CHA Tenant Selection Plan Grace Manor 3401 Ogden Ave - Public Hearing May 2021
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CHA Tenant Selection Plan Grace Manor 3401 Ogden Ave Public Hearing May 2021
Grace Manor TSP
Development Team:
• Grace at Jerusalem CDC
• East Lake Management &
Development Corp.
Property Management:
• East Lake Management Group, Inc.
Neighborhood Context
Homan Ave
RFP
ISW
Trumball Ave
Saint Louis Ave
Site Context
CTA Pink Line
Central Park Ave
Existing Site Photo
Existing Site Photo
• 64 Rental Units
CHA RAD Affordable
1-BR 9 20
2-BR 10 25
Total 19 45
• Ground Floor Community
Commercial
Construction Start: Q4 2021
Anticipated Completion: Q2 2023
• 64 Rental Units
CHA RAD Affordable
1-BR 9 20
2-BR 10 25
Total 19 45
• Ground Floor Community
Commercial
Construction Start: Q4 2021
Anticipated Completion: Q2 2023Amenities: • Laundry in-building • Package room • Computer room • 20 parking spaces • Bicycle storage • Rooftop patio • 1st floor community commercial • On-site management • Resident Service Coordinator
Tenant Selection Plan
CATEGORY Administrative Plan 2020 MTSP 2003 GRACE MANOR TSP 2021
MAXIMUM INCOME Not to exceed 80% of the Area Median Income (AMI) or Maximum income limit for public housing rental units RAD PBV LIHTC – 18 units with project-based subsidy
the income limits established by HUD by family size. should not exceed the maximum permitted by law. and must also meet eligibility requirements for LIHTC
units.
If mixed-income/mixed finance development’s financing • 18 units at or below 60% AMI
structure contains tax credits, or other financing LIHTC Only - 42 units must meet eligibility requirements
programs, the tax credit or other program rules regarding for LIHTC.
maximum income and eligibility for public housing rental • 42 units at or below 60% AMI
units apply.
CREDIT & FINANCIAL Credit Check on all members of the household age 18 & Credit Check conducted (medical related & student loan Same as Adm. Plan 2020
STANDING older (including live-in aides). debts not considered)
The CHA will provide information to all applicants
regarding how to obtain a free copy of their credit report.
If housing is denied based on the criminal background
information, the CHA will provide a copy of the criminal
background information used.Tenant Selection Plan
CATEGORY Administrative Plan 2020 MTSP 2003 GRACE MANOR TSP 2021
UTILITIES Applicants who owe funds or judgment debts to any utility Outstanding or current delinquent debts owed to a utility Same as Adm. Plan 2020
company or cannot obtain utility connections will be denied. provider must be made current prior to approval for
admission or applicant must be current on a payment plan.
Applicant must be able to obtain utilities in his/her name.
DEBTS TO PUBLIC No debts owed funds or judgement debts to any utility No debts to any PH programs (“Working to Meet” and Same as Adm. Plan 2020
HOUSING company or cannot obtain utility connections will be denied. Exception provisions for CHA RRC families only)
Bankruptcy N/A No bankruptcies within past 2 years Same as Adm. Plan 2020
NOTE: Denial based on blanket prohibition because of
bankruptcy is not acceptable/lawful. Bankruptcies .
reviewed as part of an overall screening can be
considered.
RESIDENTIAL HISTORY Applicant’s past two years of residential history, including Verify past 2 years or residential history, including lease Proposed Change – Review of three rather than two years
any lease violations, will be reviewed and verified. violations. of residential history
Same as Adm. Plan 2020
Applicant’s past performance in meeting financial
If lease compliant at time of application, violations not a
obligations, especially rent, will be considered
bar.
Change: For RAD PBV units, no debt due to any public
Applicants evicted from CHA or any other subsidized
housing authority unless an applicant has arranged and is
housing program w/ last 2 yrs. from eviction date for No judgments in favor of landlord in past 2 years.
current in a payment plan to pay off the entire debt owed.
nonpayment of rent will have his/her application rejected. Judgment that is not the fault of the tenant shall not be
considered a judgment in favor of a landlord.
Same as Adm. Plan 2020
Applicants with a record of disturbance of neighbors, If landlord judgments exist, but none in last year before
destruction of property, or living habits at prior residences admission, the applicant must demonstrate one year
which may adversely affect the health, safety, or welfare of without a landlord judgment. The first year of residency
other residents are reviewed. in the mixed-income/mixed finance community will be
evaluated to satisfy the second year of the requirement.Tenant Selection Plan
CATEGORY Administrative Plan 2020 MTSP 2003 GRACE MANOR TSP 2021
HOUSEKEEPING Housekeeping habits at prior residences which may Lease compliance in housekeeping. Same as Adm. Plan 2020
HABITS adversely affect the health, safety, or welfare of other
residents are reviewed
SCHOOL ENROLLMENT Provide documentation that children age 7-17 are enrolled Verify family members age 6-16 are in school Same as MTSP 2003
& CHILD CARE in and will attend school regularly or prove enrolled in
school & demonstrate improved attendance record. Must provide adequate day care or supervision for Same as MTSP 2003
children under 13 years old (“Working to Meet” provision
Provide documentation that children age 13 and under will
for CHA RRC families only)
be adequately supervised when and adult is not present in
Same as MTSP 2003
the unit.
Children between the ages of 16 and 18 who drop out are
required to engage in 30 hours per week of work or
combination of activities leading to self-sufficiency.
EMPLOYMENT & Every applicant, resident and adult authorized family Head or co-head of household must work 30 hours a RAD Units - Same as MTSP 2003
ECONOMIC SELF- member of a public housing unit, age 18 up to age 54, is week.
SUFFICIENCY required to be engaged, 20 hours a week, on a regular basis, All other household members age 18 or older must be LIHTC units- Head or Co-Head Applicants for LIHTC
unless the resident or adult authorized family member of the engaged in one or a combination of the following Units must be employed 20 hours per week or otherwise
household is exempt or approved for Safe Harbor. activities to meet the 30 hours per week word criterion: have sufficient gross monthly income of at least 2 ½ times
• Employment the monthly rental amount.
Any member of the applicant or resident’s household, who
• Enrollment and regular attendance in an economic
is 17 years of age and not attending school full-time, will be
self-sufficiency program
subject to the CHA Work Requirement. Applicants from the
public housing wait lists are not eligible for Safe Harbor. • Verified job search and/or employment counseling
• Basic skills training
• Enrollment and consistent attendance in a regular
program of education, including GED, secondary
or post-secondary education, or English
proficiency or literacy classesTenant Selection Plan
CATEGORY Administrative Plan 2020 MTSP 2003 GRACE MANOR TSP 2021
“WORKING TO MEET” N/A Head or co-head of household who are not employed for Proposed Changes to MTSP 2003:
EMPLOYMENT (RRC 30 hours a week must be engaged in one or a combination :
Residents only) of the following activities to meet the 30 hours per week • All members rather than just head or co-head of the
work criterion: household 18 years and older must be engaged in
• Employment one or a combination of the following activities for
20 hours each week:
• Enrollment and regular attendance in an economic
• Employment, including without limitation
self-sufficiency program
employment for 20 hours a week rather than 30
• Verified job search and/or employment counseling hours.
• Criterion same as MTSP 2003
• Basic skills training
• Enrollment and consistent attendance in a regular
program of education, including GED, secondary
or post-secondary education, or English proficiency
or literacy classes
All other household members age 18 or older must be
engaged in one or a combination of the following
activities to meet the 30 hours per week criterion:
• Employment
• Enrollment and regular attendance in an economic
self-sufficiency program
• Verified job search and/or employment counseling
• Basic skills training
• Enrollment and consistent attendance in a regular
program of education, including GED, secondary
or post-secondary education, or English proficiency
or literacy classes.
• Retired receiving a pensionTenant Selection Plan
CATEGORY Administrative Plan 2020 MTSP 2003 GRACE MANOR TSP 2021
EXEMPTION for BOTH • 55 years of age or older; blind or disabled with verification. • Enrollment and attendance in high school, college, trade • Same as Administrative Plan 2020
EMPLOYMENT and school, or other institution of higher learning as full-time (1) Age and (2) Primary caretaker of bind or person with
WORKING to MEETING • Primary caretaker of a blind or person with disability with student disability with verification
EMPLOYMENT verification. • 62 years of age or older.
• Retired and receiving a retirement annuity or pension. • Disabled with verification that disability precludes
working. • Same as MTSP 2003
• Single parent serving as the primary, full-time caretaker for (1) enrollment and attendance in high school, college,
children age 12 months and under; or Receiving TANF and • Primary caregiver disabled individual with verification of trade school, or other institution of higher learning and
have an active Responsibility and Services Plan (RSP). disability and status as caregiver. (2) one adult household member who elects to stay
home to care for young children, and (3) who as a result
• One adult household member who elects to stay home to of a serious medical impairment is temporarily (for a
care for young children provided there are at least two period of less than 12 months) unable to meet the 20-
adults in the household, and at least one of those adults hour employment requirement,
meets the work requirements.
• Retired and receiving pension.
CRIMINAL HISTORY: 18 years & older, will conduct a criminal background check. Conducted on all household members 18 years of age & older. Household members 18 years & older, we will conduct a criminal
background check.
CRIMINAL BACKGROUND Criminal history in past 3 yrs. involving crimes of violence to 3-year criminal background check
SCREENING – MAY persons or property as documented by police arrest or conviction
PROHIBIT ADMISSION documentation, or a pattern of behavior and the likelihood of non- Sealed juvenile records not reviewed 3-year criminal background check
lease compliance.
Criminal activity with mitigating circumstances Any applicant household member who was evicted from any
housing for drug related or other criminal activity within 3 years
from the date of the application.
Any household member has a record of any conviction or
adjudication, other than acquittal, for any misdemeanors within
the last 3 years of conviction or completion of parole or home-
monitoring, whichever is later
Any household member has a record of any conviction or
adjudication, other than acquittal of the following, which
includes, but is not limited to: murder, attempted murder, domestic
abuse, rape, arson, kidnapping, felony assault, burglary, treason,
crimes involving harm to adults, children or animals, crimes
involving explosives, terrorism, and fraud.Tenant Selection Plan
CATEGORY Administrative Plan 2020 MTSP 2003 GRACE MANOR TSP 2021
CRIMINAL There is reasonable cause to believe that a household However, the Property Manager may admit the household Same as MTSP 2003
HISTORY:CRIMINAL member’s illegal use or pattern of illegal use of a drug may if the Property Manager determines that:
BACKGROUND threaten the health, safety, or right to peaceful enjoyment of
i. The evicted household member who engaged in drug-
SCREENING – PROHIBIT the premises by other residents; (p.16) (24 CFR § 960.204
related criminal activity has successfully completed a
ADMISSION (a)(2)(ii)).
supervised drug rehabilitation program approved by the
Property Manager, or
ii. The circumstances leading to the eviction no longer
exist (e.g., the criminal household member has died or is
imprisoned).
Evicted within 3 years from PH programs for drug related Any household member is currently engaging in illegal Same as MTSP 2003
activity, exemption allowed for mitigating circumstances – use of a drug.
such as offender won’t reside in the household, completed
rehabilitation, etc.
Convicted for manufacturing methamphetamine on PH SAME Same as Administrative Plan 2020
property.
Currently engaged in the use of illegal drugs, including the SAME Same as Administrative Plan 2020
distribution, possession, sale or use in violation of the
Controlled Substance Act (21 USC 801, et seq., 841).
Current pattern of drug use SAME Different - N/A
Current pattern of alcohol abuse Different - N/A
Applicant or household member ever convicted of a crime SAME Same as Administrative Plan 2020
requiring registration under a state sex offender registration
program including the ten-year Illinois State Sex Offender
Registration Act
Applicant or household member ever convicted of child
molestation.
Arson Conviction Same as Administrative Plan 2020Tenant Selection Plan Right of Return Contract (RRC) Defined: “As part of the Plan for Transformation, all original 10/1/99 residents are guaranteed a choice of permanent housing. Each household that was (and remains) lease-compliant has the right to choose where they wish to live on a permanent basis, be that in a new or rehabilitated public housing unit or in the broader community using a CHA voucher. In fact, these 10/1/99 residents are guaranteed first choice of any rehabilitated or redeveloped property and their claims take precedence over any person on the general wait list. That said, 10/1/99 residents are obligated to make that choice only once and when they do, their ‘right of return’ is satisfied under the law”.
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