation and Project-Based Voucher vacancy payments remain at 80 percent of the previous contract rent.
Re-proposed again in FY2019, Activity 2017-3 expanded the initiatives SCCHA offers landlords to increase and maintain rental units available for Section 8 families. Offering a one -time bonus payment for new landlords between $500 and $2,500—based on a program-wide contract rent average, bonus payments provide new owners with an incentive to participate in the HCV program.
An update to the activity in FY2024 expanded the initiatives to include a landlord assurance fund which reimburses property owners for certain HCV tenant-caused physical damage costs, beyond normal wear and tear that exceed the security deposit amount, up to $2,500.
This activity increases the number of HCV units that are re-leased to HCV participants, ensuring the long- term viability of units that will be available to HCV low-income tenants and provides an incentive for new owner participation in the HCV program.
UPDATE ON MTW ACTIVITY
The activity allows SCCHA to continue to grow its partnerships with landlords and increase the number of rental units on the program.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes or modifications to this activity and its authorizations.
PLAN YEAR APPROVED: FY2017 IMPLEMENTED: FY2025
DESCRIPTION OF MTW ACTIVITY
This activity provides the flexibility to set SCCHA payment standards higher than 110 percent of the Fair 2017-4: SETTING THE PAYMENT STANDARDS ABOVE 110 PERCENT OF HUD FAIR MARKET RENTS (ORIGINALLY PROPOSED AS ACTIVITY 2017-1)
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
39 Market Rent (FMR), if necessary, without HUD approval. This activity will give SCCHA participants the ability to be more competitive in the high priced and volatile Santa Clara County rental market.
This activity is intended to increase the probability of participants securing a rental unit in a tight, high-cost rental market.
UPDATE ON MTW ACTIVITY
SCCHA implemented this activity in FY2026.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes or modifications to this activity and its authorizations.
ACTIVITY 2019-2: FAMILY SELF-SUFFICIENCY PROGRAM – WAIVE CONTRACT OF PARTICIPATION
REQUIREMENTS
PLAN YEAR APPROVED: FY2019 IMPLEMENTED: FY2019 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity modifies certain aspects of the Family Self Sufficiency (FSS) program in order to reduce the administrative burdens on both the participant families and SCCHA, while broadening the pool of families who could benefit from the FSS program’s escrow savings ac count. First, the activity eliminates the requirement in the FSS Contract of Participation (CoP) (HUD Form 52560) that enrolling families must have been subject to an income reexamination within 120 days of the enrollment, and instead uses the family income as determined at the last regular reexamination, which may be up to two years prior to enrollment for families which are not on fixed incomes. Second, the activity allows the successful maintained employment of any adult member of the enrolled family – rather than just the Head of Household – to count towards the family’s FSS goals. As long as at least one adult family member completes the Individual Training and Services Plan, the family will be considered a “successful FSS completion” and will receive the escrow payout.
UPDATE ON MTW ACTIVITY
SCCHA utilizes this activity on an ongoing basis and will continue to utilize the activity.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes or modifications to this activity and its authorizations.
2019-3: WAIVING THE REQUIREMENT THAT A PHA REDETERMINE RENT REASONABLENESS FOR
MANUFACTURED HOME SPACES ANNUALLY
PLAN YEAR APPROVED: FY2019 IMPLEMENTED: FY2019 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
40 This activity allows SCCHA to eliminate the HUD requirement that a PHA annually re -determine that the current rent to owner is a reasonable rent for rent charged for a manufactured home space. SCCHA continues to perform a full rent reasonableness review at the time of a new contract, owner requested rent changes, tenant request, or when deemed necessary by SCCHA staff.
UPDATE ON MTW ACTIVITY
SCCHA continues to use this activity for manufactured home space rentals in the HCV program.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non-significant changes to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes to this activity and its authorizations.
2019-4: STREAMLINING THE LEASE UP PROCESS
PLAN YEAR APPROVED: FY2019 IMPLEMENTED: FY2019 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity was designed to alleviate the delays associated with the processing and completion of the Request for Tenancy Approval (RFTA) packet, tenancy addendum, and lease. HUD approved a waiver of 24 CFR §982.162 and §982.308 as necessary to change the requirement of using Form HUD -52517 and to simplify and streamline what constitutes an approvable lease.
SCCHA created a new RFTA form that consolidated certain sections which required owners to input duplicative information. Additionally, SCCHA created a “Mandatory Lease Information” form which acts as an addendum to the owner’s lease agreement. The goal of this form is to save staff time by providing the information HUD requires to be in the owner’s lease on a single page that the tenant and owner will sign and submit along with the lease. This will save staff time because they will no longer need to sift through the entire lease to find the HUD required elements and simultaneously achieve faster approval of the HAP contract for owners.
UPDATE ON MTW ACTIVITY
SCCHA utilizes this activity on an ongoing basis and will continue to utilize the activity.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non-significant changes to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes to this activity and its authorizations.
2020-1: PBV PROGRAM CAP
PLAN YEAR APPROVED: FY2020 IMPLEMENTED: FY2020 AMENDED: N/A
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
41 DESCRIPTION OF MTW ACTIVITY
This activity was approved in FY2020 and raises the percentage cap for the Housing Authority of the City of San José (HACSJ) and the Santa Clara County Housing Authority (SCCHA) to 40% of the respective baseline number of vouchers and removes the restrictions on the types of allowable units.
UPDATE ON MTW ACTIVITY
SCCHA will utilize this activity when the number of Project Based Voucher units exceeds the 20% Program Cap threshold.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non-significant changes to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes to this activity and its authorizations.
2020-2: INTERIM HOUSING
PLAN YEAR APPROVED: FY2020 IMPLEMENTED: FY2020 AMENDED: FY2024
DESCRIPTION OF MTW ACTIVITY
This activity was approved in FY2020 and creates a local rental subsidy program to assist special needs populations. SCCHA is partnering with the City of San Jose and the County of Santa Clara to provide interim (short-term) housing to individuals and families who are approved for a Permanent Supportive Housing (PSH) unit to which SCCHA has attached a PBV, but the unit is not yet ready for occupancy. The interim housing will move these highly vulnerable clients off the street while they await their permanen t home and will provide stability and allow case managers to begin engaging with the clients.
UPDATE ON MTW ACTIVITY
SCCHA’s partnership with Santa Clara County on the Pedro Street Interim Housing site continues . In accordance with the FY2024 activity update to expand this activity to partners other than the County, SCCHA has entered into a partnership with the City of San Jose for an interim housing site at Pacific motor Inn. A similar partnership with the City of San Jose is planned for the Arena Hotel, another interim housing site.
All interim housing sites under this activity receive payment for referrals from the Community Queue and are in compliance with HQS requirements.
PLANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non-significant changes to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes to this activity and its authorizations.
2020-3: OVER HOUSED/UNDER HOUSED PBV HOUSEHOLDS
PLAN YEAR APPROVED: FY2020 IMPLEMENTED: FY2020 AMENDED: N/A
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
42 DESCRIPTION OF MTW ACTIVITY
This activity modifies SCCHA’s subsidy standards for the Project -Based Voucher program such that if a family is over-housed or under housed but not in violation of Housing Quality Standards space standards, the family may remain in the wrong sized unit if the rental market vacancy rate is below five percent until (1) an appropriately sized unit becomes available at the project; or (2) the family requests a tenant-based voucher, whichever occurs first.
UPDATE ON MTW ACTIVITY
SCCHA utilizes this activity on an ongoing basis and will continue to utilize the activity.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes or modifications to this activity and its authorizations.
2020-4: RENT TO OWNERS & RENT REASONABLENESS
PLAN YEAR APPROVED: FY2020 IMPLEMENTED: FY2020 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
HUD regulations require that during an assisted tenancy, the rent paid to owner not exceed the reasonable rent as determined by the Public Housing Authority (in comparison with comparable units in the current rental market). Occasionally, upon an owner’s r equest for a rent adjustment of a specific amount (which can be done annually), the reasonable rent for the unit according to rental comparisons of similar units will not only not support the increased rent amount the owner is requesting but will be lower than the current approved rent for the unit. In these situations, HUD regulations require that SCCHA reduce the approved contract rent to reflect the current reasonable rent.
This activity waives the requirement to reduce the approved contract rent in these circumstances. Instead, SCCHA only reduces the approved contract rent in those cases (identified through owner -initiated rent increases) where the HUD-issued Fair Market Rents (FMRs) for the applicable bedroom size have dropped by 10% or more since the unit’s last rent reasonableness review.
UPDATE ON MTW ACTIVITY
SCCHA utilizes this activity on an ongoing basis and will continue to utilize the activity.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes or modifications to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes or modifications to this activity and its authorizations.
2021-1: IMPOSE LIMITS ON PBV TO HCV CONVERSION
PLAN YEAR APPROVED: FY2021 IMPLEMENTED: FY2022 AMENDED: N/A Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
43 DESCRIPTION OF MTW ACTIVITY
This activity waives the requirement that PBV tenants who have resided in a PBV unit for the minimum period and who request to move receive priority for continued tenant-based assistance. The activity limits PBV to HCV conversions to 10% of the number of HCVs that SCCHA will issue each year. The HCVs available for PBV to HCV conversions will be issued to interested and qualified PBV tenants on a first -come, first- served basis. When all of the available HCVs have been issued, any remaining interested and qualified PBV tenants will be carried over to the following year.
UPDATE ON MTW ACTIVITY
SCCHA continues to use this activity.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes to this activity.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes to this activity.
2021-2: MINIMUM RENT HARDSHIP EXEMPTION
PLAN YEAR APPROVED: FY2021 IMPLEMENTED: FY2022 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity replaces HUD’s Minimum Rent Hardship exemption with a simpler policy that better addresses the needs of SCCHA’s participants. SCCHA’s policy does not differentiate between a temporary and long- term hardship and does not require staff to trac k and receive payments from participants after the hardship waiver is lifted.
Minimum rent is suspended beginning the first of the month following the hardship request and will continue until the family submits new sources of income. If the housing Authority determines there is no longer a financial hardship, the minimum rent will be reinstated on the first of the month following the determination.
UPDATE ON MTW ACTIVITY
SCCHA continues to use this activity.
P
LANNED NON-SIGNIFICANT CHANGES
SCCHA does not anticipate any non-significant changes to this activity and its authorizations.
PLANNED SIGNIFICANT CHANGES
SCCHA does not anticipate any significant changes to this activity and its authorizations.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
44 2022-3: MAINSTREAM TURNOVER VOUCHER ISSUANCE FLEXIBILITY PLAN YEAR APPROVED: FY2022 IMPLEMENTED: FY2022 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity waives the PIH Notice 2020-01 requirements to issue turnover vouchers to wait list applicants and allows SCCHA to issue turnover vouchers to applicants who have been directly referred by SCCHA’s partner agency. The 2017, 2018, and 2019 Mains tream Voucher Program Funding Opportunities encourage PHAs to partner with local Continuum of Care agencies for direct referrals and to create a preference for homeless or at-risk of homelessness Mainstream participants. In cases where eligible direct referral applicants who meet the preference for homelessness, at-risk of homelessness, institutionalized, or at-risk of institutionalization are unavailable, SCCHA plans to continue to utilize the interest/waiting list to fill Mainstream Program turnover vouchers.
UPDATE ON MTW ACTIVITY
SCCHA continues to use this activity.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes to this activity.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes to this activity or its authorizations.
2022-5: UTILITY ARREARS ASSISTANCE
PLAN YEAR APPROVED: FY2022 IMPLEMENTED: FY2023 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity authorizes the use of housing assistance payments to provide one -time utility arrears assistance to HCV participants with past-due utility bills, with the goal to prevent utility disconnection due to nonpayment and allow families to retain their housing assistance in their current unit. SCCHA set aside $500,000 to provide utility arrears assistance under this activity.
UPDATE ON MTW ACTIVITY
SCCHA continues to use this activity.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes to this activity.
P
LANNED SIGNIFICANT CHANGES
There are no planned significant changes to this activity or its authorizations.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
45 2023-2: STRIVE SCHOLARSHIP
PLAN YEAR APPROVED: FY2023 IMPLEMENTED: FY2023 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
The Strive Scholarship is an important part of SCCHA’s Section 8 Program. The annual scholarships are awarded as unrestricted funds which can be used to offset the cost of tuition, fees, books, high -speed internet, transportation, groceries, or any other student-identified need. SCCHA allocates up to $75,000 per year, which is divided among eligible applicants. The Housing Authority will supplement with non - MTW funds for awardees who are residents of an affiliate property or those who would otherwise not be eligible for an MTW award.
Eligibility requirements are: recipient of housing assistance through a subsidy program or a resident in an affiliate property, GPA of 2.5 and above, full-time enrollment in a course of study, received no more than three previous awards, a written recommendation, and a description of educational and professional goals.
Housing Authority staff review the applications and conduct the scoring evaluation in preparation for the awards and annual award celebration.
UPDATE ON MTW ACTIVITY
SCCHA continues to use this activity.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes to this activity.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes to this activity or its authorizations.
2024-4: STREAMLINE OFFER OF NEW LEASE PROCESS
PLAN YEAR APPROVED: FY2024 IMPLEMENTED: FY2024 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity streamlines its Offer of New Lease process by waiving the requirement to execute a new HAP contract due to changes in lease requirements governing utility or appliance responsibilities or the term of the lease. Staff will continue to update files and communicate changes to all parties involved. This waiver will alleviate staff time and costs associated with the completion of a HAP contract, tenancy addendum, and lease.
UPDATE ON MTW ACTIVITY
SCCA continues to use this activity.
PLANNED NON-SIGNIFICANT CHANGES
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
46 There are no planned non-significant changes to this activity.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes to this activity or its authorizations.
2024-5: BUENA VISTA MOBILE HOME PARK
PLAN YEAR APPROVED: FY2024 IMPLEMENTED: FY2024 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
SCCHA and local partners purchased and improved the infrastructure and quality of life for the residents at Buena Vista Mobile Home Park to preserve affordable housing and prevent imminent displacement of residents living in one of the highest cost cities in the county. This activity p rovides Housing Choice Vouchers to residents who are permanently relocated or who otherwise opt to leave the park, creates a direct referral program that allows residents who currently reside at the park to receive a project -based voucher upon move -in to their new permanent unit onsit e, and provides project-based vouchers to mobile home units. These flexibilities allow SCCHA to provide stability for residents during the redevelopment process.
UPDATE ON MTW ACTIVITY
SCCHA implemented the activity upon HUD’s approval of the FY2024 Plan.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes to this activity.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes to this activity or its authorizations.
2025-1: SMALL AREA FAIR MARKET RENTS
PLAN YEAR APPROVED: FY2025 IMPLEMENTED: FY2025 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
SCCHA modified the Small Area Fair Market Rent(SAFMR) Rules to allow flexibility to set payment standards above 110% in certain zip codes to mitigate involuntary displacement. SCCHA may consider multiple factors, including but not limited to: Disparity between SAFMR and actual rents based on third - party market reports and HCV program data; The number of families that would be negatively impacted by a reduction in payment standards; Disparate impacts by race/ethnicity or family types; Alignment with city/county strategies targeting areas for anti-displacement or revitalization efforts. This flexibility allows SCCHA to expand affordable housing and preserve affordability in lower cost communities.
UPDATE ON MTW ACTIVITY
SCCHA implemented the activity upon HUD’s approval of the FY2025 Plan.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV –MTW Activities | Implemented
47 PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes to this activity.
PLANNED SIGNIFICANT CHANGES
There are no planned significant changes to this activity or its authorizations.
2025-2: INCOME EXCLUSIONS
PLAN YEAR APPROVED: FY2025 IMPLEMENTED: FY2026 AMENDED: N/A
DESCRIPTION OF MTW ACTIVITY
This activity authorizes additional income exclusions that differ from HUD regulations in order to support family self-sufficiency and reduce administrative burden for staff and families in reporting and calculating income from these sources. The following types of income are excluded:
• The full amount of student financial assistance
• The full amount of full-time student earned income and adoption assistance payments • Payments from pilot guaranteed basic income (GBI) programs with discrete beginning and end dates
UPDATE ON MTW ACTIVITY
SCCHA implemented this activity in FY2026.
PLANNED NON-SIGNIFICANT CHANGES
There are no planned non-significant changes to this activity.
P
LANNED SIGNIFICANT CHANGES
There are no planned significant changes to this activity or its authorizations.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV – Approved MTW Activities | Not Yet Implemented 48 Activities Not Yet Implemented
PLAN YEAR APPROVED: FY2019 PLAN YEAR AMENDED: FY2022
This activity, reproposed and approved in FY2022, reduces the time a zero HAP participant’s assistance is terminated from 180 days to 60 days. Families with annual incomes at or above 80% of A rea Median Income (AMI) will be paid a graduation bonus of $2,000 per eligible individual and removed from the Section 8 program 60 days after the family’s income has been certified by SCCHA and written notice has been sent to the family. The reproposed activity relies on a more accurate measure of self -sufficiency by basing the expedited graduation criteria on income rather than housing assistance level, which could penalize families who rent cheaper units. This activity is intended to increase the number of vouchers available to new families and to provide a financial cushion for graduating families.
There have not been any non-significant changes or modifications to the MTW activity since it was approved by HUD in FY2022.
PLAN YEAR APPROVED: FY2022 PLAN YEAR AMENDED: FY2025
This activity makes the following applicants ineligible for SCCHA’s Section 8 program:
• Those with $100,000 or more in assets per family member; and • Those with a present ownership interest in a suitable home in which they have a legal right to reside in Alameda, Contra Costa, Marin, Merced, Napa, San Francisco, San Mateo, Santa Clara, Santa Cruz, San Benito, Solano, and Stanislaus Counties.
This activity was amended in FY2025 due to recent HUD regulations and guidance on HOTMA Section 104’s asset limitation provision:
• SCCHA will use HUD’s definition of net family assets in 24 CFR 5.603 to determine the value of assets that count towards the asset limitation. • SCCHA will align with HUD regulations when determining whether a property is exempt from this requirement.
• SCCHA is expanding this activity to apply to Public Housing units. • SCCHA will exempt the following groups from the asset limitation: residents of units converting to Section 8 PBRA or PBV through the Rental Assistance Demonstration (RAD); residents that are given Public Housing or Section 8 assistance due to other property acquisition, redevelopment, or conversion activities.
SCCHA plans to implement this activity when SCCHA implements HOTMA Section 104 as directed by HUD.
2019-1: GRADUATION BONUS
2022-1: HOMEOWNERSHIP AND ASSET LIMIT FOR ELIGIBILITY
Moving to Work (MTW)
Annual Plan FY 2027
Section IV – Approved MTW Activities | Not Yet Implemented 49 PLAN YEAR APPROVED: FY2022
This activity allows SCCHA to count income which would be excluded under 24 CFR 5.609(c)(11) towards a family’s annual income calculation. 24 CFR 5.609(c)(11) requires SCCHA, when calculating annual income for a family with a full-time student 18 years or older, to exclude all the income of that full-time student in excess of $480. Under this activity, SCCHA will exclude full-time student income in excess of $480 only when the family’s total annual income (before exclusion of any full -time student income) falls below 80 percent of the Santa Clara County area median income (AMI) applicable for that family’s size.
There have not been any non-significant changes or modifications to the MTW activity since it was approved by HUD.
PLAN YEAR APPROVED: FY2022
This activity waives 24 CFR 983.301(b) and 24 CFR 983.302 for PBV HAP contract renewals.
For PBV HAP contract renewals, SCCHA is allowed to set PBV contract rents at a lower amount in cases where project underwriting analysis shows that there will be material excess cash flow. For larger projects with excess cash flow, contract rents would be limited to as low as 80% of FMR (for projects with 40 to 59 units) and as low as 70% of FMR (for projects with 60 or more units).
The following types of projects would not be subject to the lower contract rent limit:
• Projects with 39 or fewer units;
• Projects in which PBVs comprise 25% or less of the total units; • Projects with a Debt Service Coverage Ratio (DSCR) of 1.3 or below for the first year of contract renewal;
• Projects with a DSCR in any year of the HAP renewal contract term below 1.0; or • LIHTC financed projects that can't meet the True Debt Test (that the debt incurred for a Low Income Housing Tax Credit project is a "true debt" for tax purposes).
There are no changes to the activity’s metrics, baselines, or benchmarks.
There have not been any non-significant changes or modifications to the MTW activity since it was approved by HUD.
PLAN YEAR APPROVED: FY2024
To address the well -documented gap or “digital divide” separating low -income households from access to technology and broadband internet, the Housing Authority implemented a pilot program with a local partner to provide devices and training to community members who are 2022-2: WAIVE FULL-TIME STUDENT INCOME EXCLUSION FOR FAMILIES EARNING 80% OF AREA
MEDIAN INCOME
2022-4: MODIFIED PBV CONTRACT RENTS
2024-1: DIGITAL INCLUSION
Moving to Work (MTW)
Annual Plan FY 2027
Section IV – Approved MTW Activities | Not Yet Implemented 50 at 80% AMI or below. The pilot includes 500 tablets to be distributed to community members at digital literacy workshops.
There are no changes to the activity’s metrics, baselines, or benchmarks.
There have not been any non-significant changes or modifications to the MTW activity since it was approved by HUD.
PLAN YEAR APPROVED: FY2024
This local non-traditional activity secures funds for a service organization to provide housing, academic and career coaching, and childcare to low-income families while they complete their post-secondary education program. The dual-generation education support model will empower low-income families to complete their educational goals while their children receive care that supports their cognitive, social, and emotional development, thus leading families to financial stability and self-reliance.
Applicants referred from the service provider must meet HCV eligibility requirements, be a parent to at least one minor child, and can provide verification of school enrollment. SCCHA and its partners will collaborate to develop program components based on best practices.
The participant will receive preference for the HCV program upon completion of their educational program.
This activity will be implemented once a service organization has been identified.
There are no changes to the activity’s metrics, baselines, or benchmarks.
There have not been any non-significant changes or modifications to the MTW activity since it was approved by HUD.
PLAN YEAR APPROVED: FY2024
This activity is another in the Housing Authority’s arsenal of tools to increase the housing supply within the County. The short-term loan will provide flexible financing for development of affordable multi -family rental and supportive housing done by non profit organizations or limited partnerships and single asset entities with nonprofit sponsors. Funds can be used for predevelopment, acquisition, construction and rehabilitation bridge financing. Projects will include recordation of an affordability restriction on the property. Loans up to $1 million will require a three-year period of affordability; loans more than $1 million but less than $5 million will require a five-year period of affordability; and loans more than $5 million but less than $10 million will require a ten-year period of affordability.
Full repayment of the principal of the short -term loans is intended to be made prior to occupancy of the completed project but may be extended to no later than the end of the period of affordability at the sole discretion of the Housing Authority. Interes t accrued on all loans will be deferred and due no later than the end of the period of affordability. The land 2024-2: RENTAL ASSISTANCE FOR STUDENT PARENTS OBTAINING POST-SECONDARY EDUCATION 2024-3: SHORT TERM BRIDGE LOAN
Moving to Work (MTW)
Annual Plan FY 2027
Section IV – Approved MTW Activities | Not Yet Implemented 51 use restriction will terminate upon payment of both principal and interest. Once repaid, funds will be used for an MTW eligible purpose.
There are no changes to the activity’s metrics, baselines, or benchmarks.
There have not been any non-significant changes or modifications to the MTW activity since it was approved by HUD.
Activities On Hold
There are no activities on hold.
Moving to Work (MTW)
Annual Plan FY 2027
Section IV – Approved MTW Activities | Closed Out Activities 52 Closed Out Activities
ACTIVITY WHY THE ACTIVITY WAS CLOSED YEAR CLOSED
2009-3
Reduced Frequency of
Inspections
Effective July 2014, Public Housing Agencies (PHAs) can inspect units during the term of the Housing Assistance Payment (HAP) contract at least biennially instead of
annually. There is no longer a need to waive HUD
regulations to conduct biennial inspections.
This activity
was closed
out in FY2015
2009-4
Timeline to Correct
HQS Deficiencies
Handhelds are now utilized by the inspections team at
every regularly scheduled inspection. These devices can record the non-life-threatening deficiency directly into the newly implemented software, which then immediately
generates the deficiency notification letter. There is no longer a lag time between the date of the inspection and the date of the letter.
This activity
was closed
out in FY2012
2009-6
20% Sample
Inspections Annually
for PBV Units
After the approval of this activity, HUD issued PIH Notice 2008-14, in which HUD stipulates that a PHA may now
renew or extend Project-Based Certificate Housing
Assistance Payment (HAP) contracts as Project-Based
Voucher HAP contracts in accordance with the regulations governing the PBV program at 24 CFR Part 983. This
activity was never implemented.
This activity
was closed
out in FY2009
2009-7
Project-Based Unit
Substitution
After the approval of this activity, HUD issued PIH Notice 2008-14, in which HUD stipulates that a PHA may now
renew or extend Project-Based Certificate Housing
Assistance Payment (HAP) contracts as Project-Based
Voucher HAP contracts in accordance with the regulations governing the PBV program at 24 CFR Part 983. Therefore, this activity was never implemented.
This activity
was closed
out in FY2009
2009-10
Selection of SCCHA-
Owned Public Housing
Projects for PBV
without Competition
SCCHA utilizes MTW Activity 2010-4, which allows the
Agency to select any of its properties for PBV assistance without a competitive process, including public housing units. Therefore, this activity is no longer necessary.
This activity
was closed
out in FY2015
2009-12
Adopt Investment
Policies
SCCHA’s Board of Commissioners annually adopts
investment policies in accordance with the California
Government Code (CGC) Sections 5922 and 53601.
California law, which SCCHA cannot waive, is consistent with and, in fact, more restrictive than the provisions of federal regulations Section 6 (c) (4) of the 1937 Act and 24 CFR 982.156. Therefore, this activity was never
implemented.
This activity
was closed
out in FY2009
Moving to Work (MTW)
Annual Plan FY 2027
Section IV – Approved MTW Activities | Closed Out Activities 53
ACTIVITY WHY THE ACTIVITY WAS CLOSED YEAR CLOSED
2010-1
Eliminating 100%
Excluded Income from
the Income
Calculation Process
With the publication of PIH Notice 2013-4, issued January 28, 2013, the verification and calculation of 100% excluded income is no longer required. Therefore, SCCHA eliminated this activity in FY2013. This activity saved labor time and costs.
This activity
was closed
out in FY2013
2010-3
Applying Current
Increased Payment
Standards at Interim
Reexaminations
This activity is no longer needed because HOTMA requires that payment standard increases be applied by the family’s first regular or interim reexamination.
This activity
was closed
out in FY2025
2010-5
Assisting Over-Income
Families Residing at
SCCHA-owned Project-
Based Voucher
Properties
This activity waived preference requirements for in-place families at disposed public housing sites to allow for
continued tax credits and tax-exempt bonds. Due to the
HOTMA implementation notice issued February 2, 2024,
this activity was no longer needed and closed out.
This activity
was closed
out in FY2024
2012-1
Create Standard Utility
Allowance Schedule
SCCHA utilizes MTW Activity 2014-4, which simplifies the rent calculation method and eliminates utility allowances.
Because of Activity 2014-4, MTW Activity 2012-1 is no
longer necessary and was closed out prior to
implementation.
This activity
was closed
out in FY2013
2012-5
Expand Tenant
Services at SCCHA
Owned or Affiliate
Properties
Tenant services can be expanded with single fund flexibility and this activity is no longer needed.
This activity
was closed
out in FY2023
2013-1
Elimination of the
Earned Income
Disallowance (EID)
Calculation
This activity is no longer needed because EID has been
phased out under HOTMA.
This activity
was closed
out in FY2025
2014-1a & 2014-1b
Focus Forward
Program (and
amendments)
After reviewing the outcomes of time-limited voucher
programs, SCCHA determined this pilot program did not
meet the needs of the local community and close it out
prior to implementation.
This activity
was closed
out in FY2022
2014-2
Eliminate
Requirement to Re-
Determine Rent
Reasonableness when
HUD decreased Fair
Market Rent
This activity was closed out prior to being implemented because HUD regulations made this activity moot.
This activity
was closed
out in FY2022
2014-3
Freeze on Contract
Rent Increases
This activity no longer serves the needs of our local
community.
This activity
was closed
out in FY2023
Moving to Work (MTW)
Annual Plan FY 2027
Section IV – Approved MTW Activities | Closed Out Activities 54
ACTIVITY WHY THE ACTIVITY WAS CLOSED YEAR CLOSED
2015-1
Using UPCS or Local
Inspection Standards
to Determine Housing
Quality Standards
On June 25, 2014, HUD published in the Federal Register that, effective July 1, 2014, “A PHA may comply with the biennial inspection requirement through reliance upon an inspection conducted for another housing assistance
program. If a PHA relies on an alternative inspection to fulfill the biennial inspection requirement for a particular unit, then the PHA must identify the alternative standard in its administrative plan.” Therefore, this activity was closed without implementation because HUD’s directive
superseded this activity.
This activity
was closed
out in FY2015
2016-1
Restriction on Head of
Household Changes
This activity was intended to be implemented when the
Focus Forward Program (Activity 2014-1a/1b) was
implemented. Activity 2014 1a/1b was not implemented
and was closed in FY2022.
This activity
was closed
out in FY2022
2018-1
Strengthening
Partnerships through
Capacity Building
This activity was intended to be implemented when the
Focus Forward Program (Activity 2014-1a/1b) was
implemented. Activity 2014 1a/1b was not implemented
and was closed in FY2022.
This activity
was closed
out in FY2022
2020-5
Eliminate the 40% of
Income Cap at Initial
Leasing
Implemented during the COVID-19 pandemic to provide
more housing options in a volatile rental market. Closed out at the request of a community partner as the threshold of 40% was too burdensome for families.
This activity
was closed
out in FY2021
2020-6
Reduced Frequency of
Periodic Inspections
(Not
Implemented/On-
Hold)
This activity was proposed in a technical amendment
to the FY 2020 MTW Annual Plan shortly after Santa
Clara County imposed Shelter in Place orders in
response the COVID-19 pandemic and was
implemented immediately upon Plan approval. On
April 13, 2020, SCCHA adopted COVID-19 waiver HQS-
5 and resumed performance of biennial HQS
inspections. Families who are uncomfortable allowing
the performance of an inspection could cancel
biennial HQS inspections and have the inspection
rescheduled to a later date removing the need to
move to a three-year regular HQS inspection cycle as
proposed by this activity. Under HUD COVID-19
Waiver HQS-5 SCCHA must inspect units with delayed
inspections by June 30, 2022. SCCHA will continue to
allow families to cancel scheduled biennial HQS
inspections until December 21, 2021. Because of HQS-
5 SCCHA did not re-propose this activity in a
subsequent MTW Annual Plan.
This activity
was closed
out in FY2021
Moving to Work (MTW)
Annual Plan FY 2027
Section V – Planned Application of MTW Funds
V. Planned Application of MTW Funds
The information reported in Section V. serves as a placeholder until the FY2027 budget is approved by the SCCHA Board of Commissioners. At the time the FY2027 budget is approved (June 2026) SCCHA will update Section V. and re-submit the Plan to HUD.
A. PLANNED APPLICATION OF MTW FUNDS
i. Estimated Sources of MTW Funds
FDS LINE ITEM NUMBER FDS LINE ITEM NAME DOLLAR AMOUNT
70500 (70300+70400) Total Tenant Revenue $23,580
70600 HUD PHA Operating Grants $475,001,844
70610 Capital Grants $617,466
70700
(70710+70720+70730+70740+70750) Total Fee Revenue $0
71100+72000 Interest Income $432,797
71600 Gain or Loss on Sale of Capital Assets $0
71200+71300+71310+71400+71500 Other Income $243,528
70000 Total Revenue $476,319,215
No
te 1: Source in Analysis
70600-HUD PHA Operating Grants $475,001,844:
This FDS line represents the sum of the following: (1) Public Housing Operating Subsidy Income $19,636 and (2) Section 8 MTW Admin Fee & HAP Earned $474,982,208.
71200+71300+71310+71400+71500 - Other Income $243,528
This FDS line represents the sum of the following: (1) Land lease $50,000, (2) Interest income-Ground lease $2,376 (3) Fraud recovery $190,552 and (4) Other miscellaneous income $500. 55 Moving to Work (MTW)
Annual Plan FY 2027
Section V – Planned Application of MTW Funds
ii. Estimated Application of MTW Funds
FDS LINE ITEM NUMBER FDS LINE ITEM NAME DOLLAR
AMOUNT
91000 (91100+91200+91400+91500+91600+91700+91800+91900) Total Operating - Administrative $24,021,854
91300+91310+92000 Management Fee
Expense $0
91810 Allocated Overhead $0
92500 (92100+92200+92300+92400) Total Tenant Services $223,542 93000 (93100+93600+93200+93300+93400+93800) Total Utilities $18,065 93500+93700 Labor $0
94000 (94100+94200+94300+94500) Total Ordinary
Maintenance $54,046
95000 (95100+95200+95300+95500) Total Protective
Services $26,870
96100 (96110+96120+96130+96140) Total Insurance
Premiums $351,053
96000 (96200+96210+96300+96400+96500+96600+96800) Total Other General Expenses $70,677
96700 (96710+96720+96730)
Total Interest
Expense &
Amortization Cost
$38,900
97100+97200 Total Extraordinary
Maintenance $0
97300+97350 HAP + HAP
Portability-In $416,773,542
97400 Depreciation Expense $326,186
97500+97600+97700+97800 All Other Expense $0
90000 Total Expenses $441,904,734
56 Moving to Work (MTW)
Annual Plan FY 2027
Section V – Planned Application of MTW Funds
Please describe any variance between Estimated Total Revenue and Estimated Total Expenses:
Note 2 - Source Out Analysis
91000 - Total Operating - Administrative $24,021,854:
This FDS line represents operation , administrative and allocated overhead/support department costs. 91810 - Allocated Overhead - $0:
Per conversation with HUD Analyst Bella Young in 2014, the Housing Authority is not utilizing the true COCC model. Therefore, we report our Indirect Allocation costs in FDS line 91900 (Other). 92500-Total Tenant Services- $223,542:
This FDS line is consisted of $3K resident programs and $220K for other admin contract -tenant services. 96100-Total Insurance Premiums - $351,053:
This FDS line is consisted of $68K liability insurance, $179K worker's compensation insurance and $104K for other insurance.
96000 - Total Other General Expenses - $70,677:
This FDS line is comprised of (1) $69K admin fee port out, and (2) $1K payment In Lieu of Taxes. 97300+97350 - Housing Assistance Payments + HAP Portability-In $416,773,542:
This FDS line represents the total HAP paid out $417M.
HAP Portability -It is not budgeted in FY2020 as HACSC is absorbing all future incoming portability.
We will use the Fiscal Year 2024, net reserve balance of $34,414,481 to fund the following:
I-A
ctivity 2012-3-Acquisition & Development Funds - $26.76M:
SCCHA anticipates using (1) $3.2M to subsidize the development of the East Santa Clara Street Projects and th e S
age Family Apartments; (2) $6.6M for the Pavilion Inn rehabilitation, (3) $16.34M for the Surestay projects and adjacent parcels EZ-8 to redevelop replacement housing.
I
I-Activity 2012-3-Acquisition & Development Funds - $617K:
SCCHA anticipates using $617K from the Public Housing Capital Grant as an additional source to fund the construction and development costs of the Bellarmino Place Apartments.
I
II- Activity 2012-4-Preservation Funds - $6.4M:
SCCHA anticipates using (1) $4.5M to rehabilitate and redevelop the Buena Vista Mobile Home Park, (2) $1.9M to preserve and rehabilitate three HUD acquisition properties: Girasol Apartments, Jardines Paloma Blanca Apartments, and Las Golondrinas Apartments.
I
V- Activity 2020-2-Interim Housing - $2.8M:
SCCHA is partnering with the City of San Jose and the County of Santa Clara to provide interim (short -term) housing to special needs populations.
57 Moving to Work (MTW)
Annual Plan FY 2027
Section V – Planned Application of MTW Funds
iii
. Description of Planned Application of MTW Single Fund Flexibility
PLANNED USE OF MTW SINGLE FUND FLEXIBILITY
The MTW Agreement allows SCCHA to combine public housing operating and capital funds, including development and Replacement Housing Factor (RHF)/Demolition and Disposition Transition Fund (DDTF) funds, provided under Section 9, and tenant-based voucher program funds provided under Section 8 of the 1937 Act into a single, authority-wide funding source.
S
CCHA plans to use MTW Single Fund Flexibility to supplement RAD rents, beginning in FY2027 iv. Planned Application of PHA Unspent Operating Fund and HCV Funding Original Funding Source Beginning of FY - Unspent
Balances
Planned Application of PHA
Unspent Funds during FY
HCV HAP* $158,803,994 $158,803,994
HCV Admin Fee
PH Operating Subsidy
TOTAL: $158,803,994 $158,803,994
58 Moving to Work (MTW)
Annual Plan FY 2027
Section V – Planned Application of MTW Funds
Description of Planned Expenditures of Unspent Operating Fund and HCV Funding B
. LOCAL ASSET MANAGEMENT PLAN
i. Is the MTW PHA allocating costs within statute?
ii. Is the MTW PHA implementing a local asset management plan (LAMP)? iii. Has the MTW PHA provide a LAMP in the appendix?
iv. If the MTW PHA has provided a LAMP in the appendix, please describe any proposed changes to the LAMP in the Plan Year or state that the MTW PHA does not plan to make any changes in t
he Plan Year.
C. RENTAL ASSISTANCE DEMONSTRATION (RAD) PARTICIPATION
i. Description of RAD Participation
ii. Has the MTW PHA submitted a RAD Significant Amendment in the appendix? A RAD Significant Amendment should only be included if it is a new or amended version that requires HUD approval.
RENTAL ASSISTANCE DEMONSTRATION (RAD) PARTICIPATION
N/A
No
Yes
No
No
SCCHA does not have a Local Asset Management Plan.
59 Moving to Work (MTW)
Annual Plan FY 2027
Section V – Planned Application of MTW Funds
iii. If the MTW PHA has provided a RAD Significant Amendment in the appendix, please state whether it is the first RAD Significant Amendment submitted or describe any proposed changes from the prior RAD Significant Amendment? N/A
60 Moving to Work (MTW)
Annual Plan FY 2027
Section VI - Administrative 61
VI . Administrative
A. BOARD RESOLUTION ADOPTING THE FY2027 ANNUAL MTW PLAN AND CERTIFICATIONS
OF COMPLIANCE
The SCCHA Board Resolution adopting the FY2027 MTW Annual Plan and the Certifications of Compliance from the County of Santa Clara and the City of San José are attached as Appendix One to this Plan.
B. CERTIFICATION OF PAYMENTS
SCCHA has attached signed copies of the Certification of Payments (HUD-50071) as Appendix Two to this Plan.
C. DISCLOSURE OF LOBBYING ACTIVITIES
S
CCHA has attached signed copies of the Disclosure of Lobbying Activities (SF-LLL) as Appendix Three to this Plan.
D. DOCUMENTATION OF THE PUBLIC PROCESS FOR THE FY2027 ANNUAL MTW PLAN SCCHA’s FY2027 MTW Annual Plan was made available for public review from March 2 through April 1. The public hearing for the plan was held on March 12.
E. PLANNED AND ONGOING EVALUATIONS OF SCCHA’S MTW DEMONSTRATION In FY2027, SCCHA will continue to refine its approach to data gathering and monitoring of MTW activities and their impacts on stated goals and objectives. SCCHA is planning a full-scale study and evaluation of its MTW activities.
P
ublic Comments
Individual or
Organization
Comment SCCHA Response
Moving to Work (MTW)
Annual Plan FY 2027
Appendix One: Resolution No. 24-17 │ Certifications of Compliance 62 Appendix One: Resolution No. 23 -17
Moving to Work (MTW)
Annual Plan FY 2027
Appendix One: Resolution No. 24-17 │ Certifications of Compliance 63 Moving to Work (MTW)
Annual Plan FY 2027
Appendix Two │ Certifications of Payment (HUD 50071)
64 Appendix Two : Certifications of Payments (HUD 50071)
Moving to Work (MTW)
Annual Plan FY 2027
Appendix Three: Disclosure of Lobbying Activities (SF -LLL)