09:22:00 please stand by.

Please stand by.

 

09:22:58 Please stand by.

Al

 

09:23:43

Greene

 

09:23:45 .

.

 

09:30:49

 

09:30:54 >> Good morning, everybody.

It's 9:30 on the 15th of July.

 

09:30:59 This is the bond oversight committee Portland housing bureau and I'm Dr.

09:31:05 Holt.

And I have the PRIF --

 

09:31:07 privilege of facilitating this meeting.

 

09:31:09 Glad you're here.

We're going to get officially going in

09:31:15 just a moment when we get just an opportunity unless you think we're

09:31:19 ready to go, opportunity for others to come into this space.

 

09:31:24 >> Dr. Holt, I think we have all of our members with us and most of our

09:31:27 staff.

So I think we are ready to go.

 

09:31:30 >> Great.

Can I have gallery view, then, where I

09:31:34 can see everyone?

>> I think you have to adjust that on

09:31:38 your own settings.

You should have a -- I'm not sure what

09:31:44 it looks like on the ipad but you can have a view button and do side-by-side

09:31:45 gallery.

>> Gotcha.

 

09:31:49 >> Is that helping?

>> I gotcha you down across the

09:31:51 bottom.

I wanted to see everybody at the same

09:31:51 time.

That's OK.

 

09:31:55 We'll go with this.

>> Let's see.

 

09:31:58 I'm not sure if you can do that with Tanya's screen being shared and the

09:32:01 presentation up there.

>> No worries!

 

09:32:06 We'll go with it just like we have it.

Again, good morning,everyone!

 

09:32:07 We'll go through roll call real quickly.

 

09:32:10 Susan?

>> Here.

 

09:32:13 Bond oversight committee member, happy to be here.

 

09:32:16 >> Good to see you.

Todd?

 

09:32:30 You're still muted, sir.

>> I'm sorry.

 

09:32:34 Good morning, everyone.

Todd Struble, bond oversight

09:32:38 committee.

And I'm the Chair.

 

09:32:40 >> Good to see you.

Anneliese?

 

09:32:47 >> Good morning, everyone.

Anneliese Koehler, bond oversight

09:32:48 committee member.

Happy to be here.

 

09:32:50 >> Good to see you.

Allan?

 

09:32:57 >> Good morning, everyone.

I'm Allan Lazo from the fair housing

09:32:59 council of Portland.

Bond oversight committee member.

 

09:33:00 >> Excellent.

Welcome into the space.

 

09:33:05 For those of you who are coming in who are guests into the space, it's the

09:33:08 meeting that's open to the public.

And it's not a public meeting.

 

09:33:12 That simply means that you have the opportunity to listen, watch and

09:33:16 observe the work of the bond oversight committee.

 

09:33:18 You will have moments for public comment.

 

09:33:23 We ask that your comment be connected to and directed by the agenda, as you

09:33:28 have seen.

And/or will see.

 

09:33:33 If there's elements, concerns or items that are beyond the bond oversight

09:33:35 committee meeting board, this particular time, this agenda, we ask

09:33:40 you to direct those comments and questions and interactions with

09:33:47 Portland housing bureau staff.

So Portland housing bureau staff,

09:33:50 raise a hand so everyone can identify who you are.

 

09:33:55 Excellent.

We've got many minutes for approval

09:34:00 from the last time we were together.

The 15th of April.

 

09:34:02 Wow.

Time runs so quickly.

 

09:34:12 If there are any comments or if there is a motion to approve the minutes, I

09:34:13 defer to one of the members of the bond oversight committee.

 

09:34:21 >> I'll make a motion to accept the minutes as they were given to us.

 

09:34:26 They seem thorough and accurate to me.

>> Got a double second.

 

09:34:35 Just snuck in right before Anneliese.

So moved and seconded.

 

09:34:39 We will move forward with our meeting.

Minutes approved and accepted as

09:34:45 reported.

We now are going to open up for some

09:34:45 public comment.

Public testimony.

 

09:34:48 There are two minutes allotted per person.

 

09:35:00 And who do we have who is watching our -- to see if there's any public

09:35:02 comment.

Is that Stacy?

 

09:35:06

 

 

09:35:12 >> I think Tanya and I have both been monitoring this on the registration,

09:35:16 there was no one who indicated they wanted to give public testimony.

 

09:35:20 Jillian, I think you were a maybe?

And I don't see anyone who has

09:35:22 registered in this the chat.

To give public testimony.

 

09:35:32 >> Since I was presenting, I didn't know if I needed to click yes to be

09:35:32 able to speak.

So I said maybe.

 

09:35:38 >> Then I'm not aware of anyone who wants to give public testimony.

 

09:35:42 No one has registered.

And no one has indicated a desire to

09:35:45 do so in the chat.

>> Thank you very much.

 

09:35:47 Do you think we should let Jillian share today?

 

09:35:49 Do you think that's a good idea?

Jillian talks?

 

09:35:57 Just kidding.

>> I know, you might never get me to

09:35:57 stop.

At your own risk.

 

09:36:11 >> Without having any public testimony, we'll move forward in our agenda.

 

09:36:19 And that's the staff updates.

So our first is the project projects

09:36:24 dashboard.

Jill?

 

09:36:25 >> Thank you, Dr. Holt.

Next slide, please.

 

09:36:33 As mentioned, the dashboard is slightly updated, I think, when you saw that in

09:36:38 the presentation.

This is the sort of the dashboard

09:36:40 report.

But when you look at the dashboard

09:36:47 itself, it shows we've amended it and revised it to show the status of

09:36:49 projects.

Those being in, being open in

09:36:53 construction and in pre-development.

So we're pleased that currently only

09:36:58 three bond projects are in pre-development while seven are in

09:37:02 construction and two are open.

The dashboard is that big spreadsheet

09:37:05 so sorry if I'm referring to that big spreadsheet, not on the slide right

09:37:10 now.

What you'll also note is we've added a

09:37:15 new column for the latest total project cost as well as bond funds spent per

09:37:24 unit.

In 2019, bond opportunities

09:37:28 solicitation, maximum bond subsidy was set at $150,000 per unit without the

09:37:34 delivery fee or with the program delivery fee, a total maximum of

09:37:38 $160,050 per unit.

And you'll see on the big spreadsheet,

09:37:45 or that big dashboard, six out of the seven projects under construction came

09:37:51 in under the maximum subsidy per unit.

This is in the large part due to the

09:37:53 4% rate being fixed on -- at the end of 2020.

 

09:38:02 Which generally, the substantial tax credits allow P.H.B. to call back some

09:38:05 of that subsidy.

Going to this particular slide, you'll

09:38:09 see that it summarizes the total -- the current status of key metrics under

09:38:14 the bond measure.

Total units being the first one on the

09:38:21 left.

The target was 1,300 and we're now at

09:38:22 1490 about a substantial amount either in open or in construction.

 

09:38:30 The next is number of family units which our target was 650.

 

09:38:40 Number of 30% units, target 600 and number of permanent supportive housing

09:38:44 units which was 300.

So all of our targets continue to be

09:38:49 met and we're moving towards that.

And on the far right, you'll see that

09:38:52 total number of people housed.

So this is sort of our summary going

09:39:02 forward.

Next slide, please.

 

09:39:09 Of the seven projects under construction, crescent court are

09:39:12 already closed and under construction since the last oversight bond

09:39:16 committee in April.

And these are now joined by three new

09:39:22 projects since then.

Westwind, central city concern and

09:39:24 focused on permanent supportive housing which closed in May.

 

09:39:34 Next slide, please and joined by stark street housing and Emmons place which

09:39:43 both closed in June.

Stark street sponsored on human

09:39:50 solutions focused on families and Emmons focused on supportive housing

09:39:52 and seniors with disabilities.

Credit to Susan.

 

09:40:03 Thank you, Susan.

And the remaining projects, 3000-3032

09:40:08 Powell, Anna Mann house and joyce hotel are targeted to be closed between

09:40:12 September and December of this year planning partially due to the

09:40:16 legislative blackout in July and August.

 

09:40:24 3032 Powell is sponsored by home forward and the investment will be

09:40:33 presented to city council on August 25th and updates on Anna Mann and

09:40:38 joyce by the end of this meeting.

By the end of 2021, our bond

09:40:43 solicitation projects will be in construction with the first bond

09:40:46 project.

Expected to meet project completion by

09:40:52 April of 2022.

Now, we'll turn over to Leslie for the

09:41:03 expenditure report.

Thank you.

 

09:41:14 >> Good morning, everyone.

I'm filling in for Mike.

 

09:41:21 Forgive me I'm not as knowledgeable.

He's taking a much needed vacation.

 

09:41:23 Additional spending activity with the four other projects continuing to

09:41:28 spend bond funds.

The spending increase shows

09:41:32 dramatically in the graph as a commitments portion is given way to

09:41:38 the expended portion while the green is the commitments and the darker blue is

09:41:43 the expended.

Interest and credits continue to grow

09:41:48 as the 2020 B bond funds earn additional interest.

 

09:41:54 As noted in April, the bond delivery expense percentage has dropped below

09:41:59 7% as the bond project expenses grow.

The percentage delivery expense for

09:42:02 expended and committed will grow for the same reason.

 

09:42:06 It's a math thing which I don't understand to be totally transparent.

 

09:42:10 And then next quarter, these trends should continue as we are in the heart

09:42:12 of the construction season.

And as we approach the next project

09:42:21 closing.

So any questions?

 

09:42:37 >> You can use the hand raise feature which would be excellent so we can

09:42:39 kind of manage when questions come up.

Doesn't look like there are any

09:42:43 questions at the moment.

>> All right.

 

09:42:47 Thank you so much.

And if you have questions, you can put

09:42:51 it in the chat.

Or shoot me an E-Mail and I'll make

09:42:53 sure that Mike gets the answers for you and thank you for your time this

09:42:56 morning.

>> Thank you.

 

09:43:06 And Jill, anything else?

>> I think that's it for the updates.

 

09:43:09 Is there any other questions from any of the oversight committee members?

 

09:43:20 If not, we'll go to the next slide.

And I think that's Molly.

 

09:43:24 >> Good morning, everyone.

I'm Molly Rogers, deputy director of

09:43:32 the Portland housing bureau.

And I am happy to report on the latest

09:43:36 annual audit.

As you recall in our bond measure

09:43:42 itself, we had committed to annual financial performance audits.

 

09:43:47 And we just concluded the one from 2019 to 2020.

 

09:43:55 Next slide, please.

So what's interesting about 19-20, you

09:44:00 see a lot of uptick of activity in the last fiscal year.

 

09:44:01 19-20, we didn't have any projects close at that time.

 

09:44:08 And so what was the most important piece to the audit that they found

09:44:12 that the expenditures charged to the bond program account conformed to the

09:44:16 bond measure.

So this is -- this is what we like to

09:44:19 see.

And, you know, like good auditors,

09:44:29 there was also a series of different recommendations.

 

09:44:34 Three findings and six recommendations is help improve documentation

09:44:39 reporting but the key thing here is there were no -- nothing that were --

09:44:39 no charges that didn't meet the bond requirements.

 

09:44:47 I'll go through the three different findings and the different P.H.B.

09:44:51 responses to them.

I will say this has been a great

09:44:57 opportunity, I believe, for a road map to look at our systems and improve our

09:45:00 procedures and policies.

Around all of our bond expenditures.

 

09:45:07 So a lot of these will be things that we will -- we are going to do moving

09:45:10 forward.

And so a lot of these recommendations

09:45:13 are really just kind of a best practices guide of how we manage the

09:45:16 bond.

Next slide?

 

09:45:25 So first finding from Harvey Rose, reviewing and documenting procedures

09:45:28 for Portland housing bureau staff time allocated to bond funded projects.

 

09:45:38 So we, of course, have time allocations and we do time tracking of people's

09:45:39 staff.

The ones that are charged to the

09:45:46 bonds.

And, you know, auditors like to see

09:45:49 everything be completed tied to a timesheet.

 

09:45:54 We do also with some staff, we do a time allocation spreadout.

 

09:45:57 Those who manage nonprofits are familiar with this.

 

09:46:00 Different ways to track time to your administrative expenses.

 

09:46:07 So we had -- we agreed that we will increase our tracking and the amount

09:46:12 -- the frequency by which we look at the time allocations of all the

09:46:17 various staff that are charged to the bond account and increase that

09:46:21 opportunities for adjustments.

Any questions on this one?

 

09:46:27 OK.

Next slide.

 

09:46:36 Finding 2.

They recommended we were updating and

09:46:40 revising internal control procedures for reviewing loan disbursement

09:46:45 requests to ensure compliance with loan agreement terms, bond measure language

09:46:52 and state constitution requirements.

So first of all, we agreed with them

09:46:57 that we did need to do some updating of our procedure manuals.

 

09:47:05 A lot of this -- a lot of our disbursement practices were --

 

09:47:08 were done and updated really right around the same time as the bond

09:47:11 measure.

And we agreed that there were a lot of

09:47:18 forms and new procedures that we had developed over the course of really

09:47:23 2019 to 2020, over the course of that fiscal year that we needed to make

09:47:28 sure was embedded in the procedures manuals so we can ensure the staff are

09:47:32 being trained and onboarded on a frequent basis to understand those new

09:47:35 procedures.

We -- the key thing around the bonds

09:47:39 is determining whether it is capitalizable.

 

09:47:44 That's part of the -- our work with attorneys and our work with accounting

09:47:50 firms over the course of two years.

Really did make very clear to us that

09:47:57 it's a complicated set of definitions that we are threading and we look at

09:48:01 the bond measure language itself.

We have to adhere on the state

09:48:08 constitutional requirements, and we have to actually ensure gap generally

09:48:11 accounting --

principles are being applied.

 

09:48:17 So given the nuances of all that, we remain committed that the

09:48:20 certification of the bond eligibility has to remain certified public

09:48:25 accountants.

That was something that has been part

09:48:31 of our bond guidelines and the auditors also mentioned that that is the key

09:48:34 way that we are ensuring bond eligibility.

 

09:48:43 What they requested is we do additional monitoring through that disbursement

09:48:46 process as the projects come in and they give us the invoices of how the

09:48:51 project costs are being spent.

And so we said we would do some

09:48:52 additional monitoring and some additional training on that piece.

 

09:49:03 Last but not least, we had part of one of our new forms is including

09:49:06 certifications along the way that is being endorsed by the developers.

 

09:49:11 Like I said, ultimately is certified by a certified public accountant.

 

09:49:16 So what we are going to also do is make sure that we identify the source of

09:49:21 the funds at the time of financial close of what is actually paying for a

09:49:25 program delivery fee.

So there's this nuances there.

 

09:49:30 We want to make sure it's all good costs paying for the program delivery

09:49:35 fee because at the end of the day, show that those costs are also

09:49:38 capitalizable.

Allan, you have a question?

 

09:49:45 >> Yeah, thanks, Molly.

And I think you answered it for the

09:49:49 most part in the bureau's response.

I just want to note, though, that in

09:49:55 looking at the audit report itself, at least in the executive summary, the

09:49:58 titling for this finding actually slightly different which I thought was

09:50:00 interesting in the way that the auditors put it.

 

09:50:06 It says the housing bureau relies primarily on developers' accountant

09:50:10 certification and contractual liability to ensure compliance.

 

09:50:13 It talks about that process.

I think the response is right on.

 

09:50:17 The sense that I think they're getting to there needs to be some more sort of

09:50:24 outside or third party oversight of those processes, not just relying on

09:50:29 the developers, you know, side of things.

 

09:50:32 And it sounds like that's how you all have responded.

 

09:50:37 Am I framing that correctly?

>> They wanted to make sure that there

09:50:42 was checks and balance as well as externally.

 

09:50:47 We absolutely agreed that is key to all the work that we need to do.

 

09:50:52 They really recommending that we shore up some of our internal procedures

09:50:56 manuals which we will do.

We're actually in the process of doing

09:51:00 that.

We're looking at updating our program

09:51:03 delivery fee guidelines to create more clarity of when we need those

09:51:07 certifications.

And ultimately, we need the

09:51:13 certification to be done by a third party certified public accountant

09:51:17 because in the event that they find that something was spent that was not

09:51:20 bond eligible, we need the ability to those developers to pay it back.

 

09:51:25 So the onus is on them.

The liability is on them.

 

09:51:29 They then have to pay us back.

Or most likely what they'll do is

09:51:36 reallocate the costs differently to make sure it's a clean audit and all

09:51:38 the bonds are funded that way.

Any other questions on this one?

 

09:51:48 OK, third slide.

Next slide.

 

09:51:54 This one is really related to --

I'm going to pass this one to Tanya a

09:51:57 little bit.

But just a little bit of context.

 

09:52:02 This is something that Harvey Rose has been mentioning in every audit we

09:52:04 get.

Always room for improvement around

09:52:06 reporting.

And so it's a good opportunity for us

09:52:13 to check in with you all on, you know, are we providing a sufficient level of

09:52:17 detail.

Are we getting to, you know, the bond

09:52:21 measure itself and making sure that there's transparency of how the bonds

09:52:25 are being spent.

So Tanya, what else did you want to

09:52:27 add to this one?

>> Good morning, everyone.

 

09:52:32 I'm program coordinator here at the bureau.

 

09:52:36 Like Molly mentioned, I mean, this is the one that everyone is probably most

09:52:41 familiar with in terms of the content because it is in regard to the

09:52:45 quarterly reports that we share with you all each meeting and the annual

09:52:47 progress report that you all just presented to city council.

 

09:52:54 Not too long ago.

So it's really, I think, just

09:52:58 identifying areas that we could improve, be a little bit more

09:53:00 detailed, you know.

One of the first findings and

09:53:04 recommendations that they made was wanting to see a little bit more

09:53:08 detail and differentiation in the expenditure report.

 

09:53:13 In our response, we said that we would continue to work with you all on the

09:53:17 oversight committee to figure out what kind of revisions we might want to add

09:53:21 to that expenditure report to give it a little bit more detail.

 

09:53:26 So we'll likely be bringing that back to you over the next few quarterly

09:53:29 meetings to figure out exactly, you know, what works for the oversight

09:53:35 committee, what's going to work for public information in terms of, you

09:53:42 know, how we're communicating with all of our constituents in that regard.

 

09:53:50 Then I think we've already made some updates as Jill reviewed in the

09:53:52 progress dashboard, we have incorporated some of the

09:53:57 recommendations in there by including our bond funds per unit amount and

09:54:02 overall average per unit per project of bond funds that were spent.

 

09:54:07 And then kind of updating our notes column so we can really do a better

09:54:11 job of reflecting when there's changes in projects and what those changes

09:54:18 were and what the criteria, they were based off of when they came in to

09:54:25 request a change, a significant change in units mix or funding amounts, etc.

 

09:54:26 Finally, I see, Todd, you have your hand up.

 

09:54:31 So I'll get to you.

With regard to the annual report and

09:54:38 just, you know, working, again, working with you all as we're getting ready to

09:54:42 prepare the 2021 annual progress report and the level of detail, financial

09:54:43 information that we want to insert and communicate through that report.

 

09:54:51 So, again, you know, we'll be talking with you all as we go forward.

 

09:54:56 And that is really kind of, I think, the main focus of this

09:55:01 recommendation.

Todd, I saw you had your hand up

09:55:07 earlier so I want to give your update.

>> I think I figured it out.

 

09:55:09 I do have an additional question.

But I was wondering what the

09:55:14 difference was between per unit per project and average per unit?

 

09:55:17 What the difference was.

It sounds like we'll have a report of

09:55:20 what each unit costs in each project and then overall like how much per

09:55:25 unit.

I guess the follow-up question to that

09:55:32 is do we know what, like, leverage -- like the total cost per unit per

09:55:39 project or like on average per unit including like leverage funds like

09:55:41 non-bond resources are?

So yeah, I guess that's my question.

 

09:55:47 >> Yeah, and we have -- go ahead, Jill.

 

09:55:49 I'll let you answer.

You know more.

 

09:55:53 >> I was going to say do you want me to answer that?

 

09:55:55 Yes, Todd.

We have all that information.

 

09:56:01 We just didn't want to necessarily overload our dashboard because trying

09:56:06 to put everything on one 8 x 14 piece of paper is a challenge.

 

09:56:09 >> Becoming a dashboard.

Yeah.

 

09:56:14 >> We do keep track of all that information including cost per unit,

09:56:19 subsidy per unit, total cost as well as total P.H.B.

 

09:56:23 subsidy per unit both bond and non-bond funds.

 

09:56:26 We also keep -- so each of the presentations, you'll see, they'll

09:56:31 talk also about the leverage meaning for every bond dollar, how much are we

09:56:35 getting from, say, low income housing tax credits?

 

09:56:42 Senior debt, grants, and any deferred developer fee and the whole gamut.

 

09:56:45 Those will be presented in certainly the project presentations.

 

09:56:49 But I think it will be useful if you let us know what additional

09:56:52 information you'd like to have including things like leverage or

09:56:53 others.

Yes, Allan?

 

09:57:01 >> Yeah, and then this is one of those things where, you know, the auditor

09:57:03 better be careful what they wish for, right?

 

09:57:09 There's an infinite number of ways to slice and dice the data in the

09:57:11 financial information.

My sense is it's not like the

09:57:14 financial data doesn't exist.

It's just how we have chosen to

09:57:17 present it.

So I think it's worth a conversation.

 

09:57:22 I agree, because you can infer like the leverage from the total project cost

09:57:25 vs. P.H.B.'s investment on the dashboard, right?

 

09:57:29 So just doesn't show the calculation.

Other thing that might be interesting

09:57:35 is, you know, the audit report was for 1920 when there weren't construction

09:57:39 dollars going out yet.

So, you know, thinking about whether

09:57:44 or not there would need to be changes moving forward in how those costs are

09:57:45 conveyed now that we've shifted phases.

 

09:57:47 I don't know if that's the case or not.

 

09:57:52 But it's something for us to think about, also, since the audit actually

09:57:56 lags behind where the project is.

You know, I do like some of their

09:57:59 suggestions here about, you know, stuff that could be added.

 

09:58:04 But again, you know, just pointed out, the dashboard ceases to become

09:58:08 effective if we just try to add every single piece of data in there.

 

09:58:15 So yeah, appreciate that you all are thinking about it.

 

09:58:20 >> Thank you.

>> Thanks.

 

09:58:25 Again, we'll keep coming back.

And as we work through and ask that

09:58:32 you continue to think about ways that would improve those reporting -- those

09:58:37 quarterly reports for your own benefit and take more of a community lens on

09:58:44 it as well.

>> Thank you very much, Tanya, is that

09:58:44 the end?

>> Yes.

 

09:58:52 >> Wonderful!

Appreciate the transparency of

09:58:54 communication.

We'll move forward to our plan for the

09:59:02 remaining bond funds.

$37 million.

 

09:59:03 What's on your mind?

>> Good afternoon.

 

09:59:11 Committee and Dr. Holt.

We wanted to do a brief follow-up with

09:59:16 you on our prior discussion that we had last bond oversight committee

09:59:17 meeting.

If you'd please advance to the next

09:59:24 slide.

This, of course, is the projects on a

09:59:26 map of where the current 12 projects are.

 

09:59:35 Next slide, please.

And this actually is a map, I believe,

09:59:38 Anneliese, that you requested at our last bond oversight committee meeting

09:59:46 that gives the oversight committee an idea of where our bond projects are

09:59:46 overlaid with the P.H.B.'s housing portfolio.

 

09:59:56 So these are little circles based on size or indicating the size of the

10:00:02 various units throughout the city.

And where we have been able to add new

10:00:04 bond units.

So I know you've gotten this in

10:00:06 advance but I wanted to make sure that you had a chance to look at this.

 

10:00:16 There are parts of the city that are not well represented in our

10:00:21 portfolio.

In particular far northwest and far

10:00:25 southeast.

Much of that is due to the zoning in

10:00:29 some of those particular areas.

And then, of course, what you'll also

10:00:34 see is particular concentrations of housing where we have had urban

10:00:37 renewal areas.

It doesn't explain all of the

10:00:43 concentration of affordable housing.

But it is a good indicator, especially

10:00:46 in north and northeast, you'll see a lot that's related to our work in

10:00:55 interstate urban renewal area, gateway and, of course, multiple tax increment

10:01:00 financing districts over the years in the southwest and northwest of the

10:01:06 city.

So I wanted to just pause here and see

10:01:10 if you had any questions or comments about this particular slide, as I know

10:01:13 it was something that you were interested in delving into a little

10:01:26 bit more.

>> Sorry, for some reason, I couldn't

10:01:28 figure out where the raise hand function was.

 

10:01:30 Spending time to try to find that.

Thank you so much for this.

 

10:01:33 This is really helpful.

I really appreciate being able to look

10:01:40 at it more holistically.

And sorry, I'm like trying to orient

10:01:47 this with Portland, as I understand the map is kind of the far left side.

 

10:01:53 Is that Forest park?

Is that why that has nothing there?

 

10:01:55 >> Yes, that is the majority of the park along highway 30.

 

10:02:01 >> OK, that line is highway 30.

>> I think that is more the river.

 

10:02:07 >> The river, OK, thank you.

No, this is really helpful to see.

 

10:02:10 And also, helpful because I know some of what was raised, I think, last time

10:02:15 was, you know, are we doing much in southwest Portland and that kind of

10:02:18 concern and kind of looking at this holistically, it shows, you know,

10:02:22 there are parts of southwest Portland that also don't have affordable

10:02:24 housing.

Might not be a bad idea to think about

10:02:25 that still.

Thank you.

 

10:02:30 >> Allan, I saw your hand go up as well.

 

10:02:36 >> Thanks, Dr. Holt.

I agree, Anneliese, with everything

10:02:40 you said.

I think this is a really helpful

10:02:44 visual of, you know, kind of what's going on in this city and community

10:02:49 overall and I agree with the sense that, you know, one of the

10:02:52 opportunities we have with bond dollars is to put them in places where we

10:02:55 might not have other regulated affordable housing.

 

10:03:01 And certainly, you know, we have to be opportunistic and that's the rub,

10:03:03 right, is really where can we find those opportunities?

 

10:03:07 And I think certainly you all have done that along the way, and I think this

10:03:13 helps, you know, potentially directs that last piece of this to say, OK,

10:03:17 where could we have an impact where other types of sources may not have

10:03:22 been able to in the past.

 

 

10:03:24

>> Thank you very much.

 

10:03:30 Back to you, director.

>> I didn't see it.

 

10:03:38 >> I guess it does tail on that.

I think particularly if we're focused

10:03:43 on southwest, there's been the talk of a transportation project that would

10:03:45 connect with west Portland town center.

 

10:03:51 And so, you know, we've been involved in some conversations around how we

10:03:56 can plan for affordable housing in advance of that transit project even

10:04:01 though the transportation bond didn't pass in the last election cycle.

 

10:04:05 So I guess that's something to keep an eye on and hopefully, like if the

10:04:12 timing works out, that's an opportunity that I think might coincide with the

10:04:16 desire to do things in the southwest.

>> Well, you know, I would also like

10:04:23 to add this does not include we are in the middle of a solicitation for metro

10:04:30 bond funds.

And we are working with metro on an

10:04:37 approval process for a few units that we had done a specific solicitation or

10:04:44 permanent supportive housing units so you, I think, will see some, also,

10:04:50 activity coming out of that.

Our work in the northwest metro.

 

10:04:55 So just a little bit of a notice, that's also been a priority region

10:04:57 wide as we're considering transportation access issues.

 

10:05:06 All right, with that, I'll move ahead.

Briefly.

 

10:05:11 Thank you, the other thing we heard in the last meeting was really a desire

10:05:17 to continue to make progress on our shared city and county goal of

10:05:24 supportive housing.

This is the progress that we have made

10:05:28 to date.

We plan that the most recent

10:05:32 solicitation that's out on the street and one that I just mentioned that we

10:05:39 released in fall, actually winter, that we will be far on our way to achieving

10:05:43 our goals under the metro bond with permanent supportive housing.

 

10:05:49 We've made that a priority.

As we did with the Portland housing

10:05:54 bond to achieve at least through solicitation and this remains a

10:05:58 priority for the housing bureau.

And we would like to -- Dr.

 

10:06:02 Holt, I think you're not on mute and I'm hearing a little bit of feedback

10:06:04 from you.

Sorry.

 

10:06:06 We'd like to continue to make that a priority with the next phase of our

10:06:10 work.

I think we have one more slide.

 

10:06:19 So I wanted to give you also an update from our last meeting.

 

10:06:21 We heard you talk about being frankly a little bit creative.

 

10:06:32 One of the things we have done is put out a call to brokers to see if there

10:06:38 are any properties in particular that may be under development and ready for

10:06:42 earlier occupancy than building from the ground up.

 

10:06:50 You may recall we used that strategy with 105 east Burnside and able to

10:06:52 bring on a newly built building to house folks within just a few months

10:06:59 of our purchase.

So we have initiated contact with

10:07:05 numerous brokers across the city.

We are looking specifically for units

10:07:16 that we could examine.

So to be able to ensure the

10:07:21 construction topology that would be a building of durability that we want to

10:07:24 inspect for the length of time that we'll be regulating these buildings

10:07:32 and also trying to focus on Poe ten -- potentially smaller units that bring

10:07:35 people off the streets and into housing in a quicker manner.

 

10:07:40 Thus far, we have not received anything that is of particular interest.

 

10:07:42 We had some opportunities earlier during the pandemic.

 

10:07:46 At that point, we weren't sure how the money was going.

 

10:07:49 So we're not sure if that's going to be a fruitful opportunity, but we at

10:07:54 least wanted to pursue it.

And put a call out to see if we could

10:07:56 take advantage of any opportunities that may be wanting to sell.

 

10:08:04 And I think what our next steps would be is to plan for a full and open

10:08:04 solicitation at the beginning of next year.

 

10:08:13 So we would be wanting to plan with you a little bit more and bring you back

10:08:18 in September what our thoughts were for that potential solicitation.

 

10:08:23 We have also, as I said, we do have the metro bond solicitation in process and

10:08:29 would expect that we will have results of that solicitation in October.

 

10:08:33 There's a possibility that there may be projects that we could not fund under

10:08:37 metro that may be of interest to the Portland housing bond and we've

10:08:38 reserved that right in our solicitation.

 

10:08:42 But we do not know if we'll take advantage of it or not.

 

10:08:43 We're very early in the review process for that bond.

 

10:08:51 I wanted to make sure that you had any opportunity to provide us feedback as

10:08:54 we're thinking about additional next steps and if there's anything that

10:08:57 you'd like to offer to us now, we'd be happy to hear it.

 

10:08:59 Otherwise, we'll come back to you with a little more detail at the next

10:09:09 meeting.

>> Thanks, any comments?

 

10:09:14 Allan, I see your hand.

>> I'm just -- is there a -- I should

10:09:19 know this.

What's the time horizon for needing to

10:09:22 spend bond funds?

I was going to pop up the auditor's

10:09:24 report.

I forgot what year we're in.

 

10:09:27 Is time a consideration?

At all?

 

10:09:32 >> It is, but I think we're on the timeline.

 

10:09:39 So we committed to city council and the voters when we authorized the bonds

10:09:47 that we would have funds committed, not necessarily expended but committed by

10:09:50 year seven.

And so even though we passed this

10:09:55 measure in 2016, we did not have bond available funds until 2017.

 

10:09:56 So that's when the clock starts ticking.

 

10:09:58 >> OK.

Great.

 

10:10:03 Thanks.

Yeah, and I appreciate the creativity

10:10:06 and flexibility you are going through.

I think when we look at the projects

10:10:10 that have been funded in the past, there's kind of a range, you know, in

10:10:16 those of bond funds, you know, awarded, you know, from 14 to 37 million,

10:10:19 right?

So there's a lot of different

10:10:24 opportunities that could present themselves with the amount of funding

10:10:36 that's available.

>> Other comments for Director

10:10:37 Callahan?

Susan?

 

10:10:39 >> I had the same question that Allan had.

 

10:10:43 That's helpful.

So it sounds like year seven would be

10:10:47 fiscal year 2023-2024.

I hadn't realized it went out seven

10:10:53 years.

So that's really still some time.

 

10:10:58 I see where we're at when the projects come on line and I noticed, some of

10:11:02 them won't be available until like the first or second quarter of, you know,

10:11:05 2023.

So I think that's helpful to

10:11:10 understand that timeline.

And, you know, I guess in my mind,

10:11:16 thinking ahead, how successful this has been and I just think the P.H.B. staff

10:11:20 are a model for other jurisdictions and groups that are looking on how you

10:11:24 report and how you're transparent.

And how you'll be accountable and then

10:11:28 looking ahead to then, you know, we tell the story and then how do we go

10:11:30 after another bond for Portland?

That's like my dreams.

 

10:11:37 So my hope and my dream as we, you know, build these projects and show

10:11:40 people what they can do and who is housed.

 

10:11:41 Yeah.

I think it's very thrilling, very

10:11:46 thrilling to me.

>> Susan, thank you for those kind

10:11:49 comments.

We would be looking to have our

10:11:54 commitments by next year.

And so ultimately, be able to expend,

10:11:59 you know, obviously we forward commit resources and then work for the

10:12:04 development process.

But I'm hopeful that next year, we can

10:12:11 finalize our process with a bond and start welcoming folks in in 2022 and

10:12:12 2023.

It's going to be very exciting time

10:12:14 period when all of those people get to move into the buildings.

 

10:12:21 >> Thank you very much.

Any other comments or questions from

10:12:31 the oversight committee?

We move forward to the project teams

10:12:34 and presentations.

You're going to introduce.

 

10:12:42 >> Yes, I am excited to introduce our project team presentations for the

10:12:46 day.

We're going to hear from the project

10:12:51 teams for Joyce H otel and Anna Mann house.

 

10:12:55 We'll kick off things with the five folks from community partners for

10:13:00 affordable housing who are here to talk to you all about the Joyce Hotel.

 

10:13:18 I'll let you introduce yourself so whoever is up first.

 

10:13:25 >> You all have the slides?

I'm Jillian and I'm the housing

10:13:32 director here at CPAH.

Thank you very much for letting me

10:13:35 talk about the Joyce.

It's a real passion project for us and

10:13:44 we're excited to tell you where we're at and what's coming up and I'm joined

10:13:48 by the housing developer at CPAH.

She'll be helping out with some of the

10:13:54 details in our presentation today.

The Joyce hotel, if you're not

10:14:03 familiar with it, is at the corner downtown, corner of southwest 11th and

10:14:10 Harvey Milk, formerly Stark.

It has been a long time hostel and

10:14:15 previously with the folks that resides there reside there on a weekly or

10:14:21 sometimes daily rent schedule.

They have shared bathrooms and in

10:14:26 quite a state of disrepair when folks were living there when the Portland

10:14:31 housing bureau acquired it, I think, in 2014 or 2015 and we were very excited

10:14:37 to be awarded this project.

We OPTed to preserve the building.

 

10:14:42 And its brick facade and I don't know if you're familiar with that

10:14:46 particular corner in Portland.

But there are four -- I call them --

10:14:49 there's probably a technical term that I'm not familiar with.

 

10:14:53 I call them blond brick building.

But there's four blond brick buildings

10:14:58 all facing each other that were all built between 1908 and 1912.

 

10:15:02 This building was built in 1912.

And they all really reflect and speak

10:15:04 to each other.

And it's not a historic district.

 

10:15:09 But I think it really has the potential to eventually be a mini historic

10:15:12 district.

If you haven't had the chance to go

10:15:15 down to kind of stand around and look at how the architecture talks to each

10:15:19 other between the four buildings, I encourage you to do so.

 

10:15:24 It's really -- it's a little slice of old Portland that I think is really

10:15:28 important to maintain.

So we can go ahead to the next slide.

 

10:15:40 So we are delivering 66 units of supportive housing in the form of

10:15:46 single room occupancy units.

The building previously had 69 units

10:15:50 and it was not possible to do the seismic upgrades that are required for

10:15:59 unreinforced brick building and keep 69 units and not add on a story and get

10:16:03 very, very expensive.

Three of the units are historically

10:16:05 located by the fire door.

While they're technically units, I

10:16:10 don't believe they're legal units.

So that's -- it's going to be a

10:16:15 complete reconfiguration of the floor plans, I mean, really everything like

10:16:18 this.

Everything must go.

 

10:16:25 So either that's on the inside going we're walking through also working

10:16:31 with the state, historic preservation office to see what elements, what

10:16:36 design elements can be preserved, what, you know, what fixtures are original

10:16:41 that maybe we can preserve and reuse.

What signs on the outside could be

10:16:46 repurposed into art, so we are working really closely with our consultants

10:16:48 and with the state to try to preserve as much of the history of this

10:16:51 building as we can.

And then also deliver just a really

10:16:55 nice place for folks to live.

So it will be -- every unit will have

10:17:03 a kitchenette inside the unit.

But there will be shared bathrooms.

 

10:17:05 I think there's three on each floor.

We have three service providers.

 

10:17:08 Partners for affordable housing.

A little background.

 

10:17:11 We do four things.

We build affordable housing.

 

10:17:19 We manage what we build.

We provide residence services for our

10:17:22 portfolio and occasionally a building outside of our portfolio and we are

10:17:25 fierce advocates for affordable housing.

 

10:17:27 What's not on that list is mental health services.

 

10:17:32 So we've partnered with three organizations to deliver mental health

10:17:37 services for three particular groups.

So we have Native American

10:17:40 rehabilitation association, and they will be working with folks that are

10:17:45 dealing with alcohol and drug addiction who are also identified as Native

10:17:48 American.

Cascade project, they'll be working

10:17:56 with their clients that are currently dealing with homelessness as well as

10:17:58 H.I.V./aids.

These three service providers will

10:18:02 really -- we selected them partially because of the history of the

10:18:04 building.

And again, for someone that maybe

10:18:10 hasn't grown up in Portland, this area of town, this particular building

10:18:14 often has folks that would be housing of last resort when folks in the 90's

10:18:17 and 80's were diagnosed with H.I.V./aids and couldn't find a place

10:18:23 to live, this is where they lived.

So connecting now with cascade aids

10:18:29 project and NARA to serve the same population but in a way that has more

10:18:31 dignity and hope, it's really exciting.

 

10:18:34 Those are our partnerships.

We'll be working -- we're not working

10:18:41 with coordinated access.

They asked us to work with county

10:18:42 behavioral health to house homeless folks here.

 

10:18:43 That's what we'll be doing.

Next slide, please.

 

10:18:54 So this is our current budget.

We were allocated both bond funds and

10:18:59 tax increment financing.

So I want to speak to both of those on

10:19:01 the per unit basis because I think it's important.

 

10:19:11 It's very easy for me to say, we are using $94,000 a unit in total P.H.B.

 

10:19:13 We're still under that $100,000 per unit cap.

 

10:19:23 And I'll get to a little bit of what's caused some budget fluctuations.

 

10:19:29 Some that is worse than others.

So right now, we are sitting on a

10:19:35 total project cost of $23.7 million.

Those will be again full seismic

10:19:41 upgrade of the building, preservation of the facade, and restoration of the

10:19:44 storefront.

So that is what we are working on.

 

10:19:52 There's no commercial debt.

There's no direct funding if this

10:19:56 project.

There's a 4% allocation and we're

10:19:59 lucky enough in it's a difficult developed area so we get a 30% boost.

 

10:20:10 Next slide.

Over to Rachel.

 

10:20:12 >> Well, we are moving along very quickly right now.

 

10:20:19 We are in for permitting.

Permits were submitted mid May.

 

10:20:23 We are on track to have our permit ready by October.

 

10:20:31 We have a new lender.

We're going to be working with

10:20:31 permanent loan and the construction loan.

 

10:20:38 We're in the process of due diligence getting ready for any closing in

10:20:43 December.

We received early in this decision.

 

10:20:47 Everything was as expected.

Everything is looking great to move

10:20:52 forward.

We've also been working pretty closely

10:20:57 with the neighborhood association.

We have presented three times to the

10:21:01 downtown neighborhood association.

They've been incredibly supportive of

10:21:04 the work that we're doing.

So much so that they're willing to

10:21:08 write multiple letters on our behalf as we're going through the land use

10:21:13 process.

Some upcoming milestones.

 

10:21:14 We're going to be going into bidding in mid August.

 

10:21:20 Followed by the constructability review and construction documentation

10:21:25 wrap-up.

And then again, we'll be getting our

10:21:30 permit ready letter in October.

Next slide, please.

 

10:21:36 >> There have been quite a few material changes to the project from the time

10:21:41 of award.

When we were awarded in 2019, this was

10:21:45 -- we were also in partnership with Prosper Portland.

 

10:21:50 In September of last year, at the conclusion of our schematic design

10:21:55 set, Prosper Portland let us know they were not able to continue to

10:21:59 participate in the project.

This left about 2700 square feet of

10:22:04 ground floor space unaccounted for as well as a significant budget gap as if

10:22:08 they weren't taking the commercial space, they also were not contributing

10:22:12 additional T.I.F. money.

I think anybody here who has been in

10:22:17 that situation can imagine caused several bouts of heartburn.

 

10:22:23 But we were lucky enough to be able to work through and I just have to

10:22:25 complement Portland housing bureau with being with us every step of the way

10:22:30 and problem solving with us and getting creative about, you know, what are the

10:22:37 solutions going to be?

Anticipating in advance a little bit

10:22:43 of, you know, what happens if?

So we really and our investor didn't

10:22:47 get spooked.

We were able to confidently keep

10:22:48 moving forward.

So I guess I want to say thank you so

10:22:53 much.

So in that discussion and in that

10:22:59 problem solving process, what we concluded is that it would be best for

10:23:01 the project not to have commercial space at all.

 

10:23:05 And that the entire ground floor instead of trying to squeeze all of

10:23:11 our providers into half of the space, to really take the entire ground

10:23:16 floor, give folks full offices where they can spend 40 hours a week and

10:23:21 really increase the amount of community space, have a floor plan on the next

10:23:23 slide.

The only other thing that's like a

10:23:28 real material change is that we were not able to have top deck plan and we

10:23:34 were not able to meet the requirements of the new Portland code with that

10:23:36 top deck.

It had to go.

 

10:23:41 It was sad and very hard decision.

But it was getting cost prohibitive to

10:23:43 keep it in the project.

So that we lost that.

 

10:23:49 Next slide, I can kind of talk you through a little bit of the new floor

10:23:54 plan on the ground floor.

Next slide.

 

10:24:02 Thank you.

So this is hugely expanded.

 

10:24:10 If you look, that kind of first wall there, that was the space that we had

10:24:15 the floor about half of the floor plan and with the first floor plan we have

10:24:23 a full office for our residence services coordinator for CPAH full

10:24:26 time residence services coordinator allocated to this project and three

10:24:28 service providers to have kind of a permanent home.

 

10:24:36 We've also included a clinic space so that there can be some like on-site

10:24:40 primary care, foot care, vaccinations, that sort of thing.

 

10:24:43 So there's a little bit of a clinic space.

 

10:24:48 So that can be used by our service providers or we can kind of bring in

10:24:52 pop-up clinics with some of our other partners that we work with.

 

10:24:54 So that's kind of exciting to have that space.

 

10:25:00 And then, of course, just a large and really beautiful commercial community

10:25:04 room that's going to run along the storefront so it has a lot of natural

10:25:10 light and will be very inviting and will have an oven in it so folks, if

10:25:13 they want to make more food, they can make in the kitchenette.

 

10:25:17 There's an opportunity to make food and to have events in those ground floor

10:25:20 spaces.

So I just wanted to share that update

10:25:21 with you.

And that's really the biggest change.

 

10:25:29 What that created was a very large budget gap.

 

10:25:33 We are now increasing the costs because we were finishing the entire ground

10:25:36 floor.

We have less subsidies because we

10:25:41 didn't have as much T.I.F.

from Prosper and then, lucky us, at

10:25:50 the end of 2020 right when we were getting that increased budget, the

10:25:53 percent was locked and made up for the budget gap.

 

10:25:57 We had been really optimistic because we didn't have commercial space, we

10:26:00 would be able to avoid commercial prevailing wage.

 

10:26:06 We got the prevailing wage determination letter and they

10:26:09 determined that because it is single room occupancy would apply.

 

10:26:12 There's two reasons.

One, I think they were calling it five

10:26:16 stories because of the basement.

I think that if that was the only

10:26:19 determining factor, it would make sense to kind of push back on that.

 

10:26:27 When I pushed back a little bit on the S.R.O., I got -- they cited a more

10:26:35 recent other use appeal on the S.R.O.

OK, point taken.

 

10:26:38 So we have fully increased the total budget about $675,000.

 

10:26:50 Just about 5%, I guess.

And that really is -- accounts for all

10:26:52 of the gap.

If we have been able to not have

10:26:56 prevailing wage, we actually would have been able to not have the gap at this

10:27:00 point in the project.

So we've come a really long way and,

10:27:05 again, thanks to Portland housing bureau for helping us work through

10:27:10 what was a very large and intimidating financing gap and get to where we are

10:27:12 now where it's reasonable and solvable.

 

10:27:24 So next slide, please.

I think I want to get an update on the

10:27:26 contracting.

You're on mute, Rachel.

 

10:27:36 >> So much for having hit my mute.

It's a little bit early for us to

10:27:42 really talking about, you know, the covid certification.

 

10:27:47 We haven't even gone out to bid yet.

We'll be going out to bid in August.

 

10:27:54 We have, I will say, brought on four contractors already to help us through

10:27:58 design work.

Of the M.E.P. teams that we've brought

10:28:03 on already, over 50% are Covid certified that we're feeling really

10:28:09 good about meeting these expectations.

In addition, you know, we really are

10:28:14 working hard to include culturally specific partners, our close ties with

10:28:24 NARA, cascade AIDS projects and behavioral health services really

10:28:25 brings a holistic community approach that we need.

 

10:28:48 Next slide.

We've had some issues and challenges

10:28:55 to the project.

Due to COVID, there's been specific

10:28:59 furloughs in the department.

Permitting guidelines have gone from

10:29:02 four months to somewhere between six to eight months for permitting.

 

10:29:10 So we really had to scramble to try to get permits submitted much earlier

10:29:14 than we had anticipated in order to be able to meet the closing schedule at

10:29:18 the end of December.

In addition, there's also been, I'm

10:29:23 sure everybody has heard about it, a lot of volatility in the commodities

10:29:27 markets.

Great example for everyone that works

10:29:32 in development.

In March of 2020 per 1,000 board feet

10:29:40 of wood, the cost of $236.

It capped out this past June at almost

10:29:47 $1700 per 1,000 board feet.

We've seen these kind of commodity

10:29:51 increases across everything from microchips to steel.

 

10:29:56 Everything is in fluctuation right now so it's made it a little bit more

10:30:02 challenging to keep a balanced budget.

Times when we would like for start

10:30:06 reducing our contingency, we just haven't felt comfortable with the

10:30:06 current commodity pricing to be able to do that.

 

10:30:19 Next slide, please.

>> A little bit about the community

10:30:24 engagement work that we've done.

We started our community engagement

10:30:29 prior to application.

The entire project team including the

10:30:34 contractor, architects and our service providers did a tour of three

10:30:37 buildings that were held by three different organizations that were kind

10:30:41 enough to let us walk through their properties.

 

10:30:48 So we walked through a central city concern, and a cascada property.

 

10:30:51 In that process, we engaged staff that were on site and residents that were

10:30:55 on site, and you know, what works, what's not working?

 

10:31:01 You know, what is your list of like have to have, like to have, dream to

10:31:08 have in order to make this work.

So our service provider partners have

10:31:12 provided feedback every step of the way when it comes to the ground floor

10:31:17 design, where you need to have a site line, where we're going to put

10:31:20 cameras.

How much, you know, laundry do we

10:31:24 need, you know, all of these factors.

And then with the expansion of the

10:31:30 ground floor, we're really able to take a lot of the like to have and include

10:31:30 almost all of it.

So that was great.

 

10:31:36 But we have been engaged in those conversations.

 

10:31:38 We're engaged in those conversations right now.

 

10:31:44 We're talking about finishes and colors and trying to be really conscientious

10:31:50 of the trauma informed design and trauma informed atmosphere.

 

10:31:54 It's really important in a P.S.H. building and any building really.

 

10:32:00 It works for all of us that there are certain elements of design that really

10:32:03 trigger like our brain to relax and take us -- can actually take somebody

10:32:11 out of their fight or flight, permanent fight or flight response that happens

10:32:13 when somebody has been homeless for a long time.

 

10:32:15 You can actually mitigate that through design.

 

10:32:18 That's part of what we're working through now with the finishes and kind

10:32:23 of going over -- kind of doing a round Robin with all of the service

10:32:26 providers and, again, checking in with residents about like what works, what

10:32:27 do you love about where you live?

What would you improve?

 

10:32:37 So that is ongoing.

And then just from a CPAH perspective

10:32:40 been adapting our services and our community engagement looks different

10:32:44 right now than it did two years ago.

So we've been doing listening sessions

10:32:47 but via Zoom.

We hope to be able to do some in

10:32:49 person before we actually start construction.

 

10:32:55 But that's -- it's kind of pushing a line there of when things are going to

10:32:58 be safe to recongregate.

So that is -- I'm happy to answer

10:33:00 questions.

>> Awesome.

 

10:33:04 >> Looking forward to it.

>> Thank you, Jillian and Rachel,

10:33:09 appreciate it.

What I'm going to do is just call on

10:33:14 each of the oversight committee members and give you an opportunity just to

10:33:14 comment or question.

I'll begin with you, Todd.

 

10:33:20 >> No questions.

Just appreciation.

 

10:33:25 Always look forward to hearing these reports on these projects in more

10:33:28 detail.

So especially with like permanent

10:33:31 supportive housing and not super familiar with how it all works.

 

10:33:33 So very informative for me and I appreciate it.

 

10:33:35 Thank you.

>> Thanks, Todd.

 

10:33:37 Allan?

 

 

10:33:41

>> Yeah, thanks.

 

10:33:46 I would echo what Todd said about the -- about being so appreciative to have

10:33:52 the project folks here.

And one thing I wanted to check in

10:33:56 about and my sense is that you all are doing it with your partnership through

10:34:02 Cascadia aids project.

This area has a history that's

10:34:09 important to particularly here the lgbtq plus community that tends to

10:34:11 disappear.

One would have been with that ground

10:34:18 floor commercial, right to have that something return there.

 

10:34:20 I don't think there was anything there now.

 

10:34:23 It sounds like something that you're paying attention to with that partner

10:34:25 in that area.

Am I thinking about that correctly?

 

10:34:26 >> Yes.

Yes.

 

10:34:31 I mean, that partnership really stood out to us from the beginning as one

10:34:32 that was important to the history of the building.

 

10:34:44 As far as the club that was there.

We have the disco ball so that was in

10:34:47 the building.

So we're hoping to somehow find an

10:34:50 artist that can use that and repurpose it into artwork that we can have in

10:34:52 the building.

But we do have a disco ball and know

10:35:00 where it is.

>> Pretty powerful stuff.

 

10:35:04 Anneliese?

>> That's amazing and just echoing the

10:35:07 appreciation for this presentation.

It's so wonderful to really hear more

10:35:12 about each of the projects and I love this piece of oversight committee time

10:35:15 and also just wanted to say, you know, it sounds like there were some hiccups

10:35:19 that were thrown your way.

And it sounds like you've navigated

10:35:19 through them really well.

Congratulations to that.

 

10:35:22 And excited to see kind of the next steps on this project.

 

10:35:34 >> Thank you very much, Susan?

>> I'm really impressed at your

10:35:37 ability to pivot from that shocking information about the commercial

10:35:42 space.

And I just think it's wonderful what

10:35:45 you're doing.

I think in other P.S.H.

 

10:35:48 buildings we've had a lack of space for staff that have committed.

 

10:35:55 And for you to commit all that space guaranteed, is really the right way to

10:35:58 approach this project, I think.

I think it was a blessing.

 

10:36:00 I'm sure it was terrible going through it.

 

10:36:02 But I think it's great what you're doing.

 

10:36:05 I love the fact that you have the support of the neighborhood

10:36:06 association.

That's critical.

 

10:36:11 And that they're welcoming you and it will be a real resource for that

10:36:15 community.

So that that's I feel like right on.

 

10:36:19 That they're supporting you.

I did have one question and I think I

10:36:22 missed this.

But there won't be an on-site manager,

10:36:24 is that right?

I mean, there won't --

 

10:36:25 >> Yeah.

Property manager?

 

10:36:30 >> Yeah.

>> Yeah, there will be a 24 hour desk

10:36:32 coverage.

>> 24 hour desk coverage.

 

10:36:34 Oh.

And will that be in the ground floor

10:36:35 space?

>> Uh-huh.

 

10:36:36 >> Yeah, OK.

So that's great.

 

10:36:44 I wasn't certain about that.

Yeah, I think it's I'm really

10:36:46 impressed by your planning for this project.

 

10:36:50 And having had a lot of experience with the Joyce, I think it's going to be a

10:36:56 wonderful place to live.

I'm really delighted that you put

10:36:59 kitchenettes in the apartment.

I'm sure people have told you how

10:37:13 important that is to them.

I love the fact that you've asked

10:37:14 about what you like and it's just awesome.

 

10:37:17 Thank you so much!

>> Thank you.

 

10:37:22 >> Thanks, Susan.

Thanks, CPAH for your presentation.

 

10:37:23 Appreciate you.

Have an excellent rest of your day!

 

10:37:28 And continue to do this incredible work.

 

10:37:34 We're going to move forward to innovative housing and Anna Mann

10:37:42 House.

Hows

 

10:37:45

>> Good morning.

 

10:37:52 I'm Sara Stevenson, executive director of innovative housing.

 

10:38:00 I'm here with our housing developer to share this update about the Anna Mann

10:38:03 House project.

This project will create 128 new

10:38:05 affordable homes plus one manager's unit.

 

10:38:14 We're northeast 33rd and Sandy just on the border of the Laurel Hurst and

10:38:17 Kearns neighborhoods.

It's a hidden oasis that not many

10:38:21 people are aware of.

61 of these new homes will be family

10:38:21 sized two and three bedroom apartments.

 

10:38:29 And 12 of them will be permanent supportive housing for families and

10:38:31 individuals transitioning out of homelessness.

 

10:38:35 We're creating this new housing by renovating an existing landmark

10:38:36 structure and adding two new buildings to the three acre site.

 

10:38:43 We've identified some service partners here.

 

10:38:45 I'll talk about them on the next screen, also.

 

10:38:49 Can we go to the next screen?

I jumped.

 

10:38:53 We're going to work with service partners that are listed on the last

10:38:57 slide to ensure that these housing opportunities are known and available

10:39:01 to communities of color and others including households with

10:39:04 disabilities.

We've got ongoing community relations

10:39:10 or organizational relationships with black parent initiative and community

10:39:14 vision.

All of these organizations will have

10:39:19 priority referral during operations.

We're working with all of these groups

10:39:23 also during development to inform designs and make sure the housing is

10:39:28 what it needs to be for residents.

As a member of the outreach to

10:39:31 residents itself has been a bit capped over the last year because we can't do

10:39:35 all the focus groups.

And all of our residents, we can't do

10:39:37 that with technology in the same way that we can do it in person.

 

10:39:41 There's a photo here.

We have started to do resident

10:39:45 outreach meetings again on site.

Now that the weather is nice, we can

10:39:50 get outside and do a little bit more of that back and forth.

 

10:39:51 Community sharing.

OK, now to the next slide.

 

10:39:59 So as far as our schedule and our progress, we're steadily moving

10:40:00 towards a closing date so we can start construction on this project in

10:40:04 November.

Earlier this year, we received design

10:40:08 review approval from the historic landmarks commission and submitted for

10:40:11 our permits.

Our architect team has responded to

10:40:14 all of the initial comments which is a big accomplishment.

 

10:40:17 There were a lot of them.

And we hope to have our permits in

10:40:20 October.

You've heard about that permitting

10:40:24 timeline already from CPAH.

It's definitely extended from what it

10:40:28 used to be.

Our general contractors have given us

10:40:30 updated costs using real bid numbers for many of the scopes.

 

10:40:32 So we feel like our numbers are very realistic at this point.

 

10:40:35 We plan to bid out the full project starting in September.

 

10:40:42 And we have a November closing date which is important because we've got a

10:40:44 hard acquisition payment due on the property on December 1st.

 

10:40:53 Next slide, please.

We're contracting with the national

10:41:00 association of minority contractors Oregon chapter, to enhance our

10:41:03 outreach efforts to provide technical support to certified subs during the

10:41:10 bid process and we've presented this project at the general meeting so

10:41:18 we've made a lot of subs and as many COBID certified subs aware of the

10:41:21 project already.

We did some soft bidding earlier on

10:41:25 the limited scopes of the project in order to inform our numbers.

 

10:41:29 Because we've been trying to nail down the budget as you heard there's a lot

10:41:34 of fluctuation right now with budgeting.

 

10:41:35 But we are contracted to continue helping us do that work.

 

10:41:44 We're also working to tailor a zero tolerance policy for the project

10:41:47 that's going to expand education and expectations for every worker who

10:41:48 comes on this job site.

Regardless of who they work for.

 

10:41:58 We're really focused on the safe jobs site construction goals that are

10:42:03 lining up to try to make that realistic and to do some new things here on this

10:42:04 job site.

We're pretty excited about that pilot

10:42:10 program.

Finally, next slide, finally for me

10:42:14 and then I'll hand off to Caroline and you'll hear a little bit more.

 

10:42:18 Our two general contractors and you'll hear more about this.

 

10:42:26 Are on track to achieve a combined utilization rate of 36% which we're

10:42:29 pretty happy with.

We think, you know, we set our goal at

10:42:30 30 and they're going to exceed that.

We're very pleased.

 

10:42:39 Next slide and then I'm going to hand off.

 

10:42:53 >> Next slide, please.

So as people have been talking a lot

10:42:56 about pricing and cost increases and that's definitely the biggest

10:42:57 challenge that we have been seeing in this development.

 

10:43:04 We've seen some pretty large cost increases both due to some design

10:43:04 changes and pandemic related inflation.

 

10:43:11 In our case, that increase has led to a gap of about $3 million.

 

10:43:14 And we are right now working with the city to help us fill that gap.

 

10:43:18 We've also hit a secondary bump which was that when the costs went up, we

10:43:22 went beyond the bonding capacity of the original contractor we were working

10:43:24 with.

So I'm going to talk about both of

10:43:27 these challenges and our strategies going forward.

 

10:43:29 But let's first look at the numbers.

So now the next slide.

 

10:43:36 So this chart is just showing the numbers for the hard construction

10:43:42 costs for the project.

When we first submitted our proposal

10:43:46 for Anna Mann back when it came out, we were looking at an 88 unit project and

10:43:51 construction cost of $13 million.

After we got funding, after we got

10:43:55 funded, the zoning changed in a way that allowed us to increase the number

10:43:57 of units.

We proposed it to the city.

 

10:43:58 They agreed this is a great use of the site.

 

10:44:03 So this is the proposal that we brought to you guys last year with the 128

10:44:08 units and three buildings.

We continued to work through the

10:44:09 design change and we made some scope changes.

 

10:44:16 Some are just the usual changes that happen when you flush out a

10:44:19 preliminary design.

Some were changes related to the

10:44:22 requirements for landmarks both the old and new buildings have to meet

10:44:26 landmarks approval.

We also continue to do investigations

10:44:29 in the old building that added some costs and there were some

10:44:30 infrastructure that we hadn't written in the budget for.

 

10:44:33 Plus, as we all know, costs were going up sort of an industry for materials.

 

10:44:37 So we went back out in November to check and see if we were still on

10:44:43 target.

And the pricing came back at that

10:44:47 middle column there, $21 million that we were worried about but we felt we

10:44:54 would be OK.

As Jillian mentioned, the tax critical

10:44:57 calculation had changed.

So we made some cuts.

 

10:45:01 We went back out in April thinking the numbers would come down and we were

10:45:05 pretty horrified when the numbers came back at $24 million.

 

10:45:10 This has been the second problem came up and we realized that Silco that can

10:45:12 be bonded up to $20 million wouldn't be able to manage the whole contract by

10:45:19 themselves.

So we thought of a bunch of different

10:45:23 ideas of how to deal with that and came up with the concept of bringing in a

10:45:26 second contractor.

Last column there the $27 million

10:45:29 construction number is where we are now with the second contractor, you can

10:45:34 see that the biggest jump is on the cost for the east building which is

10:45:37 the building that we are going to peel off and have the second contractor

10:45:40 work on.

There was also a small jump between

10:45:46 there because we added the cost of adding some air conditioning to the

10:45:49 most heat vulnerable units in the project.

 

10:45:53 After that massive heat wave a few weeks ago, we just felt it wasn't a

10:45:58 luxury anymore.

It was really a necessary and need to

10:46:01 include it in the project.

That works out to $211,000 per unit.

 

10:46:04 In hard construction costs.

Next slide?

 

10:46:13 So this rising cost is not as dramatic when you're looking at the amount of

10:46:16 P.H.B. subsidy.

Again, when we first came in with a 88

10:46:20 unit project, we were asking for under the $150,000 unit cap.

 

10:46:25 When we switched it to 128 unit project, that per unit subsidy went

10:46:29 down significantly since we were spreading site costs and acquisition

10:46:32 costs over more units.

And basically now, with the new jump

10:46:38 in costs we're back to where we started at about $147,000 a unit.

 

10:46:42 We are actually asking P.H.B. to give us the maximum award of $150,000 a

10:46:46 unit.

And to use that differential as a

10:46:48 special materials contingency.

We're just really worried about how

10:46:51 much all these spikes have happened in the market.

 

10:46:53 It's been really hard to get anyone to give us estimates.

 

10:46:59 So this contingency would be there to be used only if the materials spiked

10:47:02 again.

It would be controlled by P.H.B.

 

10:47:05 Not by I.H.I.

If we don't use it, any part ha we

10:47:07 don't use goes 100% back to P.H.B.

Next slide?

 

10:47:13 So we have an increase in other sources as well to cover the costs.

 

10:47:21 Significantly the tax credits.

We have both housing tax credits and

10:47:26 historic tax credits in the project and between them they cover over 40% of

10:47:29 the total project costs.

The one upside of having your

10:47:33 construction costs go up is you qualify for more tax credits.

 

10:47:37 So even though we are asking for more money from the bond for this, we are

10:47:39 still leveraging sources at about 3 to 1.

 

10:47:50 The total project cost at this point is $44,000 a unit, that does include the

10:47:55 admin fee and the special contingency and the others that are getting

10:47:55 waived.

Next slide?

 

10:48:02 So when we realized we had a bonding problem with our contractor, we talked

10:48:05 to the city.

And they asked us to look at three

10:48:08 different scenarios and the pros and cons of the three different scenarios

10:48:09 and that's sort of the rest of the slides that I'll talk through today.

 

10:48:15 So the first idea which was our chosen idea is to bring in a second

10:48:18 contractor and split the work.

But we did also look at the

10:48:19 possibility of just bringing in a whole new contractor to take over it.

 

10:48:26 Someone with a higher bond capacity or reducing the project back to the

10:48:27 original proposal.

Next slide.

 

10:48:33 So the scenario we're recommending and the one that is frankly the most

10:48:37 viable is the scenario that to bring in a second general contractor.

 

10:48:42 This is the lowest cost option.

It retains the contractor expertise.

 

10:48:46 We really want to keep Silco on the job even though their bonding capacity

10:48:49 isn't enough.

We chose to work with them because of

10:48:51 their ability to deliver a quality project at a modest price.

 

10:48:57 This is the fourth project we've done with them.

 

10:49:01 We trust the quality of their work and appreciate their nimbleness at being

10:49:04 able to deal with the surprises that always come with working on a historic

10:49:07 rehab.

They have gained a lot of experience.

 

10:49:11 They've been working at this for over a year on this building at this point.

 

10:49:13 They have a lot of just knowledge about the building.

 

10:49:18 And it would be a shame to lose that.

And actually bringing in a second

10:49:20 contractor has been working really well.

 

10:49:23 They have complimentary skills.

And they've been working really

10:49:25 creatively as we sort of work through the dynamic of having two

10:49:29 contractors.

Only real downside is it does increase

10:49:34 a little bit of the complexity for us because we'll have to manage two

10:49:37 construction contracts.

The biggest bonus of the scenario is

10:49:40 that it actually pencils.

So we're excited about that.

 

10:49:48 Next slide?

So this is a visual of how sort of the

10:49:51 shared two contractor scenario would work.

 

10:49:55 Basically, Silco would retain the bulk of the work and do the site work.

 

10:49:57 They'd work on the historic building and they would build the new building

10:50:00 in the south.

And Todd construction would work on

10:50:05 the building to the east.

So in this picture, you can kind of

10:50:10 see the dark blue is the east building which Todd would be working on and the

10:50:13 lighter blue section would be their staging area and the rest of the slide

10:50:19 would basically be Silco so that's the big gray blob in the middle is the

10:50:22 existing building and the building in the south is the new south building

10:50:25 and they have already worked out how they can share staging area and we've

10:50:31 sort of marked how they each would have their own entrances and exits off the

10:50:32 site.

They would each have three ways to get

10:50:35 in and out of the site.

So we feel pretty confident that the

10:50:42 coordination is going to work and that this is a viable and good scenario to

10:50:43 deal with our problem.

Next slide.

 

10:50:53 Second scenario we looked at is bringing a new single general

10:50:54 contractor.

This would require less coordination

10:50:59 but cost the project a lot more.

You know, thanks to the recent that we

10:51:03 applied for, we have seen some current pricing on similar projects from other

10:51:08 contractors.

So we calculated brought in a single

10:51:13 larger contractor, we would see an additional funding gap of $5 million

10:51:18 and that's after -- assuming P.H.B. put in the maximum they could at 150.

 

10:51:22 And even if we could find another source in time, we're not sure we

10:51:26 could actually find a space on some contractor's schedule to start work as

10:51:35 quickly as we need to start.

So the other scenario we looked at was

10:51:40 reducing the project to 88 units.

This would be less complex and we'd

10:51:44 get to retain Silco's experience and it would leave a gap.

 

10:51:47 We were pretty much at the maximum ask originally and given the cost

10:51:51 increases, we think we'd have about a $3 1/2 million gap.

 

10:51:56 The biggest drawback of this alternative is just the loss of

10:51:57 opportunity.

This is a really wonderful site.

 

10:52:02 And we're just really excited to be able to bring units there.

 

10:52:08 And if we pared it back now, there's no realistic way we could go back later

10:52:14 and it would be too disruptive and you have to do splitting into two

10:52:15 ownership entities and it's not really realistic.

 

10:52:19 We'd kind of lose the opportunity of adding those extra 40 units.

 

10:52:22 Last slide.

So that's our update.

 

10:52:29 I wish it was all good news.

We do have a path forward and super

10:52:31 excited about moving ahead with this really neat and amazing building.

 

10:52:40 So we can bring a whole bunch of families into this wonderful

10:52:41 neighborhood.

>> Thank you very much.

 

10:52:47 I'm going to do the same approach that we had and give each of the members an

10:52:50 opportunity to engage and ask questions, make comments and we'll go

10:52:52 in reverse order this time.

So Susan, that means starting with

10:52:58 you.

>> Thank you for the presentation.

 

10:53:02 I think it's so exciting the number of two and three bedrooms that you have

10:53:05 and bringing families into such a beautiful neighborhood.

 

10:53:09 To me, that's very exciting.

I just had one little tiny question.

 

10:53:11 Will each building have a different address?

 

10:53:17 I'm assuming the south building is new, the east building is existing.

 

10:53:17 Will they have different street addresses?

 

10:53:23 >> Yes, I believe they will.

>> Tiny detail.

 

10:53:24 Yeah.

>> Yeah.

 

10:53:27 I mean, there's actually different entrances.

 

10:53:31 You can enter off 33rd and you can enter off a little street in the

10:53:34 back.

So there are different entrances that

10:53:36 they can have to have a different address.

 

10:53:40 >> And you'll have an apartment for an on-site manager for all the units.

 

10:53:43 >> Yeah.

There's actually 129 units and one of

10:53:44 them is a manager unit.

>> Great.

 

10:53:44 Great.

Thank you.

 

10:53:49 I applaud you for your decision to go to two contractors.

 

10:53:50 It sounds complicated but sounds like the right decision.

 

10:53:58 So yeah.

Innovative housing just has a history

10:54:03 of really also housing some very difficult people.

 

10:54:07 And knowing how to do low barrier housing so I know you're going to

10:54:10 bring in the people who really need this housing.

 

10:54:14 And it will be a good neighbor.

These buildings will be really good

10:54:14 neighbors for the neighborhood.

Great work.

 

10:54:20 >> Thank you.

>> I was going to add each building

10:54:25 will have its own services so each building will have an office for

10:54:26 services.

Each building will have its own

10:54:27 mailbox and laundry areas and garbage areas.

 

10:54:34 And we plan to have two full-time resident services staff at the

10:54:38 property.

One focused specifically, we were

10:54:44 authorized through the service provider so one staff dedicated exclusively to

10:54:46 those households.

>> Thank you very much.

 

10:54:48 Anneliese?

>> Thank you.

 

10:54:54 This was a really wonderful presentation.

 

10:54:57 I was really excited about this project knowing, you know, trying to get

10:55:01 affordable housing into that neighborhood is so hard.

 

10:55:06 So great to see this project and love the kind of neatness of retaining the

10:55:10 old buildings and adding new ones.

It sounds like you found a good

10:55:13 solution on the contracting.

Yeah.

 

10:55:16 For the contracting issue.

No real questions.

 

10:55:19 Just excited and, you know, happy to hear continued updates on this

10:55:20 project.

>> Thank you.

 

10:55:30 Allan?

>> Thanks, Dr. Holt.

 

10:55:32 I agree with other folks.

I don't have questions.

 

10:55:35 I'm appreciative of the project team here.

 

10:55:40 And the efforts that went through to keep this thing or put it back on

10:55:43 track anyway since it didn't seem like it went on track.

 

10:55:47 I appreciate the efforts to do that because it's important property.

 

10:55:51 And answer the questions proactively.

I think I would have had a question

10:55:55 did you consider, you know, going back to the original 88 units?

 

10:55:59 It was nice to have that presented to us and answer those questions and it

10:56:02 looks like this is, you know, as Anneliese said, a good solution, yet

10:56:05 seems very complicated for you all.

So thank you for doing that.

 

10:56:11 >> Thank you, Todd?

>> No questions for me either.

 

10:56:17 Yes, appreciations and I'd echo Susan's comments about the two and three

10:56:22 bedroom units.

Again, nice to see the details on some

10:56:23 of these projects and thank you for the information.

 

10:56:28 >> Thank you.

Director Callahan?

 

10:56:33 I see your hand.

>> I just wanted to clarify for the

10:56:38 presentation that I.H.I. is coming to you in the midst of trying to problem

10:56:44 solve with our team, did an amazing job trying to offer solutions to overcome

10:56:48 the cost overruns they're facing and other construction issues.

 

10:56:49 But we have not yet agreed to that path.

 

10:56:54 At P.H.B.

So I just wanted to make sure that you

10:57:01 were aware of that.

We were still working with I.H.I. to

10:57:05 resolve areas that we have concerns, as you've noted, the two contractor

10:57:08 solution.

Though extremely innovative does raise

10:57:13 some unique challenges.

And frankly, we need to be sure that

10:57:24 as fib -- fidicuries to go through that problem.

 

10:57:27 We wanted to present everything on the table.

 

10:57:32 Both I.H.I. and the Joyce will have to come in officially through the process

10:57:33 to increase the amount of contribution.

 

10:57:40 As you may recall, we set up that process at the very beginning for

10:57:41 determinations of increasing unit size.

 

10:57:45 If we were going to add units which I.H.I. went through that process.

 

10:57:48 I think we're hopeful we can work through these issues were we wanted

10:57:52 you to see them in their raw form.

But do know that we still have more

10:57:53 work to do with both of these partners.

 

10:58:02 >> Thank you, any questions or comments from bond oversight committee?

 

10:58:04 >> I just appreciate that clarification.

 

10:58:13 I think that from the beginning, there's been so much transparency for

10:58:16 us as bond oversight committee members.

 

10:58:20 And so yeah, we'll understand your judicious process and hear more about

10:58:26 it.

>> Anneliese?

 

10:58:31 >> Yeah, I want to echo that, thank you for that clarification.

 

10:58:35 And also, you know, want to reflect back on the very wise decision we made

10:58:37 around those remaining funds in case things came up.

 

10:58:39 Not saying that's going to happen here.

 

10:58:46 It's helpful to know that, you know, if needed, if it makes sense, we do have

10:58:50 some contingencies and that was, I think, a prudent decision that was

10:58:55 made a while back.

>> Thank you, Anneliese.

 

10:58:59 These projects, if we increase the contribution to both I'd say is

10:59:04 looking like there will need to be some adjustments we'll downwardly adjust

10:59:07 the remaining bond funds.

That presentation was based on the

10:59:10 prior commitments but both of these two projects need to be approved for

10:59:13 additional funds.

Even though we won't meet again for a

10:59:16 few months, we will keep you abreast at decision making in real time.

 

10:59:21 And give you an update as to the -- as to how we're going to work with our

10:59:23 partners to make these projects forward.

 

10:59:30 That's ultimately our goal.

>> Excellent.

 

10:59:32 Excellent.

Any other comments from bond oversight

10:59:36 committee members before we wrap up today?

 

10:59:41 We've come to the end of our time.

I want to thank the bond oversight

10:59:44 committee for the work that you do.

And Portland housing bureau for the

10:59:49 work that you're doing in this space.

And thanks to I.H.I. for their

10:59:55 presentations.

And having to work through this

11:00:00 unexpectedunexpected reality that we're all in at this moment.

 

11:00:02 One of the things I've been encouraging people to do is to breathe and

11:00:04 stretch.

Breathe and stretch.

 

11:00:11 And what I mean by breathe is to relax in the midst of the intensity.

 

11:00:17 To find a way to intentionally unplug.

And to refresh and to renew and then

11:00:23 to stretch, dynamic to remember that we all rely on strength greater than

11:00:29 ourselves and it's important for us to be in healthy spaces as much as

11:00:32 possible.

So thanks for your work and effort and

11:00:34 energy.

We meet again October 7th.

 

11:00:40 At this point, it is planned for Zoom.

Hopefully we'll be able to meet in

11:00:40 person.

Until then, take care.

 

11:01:07