About HOPE SF: HOPE SF Glossary
The Americans with Disabilities Act (ADA) set standards for accessible design of buildings. In housing, accessibility means that a person sitting in a wheelchair can reach features with arm movement only. Senior buildings tend to be accessible. Some of the following features can include accessible features: elevators, entrance routes, common and public use areas, doors, routes into and through the dwelling unit, light switches, electrical outlets, thermostats and other environmental controls, kitchens, and bathrooms.
Affordable housing has a sales price or rent that allows an occupant with a moderate or lower income to pay no more than 30 percent of gross income for housing costs, including utilities. According to the US Department of Housing and Urban Development, moderate-income households have 80% to 120% of the area median income (AMI). A low-income household generally brings in 80% of AMI, while very-low-income has an income at or below 50% of AMI. Note: “Median” means that half of all households have more than this amount of income and half of all households have less than this amount of income. (A household is one or more people occupying a housing unit.)
Assisted Housing Mobility
Assisted Housing Mobility offers access to subsidized housing in a variety of neighborhoods. Assisted Housing Mobility de-concentrates poverty and improves life chances in economic, social, educational and developmental domains.
BRIDGE Development Team
BRIDGE is the Development Team chosen by the City to rebuild Potrero Terrace & Annex. The team includes BRIDGE Housing Corporation, BUILD, Equity Community Builders, Curtis Development & Consulting, and Van Meter Williams Pollack.
Capacity building is technical assistance — and sometimes grants — given to a nonprofit organization to increase its organizational and staff capacity, funding resources, and output.
CityBuild Academy is a program that recruits, trains, and provides job placement services in the construction industry.
Community Builders are trained staff and leaders who work with HOPE SF residents and neighbors to organize activities, support HOPE SF planning, and address neighborhood concerns such as safety, parks facilities, employment, and recreation.
Department of Children, Youth and Their Families (DCYF)
DCYF is the San Francisco city government department focused exclusively on ensuring that young people become healthy, productive, and valued community members. DCYF is a key partner in HOPE SF.
Enterprise Community Partners
Enterprise Northern California is a nonprofit partner with HOPE SF, providing additional resources and expertise. Enterprise is a national nonprofit intermediary whose mission is to create opportunity for low- and moderate-income people through fit, affordable housing and diverse, thriving communities.
Economic development is a general term indicating projects that strengthen a neighborhood's economy and employment base by attracting retail and commercial activity and ensuring the area includes adequate job opportunities, affordable housing, and transit.
Environmental Impact Report (EIR)
A report that addresses a the environmental effect (e.g. population, traffic congestion, air and water pollution, endangered species, etc.) in an area where a construction project is planned. An EIR must be presented to local governments for project approval.
Environmental sustainability means not leaving an environmental burden on future generations. HOPE SF seeks to be an environmentally-friendly and sustainable development initiative, incorporating green components in housing design and construction, site planning, transportation, and public health.
Green Communities is an Enterprise Community Partners program that provides funds and expertise to enable developers to build and rehabilitate homes that are healthier, more energy efficient, and better for the environment — without compromising affordability. Green Communities also assists state and local governments to ensure their housing and economic development policies are smart and sustainable. HOPE SF developers follow many of the Green Communities criteria in their design and construction.
HOPE VI is a $5 billion program created in 1992 by the U.S. Department of Housing and Urban Development for revitalizing public housing. The purpose of the program is to replace severely distressed public housing projects with redesigned mixed-income housing and to provide housing vouchers so that some of the original residents can rent apartments in the private market. HOPE SF is modeled on HOPE VI but relies heavily on local funds and follows locally-developed principles unique to HOPE SF. (“HOPE” stands for Housing Opportunities for People Everywhere.)
HOPE SF Development Teams
Four teams of housing developers were chosen by the City to rebuild four public housing developments (Hunters View, Westside Courts, Sunnydale, and Potrero Terrace & Annex) into newly revitalized, mixed-income communities. Development Teams work with residents and neighbors to develop plans for revitalization.
HOPE SF Leadership Academy
This 15-session class for residents of HOPE SF sites covers HOPE SF background and principles, affordable housing basics, community building, and leadership skills. The Leadership Academy started in 2008 and is taught by the San Francisco Housing Authority along with the Mayor’s Office of Housing and Enterprise Community Partners.
HOPE SF Principles
Eight guiding principles for HOPE SF were defined by the 2007 HOPE SF Task Force: 1. Ensure no loss of public housing. 2. Create an economically integrated community. 3. Maximize the creation of new affordable housing. 4. Involve residents in the highest levels of participation in the entire project. 5. Provide economic opportunities through the rebuilding process. 6. Integrate process with neighborhood improvement plans. 7. Create environmentally sustainable and accessible communities. 8. Build a strong sense of community.
HOPE SF Task Force
The HOPE SF Task Force is made up of local elected officials, nonprofit leaders, residents, and Housing Authority staff, established the HOPE SF Principles and put together the HOPE SF Request for Qualifications in 2007.
HOPE SF Youth Leadership Academy
This program for youth ages 14–16 includes classes, internships, and projects to learn about HOPE SF and how to participate in community development on each site. Started in 2010, the academy is led by the Interagency Council and the Mayor’s Office Of Housing, in collaboration with Japanese Community Youth Council, Department of Children, Youth and their Families, San Francisco Housing Authority, and UC Berkeley’s Center for Cities and Schools.
A building or cluster of buildings consisting of five or more residential units, including single family, multifamily, or mobile homes for sale or rent.
A housing unit is where a person or family lives. A housing unit has, at the very least, cooking facilities, a bathroom, and a room to sleep in.
The United States Department of Housing and Urban Development (HUD) oversees all housing authorities across the country. HUD's mission is to increase homeownership, support community development, and increase access to affordable housing free from discrimination. HUD has many sub-offices, such as community planning and development, multifamily housing, fair housing, public and Indian housing, lead hazard control, sustainable housing and communities, small businesses, and policy. Among other programs, it administers Community Development Block Grants, HOME, HOPE IV, Low Income Public Housing, Section 8 and Section 202.
Hunters View Community Partners, LP
This Development Team was chosen by the City to rebuild Hunters View. It includes John Stewart Company , Devine & Gong, and Ridge Point Non-Profit Housing Corporation.
The Interagency Council is an initiative of the government of the City of San Francisco that crosses over multiple City departments and focuses on HOPE SF, Transition-Age Youth and other related programs.
Job readiness enhances one's skills in preparation for future job opportunities. HOPE SF residents have opportunities to engage in job readiness programs, education, and training to be able to take advantage of jobs in the revitalization.
Leadership in Energy and Environmental Design (LEED)
LEED is an internationally recognized green building certification system, providing third-party verification that a building or community was designed and built using strategies aimed at improving performance, including energy savings, water efficiency, CO2 emissions reduction, improved indoor environmental quality, and stewardship of resources and sensitivity to their impacts. LEED was developed by the US Green Building Council HOPE SF developers are following many of the LEED metrics in their design and construction.
Low Income Housing Tax Credit
This tax credit is an important source of funding for HOPE SF sites. Developers apply to the state for tax credits that cover a portion of the costs to develop affordable housing. The tax credits are sold to investors who use the credits to reduce the taxes they owe on their income. Proceeds from selling the credits help fund the development.
Market value is the amount that a property will cost in a competitive, open market and under all conditions required of a fair sale. Market rent is the rent that a comparable unit would command in a competitive market, the monthly cost for rental housing set by the landlord without restrictions. HOPE SF sites will include market-rate homes.
Multifamily housing is a residential structure that has more than one housing unit, typically rental apartments or condominiums. Multifamily housing is usually has five or more units. HOPE SF sites will be composed of multifamily housing.
A Master Plan is a comprehensive long-range plan intended to guide growth and development of a community or region. It can also be an overall plan for a proposed project site outlining general, rather than detailed, development intentions. It describes the basic parameters of a major development proposal, rather than giving full engineering details. A Master Plan is required for major land development or major subdivision review. Each HOPE SF site will have a Master Plan.
Mercy/Related is the Development Team chosen by San Francisco to rebuild Sunnydale. The team includes Mercy Housing California, The Related Companies of California and Van Meter Williams Pollack.
Mixed-income housing includes families with various income levels. Mixed-income developments are intended to decrease economic and social isolation.
A mixed-use development combines various uses, such as office, commercial, institutional, and residential, in a single building or on a single site in an integrated project with significant interrelationships and a coherent physical design.
Office of Economic and Workforce Development (OEWD)
The OEWD is the City agency coordinating job training and hiring policies during the HOPE SF revitalization process.
One Stop Career Link Centers
One Stop Career Link Centers provide job seeker and employment services. For San Francisco residents, One Stops offer job search assistance, case management, job training, recruitment, placement, and retention services.
One-for-one-replacement occurs when every public housing unit that exists today is replaced by a new public housing unit that is incorporated into the new development. For example, of the 267 units that currently exist at Hunters View, 267 will be replaced, with no loss of public housing units.
Phased development occurs when construction is done in phases over a few years. HOPE SF sites will be rebuilt in phases and, as much as possible, current residents will be able to stay onsite during construction.
A predevelopment loan is a short-term loan to developers to finance project development costs that occur before construction begins. These could include land costs; architect, engineering and attorney fees; permit fees; site preparation; and more. The “soft costs” are the non-bricks-and-mortar costs of a real estate development project, including architectural costs, surveys, appraisals, and other fees. The “hard costs” are the physical construction costs and visual improvements.
The goal of public housing is to provide decent and safe rental housing for eligible low-income families, the elderly, and people with disabilities. Public housing comes in all sizes and types, from scattered single family houses to high-rise apartments for elderly families.
Public Housing Tenant Association
The Public Housing Tenant Association is the Housing Authority group of elected resident council leaders who come together to form the public housing tenant association.
RAMP is a job preparation program for people ages 18-24 that combines a six-week class with job readiness training, paid work experience, educational services, and intensive support.
A Relocation Plan describes the process for relocating current residents to temporary housing while construction is underway, For each HOPE SF site, the Relocation Plan outlines the roles, responsibilities, and rights of everyone involved, including the San Francisco Housing Authority, the City of San Francisco, residents and the housing developers.
San Francisco Housing Authority (SFHA)
The mission of SFHA is to provide affordable housing to low- and moderate-income people and other types of subsidized housing. SFHA administers the US Department of Housing and Urban Development's (HUD) Low-Income Public Housing and Section 8 in San Francisco. SFHA is the current property owner and landlord of all public housing in San Francisco, including HOPE SF sites. After redevelopment, ownership will be transferred to independent non-profit and for-profit affordable housing developers and owners.
San Francisco Housing Authority Commission
The SF Housing Authority Commission is a seven-member body of city residents appointed by the mayor. Two of the commissioners are residents of public housing. The commission makes decisions regarding the SF Housing Authority at public meetings held every second and fourth Thursday at 4 pm at 440 Turk Street. The meetings are open to the public.
San Francisco Mayor’s Office of Housing (MOH)
The Mayor's Office of Housing is the City agency coordinating all aspects of the HOPE SF redevelopment process in collaboration with the San Francisco Housing Authority, the San Francisco Redevelopment Agency, selected housing developers, and private and nonprofit partners.
San Francisco Redevelopment Agency (SFRA)
A key partner in HOPE SF, the Redevelopment Agency supports the initiatives of the City and County of San Francisco and operates primarily in redevelopment project areas designated by the Board of Supervisors. SFRA focuses primarily on housing, economic development, and quality of life. The SFRA Commission generally meets the first and third Tuesday of every month at 4:00 p.m. at City Hall, Room 416. The meetings are open to the public.
A federal (HUD) rent-subsidy program, Section 8 is one of the main sources of housing assistance for low-income households and was authorized by the Housing and Community Development Act of 1974. Although it is commonly referred to as "Section 8," it is now officially called the Housing Choice Voucher Program. Under the program, an income-qualified household typically contributes 30 percent of its adjusted gross monthly income toward the "Fair Market Rent" of a unit (as set by HUD). The Section 8 program pays the rest via housing assistance payments (HAP) to landlords.
Service Connectors are trained caseworkers who work with HOPE SF residents to enhance their families’ lives by facilitating access to available services, supports, and resources.
Seven Corners Study
A 2005 study entitled “The Seven Key Street Corners for At Risk Families in San Francisco” found that a majority of families in crisis live within walking distance of seven distinct street corners. Five of these intersections are in or near public housing developments. The Seven Corners Study provided one impetus for development of the HOPE SF program.
Single-family housing is a residential structure designed to include one dwelling (usually a house). Adjacent units may share walls and other structural components but generally have separate access to the outside and do not share plumbing and heating equipment.
Subsidized housing is a generic term covering all federal, state, and local government programs that reduce the cost of housing for low- and moderate-income residents. Housing can be subsidized in numerous ways. Public housing, project-based Section 8, and Section 8 vouchers are all examples of subsidized housing. Subsidized housing can range from apartments for families to senior housing high-rises. “Subsidized” simply means that rents are reduced because of a particular government program. It has nothing to do with the quality, location, or type of housing. In fact, a number of the Bay Area's subsidized housing developments have received local and national design awards.
Housing sustainability means that properties should remain affordable and financially viable for the long-term for intended populations such as low-and moderate-income households. For example fifty years without the need for additional or periodic subsidy.
Transit-Oriented Development (TOD)
A trend in creating vibrant, livable communities, TOD is the creation of compact, walkable communities located near public transit. TOD makes it possible to live without complete dependence on a car for mobility and survival.
Westside Housing Initiatives, LLC (WHI)
Westside Housing Initiatives is the Development Team chosen by the City to rebuild Westside Courts. The team includes Em Johnson Interest and TMG Partners.
Zoning comprises the rules and regulations that affect the use of land. For example, in certain areas only single-family houses can be built; in other areas only industrial developments such as warehouses can be built.