RurAL CAP Housing First Facility Conditional Use Permit Application

Project Overview and Descriptions The Rural Alaska Community Action Program, Inc. (RurAL CAP) is proposing to operate Karluk Manor, a Housing First facility for chronically homeless alcoholics (CHA) in Anchorage. The Anchorage Assembly adopted an ordinance providing standards for this type of use early this year (Appendix A – AO 2010-3). The Housing First program would be housed in the existing Red Roof Inn building located at 1104 East 5th Avenue (Figure 1 – Location Map). The site consists of two parcels legally described as East Addition Subdivision, Block 13A, Lots 6A and 7A. The site is located between East 5th and East 6th Avenues, along the east side of Karluk Street. Karluk Manor will serve individuals that are disabled or developmentally impaired with a history of chronic homelessness, including cycling through correctional facilities or other institutions, and who have been unable to maintain housing. These individuals currently consume a disproportionately high level of emergency and community services. In 2009, 60 individuals from this population died. The highly publicized recent deaths of 20 individuals served as a catalyst for the Anchorage community to consider long-term solutions for effective housing and care for this vulnerable population of citizens (Figure 2 - Homeless Deaths Map). In response to these deaths, Anchorage officials formed the Mayor’s Homeless Leadership Team. The development of several Housing First programs was the number one recommendation of the team. Housing First is a new approach towards ending chronic homelessness where people are provided rapid access to low-cost apartments, with vital medical, mental health and other support services available on site. Housing First programs take a harm reduction approach rather than mandating abstinence. It is a more humane, a more successful and a more cost-effective method than paying for these same individuals to cycle in and out of the emergency room, the sobering center, or jail. The programs target the most vulnerable population of homeless and allow people to move directly into housing from the streets without the precondition of treatment acceptance. A study last year by the Journal of the American Medical Association (JAMA) documented a decrease in alcohol consumption associated with the length of time that CHAs were in housing as well as a decrease in the costs of health and emergency services provided to the CHAs that participated in the program ((JAMA, 2009 – Appendix B). In an effort to alleviate the pressures on emergency and community services, to reduce the conflicting interface of the CHAs and local neighborhood residents and businesses, and to provide long-term solutions for effective housing and care for this vulnerable population of citizens, RurAL CAP is requesting approval of this CUP application to allow for the operation of a Housing First facility.

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At any given time in Anchorage, approximately 1,700 people are homeless. Of these individuals, 300 to 400 are CHA—people who have been on the streets from five to more than twenty years and who suffer from chronic alcoholism, Post Traumatic Stress Disorder, or other severe mental health problems. The needs of this population are so complex that a full continuum of services must be provided to ensure that each need is addressed. Despite extensive histories of childhood trauma, traumatic brain injury, Fetal Alcohol Spectrum Disorders, chronic unemployment, severe health concerns, mental illness and substance abuse and dependence, individuals who are homeless are very resilient and respond positively to a strength-based approach. Repeated unsuccessful participation in traditional programs such as abstinence-based or mandated treatment and high rejection rates of these programs by chronically homeless individuals with alcohol problems suggest that less conventional approaches such as Housing First are needed. In 2009, Anchorage’s Community Service Patrol (CSP) and Transfer Station saw 3,528 individuals. Due to multiple intakes per individual, it conducted 24,127 intakes. The fifty most frequent CSP/TS users accounted for 4,947 visits, each averaging 114 visits in 2009. Nearly all habitual CSP/TS users are homeless. These top 50 homeless individuals are suffering from extremely severe alcohol dependencies. These individuals represent the most difficult cases – most suffering from years of alcoholism, as well as multiple medical and mental health issues. The top 50 have used over 21% (approximately $308,710) of the 2009 operating budget for the CSP, even though these individuals represent just 1% of the total number of clients. In addition to this disproportionate fiscal impact, these habitual CSP users account for a multitude of emergency room visits (each at a cost of $1,500 and up) and impact taxpayer-funded emergency services (EMS) and the criminal justice systems. The Municipality’s Ten-Year Plan on Homelessness calls for the development of 500 new affordable housing units by 2014. This project will contribute to the goal to add new affordable housing units in Anchorage while addressing the needs of people who have been homeless for a number of years and who experience an addiction. Repeated unsuccessful participation in traditional programs, such as abstinence-based or mandated treatment, and high rejection rates of these programs by chronically homeless individuals with alcohol problems, suggest that less convention approaches, such as Housing First are needed. Karluk Manor was recently recommended by Mayor Sullivan's Homeless Leadership Team as one of the top priorities for addressing the CHA issue. Acquisition of this property is a timely opportunity as most of the facility is in “turn-key” condition, with many of the units ready to be occupied.

RurAL CAP Background RurAL CAP will be responsible for the project development, operation and facilitation of residential supportive services. RurAL CAP has a number of strong partnerships with other

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housing and service provider agencies that work to serve the needs of special populations, including homeless, severely mentally ill adults, and Alaska Mental Health Trust beneficiaries. Partner agencies will provide referrals, case management, life skills training, payee services where appropriate, transportation, and social engagement outings, etc. as needed. RurAL CAP’s approach to property management emphasizes personal responsibility, assisting tenants in obtaining supportive services from third-party providers when needed and not judging tenants on past behaviors. RurAL CAP involves their tenants in improving and maintaining the property, in reinforcing security and in creating a sense of community. Close attention to property management and building maintenance and ongoing supportive services and case management, combined with affordable rental costs, keep these units occupied with tenants who pay their rent and take care of their units. This approach has been successful at maintaining a low vacancy rate throughout RurAL CAP’s housing programs history and in maintaining the condition and value of their properties. Because providing services to special needs populations is incorporated into RurAL CAP’s mission and because many of their existing tenants have special needs, RurAL CAP’s Affordable Housing staff are provided training for working with special needs populations and handling any disruptive behavior. RurAL CAP is able, by observing residents in their living environment, to assist case managers and other supportive service providers to tailor services to individual resident needs, with the goal of keeping them in housing for a sufficient period of time to stabilize them and allow them to obtain permanent housing. RuraAL CAP considers this housing program part of the continuum of care these individuals receive and a complement to other RurAL CAP programs. RurAL CAP currently operates 12 housing facilities comprising 65 units. The majority of the facilities are within the Mountain View Community Councils, but there are also facilities in Russian Jack and the Taku Campbell Community Councils. RurAL CAP attends these Community Council meetings and maintains good relationships with adjacent landowners. RurAL CAP has policies in place to ensure responsible management of their properties. RurALCAP has been managing rental properties occupied by special needs tenants for more than ten years; and, have extensive experience in construction management and property management as well as serving in a landlord relationship with the target residential population for Karluk Manor. The Housing Supervisor, Ken Scollan, will serve as the property manager. His office will be located on site.

Site Selection RurAL CAP conducted a vigorous site search and selection process for this facility. The search for a suitable facility had been underway for more than a year when the proposed property was selected. The selection criteria used for the search included the following:

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• Proximity to target population in order to remove them from residential streets and provide safe housing. • Located in a primarily non-residential area with good access and traffic control to ensure minimal impact on residential neighborhoods and safety of project residents. • Accessibility to bus routes, employment, and services for the target population. • Outdoor space for resident use. • No more than 100 units and no less than 30 units in the property to achieve economy of scale for service delivery and operational cost. • Minimal costs for building rehabilitation and remodeling, i.e. ability to funnel residents through a single building entry to ensure resident and neighborhood safety, no severe and costly damage to the structure, no access issues, no health and safety code issues. • Cost efficiency, i.e. the ability to house the greatest number of residents for the lowest cost. This translates to small, single-occupancy residential areas. • Total cost less than $3 million. Eight sites were evaluated, ranging from vacant land in downtown to sites in Spenard, Midtown and near the University. A summary of the sites reviewed is included in Appendix C. The proposed site was selected as it was located near the target population and near many of the services most needed and used by that population. Since many of the targeted clients currently spend time throughout this area of Anchorage, the site is not expected to increase conflicts with CHAs and local residents. The site is surrounded by commercial uses, reducing the potential for impacts on residential neighborhoods. The site is also well served by public transit, which is important as the targeted residents would not have drivers licenses. The selected facility is already configured to accommodate single-occupancy of the rooms and in a manner that allows the program to control all access to the facility, reducing the need for extensive renovations and allowing for timely occupancy of the facility. This is important in that, as a grant-funded organization, RurAL CAP cannot carry debt and must fund the acquisition, site improvements, and operations out of the funds that are available from state and federal programs. These programs currently have funds available to assist the City in addressing the CHA population. The size of the facility, with 48 units, provides an opportunity for economies of scale in operations and maximizes the cost efficiency of the program. After evaluation, this proposed site was found to meet the majority of the needs for the Housing First program.

Programming Karluk Manor would contain 48 efficiency-style units, each approximately 220 square feet (sf) in size with 1 bathroom and a kitchen comprised of microwave, sink, and a small refrigerator. Two units will be wheelchair accessible. The facility will also include common areas, such as a lounge, laundry facilities, an office area, a break room, and a conference room. The ground level of Karluk Manor provides the bulk of common space for resident use. A large community room

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is available for community activities and for relaxed, informal living space. Another smaller lounge is available for individual or group activities. Eligibility People eligible to reside at Karluk Manor must be homeless according to the standards determined by the United States Department of Housing and Urban Development (HUD), must be known to be affected by chronic alcoholism, must have income below 30% of the area median income for a single person, and must meet HUD's definition of disabled. Applicants are required to verify income and disability in a manner consistent with established procedures of HUD and other funding agencies. Recruitment/Referrals The homeless chronic public inebriate population is a relatively small subset of the broader homeless single adult population. The most vulnerable chronic public inebriates are regular users of crisis systems and data is available about how often they have alcohol-related admissions to hospital emergency departments, sobering and detoxification facilities, and jails. RurAL CAP will primarily rely on coordination with CSP to identify the 50 individuals that have the highest use of the crisis systems to identify the priority targets for the program. RurAL CAP also has ongoing outreach activities that can identify priority individuals for this service. The public and Fairview residents can also provide input through the CSP, their community councils, and directly to RurAL CAP. Screening process CHAs participating in the screening process will be assessed for eligibility to live at Karluk Manor. This will include a determination of homelessness status and verification of current income and assets, as well as disability determination. A criminal background check will also be conducted. RurAL CAP will deny the applications of individuals found to have violent criminal activities in their past. Violent criminal activity is defined criminal activity that has as one of the elements, the use of a weapon in the commission of a crime, or the attempted or threatened use of physical force against a person. Convicted felons are also excluded from eligibility. Final decisions whether or not to offer housing to an individual will be made by the Karluk Manor Housing Supervisor in consultation with the Director of the Anchorage Services Division. Leasing procedure Residents are required to sign a lease with RurAL CAP. Residents are not allowed to move in until the lease has been signed. A security deposit will be held in accordance with Alaska State Landlord-Tenant law, and will be returned to the resident upon vacation of the unit, less any expenses for damage in the unit beyond normal wear and tear, so long as resident provides proper advance notice of vacation. Rent payment will include the costs of basic utilities, not including cable television or telephone services. Rents will range from a minimum of $50 per month up to fair market value, but will not exceed 30% of a resident’s gross income.

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Orientation to Program Philosophy At the time of orientation, residents will be introduced to the program’s philosophy. This will include a discussion of the aim of Karluk Manor to house vulnerable individuals with histories of chronic alcoholism who have had difficulty maintaining housing in the past. Personal choice is to be respected, but each resident is expected to respect the safety of all residents and to display respect for other residents in a community living environment. Staff will also discuss with new residents the importance of respecting the immediate neighborhood surrounding Karluk Manor. Specifically, residents will be informed that negative behaviors in the surrounding neighborhood, including public drinking, panhandling, public urination, and sleeping/sitting on the sidewalks will be considered a violation of their lease, and treated as such. Finally, new residents will be informed of ways that they can have input. Their suggestions, ideas and questions to staff members will be welcomed, and they will be invited to suggest or plan activities, and attend community meetings. All residents will be expected to contribute a minimum of 4 hours per month of community service, common area maintenance, or Karluk Manor resident services work. Rules and Code of Conduct Karluk Manor is specifically designed to accommodate individuals experiencing alcohol dependence, and it is expected that some residents will be affected by other substance use problems. Because many residents will face the temptation of substance use, the building’s regulations and support services are essential to the successful housing of the target population. Karluk Manor project staff will encourage honesty with regard to substance use rather than secrecy and shame. This policy will be in place in order to help residents reduce the harmful effects associated with substance use, and to help residents build strategies to reduce substance use. This approach is designed to develop therapeutic rapport with individuals who are unable to abstain from all use. It is focused on reducing harmful consequences associated with prolonged substance use by encouraging and supporting the reduction of use. The primary aim is to reduce further deterioration of the resident. Additionally, the availability of meaningful activities and volunteer and employment opportunities is designed to offer residents attractive alternatives to continued substance use. A listing of rules pertaining to resident conduct will be incorporated into the lease for each resident, and reviewed with each resident at move-in (Appendix D – Code of Conduct). The residents will have regular opportunities to address concerns and make suggestions at regularly scheduled resident meetings and in other communications with the management. Staff will address any inappropriate behavior in the building when it occurs. Inappropriate behavior is defined as those actions that threaten the actual or perceived safety, comfort, or well-being of others. Residents engaging in inappropriate behavior, regardless of its cause, will be asked to leave common areas.

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When inappropriate behavior is perceived to be related to substance use, staff will address their concerns with residents. Staff will impose consequences and work with residents and outside service providers to alleviate such behavior and its causes. Policies of special note are highlighted below. Alcohol and other drugs. Alcohol will be allowed only in individual resident units. There will be no use of alcohol in common areas or in the program’s transportation van. Illegal drugs will be prohibited in all areas of the building. Police involvement and lease termination will result if staff witnesses any activity associated with illegal drugs. Smoking. This will be a non-smoking property, with smoking allowed only in a designated area outside of the building that will be screened so as to not be visible from the streets. Both buildings are equipped with sprinkler systems and fire alarms. Smoke detectors, carbon dioxide (CO) detectors and fire extinguishers will be placed in every unit. Emergency contact numbers will be posted in each unit. Visitors. Limitations on visitors are designed to allow residents the ability to have positive social contact with friends and family without visitor traffic causing problems for the resident or others. Regular visiting hours will be between the hours of 9:00 a.m. and 8:00 p.m. These hours are subject to change as visiting patterns become evident. Residents will be limited to no more than one visitor at any one time, and the combined total number of visitors in the building will be limited to a number determined by the Housing Supervisor. Initial programming indicates this number will be 10. Visitors will be required to provide identification to Karluk Manor staff at the front desk. Staff will record the resident’s name, the visitor’s name, and the time at which each guest enters and leaves the building. Visitation will not be allowed when, as judged by staff, either the resident or the visitor is intoxicated, or when the resident or visitor is bringing alcohol to the building. Visitors will ring an outside intercom at the building’s main entrance that connects with the front desk. Staff at the front desk will communicate with the visitor, and will inform the resident that they have a visitor outside. Staff will not call residents for visitors unless the visitor knows either the resident’s full name, or the resident’s first or last name and their unit number. The resident will then come to the lobby to let their visitor into the building and to check in their visitor at the front desk. Residents must accompany their visitors at all times. Guests may not remain in a resident’s apartment unaccompanied, and must be escorted in all common areas of the building and to and from the outside door. Visitors may not go into the units of other residents. No visitors will stay overnight. Visitors are not considered to be clients of the program and as such will generally not be eligible to use program services like meals, groups, and activities. If it is determined that allowing residents to invite visitors to participate in some activities like meals may be useful in helping

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residents stabilize, however, occasional exceptions may be made to this rule. A fee for non- resident meals may be charged. Pets. No mammals, reptiles or birds will be allowed as pets in the building. Fish that can live in a small bowl or aquarium may be allowed, subject to management approval. Conduct in surrounding neighborhood. Residents and their visitors will be expected to behave appropriately in the surrounding neighborhood, which means that public drinking, panhandling, elimination of bodily fluids, and sleeping/sitting on the sidewalks will not be allowed. Staff will respond to complaints from the surrounding neighborhood about any such incidents. The local Community Councils and CSP will be given contact information as discussed on page 26. Consequences for Rule Violations Program staff are well-trained and qualified to work with individuals with special needs, including chronic alcoholism and other mental illnesses. Residents will be held accountable for rules violations. When rule breaking is judged to be related to residents’ medical and psychiatric problems, staff will involve the resident’s outside service providers in determining the most appropriate means of resolving the problem. Staff will employ a comprehensive approach that always attempts to identify and deal with the causes of problem behavior so that repeated violations are minimized. Initial rules violations not requiring eviction will generally result in informal warnings to residents by staff. When oral communication cannot be accomplished to serve an informal warning, or when a stronger message of warning is desired, a written warning will be given to the client. Warnings may be issued by the Housing Supervisor. Repeat violations of rules that are not grounds for immediate eviction will result in formal warnings in the form of 10-Day Notices to Comply or Vacate or other formal notices consistent with the state and local landlord-tenant rules. Residents may be asked to vacate the premises for any of the following reasons: • Failure to pay rent; • Criminal behavior; • Failure to comply with formal notices; and/or • Habitual non-compliance with the lease or the resident code of conduct. Rule enforcement. All staff are responsible for communicating rules. Violations of the rules will be dealt with primarily by the Housing Supervisor. Follow up on consequences of violations will be handled primarily by the Division Manager and the Housing Supervisor. The issuance of formal notices for severe and/or repeated violations will be done only under the authority of the Division Manager or the Housing Supervisor. The Housing Supervisor will make recommendations for consequences to the Division Manager, who will accept, reject, or modify them, then direct a staff person to follow up.

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Requirements for continued residency Annual recertification of resident eligibility for the housing program will be required. At least one time per year, all residents will be required to participate in an eligibility review process consistent with applicable regulations of major funding and regulatory agencies.

Continued capacity to live independently Karluk Manor is designed for independent living and is not a skilled nursing facility. Advancement of physical or mental illness may cause some residents to lose the capability for independent living. In most cases, the resident and his/her service providers will decide when the time comes to move into an assisted living facility or another more appropriate program. Both residential staff and external service providers will work together to assist residents in moving to a congregate care facility, assisted living facility or skilled nursing facility if the resident agrees that Karluk Manor is no longer an appropriate living situation for that resident. In other cases, temporary placement in an acute care or rehabilitation facility may be needed until the resident is stable enough to return to Karluk Manor.

Routine cleaning All common areas, including hallways, stairs, common areas and meeting rooms, laundry rooms, public bathrooms, storage rooms, and janitorial closets, will be cleaned regularly by janitorial staff. Residents are responsible for cleaning their own units. Staff will make regular inspections to ensure that units are maintained in a safe and sanitary manner.

Trash removal and recycling Residents will place trash in the dumpster located on site. Karluk Manor staff will ensure residents dispose of trash timely through weekly unit checks.

Security Karluk Manor will be designed to promote the safety and well-being of our residents, visitors, staff and the local community. Special attention will be devoted to controlling building access, monitoring resident and guest activities, and ensuring RurAL CAP’s ability to respond quickly to any potential incidents. This is designed to protect the program participants as well as to reduce the potential for off-site conflicts. All exterior doors will remain locked at all times. Residents and staff will use the front door to enter and exit the south building with an electronic key card. Staff maintains a master key for emergency entry. The exterior front door will be equipped with an intercom connecting to the front desk. Visitors will need to use the intercom to request entry to visit a resident. Residents must come to the lobby to check in their visitors. The south building has one entry with an office adjacent for monitoring of all persons entering. Visitors can gain entry only when a resident opens the door to them. Visitors must sign in and out to ensure there are no overnight guests. While there is a rear exit, it will be alarmed so that all visitors must sign out when leaving the

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building. Staff has the ability to decline a visit if they determine that the visitor is inebriated and they will contact CSP and/or the Anchorage Police Department (APD) if appropriate.

Resident key system Each resident will be provided with an electronic key card that allows them entry to the building from the street, and an individual key that opens their unit door. Each resident’s electronic key card has a unique code that can be deprogrammed to deny access in the event the card is lost or stolen. Residents will not be able to give their key card to non-residents for use, as all residents must enter through a staffed area and staff will be able to recognize residents versus non- residents.

Closed circuit television cameras A system capable of monitoring 24 closed-circuit television cameras (CCTVs) will be installed. A total of 16 CCTC will be installed initially throughout the interior and exterior of the building for constant monitoring of the premises. Cameras will be installed as follows: two in each hallway, one in each stairwell, two in the parking lot, one on each entrance and exit point from the buildings, and one in the lounge. The cameras will be monitored by staff in the south building office and can be accessed remotely. Any unusual behavior will be investigated by staff.

Fire Safety System Smoke detectors are in each unit and are monitored by staff at the front desk. In addition, the fire alarm system has smoke detectors in the hallways that are connected to the main fire detection system. Any triggering of the fire alarm system will register in the lobby office. The system is designed to indicate the location of any alarm that goes off. The fire safety system will also be monitored via telephone connection by a monitoring contractor. The monitoring contractor will contact the Anchorage Fire Department (AFD) upon alarm.

Emergency procedures The project will maintain an AFD-approved emergency evacuation plan. This will include instruction for residents and staff in the event of a fire at the project. Special instructions will be given to accommodate mobility-impaired residents (e.g. those in wheelchairs or those unable to use the stairs unassisted). Residents will receive written procedures and will be offered training in these procedures. Staff will conduct quarterly fire drills, with residents participating semi- annually. All staff will be trained in crisis intervention procedures. Additionally, all staff will be first aid and CPR trained. Resident Services Many Karluk Manor residents will be connected to treatment or other ongoing services at various community service agencies before moving into the project. These services will be expected to remain in place. Other Karluk Manor residents may be eligible for these outside services but not using them; on-site staff will attempt to connect residents to them. Overall, the expectation is that

Page 10 comprehensive services will be provided to Karluk Manor project residents through a combination of services from outside service agencies, RurAL CAP staff and other resources that can be brought to bear. It is understood that the outside case manager may not deliver all services, but will work with Karluk Manor project staff to see that all service needs are met. Outside case managers will develop and maintain individualized service plans for each resident they serve, to be shared with Karluk Manor project staff, identifying service needs including assistance with basic needs, diagnostic and treatment services, crisis assistance, and assistance with the development of meaningful activity and a social support network. Case management for residents. Case management services will be delivered by qualified service providers from partner agencies to assist residents in maintaining housing. RurAL CAP expects to have Karluk Manor residents connected to appropriate community services from the chemical dependency, mental health, and other social service systems. To the extent possible, these services will use the “community support case management” model for individuals who become Karluk Manor residents. This model of case management is designed to meet the needs of the participant and promote the person's highest level of stabilization in the community through coordination of community support services. It is a model that has enjoyed considerable success with some of the most dysfunctional consumers of mental health and chemical dependency services. A basic tenet of the model is that clients need a place to live and must have whatever support services they need to help them stay there. The intensity of the relationship between the client and case manager and the services that the case manager provides must be flexible enough to vary with the level of need expressed by the tenant at any given time. While each resident will exhibit unique needs and personal strengths and draw upon diverse combinations of resources to meet their needs, services will be provided by partner agencies utilizing the community support case management model. Services will be offered to promote the success of all residents in long-term housing at Karluk Manor. Five central components of community support case management for Karluk Manor project residents are described below. RurAL CAP and case managers from referring agencies will work together to make sure all five elements are delivered to each resident. • Assistance accessing treatment services. All residents will have access to professional diagnostic and treatment services for their presenting problems. Services in this area may be delivered by the case management agency or by other providers through referral arrangements. • Crisis assistance. Karluk Manor staff will actively engage with tenants in order to determine the level of intervention needed at any given time with a tenant. Case managers of residents will be responsive to their clients who are in crisis. Focus of the response will be on assisting resolution of the crisis in ways that preserve tenancy. • Meaningful activity. Each resident should be exposed to activities he or she believes to be meaningful and beneficial (e.g. recreation, volunteer activity, day programs, employment). This helps the resident to avoid isolation, boredom and

Page 11 reduces the potential for resumption of dysfunctional behavior. Four part-time positions have been budgeted to employ residents in housekeeping and custodial duties. This will foster a greater sense of ownership by the tenants and provide the structure to assist the tenants in positively contributing to their environment. Volunteer participation will be strongly encouraged through weekly activities. Tenants will have the opportunity to interact with other tenants, staff and community members through participation in downtown partnership enhancement projects, tending the landscaping around the property, holiday- oriented activities, life skills classes, resident meeting planning and neighborhood clean-up efforts. Activities will be designed to build a sense of community among the residents and to promote a sense of personal responsibility for their housing program. • Social support network. Clients should be supported in the development of a network of friends, family and professionals who can socially support the resident’s stability in the project. Karluk Manor staff will foster community involvement in the project to encourage tenants to expand their social contacts in positive ways. • Division of responsibility for care among service providers. Karluk Manor staff will provide services to complement, not to replace, case management services from outside providers. Residents will likely receive care from the chemical dependency, mental health, and other service systems in addition to support services from Karluk Manor staff. Some may also have involvement with criminal justice systems, therapeutic courts, health care providers, faith-based community, etc., which may require routine communication between Karluk Manor staff, community providers, and residents. Some residents will arrive at Karluk Manor without any meaningful connection to comprehensive case management services. In some cases this is due to client reluctance to engage with the available resources, and in other cases it is due to the limited supply of programs interested in providing the kinds of services effective for this population. All efforts will be made to connect residents with the most appropriate services in order to ensure their successful tenancy. On­site services Amenities include comfortable furnishings, warm residences and gathering areas; privacy in the rooms; areas to congregate and to have social interactions that are invaluable in the recovery/engagement processes; and transportation for shopping trips. Various other on-site services of highlight are discussed below. Recreational group activities. Because a sense of acceptance in the general community is fundamental for individuals recovering from homelessness, community re-integration activities and sober leisure activities are part of the services provided at Karluk Manor. These activities will relate directly to the neighborhood in which the project is located, as well as the greater Anchorage community. Residents may participate in the city-wide spring clean-up, set up and staff summer and spring fairs, volunteer in the community, and attend meetings of the

Page 12 municipally-chartered community council. Tenants will have the opportunity to participate in cultural enrichment activities, sport events, concerts, etc. 24­hour staffing and crisis management. The project will be staffed 24 hours per day, 7 days a week. Staff will be available to assist residents; ensure the safety of the residents; and ensure that residents are complying with the rules. Staff will be trained in crisis prevention and intervention and outside case managers will be notified as soon as possible if a tenant requires additional assistance. Individual and group supports. RSS will also help residents to establish regular support groups. These groups may include Alcoholics Anonymous or other 12-step support groups, a group for mentally ill and chemically-affected (MICA) residents, a use reduction group for residents unable to abstain, a group for those wanting to begin recovery, a group for those newly sober, or other groups for which residents express a need. Staff may assist residents with the facilitation of meetings, or meetings may be run by residents. Meal program. Two meals per day will be served on-site to residents Monday through Friday. Residents will also have access to other simple food items available in vending machines. A rehydration drink, such as Gatorade, will also be available for residents at any time. Residents will be encouraged to regularly attend meals as an opportunity both for good nutrition and for social involvement. Staff members will promote the meals to all residents, especially to new residents as a way to become involved in the community of the building. Tenants will be encouraged to utilize the microwave and kitchen appliances in their room for weekend meal preparation. Money Management. On a limited basis, residents may utilize services offered by RurAL CAP's protective payee program to ensure that financial obligations are managed appropriately. However, most residents will be encouraged to obtain protective payee services from outside agencies to avoid conflicts which may arise if residents’ money is managed on-site at Karluk Manor. Medication monitoring. Karluk Manor project staff may assist residents in medication compliance to make sure that residents take medicines as prescribed. Medication monitoring procedures require the resident or health care provider to prepackage doses, which are then held by project staff in a secure manner. Staff will be responsible for reminding residents of dose times and will note whether the resident picks up medications, takes medications in front of staff, refuses, or is not found. Medical crisis monitoring. Upon move-in to the project, information about a resident’s baseline health status will be collected so staff will know what appearances are “normal” for each individual. Staff will attempt to have daily contact with all residents, and will use these encounters to observe whether each person appears as usual or appears to be in some atypical distress. Residents presenting differently will be asked to seek medical assessment. As needed,

Page 13 project staff will consult with urgent care providers over the telephone or summon emergency help to the building. Staff will also attempt to locate residents who have not been seen within a usual period of time in order to ensure crises are not going unaddressed. Monitoring of residents in private apartments can include two-way voice communication to the apartment through the phone system and direct visual observation by staff entering apartments using a key when necessary. Laundry. Residents will generally be responsible for handling their own laundry needs using on-site coin-operated equipment. On-site staff may assist residents with personal laundry as needed. Services for mobility­impaired residents. Karluk Manor will be handicapped accessible, and efforts will be made to ensure the comfort and safety of mobility-impaired residents. Two barrier-free units are made available for mobility-impaired residents. In accordance with Section 504, when a barrier-free unit becomes vacant, before offering the unit to an individual without a disability, the unit will be offered: first to a current occupant of Karluk Manor requiring the accessibility feature; and second to an eligible qualified applicant on the waiting list requiring accessibility features. If a barrier-free unit is occupied by a non-mobility-impaired resident when a mobility-impaired resident is placed at the top of the move-in list, attempts will be made to transfer the non-mobility impaired resident to another vacant unit. Transportation Services. Tenants will be encouraged to utilize public transportation as much as possible. RurAL CAP will also have a van available at this facility to provide regularly scheduled transportation for shopping and on-demand service for other appointments, if needed. Residents will not be allowed in the vehicle if they are inebriated and will not be allowed to consume alcohol in the vehicle. External case managers will also provide transportation for tenants.

Staffing Typically two to eight staff will be on-site. From 2:30 a.m. to 7:30 a.m., there will be a minimum of one staff member on duty and stationed at the front office. This staff member will screen visitors, answer phones, assist with tenant questions and problems, and respond to emergencies. Additionally, an on-call backup system will be in place to ensure that staff on duty are able to receive additional help as needed. Because providing services to special needs populations is incorporated into RurAL CAP’s mission and because many of our existing tenants have special needs, RurAL CAP’s Housing First staff will be provided appropriate training for working with special needs populations and handling disruptive tenant behavior. An organizational chart and position descriptions for staff are included in Appendix E and discussed below.

Staff Positions Residential Services Specialist (RSS). Two full-time RSS positions will staff Karluk Manor. This position promotes a supportive and accepting environment for the residents, regularly

Page 14 monitors each resident to assure the resident's needs are met, and provides interventions as necessary. The RSS will act as the focal point of communication between residents and other social service agencies, and will provide reports to program managers, as needed. Additionally, the RSS is responsible for: • referring residents for specialized services within or outside of the agency; • routinely inspecting the physical facility to ensure all systems are operable and in good repair and report deficiencies to maintenance staff timely; • maintaining regular contact with residents to ensure safety of residents, building, and grounds; promote a positive living environment by circulating throughout the buildings and encouraging interactions with the residents and among residents by hosting weekly informal gatherings; • ensuring information in resident files is current and correct; • attending quarterly RurAL CAP Affordable Housing meetings and weekly staff meetings; • assisting the Division Manager in preparing documents for grant requirements and financial reports; • helping residents establish appropriate relationships with neighbors and fellow residents; • assisting residents in maintaining permanent housing through the use of motivational techniques, and coordination of necessary support services, treatment options, and rental education classes; • and, working with residents on barriers to independent living and contacting the resident's case manager as necessary. Operations Technicians (OT). Six full-time OTs will provide daily services at the facility. The responsibilities of this staff will include: general supervision of residents, monitoring and maintaining house rules and facility log; carrying out safety checks; dealing with crisis situations and providing First Aid/CPR when necessary, and calling emergency personnel i.e. Community Service Patrol, Paramedics, Anchorage Police, etc. Additionally, RHTs will be responsible for all purchasing and required record keeping for the program. Maintenance Technician. A full-time Maintenance Technician will visit the facility daily to ensure that the building is in good working order. Custodian. Two half-time custodian positions will be filled by residents of Karluk Manor. Responsibilities will involve cleaning of all common areas to ensure the health and safety of residents. A sample staff schedule in included in Table 1.

Page 15 Table 1. Proposed Staffing Schedule Mon Tues Wed Thurs Fri Sat Sun

Residential Services Off Off 3:30p‐12:30a 3:30p‐12:30a 3:30p‐12:30a 3:30p‐12:30a 3:30p‐12:30a Specialist 10:30a‐ 10:30a‐ 10:30a‐7:30p 10:30a‐7:30p 10:30a‐7:30p Off Off (2 FTE) 7:30p 7:30p

7:30a‐ Off 4:30p 7:30a‐ 7:30a‐4:30p 7:30a‐4:30p 7:30a‐4:30p 7:30a‐4:30p Off 2:00p‐ 4:30p 12:00a 2:00p‐12:00a 2:00p‐12:00a 2:00p‐12:00a Off Off Off Operations Off 5:30p‐2:30a 5:30p‐2:30a 5:30p‐2:30a 2:00p‐12:00a 2:00p‐12:00a Technician 11:30p‐ Off Off 11:30p‐7:30a 11:30p‐7:30a 5:30p‐2:30a 5:30p‐2:30a 7:30a (6 FTE) 5:30p‐ Off Off Off 11:30p‐7:30a 11:30p‐7:30a 2:00p‐ 2:30a 12:00a 11:30p‐7:30a Off Off Off 7:30a‐4:30p 11:30p‐ 5:30p‐ 7:30a 2:30a

6:00a‐7:00a & 6:00a‐7:00a & 6:00a‐7:00a & 6:00a‐7:00a & 6:00a‐7:00a & 8:00a‐ Custodial 11:00a‐2:00p 11:00a‐2:00p 11:00a‐2:00p 11:00a‐2:00p 11:00a‐2:00p 5:00p next day next day next day next day next day (2‐ .5 FTE) 8:00a‐5:00p 8:00a‐5:00p 8:00a‐5:00p 8:00a‐5:00p 8:00a‐5:00p

Maintenance visiting Daily Daily Daily Daily Daily Daily Daily properties

8:00a‐ Division Manager 8:00a‐5:00p 8:00a‐5:00p 8:00‐5:00 8:00‐5:00 Off Off 5:00p

8:00a‐ Housing Supervisor 8:00a‐5:00p 8:00a‐5:00p 8:00‐5:00 8:00‐5:00 Off Off 5:00p

Staff Responsibilities RurAL CAP will provide residential services through the full-time RSS, for the purpose of ensuring a safe living environment for tenants and the opportunities for them to make progress in self-paced recovery and reintegration. This will increase the length of individual tenancy because residents will have assistance to better address the problems that have precipitated trouble with previous living arrangements or past episodes of homelessness. The liaison provided by the RSS enhances the security of the facility and provides a venue for residents to air their complaints, problems, worries, and suggestions regarding independent living. The sense of community created by the work of the RSS also contributes to better relations between tenants, thereby

Page 16 reducing the likelihood of problematic behaviors, and fosters a willingness to either help a fellow tenant in need or call for assistance when there is a need. Residents will have no treatment requirements, but the RSS will work to engage residents about substance use and life goals. Services include wellness checks daily, fitness checks for the Trust, monthly resident meetings to receive input on the operation of the facility, assistance in completing forms/applications, and referrals to CSP, APD, emergency services, or their case manager. An activity schedule will be prepared by the RSS, offering opportunities for community outings, physical activity, and social encounters. Services and activities provided include treatment assistance, life skills training, community reintegration assistance and connection to eligible services of other providers. Anticipated outcomes of the program for residents are increased self-esteem and social skills/advocacy skills, alcohol management, increased understanding and capacity to manage money, obtaining gainful employment, and ultimately securing permanent housing. Staff will coordinate with the community-based services providers to assist tenants in accessing daily living goods and services and in building daily living and social skills. The RSS will also assist residents to access mental health and substance abuse services and will provide information to the tenants about healthy living, coping with stress and alternatives to substance use. All RurAL CAP Anchorage Services Division staff members receive crisis prevention training so they are fully equipped to handle challenging tenant behaviors. RurAL CAP will maintain 24- hour staffing at the property to prevent or respond to emergencies that result from such behaviors. Supervision The Division Manager will supervise all staff sited at the Karluk Manor project directly or indirectly. The Housing Supervisor will report directly to the Division Manager. The RSS will report to the Housing Supervisor and Division Manager. Custodial/Maintenance staff will receive direct supervision from the Division Manager. Each employee will meet individually with the direct supervisor on a regularly scheduled basis of at least twice per month for formal supervisory feedback and direction. The varying staff schedules presented by a 24-hour operation will impact the frequency and length of these meetings, with similarly scheduled employees and supervisors meeting more frequently for shorter periods than staff with schedules differing from the supervisor’s.

Team meetings The entire Karluk Manor project staff will meet together on a regularly scheduled basis for discussion of agency, program, and resident issues. The meetings will be facilitated by the Division Manager and will focus on information-sharing and problem solving. Smaller groups of Karluk Manor project staff may also meet on a regular or periodic basis as needed for additional coordination.

Page 17 Shift brief A shift brief meeting will occur three times a day, during the overlaps between night, day and swing shifts. Shift brief meetings will be used to discuss any significant events that have occurred in the building in the previous 24-hours, to discuss any emergent facilities issues, and for informal discussion of clinical issues affecting specific residents.

Training Karluk Manor project staff, like all RurAL CAP Anchorage Services Division staff, will be required to participate in training, including mental health, chemical dependency, universal precautions, cultural awareness, aggressive behavior management, and CPR. An orientation training program for all Karluk Manor program staff will be developed (and refined over time as necessary). Topics will include the signs and symptoms of common acute medical problems affecting the Karluk Manor target population (e.g., alcohol withdrawal), and appropriate responses to be taken by non-medical staff.

Routine staffing responsibilities Desk coverage and facility monitoring. Staff will be on duty 24 hours per day. During daytime and evening hours (from 8:00 a.m. to 11:00 p.m.) when more residents are likely to be awake and in need of staff assistance, at least two staff will be on duty. The daytime staffing makeup will generally be comprised of two RSS, six OTs, the Division Manager, the Housing Supervisor, and Custodial staff. It is the responsibility of the RHT to cover the desk and monitor common areas. One staff person will always be stationed at the front desk to provide reception and security functions. This will include answering and routing telephone calls, screening visitors, monitoring security equipment (including CCTV monitors) and being available to residents. Staff will make periodic walk-throughs of common spaces, including residential hallways, in both buildings. Monitoring resident health and safety. Residents experiencing unusual medical or other distress require increased monitoring by staff. As discussed on pages 18 and 19, all project staff for medical crisis monitoring and medication monitoring. Specific responses to individual health and safety problems will be based on protocols developed through consultation with outside medical experts. Rule enforcement. As previously discussed, residents must follow a code of conduct. All staff will be responsible for communicating and monitoring compliance with the rules. Follow up on consequences of violations will be handled primarily by the Division Manager and Housing Supervisor. The issuance of formal notices for severe and/or repeated violations will be done only under the authority of the Division Manager. Record keeping. All project staff will use a written log system to record information about routine events and extraordinary occurrences. This system is used for daily communication of information from one shift to the next, and will be read by all project staff daily.

Page 18 Visiting staff. Residents’ service providers from outside agencies will be expected and welcomed as regular visitors to Karluk Manor. Service providers will be expected to identify themselves to Karluk Manor project staff, who will assist them in connecting with their client. Other human service providers may be recruited to assist Karluk Manor project staff with activities. In instances where outside providers are assisting with activity or group facilitation, the RSS will schedule and coordinate these visits.

Neighborhood relations Maintaining relationships with neighbors in the larger community is important for the project, particularly where Karluk Manor project staff and residents can contribute to the stability and safety of the neighborhood. As elements of a good neighbor commitment by RurAL CAP, the following will occur: Contact information. RurAL CAP will supply neighboring businesses, residents, and property owners with the project’s main telephone number, allowing for 24-hour communication from project neighbors. If concerns are expressed to project staff about the conduct of a person in the neighborhood thought to be associated with the project, staff will attempt to investigate and intervene in the situation. Depending on the time of day and available staff resources at the moment, staff may go in person to the site of the reported activity, or may call police or other authorities to respond. Community Council Review. Local community councils will be given the Karluk Manor Management Plan for review and comment prior to hearing by the Planning and Zoning Commission. Neighborhood groups. RurAL CAP will join the Fairview, Mountain View, and Downtown Community Councils and send a representative to participate in Council meetings. Program evaluation. Every three years from the date of conditional use approval for this project, a non-public hearing shall be held before the Municipal Planning and Zoning Commission to discuss the effectiveness of management and the management plan in addressing public concerns and lessening potential and observed negative impact on the neighborhood. If significant concerns are not being met, the Planning and Zoning Commission may require a public hearing and may require revisions to the management plan, with or without a public hearing. Program Funding RurAL CAP’s affordable housing programs are primarily funded through the U.S. Department of Housing and Urban Development (HUD), the Alaska Housing Finance Corporation (AHFC), and the Alaska Mental Health Trust (AMHT). The primary funding source for Karluk Manor is a Special Needs Housing Grant (SNHG) that will provide the majority of operational funding ($312,333/year) and supportive services funding ($209,515/year) for three years. Karluk Manor will also receive 35 project-based vouchers to assist with rental income. To the extent possible

Page 19 and available to them, the residents of Karluk Manor will be expected to pay rent on a sliding scale up to full market value, estimated at $700 per month. Rent subsidies will apply to 35 units in the project.

Anchorage Municipal Code 21.15.30 Approval of Conditional Uses Existing Site Conditions The site is currently occupied by the Red Roof Inn, a 48-room motel consisting of two buildings. The area of the property is nearly flat to gently sloping (Figure 3 – Topography Map). The site is fully developed with little vegetation and drainage sheet flows across the site toward the west. There are no wetlands or 100-year or 500-year floodplains mapped on or near the site and it is not located within the coastal zone. The site is currently developed and has been cleared of existing vegetation. According to the United States Department of Agriculture’s soil survey the soils in the area of the site are classified as Cryorthents and Urban Land (Figure 4 – Soils Map). According to the MOA Coastal Resource Atlas published in December, 1980, the surficial geology of the site is characterized as alluviam of the Anchorage Plain. The site is zoned General Business (B-3) District and is subject to Anchorage Municipal Code (AMC) 21.40.180 (Figure 5 – Zoning Map). Per Assembly Ordinance 2010-003 (Appendix A), severe alcohol dependent housing is allowed as a conditional use in the B-3 District. Proposed Site Conditions The site is proposed to be operated as a Housing First facility. This is a supported affordable housing program operated by RurAL CAP. The 48 units would be used for residential occupancy with common areas and office space for RurAL CAP staff. The site is bound by East 5th Avenue to the north, East 6th Avenue to the south, and Karluk Street to the west. Both East 5th Avenue and East 6th Avenue are major arterials and Karluk Street is a Class I Collector. Vehicular access will be restricted to Karluk Street (Appendix F – Site Plan). Most program participants do not own a vehicle, so only staff and visitors are expected to access the site by vehicle. Program participants will primarily use the People Mover and the program van service for transportation. There are sidewalks along all abutting rights-of-ways. Both the 5th Avenue and Karluk Street and the 6th Avenue and Karluk Street have crosswalk signals for safe pedestrian crossings. A review of accident data from 1998-2008 indicate that there have been only two accidents affecting pedestrians at these intersections. The MOA Traffic Department has indicated that this is a very low rate for pedestrian accidents. Parking will be provided for staff in the covered parking area on the south end of the facility. Parking near the northern building will be removed and a hard surfaced outdoor patio will be constructed.

Page 20 Since only minor improvements to the site are proposed, no major changes in site grading or drainage are anticipated. Drainage will continue to flow across the site to the west, toward a new landscaped buffer area. The landscape buffer will be planted with evergreen trees with a wrought-iron fence located inward of the landscaping.

Development Schedule with Phases and Dates Building renovations are anticipated to begin upon approval in the fall of 2010. The program is anticipated to be ready for occupancy in January 2011.

Intent of Final Ownership RurAL CAP is in the process of purchasing the Red Roof Inn and would retain ownership of the site.

Conditional Use Permit Standards (AMC 21.50.020) Approval of a conditional use application is based on the standards discussed below

1. Furthers the goals and policies of the comprehensive development plan and conforms to the comprehensive development plan in the manner required by AMC 21.05. The Comprehensive Plan specifically addresses providing housing to special needs populations: Policy 16: Adopt standards to ensure that new residential development provides for a variety of lot sizes and housing types for a range of households and age groups. This proposed facility will provide high-density housing for the homeless. Approval of this development will ensure new residential development providing a variety of housing types for a range of households and ages and therefore satisfies this policy. Policy 61: Promote the availability of supportive housing opportunities for the homeless and for persons with special needs. This proposed facility addresses housing opportunities for the homeless and a special needs population and therefore satisfies this policy. Policy 58: Encourage more affordable housing including home ownership opportunities for low­income residents. This proposed facility will provide affordable housing for low-income residents and therefore satisfies this policy. Policy 62: Distribute throughout the Municipality residential facilities that are supported by government agencies and operated for health, social services, or correctional purposes. This proposed facility will be supported by various government agencies and will be operated for both health and social service purposes. RurAL CAP’s other facilities are currently located in

Page 21 Mountain View, Russian Jack, and Taku Campbell. The Municipality of Anchorage Planning Department has confirmed that residential facilities are spread throughout the Anchorage Bowl and the location of this facility will not result in one are being over inundated with residential facilities. Therefore, this development satisfies this policy.

2.Conforms to the standards for that use in this title and regulations promulgated under this title. The proposed site is currently zoned B-3. Severe Alcoholic Dependent Housing is an allowed conditional use in this commercial district (AO 2010-3). A discussion of the project’s compliance with standards for this specific use are addressed on pages 31 through 35. Parking for the proposed use is calculated at one parking space per four units, or 12 parking spaces. The facility will use the existing 15 parking spaces located in the parking garage on the south end of the site. 3.Will be compatible with existing and planned land uses in the surrounding neighborhood and with the intent of its use district. Karluk Manor is compatible with the existing and planned land uses in the surrounding neighborhood and with the intent of the use district. As shown in Figure 5, the site and all adjacent properties are zoned B-3 and are developed as commercial uses. The majority of the surrounding neighborhood is also developed as commercial uses, with some institutional uses. There are very few residential uses in the immediate vicinity. The site is also designated for commercial use on the Anchorage 2020 Draft Composite Land Use Plan Map. The site is not located adjacent to or near a residential neighborhood or school. The site is located within walking distance to a number of services appropriate for Karluk Manor residents, including the Brother Francis Shelter, Bean’s Café, Job Service, Alaska Women’s Resource Center, Social Security Administration, the Transit Center, Carr Grocery Store, Cash America, a neighborhood health clinic, Nine Star, and Adult Public Assistance (Figure 6 – Adjacent Services Map). Additionally, the site is conveniently located to two People Mover bus routes, with bus stops located at both the intersection of East 5th Avenue and Karluk Street and East 6th Avenue and Karluk Street (Figure 7- People Mover Map). 4. Will not have a permanent negative impact on the items listed in this subsection substantially greater than that anticipated from permitted development:

a. Pedestrian and vehicular traffic circulation and safety. The site is bound by East 5th Avenue to the west, East 6th Avenue to the west, and Karluk Street to the south. Both East 5th Avenue and East 6th Avenue are Major Arterials and Karluk Street is a Class I Collector. Vehicular access to the site will be restricted to Karluk Street. As previously discussed, most program participants do not own a vehicle, so only staff and visitors are expected to access the site by vehicle. Program participants will primarily use the People Mover

Page 22 and the program van service for transportation. The Traffic Department has indicated that they do not believe that the site will result in any significant increase in pedestrian traffic or safety issues. The proposed use is likely to reduce traffic volumes from the previous use of the site. The site is well suited for pedestrian and transit access. Bus stops are located at both the intersection of East 5th Avenue and Karluk Street and East 6th Avenue and Karluk Street. These intersections have a fairly low incidence of vehicular/pedestrian accidents with only 2 minor vehicular/pedestrian accidents occurring within the last 10 years (Appendix G – Traffic Accident Data). b. The demand for and availability of public services and facilities. The proposed facility will not create additional demand on public services or facilities. The proposed site is already connected to water, sewer, storm drainage, electrical, gas, cable, and telephone connections. Occupancy is expected to be within the range of the previous use. The proposed facility is not expected to create additional demand on the Anchorage School District, law enforcement, fire and emergency services, or other public services. In fact, it is anticipated that the development will alleviate demand on emergency services such as police, fire, and CSP/TS. c. Noise, air, water or other forms of environmental pollution. The proposed facility is not expected to generate noise, water, air or other environmental pollution. d. The maintenance of compatible and efficient development patterns and land use intensities. Karluk Manor will maintain compatible and efficient development patterns and land use intensities. As previously discussed, the site and all adjacent properties are zoned B-3 and are developed as commercial uses. The site is designated as a commercial use on the Anchorage 2020 Draft Composite Land Use Plan Map. High-density residential housing of not less than 12 dwelling units per acre is an allowed principal use in the B-3 district. Additionally, residential care facilities are allowed primary uses in the B-3 district; therefore, Karluk Manor is a compatible development and maintains the appropriate land use intensities. The location maintains efficient development patterns as the site is located within walking distance to a number of services appropriate for residents of Karluk Manor, including the Brother Francis Shelter, Bean’s Café, Job Service, Alaska Women’s Resource Center, Social Security Administration, the Transit Center, Carr Grocery Store, Cash America, a neighborhood health clinic, Nine Star, and Adult Public Assistance). Additionally, the site is conveniently located to two People Mover bus routes, with bus stops located at both the intersection of East 5th Avenue and Karluk Street and East 6th Avenue and Karluk Street.

Page 23 Conditional Use Standards for Severe Alcohol Dependent Housing (AMC 21.50.510) Approval of a conditional use application for severe alcohol dependent housing must also meet the standards described below.

1. Unless waived or reduced by the Planning & Zoning Commission, the lot line for a severe alcohol dependent housing use shall not be located with the following distances to the lot line of the following uses: • 2,500 Feet from another severe alcohol dependent housing use

• 500 feet from a school • 500 feet from a child care center • 500 feet from a public park.

The proposed facility meets the distance criteria for all uses except for the separation from a public park (Figure 8 – Separation Distance Map). The southern property line is within 500 feet from Fairview Lions Park (Karluk Park) and the 5th Avenue Buffer Park. RurAL CAP is requesting a reduction in the minimum allowed separation distance from public parks for several reasons. The Fairview Lions Park is not intensely developed and consists mostly of open space. This park has minimal vegetation and minimizes the potential for congregation or camping in hidden areas. The proposed site location is only partially within the required separation buffer. In addition, the site is separated from the park by a four-lane major arterial road and a number of commercial developments. The 5th Avenue buffer park is not an actively used park area, but serves as a vegetated roadside buffer. A portion of this park is proposed to be designed as right-of-way for planned road improvements. RurAL CAP has agreed to adopt this park and to work with the MOA Parks and Recreation Department to help in the cleaning and maintenance of the park. 2. On­site services shall be for residents of the facility only. On-site services will be for residents of the facility only. As previously discussed, visitors are not considered to be clients of the program and as such will generally not be eligible to use program services like meals, groups, and activities. If it is determined that allowing residents to invite visitors to participate in some activities like meals may be useful in helping residents stabilize, however, occasional exceptions may be make to this rule. A fee for non-resident meals may be charged.

Page 24 3. To the extent practical, all new construction of additions to existing buildings shall be compatible with the scale and character of the surroundings, and exterior building materials shall be harmonious with other buildings in the neighborhood. The renovations to the existing building are compatible with the scale and character of the surroundings, and exterior building materials are harmonious with other buildings in the area. 4. If required by PZC, an appropriate transition area between the use and adjacent property shall be provided by landscaping, screening, and other site improvements consistent with the character of the neighborhood. The proposed facility will use the existing building and site with minor renovations. A small landscape buffer has been incorporated along Karluk Street. Again, the intensity of use is compatible with the adjacent commercial uses, and is consistent with the character of the neighborhood. 5. The operator shall submit a management plan for the facility and a floor plan showing all uses and services, including any sleeping areas/rooms and/or residential dwelling or units. The management plan shall also include provisions regarding operations, on­site staffing, rules and regulations for tenants including hours for and number of guests per client at one time, methods to manage impacts on the adjacent neighborhoods, an outreach requirement to the surrounding neighbors, and other such items determined by the Commission to lessen the potential impacts on adjacent residents and businesses. The management plan shall demonstrate that local community councils have been provided the opportunity to review and comment on the management plan, before hearing by the commission. Any group rehabilitation provided shall only be for residents of the facility, and shall not be a primary use of the facility, and shall not be a requirement of residency in the facility. Such group rehabilitation shall be described within the management plan for the facility. Once accepted, the provisions of the management plan shall be deemed incorporated as continuing conditions of use. The Management Plan for the facility is discussed throughout this narrative and a full copy of the Plan is located in Appendix H. The management plan includes provisions regarding operations, on-site staffing, rules and regulations for tenants including hours for and number of guests per client at one time, methods to manage impacts on the adjacent neighborhoods, an outreach requirement to the surrounding neighbors, and other such items determined by the Commission to lessen the potential impacts on adjacent residents and businesses. The Plan discusses that all group rehabilitation provided shall only be for residents of the facility, and shall not be a primary

Page 25 use of the facility, and shall not be a requirement of residency in the facility. Additionally, a floor plan showing all uses and services is located in Appendix F. 6. The lot shall abut a street designated as a Class I Collector or greater on the OS&HP. The site is bound by East 5th Avenue to the west, East 6th Avenue to the west, and Karluk Street to the south. Both East 5th Avenue and East 6th Avenue are major arterials and Karluk Street is a Class I Collector. 7. On a three year cycle from the date of approval of the conditional use, the operator shall schedule a non­public hearing before the Planning and Zoning Commission to discuss the effectiveness of management and the management plan in addressing public concerns and lessening potential and observed negative impact on the neighborhood. If significant concerns are not being met, the Planning and Zoning Commission may require revisions to the management plan, with or without public hearing. It is the responsibility of the operator to ensure that a non­public hearing is held with the Commission at least once every three years (36 months) during operation under the conditional use. As previously discussed, the program will be evaluated every three years from the date of conditional use approval for this project. A non-public hearing shall be held before the Municipal Planning and Zoning Commission to discuss the effectiveness of management and the management plan in addressing public concerns and lessening potential and observed negative impact on the neighborhood. If significant concerns are not being met, the Planning and Zoning Commission may require a public hearing and may require revisions to the management plan, with or without a public hearing.

Page 26

FIGURES

E. 3TH AVENUE LATOUCHE STREET LATOUCHE

E. 4TH AVENUE

E. 5TH AVENUE SUBJECT PARCEL INGRA STREET HYDER STREET JUNEAU STREET JUNEAU E. 6TH AVENUE

MERRILL FIELD KARLUK STREET KARLUK

E. 7TH AVENUE MEDFRA STREET

P:\Projects\D60518\PLANNING\ILLUSTRATOR\TITLE BLOCK.ai May 2010 Figure 1 LOCATION MAP RURAL CAP / KARLUK MANOR ANCHORAGE, ALASKA SUBJECT PARCEL

5th Avenue Knik Arm Merrill Field Debarr Avenue

15th Avenue Bragaw St.

Northern Lights Blvd. Northern Lights Blvd. Muldoon Rd.

36th Ave.

Rd.

nard pe Tudor Road Ted Stevens S Anchorage International International Airport Road Airport

Dowling Road C Street

Raspberry Rd. Old Seward Hwy. Abbott Loop Jewel Lake Rd. Minnesota Dr. Lake Otis Pkwy. Sand Lake Rd. Dimond Blvd. Abbott Road Turnagain Arm

O'Malley Road

P:\Projects\D60518\PLANNING\ILLUSTRATOR\TITLE BLOCK.ai May 2010 Figure 2 2009/2010 HOMELESS DEATHS MAP RURAL CAP / KARLUKUK MANORO LOCATIONS OF DEATHS ANCHORAGE, ALASKA PARKS AND GREENBELTS 70

E. 3TH AVENUE 50

60

70 LATOUCHE STREET LATOUCHE

E. 4TH AVENUE 90 80

100

110

E. 5TH AVENUE 120

SUBJECT PARCEL

INGRA STREET 120 JUNEAU STREET JUNEAU

E. 6TH AVENUE

110 KARLUK STREET KARLUK

E. 7TH AVENUE

120 MEDFRA STREET

E. 8TH AVENUE

P:\Projects\D60518\PLANNING\ILLUSTRATOR\TITLE BLOCK.ai SOURCE: MOA GIS DATA May 2010 Figure 3 TOPOGRAPHIC MAP RURAL CAP / KARLUK MANOR MOA 10’ CONTOUR INTERVAL ANCHORAGE, ALASKA E. 3TH AVENUE LATOUCHE STREET LATOUCHE

E. 4TH AVENUE

E. 5TH AVENUE

SUBJECT PARCEL INGRA STREET JUNEAU STREET JUNEAU

E. 6TH AVENUE KARLUK STREET KARLUK

E. 7TH AVENUE MEDFRA STREET

E. 8TH AVENUE

P:\Projects\D60518\PLANNING\ILLUSTRATOR\TITLE BLOCK.ai SOURCE: USDA SOIL SURVEY OF ANCHORAGE May 2010 Figure 4 SOILS MAP CRYORTHENTS AND URBAN LAND, RURAL CAP / KARLUK MANOR 0 TO 5% SLOPES ANCHORAGE, ALASKA KASHWITNA-KICHATNA COMPLEX, 30 TO 85% SLOPES I-2 PLI E. 3TH AVENUE

B-3 LATOUCHE STREET LATOUCHE

E. 4TH AVENUE PLI

B-3

B-3

E. 5TH AVENUE

SUBJECT B-3 PARCEL INGRA STREET JUNEAU STREET JUNEAU

E. 6TH AVENUE

B-3 STREET KARLUK I-1

E. 7TH AVENUE

R-3 MEDFRA STREET

E. 8TH AVENUE R-3

P:\Projects\D60518\PLANNING\ILLUSTRATOR\TITLE BLOCK.ai SOURCE: MOA GIS DATA May 2010 Figure 5 ZONING MAP RURAL CAP / KARLUK MANOR ANCHORAGE, ALASKA BROTHER FRANCIS SHELTER BEAN’S CAFE

JOB SERVICE SUBJECT NINE STAR PARCEL

FIFTH AVENUE MALL CLITHROE

ALASKAWOMEN’S RESOURCE CENTER

PFD OFFICE ADULT PUBLIC ASSISTANCE

SOCIAL SECURITY ADMINISTRATION

NEIGHBORHOOD HEALTH CLINIC

ALASKA MENTAL HEALTH CONSUMER WEB

CARRS GROCERY STORE

P:\Projects\D60518\PLANNING\ILLUSTRATOR\TITLE BLOCK.ai May 2010 Figure 6 ADJACENT SERVICES MAP RURAL CAP / KARLUK MANOR ANCHORAGE, ALASKA 45 E. 3TH AVENUE LATOUCHE STREET LATOUCHE

E. 4TH AVENUE 45

E. 5TH AVENUE 8 102

SUBJECT PARCEL

8 INGRA STREET JUNEAU STREET JUNEAU

E. 6TH AVENUE 102 KARLUK STREET KARLUK

E. 7TH AVENUE MEDFRA STREET

E. 8TH AVENUE

P:\Projects\D60518\PLANNING\ILLUSTRATOR\TITLE BLOCK.ai SOURCE: MOA PEOPLE MOVER May 2010 Figure 7 PEOPLE MOVER BUS ROUTES RURAL CAP / KARLUK MANOR ANCHORAGE, ALASKA E. 3TH AVENUE LATOUCHE STREET LATOUCHE

E. 4TH AVENUE

E. 5TH AVENUE

SUBJECT PARCEL INGRA STREET JUNEAU STREET JUNEAU

E. 6TH AVENUE

500’ RADIUS KARLUK STREET KARLUK

E. 7TH AVENUE MEDFRA STREET

E. 8TH AVENUE

P:\Projects\D60518\PLANNING\ILLUSTRATOR\TITLE BLOCK.ai SOURCE: MOA GIS DATA May 2010 Figure 8 FACILITY SEPARATION DISTANCE MAP RURAL CAP / KARLUK MANOR PARKS SCHOOLS ANCHORAGE, ALASKA CHILD CARE CENTERS E. 3TH AVENUE LATOUCHE STREET LATOUCHE

E. 4TH AVENUE

E. 5TH AVENUE

SUBJECT PARCEL INGRA STREET JUNEAU STREET JUNEAU

E. 6TH AVENUE

500’ RADIUS KARLUK STREET KARLUK

E. 7TH AVENUE MEDFRA STREET

COMMERCIALE. 8TH AVENUE INSTITUTIONAL PARK TRANSPORTATION VACANT INDUSTRIAL MULTI FAMILY SINGLE FAMILY TWO FAMILY

P:\Projects\D60518\PLANNING\ILLUSTRATOR\TITLE BLOCK.ai SOURCE: MOA GIS DATA May 2010 Figure 9 GENERAL LAND USE MAP RURAL CAP / KARLUK MANOR ANCHORAGE, ALASKA APPENDIX A

AO 2010­03

APPENDIX B

JAMA ARTICLE

APPENDIX C

SITE SELECTION

RurAL CAP Site Review and Selection

Proximity to Property Size (30‐100 Proximity to Outdoor Location Community Council Description Target Extent/Cost to Remodel Total Project Cost Time to Occupancy Name units) Services Space Population Large units not suited for single‐ 3503 Indiana Street Spenard 10 unit, 3‐&4‐bedroom No <30 yes no no Not considered N/A occupancy 24‐unit licensed care 3201 E. Tudor Road University No <30 yes yes yes Rooms too small, some freeze damage Not considered N/A facility Lots of deferred maintenance, 720 Gambell Street Travel Inn Fairview Former motel 70 yes yes no Not considered N/A extensive repairs in restaurant area Commercial bldg ‐ cost to change use 1355 Gambell Street Fairview Commercial property N/A yes yes no Not considered N/A too high Mixed dorm‐style & hotel 640 W. 36th Avenue Qupquqiag Inn Midtown no no no Building layout was not conducive Not considered N/A rooms Former site of 3543 Mountain View Dr Mt. View Vacant 2‐acre parcel N/A yes yes yes To be built ‐ land was not available N/A N/A John’s Motel 1st Street & Eagle Street Downtown Undeveloped parcel N/A yes yes yes New construction Approx $9 mil 2‐3 years +

1104 East 5th Avenue Red Roof Inn Fairview 40+ unit hotel Yes – 40+ yes yes no $800,000.+‐ 2mil +‐ 6 months

APPENDIX D

CODE OF CONDUCT

Karluk Manor Tenant Code of Conduct (Building Rules)

1. Be respectful to other tenants, the staff and our neighbors, inside the building and outside in the surrounding areas. 2. Staff is here to support you in your housing. Cooperate with staff requests. 3. Safety is important for all residents and you are responsible for helping to keep the building safe and secure at all times. Use the main entrance only, except in case of an emergency. Do not open secured entrances for anyone. 4. Please immediately report any problems with safety to any staff person. 5. Visitors will be allowed only according to the attached Visitor Policy. 6. Loud, profane, or abusive language of any kind is not permitted. 7. Fighting or yelling is not allowed. 8. Illegal activity of any kind is not allowed. Staff will report illegal activity to the police. 9. Residents are not allowed to loiter, panhandle, or engage in illegal activity of any sort in the building or in the neighborhood or surrounding businesses. 10. Alcohol is allowed in tenant’s apartment only. Visitors are not allowed to bring alcohol on the premises. Tenants are not allowed to be in common areas if inebriated. 11. Smoking shall be confined to outside designated smoking areas. 12. Maintenance concerns should be reported to staff immediately. 13. Individual units shall be maintained in a clean, sanitary, and safe condition. Units will be inspected on a regular basis. 14. Personal belongings are the responsibility of tenants. Management assumes no responsibility for damages to or theft of tenants. 15. Noise shall be kept to reasonable levels, and none should be audible in any common area between the hours of 10:00p.m. and 8:00a.m. 16. Appropriate clothing, including shirts and shoes, must be worn at all times in common areas.

______Tenant Signature Date

______Staff Signature Date

APPENDIX E

ORGANIZATION CHART AND POSITION DESCRIPTIONS

Rural Alaska Community Action Program, Inc.

JOB DESCRIPTION

JOB TITLE: Anchorage Services Division Director Class: Executive

DEPARTMENT: Homeward Bound Range: 19

DIVISION: Anchorage Services Supervisor: Executive Director

JOB SUMMARY: Responsible for the overall administration and direction of the Anchorage Services Division which includes programs and projects such as Homeward Bound, Community Bound, ReBound, Speakers’ Bureau, and Affordable Housing. Responsibilities include program planning; funding, development; human resource management; financial management; reporting and evaluation. Participates as a member of the agency management team. DUTIES & RESPONSIBILITIES: ** This job description in no way implies that these are the only duties to be performed by the employee. Employees may be required to perform any other duties within this or a lower level job upon request of the immediate department or division supervisor.

1. Administration - Oversees the administration of the Anchorage Services Division; participates in weekly department head meetings, and quarterly board meetings; serves on agency planning and administrative committees. Directly supervises the Anchorage Services Division Manager II, Clinical Services Manager, and Administrative Assistant and the programs they operate.

2. Accountability - Assures fiscal accountability for Division funds; monitors budgets and expenditures; develops cost-effective strategies for the best use of program funds; coordinates with the Finance Director and accounting staff to assure timely and accurate reporting of financial information.

3. Funding - Responsible for the oversight of all proposals to local, state, federal, and private sources for continued and expanded program funding for the Anchorage Services Division. Works with the Executive Director to design and implement new projects and programs; assists with division and agency fundraising.

4. Grant Management - Oversees the management of the grants and contracts of the Division; directs the preparation of grant applications and funding proposals; assures that grant goals and objectives are met; monitors Division activities.

5. Human Resource Management - Oversees the recruitment, training, supervision and evaluation of the Anchorage Services Division staff; motivates staff through positive role-modeling, mentoring and coaching; fosters team-building and professional development opportunities for staff.

6 Planning and Evaluation - Coordinates with the Executive Director and Applied Strategic Planning working group to conduct agency and program planning with input from stakeholders, customers, staff, and funding sources; coordinates Homeward Bound Advisory Board; Participates in the annual evaluation of agency goals and objectives; directs the evaluation of program activities; assures that all Division evaluation requirements are met. I:/Jobs/Anchorage Services Revised: 4/07 Approving Initials – DH, ED ______7. Leadership and Advocacy - Provides direction and serves as a positive example to the Anchorage Services Division staff; advocates on homeless issues in coordination with the Executive Director; represents the agency and its programs with approval from the Executive Director; promotes agency and program goals through positive public relations.

8. Reporting - Assures that reporting requirements are met for Division grants and contracts. Prepares monthly progress reports for the Executive Director, quarterly reports to the Board of Directors, and division updates for the annual report and website.

9. Communication - Creates and maintains effective communication links with funding sources; builds bridges for positive communication between Anchorage Services Division and other agency staff; fosters strong communication and teamwork among staff; communicates with service recipients with cross-cultural sensitivity and respect.

10. Facilities and Special Projects - Oversees the development and acquisition of program facilities and additional affordable housing. Directs and coordinates special projects as assigned by the Executive Director.

JOB CONDITIONS: 1. General office environment, smoke free building. 2. Daily heavy use of computer and phone. 3. Able to endure work fluctuation, deadlines, and interruptions. 4. Must be able to work long hours during occasional peak periods 5. Moderate to heavy travel in and outside of Alaska. 6. Ability to attend numerous on and off site meetings as participant or presenter.

EMPLOYMENT REQUIREMENTS: 1. High degree of professionalism; ability to maintain confidentiality. 2. Proven ability to work independently and demonstrate initiative and creative problem solving. 3. Ability to exercise good judgment 4. Optimistic and positive attitude toward work and life in general • Agency recommends annual TB screening and physical as part of employee’s personal wellness plan (Recommendation – Not a requirement of this position)

REQUIRED QUALIFICATIONS: 1. Master’s degree plus three (3) years experience, B.A degree plus five (5) years experience or the equivalent of nine (9) years professional experience in public or non-profit administration, program management, or a related field. 2. Experience must include staff supervision and team building; development, monitoring and revision of budgets, reporting to funding sources, program compliance and evaluation; and, proposal writing. 3. Ability to build cooperative relationships with organizations and agencies which support the goals of the Anchorage Services Division programs. I:/Jobs/Anchorage Services Revised: 4/07 Approving Initials – DH, ED ______4. Excellent oral and written communication skills including ability to address diverse audiences. 5. Experience in advocating for homeless and low-income individuals and families. 6. Personal computer skills. 7. Organizational skills to maintain daily work flow and meet all program requirements

PREFERRED QUALIFICATIONS: 1. Position requires extensive networking with and thorough understanding of Anchorage social service and housing providers. 2. Extensive experience with multi-dimensional aspects of homelessness, poverty and its impacts on communities. 3. Knowledge and experience with local, state and national homeless programs. 4. Proven experience in program development, implementation and sustainability. 5. Familiarity with Microsoft office programs

Special Comments:

This document is not intended to exclude an opportunity for modifications consistent with providing reasonable accommodation. This is not intended to be a contract. Your signature indicates that you have read this job description and understand the essential functions and essential qualifications.

Employee Printed Name: Date:

Employee Signature:

Created By: Approved By:

Division Director: ______

David Hardenbergh Executive Director: ______

I:/Jobs/Anchorage Services Revised: 4/07 Approving Initials – DH, ED ______

Rural Alaska Community Action Program, Inc.

JOB DESCRIPTION

JOB TITLE: Division Operations Manager II Class: O&M

DEPARTMENT: Homeward Bound Range: 17

DIVISION: Anchorage Services Supervisor: Division Director

JOB SUMMARY: Responsible for the oversight of all aspects of the Homeward Bound and Affordable Housing programs. Provide compliance and technical assistance to the program to ensure smooth coordination of program operations. DUTIES & RESPONSIBILITIES: ** This job description in no way implies that these are the only duties to be performed by the employee. Employees may be required to perform any other duties within this or a lower level job upon request of the immediate department or division supervisor.

1. Responsible for direct supervision of the Operations Supervisor and Affordable Housing staff. 2. Responsible for ensuring 24 hour facilities coverage for Homeward Bound. 3. Coordinate all ASD purchasing, approve expenditures, and oversee fiscal accountability and financial reporting requirements for programs, facilities and properties. 4. Oversee proper maintenance and upkeep of facility assets; research and review potential property acquisitions or leases. 5. Collect and processes Affordable Housing rent payments through RurAL CAP accounting system. Ensure maintenance and completion of tenant files and rent receipts. 6. Oversee residential recruitment for Affordable Housing through advertisements, reference checks and income verification for new tenants. Approves new tenants, notices and evictions 7. Prepare program budgets, monthly cash flow and financial reports for Division Director’s review. 8. Responsible for researching and overseeing the writing and application process for grants for the Affordable Housing program and/or other facilities related areas. 9. Document program activities; gather and prepare information and produce required reports to meet all program, agency and grant reporting requirements. 10. Work with Division Director on program evaluation, strategic planning, and systems analyses to ensure consistent quality services. 11. Provide direction and serve as a positive role model to program staff and clients. 12. Oversee individual staff and program training opportunities to promote professional development and teambuilding. 13. Serve as a community advocate for homeless chronic public inebriates, affordable housing and social entrepreneurship. OTHER RESPONSIBILITIES: 1. Promote agency goals and serves as a public representative of RurAL CAP at the request of the Executive Director. 2. Performs other related assignments as directed by Division Director. JOB CONDITIONS: 1. General office environment and multiple dwelling rental property. 2. Daily heavy use of computer and phone. 3. Able to endure work fluctuation, deadlines, and interruptions. 4. Must be able to work long hours during occasional peak periods 5. Moderate to heavy travel in and outside of Alaska. 6. Ability to attend numerous on and off site meetings as participant or presenter.

EMPLOYMENT REQUIREMENTS: 1. Provide Tuberculosis clearance within thirty (30) days of hire at employee’s expense. 2. Valid Alaska Driver’s License. Must provide a copy of current driving record from the Department of Motor Vehicles. 3. Insured Vehicle. Must present proof of insurance. 4. High degree of professionalism; ability to maintain confidentiality. 5. Proven ability to exercise good judgment, work independently and demonstrate initiative and creative problem solving. 6. Optimistic and positive attitude toward work and life in general. • Agency recommends Hepatitis A & B vaccination and physical as part of employee’s personal wellness plan (Recommendation – Not a requirement of this position)

REQUIRED QUALIFICATIONS: 1. BA plus three years related experience, or seven years of equivalent professional experience plus one year experience at a Manager I level. 2. Extensive experience with rehabilitation and construction projects, property acquisition, housing and facility financing, and community planning. 3. Technical experience in grant management, social service administration, staff supervision, building maintenance and property management. 4. Demonstrated effective written communication skills including grant writing,. 5. Ability to interpret and apply state and federal statues and regulations, and agency policies and procedures 6. Demonstrated ability to effectively communicate at multiple levels with culturally diverse clientele. 7. Ability and willingness to be an effective team leader and advocate. 8. Working knowledge of, and sensitivity to Alaska's homeless and chronic public inebriate populations and other service providers.

PREFERRED QUALIFICATIONS: 1. MA plus one year experience at the Manager I level. 2. Knowledge of substance abuse treatment methods. 3. Experience with low-income rental property management and tenant relations. 4. Knowledge of social, cultural and economic conditions in rural Alaska; cross-cultural experience working with Alaska Native populations. 5. Ability to foster a positive working environment and create enthusiasm among program staff. 6. Familiarity with IBM Microsoft Word for windows and Excel. APPENDIX F

SITE PLAN/FLOOR PLANS

APPENDIX G

TRAFFIC SAFETY DATA

Traffic Data Management System Page 1 of 2

Map Incident Report Intersection Related: All Date Range: 01/01/2006 - 12/31/2008 Location - Street: KARLUK STREET, ANCHORAGE Cross Street: EAST 5TH AVENUE, ANCHORAGE Analysis Information Summary Per Incident Analysis Incidents / Units Involved / Occupants Type of Accident Year Incidents Units Occupants -- Year Fatalities Major Injury Minor Injury Property Damage 2006 11 22 22 2006 0 0 1 10 2007 5 10 15 2007 0 0 1 4 2008 18 37 56 2008 0 0 4 14 Ave 11.3 23 31 Ave 0 0 2 9.3 Total 34 69 93 Total 0 0 6 28 Day Of Week Peak Year Mon Tue Wed Thur Fri Sat Sun Unk -- Year AM Midday PM Off Sat Sun Unk 2006 9.1% 0% 36.4% 9.1% 18.2% 9.1% 18.2% 0% 2006 27.3% 9.1% 9.1% 27.3% 9.1% 18.2% 0% 2007 40% 0% 0% 20% 20% 20% 0% 0% 2007 0% 0% 0% 80% 20% 0% 0% 2008 22.2% 16.7% 5.6% 22.2% 16.7% 11.1% 5.6% 0% 2008 16.7% 22.2% 11.1% 33.3% 11.1% 5.6% 0% Ave 23.8% 5.6% 14% 17.1% 18.3% 13.4% 7.9% 0% Ave 14.7% 10.4% 6.7% 46.9% 13.4% 7.9% 0% Lighting Weather Year Dark Daylight Twilight Other Unk -- Year Clear Windy Cloudy / Fog Rain Snow / Ice / Sleet Other Unk 2006 18.2% 72.7% 9.1% 0% 0% 2006 27.3% 0% 63.6% 0% 9.1% 0% 0% 2007 20% 80% 0% 0% 0% 2007 80% 0% 20% 0% 0% 0% 0% 2008 11.1% 88.9% 0% 0% 0% 2008 27.8% 0% 55.6% 11.1% 5.6% 0% 0% Ave 16.4% 80.5% 3% 0% 0% Ave 45% 0% 46.4% 3.7% 4.9% 0% 0% Road Surface Location of 1st Sequence of Events Snow / - Ped / Bike Roadway in Roadway Outside Parking Year Dry Debris Wet Other Unk Year Median Other Unk Ice - Access Travel Lane(s) Travel Lane(s) Lot 2006 54.5% 0% 0% 45.5% 0% 0% 2006 0% 100% 0% 0% 0% 0% 0% 2007 40% 20% 20% 20% 0% 0% 2007 0% 100% 0% 0% 0% 0% 0% 2008 66.7% 0% 11.1% 22.2% 0% 0% 2008 0% 100% 0% 0% 0% 0% 0% Ave 53.7% 6.7% 10.4% 29.2% 0% 0% Ave 0% 100% 0% 0% 0% 0% 0% Collision Type for 1st Sequence of Events Year Angle Head On Rear End Sideswipe Moose Animal Ped Bike Object Non-collision Other Unk 2006 1 0 7 2 0 0 0 0 1 0 0 0 2007 2 0 2 0 0 0 1 0 0 0 0 0 2008 1 0 12 3 0 0 0 1 1 0 0 0 Total 4 0 21 5 0 0 1 1 2 0 0 0 Ave 1.3 0 7 1.7 0 0 .3 .3 .7 0 0 0 Per Unit Analysis Vehicle Configuration Year Passenger Car Light Truck SUV Motorhome Motorcycle Off Road Dog Sled Bike Ped Other Non-Commercial Commercial Unk 2006 15 5 0 0 0 0 0 0 0 1 1 0 2007 2 3 1 0 0 0 0 0 1 2 1 0 2008 19 13 2 0 0 0 0 1 0 2 0 0 Total 36 21 3 0 0 0 0 1 1 5 2 0 Ave 12 7 1 0 0 0 0 .3 .3 1.7 .7 0 Collision Type for 2nd Sequence of Events Year Angle Head On Rear End Sideswipe Moose Animal Ped Bike Object Non-collision Other Unk 2006 0 0 0 0 0 0 0 0 0 0 0 0 2007 0 0 0 0 0 0 0 0 0 0 0 0 2008 0 0 1 0 0 0 0 0 0 0 0 0 Total 0 0 1 0 0 0 0 0 0 0 0 0 Ave 0 0 .3 0 0 0 0 0 0 0 0 0

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Map Incident Report Intersection Related: All Date Range: 01/01/2006 - 12/31/2008 Location - Street: KARLUK STREET, ANCHORAGE Cross Street: EAST 5TH AVENUE, ANCHORAGE Human Circumstance [1 or 2 Per Vehicle] Wrong Disregard Red Hit Improper Following Unsafe Stop Sign Cell Mental Physical Off Side / Ped Year None Traffic Light DUI & Other Unk Driving Too Close Speed Violation Phone State State Road Wrong Error Control Violation Run Way 2006 10 0 1 1 0 0 2 0 5 0 0 0 0 0 0 3 0 2007 4 1 0 1 1 0 0 0 1 0 0 1 0 1 1 1 0 2008 18 2 2 5 0 0 0 0 7 0 0 5 0 0 0 4 0 Total 32 3 3 7 1 0 2 0 13 0 0 6 0 1 1 8 0 Ave 10.7 1 1 2.3 .3 0 .7 0 4.3 0 0 2 0 .3 .3 2.7 0 Vehicle Action Dir of Travel In Changing Entering Exiting U Out of Turning Turning - Year Passing Parked Other Unk Year N S E W Unk Traffic Lanes Traffic Traffic Turn Control Left Right - 2006 72.7% 0% 0% 0% 0% 9.1% 0% 4.5% 13.6% 0% 0% 0% 2006 9.1% 0% 4.5% 86.4% 0% 2007 50% 0% 10% 0% 0% 10% 0% 0% 0% 20% 10% 0% 2007 10% 10% 10% 70% 0% 2008 73% 5.4% 2.7% 0% 0% 8.1% 0% 0% 5.4% 0% 0% 5.4% 2008 2.7% 0% 2.7% 94.6% 0% Ave 65.2% 1.8% 4.2% 0% 0% 9.1% 0% 1.5% 6.3% 6.7% 3.3% 1.8% Ave 7.3% 3.3% 5.7% 83.7% 0% Roadway Circumstance Alcohol/Drugs Suspected Traffic Traffic Traffic Road Shoulder School Work - Year Device Device Device Obstruction None Other Unk Year Alcohol Drugs Both None Unk Surface Defect Zone Zone - Inoperative Missing Obscured 2006 2 0 0 0 0 0 0 0 0 0 20 20060% 0% 0% 0% 100% 2007 0 0 0 0 0 0 0 0 10 0 0 200710% 0% 0% 90% 0% 2008 3 0 1 0 0 0 0 0 26 0 7 20080% 0% 0% 91.9% 8.1% Ave 1.7 0 .3 0 0 0 0 0 12 0 9 Ave 3.3% 0% 0% 60.6% 36% Driver Age Insurance Coverage Year 16 & Under 17-18 19-20 21-24 25-30 31-50 51-65 66-75 Over 75 Unk -- Year Insured Uninsured Unk 2006 0% 0% 0% 0% 0% 0% 0% 0% 0% 100% 2006 0% 0% 100% 2007 0% 0% 0% 10% 20% 20% 30% 0% 10% 10% 2007 70% 10% 20% 2008 0% 5.4% 5.4% 10.8% 16.2% 37.8% 16.2% 2.7% 0% 5.4% 2008 89.2% 0% 10.8% Ave 0% 1.8% 1.8% 6.9% 12.1% 19.3% 15.4% .9% 3.3% 38.5% Ave 53.1% 3.3% 43.6% Safety Restraint Injury Status [1 to 4 Per Vehicle, Passenger] [Driver & Passenger(s)] Driver Passenger Improper Driver Driver Passenger Passenger - Non- Year Not (s) Not Child Year None Possible Incapacitating Fatal Unk Used Unk (s) Used (s) Unk - Incapacitating Used Used Restraint 2006 0 0 22 0 0 0 0 2006 20 1 1 0 0 0 2007 8 0 2 5 0 0 0 2007 13 1 0 0 0 1 2008 29 0 8 18 0 0 1 2008 45 7 2 0 0 2 Ave 12.3 0 10.7 7.7 0 0 .3 Ave 26 3 1 0 0 1 Total 37 0 32 23 0 0 1 Total 78 9 3 0 0 3

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Map Incident Report Intersection Related: All Date Range: 01/01/2006 - 12/31/2008 Location - Street: KARLUK STREET, ANCHORAGE Cross Street: EAST 6TH AVENUE, ANCHORAGE Analysis Information Summary Per Incident Analysis Incidents / Units Involved / Occupants Type of Accident Year Incidents Units Occupants -- Year Fatalities Major Injury Minor Injury Property Damage 2006 8 13 13 2006 0 0 1 7 2007 5 11 16 2007 0 0 1 4 2008 6 11 16 2008 0 0 1 5 Ave 6.3 11.7 15 Ave 0 0 1 5.3 Total 19 35 45 Total 0 0 3 16 Day Of Week Peak Year Mon Tue Wed Thur Fri Sat Sun Unk -- Year AM Midday PM Off Sat Sun Unk 2006 0% 0% 12.5% 25% 25% 12.5% 25% 0% 2006 12.5% 12.5% 25% 12.5% 12.5% 25% 0% 2007 40% 20% 0% 0% 20% 20% 0% 0% 2007 20% 0% 20% 40% 20% 0% 0% 2008 16.7% 0% 0% 16.7% 16.7% 33.3% 16.7% 0% 2008 16.7% 0% 0% 33.3% 33.3% 16.7% 0% Ave 18.9% 6.7% 4.2% 13.9% 20.6% 21.9% 13.9% 0% Ave 16.4% 4.2% 15% 28.6% 21.9% 13.9% 0% Lighting Weather Year Dark Daylight Twilight Other Unk -- Year Clear Windy Cloudy / Fog Rain Snow / Ice / Sleet Other Unk 2006 62.5% 25% 12.5% 0% 0% 2006 75% 0% 25% 0% 0% 0% 0% 2007 20% 80% 0% 0% 0% 2007 40% 0% 40% 0% 20% 0% 0% 2008 50% 50% 0% 0% 0% 2008 33.3% 0% 66.7% 0% 0% 0% 0% Ave 44.2% 51.7% 4.2% 0% 0% Ave 49.4% 0% 43.9% 0% 6.7% 0% 0% Road Surface Location of 1st Sequence of Events Snow / - Ped / Bike Roadway in Roadway Outside Parking Year Dry Debris Wet Other Unk Year Median Other Unk Ice - Access Travel Lane(s) Travel Lane(s) Lot 2006 37.5% 0% 0% 62.5% 0% 0% 2006 0% 62.5% 0% 0% 0% 0% 37.5% 2007 80% 0% 0% 20% 0% 0% 2007 0% 100% 0% 0% 0% 0% 0% 2008 50% 0% 0% 50% 0% 0% 2008 0% 100% 0% 0% 0% 0% 0% Ave 55.8% 0% 0% 44.2% 0% 0% Ave 0% 87.5% 0% 0% 0% 0% 12.5% Collision Type for 1st Sequence of Events Year Angle Head On Rear End Sideswipe Moose Animal Ped Bike Object Non-collision Other Unk 2006 0 0 2 3 0 0 0 0 3 0 0 0 2007 2 0 3 0 0 0 0 0 0 0 0 0 2008 4 0 1 0 0 0 0 0 0 0 0 0 Total 6 0 6 3 0 0 0 0 3 0 0 0 Ave 2 0 2 1 0 0 0 0 1 0 0 0 Per Unit Analysis Vehicle Configuration Year Passenger Car Light Truck SUV Motorhome Motorcycle Off Road Dog Sled Bike Ped Other Non-Commercial Commercial Unk 2006 8 3 0 0 0 0 0 0 0 0 2 0 2007 7 4 0 0 0 0 0 0 0 0 0 0 2008 6 4 0 0 0 0 0 0 0 1 0 0 Total 21 11 0 0 0 0 0 0 0 1 2 0 Ave 7 3.7 0 0 0 0 0 0 0 .3 .7 0 Collision Type for 2nd Sequence of Events Year Angle Head On Rear End Sideswipe Moose Animal Ped Bike Object Non-collision Other Unk 2006 0 0 0 0 0 0 0 0 0 0 0 0 2007 1 0 0 0 0 0 0 0 0 1 0 0 2008 0 0 0 0 0 0 0 0 0 0 0 0 Total 1 0 0 0 0 0 0 0 0 1 0 0 Ave .3 0 0 0 0 0 0 0 0 .3 0 0

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Map Incident Report Intersection Related: All Date Range: 01/01/2006 - 12/31/2008 Location - Street: KARLUK STREET, ANCHORAGE Cross Street: EAST 6TH AVENUE, ANCHORAGE Human Circumstance [1 or 2 Per Vehicle] Wrong Disregard Red Hit Improper Following Unsafe Stop Sign Cell Mental Physical Off Side / Ped Year None Traffic Light DUI & Other Unk Driving Too Close Speed Violation Phone State State Road Wrong Error Control Violation Run Way 2006 5 2 0 2 0 0 0 0 2 0 0 3 0 0 0 2 0 2007 6 0 2 1 0 0 0 0 2 0 0 0 0 0 0 1 0 2008 7 1 0 1 0 0 1 0 0 0 0 0 0 0 0 1 0 Total 18 3 2 4 0 0 1 0 4 0 0 3 0 0 0 4 0 Ave 6 1 .7 1.3 0 0 .3 0 1.3 0 0 1 0 0 0 1.3 0 Vehicle Action Dir of Travel In Changing Entering Exiting U Out of Turning Turning - Year Passing Parked Other Unk Year N S E W Unk Traffic Lanes Traffic Traffic Turn Control Left Right - 2006 38.5% 0% 0% 0% 0% 30.8% 7.7% 0% 7.7% 15.4% 0% 0% 2006 23.1% 7.7% 69.2% 0% 0% 2007 90.9% 0% 0% 0% 0% 9.1% 0% 0% 0% 0% 0% 0% 2007 9.1% 18.2% 72.7% 0% 0% 2008 54.5% 0% 0% 0% 0% 18.2% 0% 0% 18.2% 0% 9.1% 0% 2008 9.1% 9.1% 81.8% 0% 0% Ave 61.3% 0% 0% 0% 0% 19.4% 2.6% 0% 8.6% 5.1% 3% 0% Ave 13.8% 11.7% 74.6% 0% 0% Roadway Circumstance Alcohol/Drugs Suspected Traffic Traffic Traffic Road Shoulder School Work - Year Device Device Device Obstruction None Other Unk Year Alcohol Drugs Both None Unk Surface Defect Zone Zone - Inoperative Missing Obscured 2006 1 0 0 0 0 0 0 0 0 0 12 20060% 0% 0% 0% 100% 2007 2 0 0 0 0 0 0 0 9 0 0 20070% 0% 0% 100% 0% 2008 4 0 0 0 0 0 0 0 7 0 0 20080% 0% 0% 90.9% 9.1% Ave 2.3 0 0 0 0 0 0 0 5.3 0 4 Ave 0% 0% 0% 63.6% 36.4% Driver Age Insurance Coverage Year 16 & Under 17-18 19-20 21-24 25-30 31-50 51-65 66-75 Over 75 Unk -- Year Insured Uninsured Unk 2006 0% 0% 0% 0% 0% 0% 0% 0% 0% 100% 2006 0% 0% 100% 2007 0% 9.1% 0% 54.5% 0% 9.1% 27.3% 0% 0% 0% 2007 81.8% 18.2% 0% 2008 0% 0% 0% 9.1% 36.4% 36.4% 9.1% 0% 0% 9.1% 2008 90.9% 0% 9.1% Ave 0% 3% 0% 21.2% 12.1% 15.2% 12.1% 0% 0% 36.4% Ave 57.6% 6.1% 36.4% Safety Restraint Injury Status [1 to 4 Per Vehicle, Passenger] [Driver & Passenger(s)] Driver Passenger Improper Driver Driver Passenger Passenger - Non- Year Not (s) Not Child Year None Possible Incapacitating Fatal Unk Used Unk (s) Used (s) Unk - Incapacitating Used Used Restraint 2006 0 0 13 0 0 0 0 2006 10 1 0 0 0 2 2007 7 0 4 5 0 0 0 2007 13 0 1 0 0 2 2008 9 0 2 5 0 0 0 2008 14 0 1 0 0 1 Ave 5.3 0 6.3 3.3 0 0 0 Ave 12.3 .3 .7 0 0 1.7 Total 16 0 19 10 0 0 0 Total 37 1 2 0 0 5

file://C:\Documents and Settings\mtuttell\Local Settings\Temporary Internet Files\Content.... 5/20/2010 APPENDIX H

KARLUK MANOR MANAGEMENT PLAN

Karluk Manor

Housing First Project Management Plan May 2010

Rural Alaska Community Action Program, Inc.

VISION Healthy People, Sustainable Communities, Vibrant Cultures

Contents

Background ...... 2 Project Overview ...... 3 Partners ...... 3 Residential Structure and Rules Recruitment / Screening / Acceptance Process ...... 4 Move‐in Procedures ...... 5 Move‐out Procedures ...... 6 Rules – Code of Conduct ...... 7 Requirements for Continued Residency ...... 10 Facility Management ...... 10 Project Administration Financial and Contract Management ...... 14 Program Evaluation ...... 15 Neighborhood Relations ...... 15 Resident Services ...... 16 On‐site Services ...... 18 Staffing Plan Organizational Chart ...... 19 Staff Positions ...... 20 Staff Responsibilities ...... 21 Routine Staffing Responsibilities...... 23 Appendices Appendix I: Rules of Conduct ...... 25 Appendix III: Tenant Lease ...... 27 Appendix IV: Organizational Chart ...... 31 Appendix V: Outdoor Deaths Map...... 32 Appendix VI: Site Selection ...... 33 Appendix VII: Cost Comparison ...... 34 Appendix VIII: Project Budget ...... 35 Appendix IX: Exterior/Interior Building Design ...... 36 Appendix XI: Contact Information ...... 37

Karluk Manor Management Plan Page 1

Background

Housing First is needed to serve Anchorage’s chronic homeless inebriate population who habitually use an extreme amount of community services.

An At Risk Population of Anchorage Citizens At any given time in Anchorage, approximately 1,700 people are homeless. Of these individuals, 300 to 400 are chronically homeless alcoholics—people who have been on the streets from five to more than twenty years and who suffer from chronic alcoholism, Post Traumatic Stress Disorder or other severe mental health problems. The needs of this population are so complex that a full continuum of services must be provided to ensure that each need is addressed. Despite extensive histories of childhood trauma, traumatic brain injury, Fetal Alcohol Spectrum Disorders, chronic unemployment, severe health concerns, mental illness and substance abuse and dependence, individuals who are homeless are very resilient and respond positively to a strength‐based approach. In 2009, 60 individuals from this population died. The highly publicized recent deaths of 20 individuals served as a catalyst for the Anchorage community to consider long‐term solutions for effective housing and care for this vulnerable population of citizens.

Repeated unsuccessful participation in traditional programs such as abstinence‐based or mandated treatment, and high rejection rates of these programs by chronically homeless individuals with alcohol problems, suggests that less conventional approaches such as Housing First are needed.

An Overburden on Municipal and Other Service Providers In 2009, Anchorage’s Community Service Patrol & Transfer Station (CSP/TS) saw 3,528 individuals. Due to multiple intakes per individual, it conducted 24,127 intakes. The fifty most frequent CSP/TS users accounted for 4,947 visits, each averaging 114 visits each in 2009. Nearly all habitual CSP/TS users are homeless. These top 50 homeless individuals are suffering from extremely severe alcohol dependencies. These individuals represent our most difficult cases – most suffering from years of alcoholism, as well as multiple medical and mental health issues. The top 50 have used over 20.5% (approximately $308,710) of the 2009 operating budget for the CSP/TS, even though these individuals represent just 1% of the total number of clients.1 In addition to this disproportionate economic impact, these habitual CSP/TS users account for a multitude of emergency room visits (each at a cost of $1,500 and up) and impact taxpayer‐ funded emergency services (EMS) and the criminal justice systems.

Consistency with Municipal Objectives and Planning The Municipality’s Ten‐Year Plan on Homelessness originally drafted in 2005 and updated in 2008 identifies action steps to be accomplished in 1, 3, and 5‐year increments. The plan calls for the development of 500 new affordable housing units by 2014. This project will greatly assist in the goal to add new affordable housing units in Anchorage while addressing the needs of people who have been homeless for a number of years and who experience an addiction.

Karluk Manor was recently unanimously recommended by Mayor Sullivan’s Homeless Leadership Team as the most timely and achievable solution to the complex problem of street alcoholics.

11. Anchorage Fire Department –CSP Data for 2009. (www.muni.org/departments/fire/operations/pages/communityserviceportal.aspx)

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Project Overview Karluk Manor will be the first Housing First facility in Anchorage. Housing First is a documented best practice whereby chronic homeless inebriates are offered secured housing as a first step to developing the skills for improved self‐sufficiency and community reintegration2. The objectives of the project are to provide safe housing to a vulnerable population, to help individuals progress toward community reintegration and self sufficiency, and to reduce the burden on community services and emergency response agencies. Housing First is endorsed by the United States Interagency Council on Homelessness and is acknowledged by the Substance Abuse and Mental Health Services Administration as an Evidence‐ Based Practice.3 It is also the recommendation of the Mayor’s Homeless Leadership Team as a means to address the goals of two of five Work Groups.

Karluk Manor will serve individuals that are disabled or developmentally impaired with a history of chronic homelessness, including cycling through correctional facilities or other institutions, and who have been unable to maintain housing. These individuals currently consume a disproportionately high level of emergency and community services and frequent the nearby Fairview neighborhood. RurAL CAP’s Outreach Coordinator currently spends 80% of his time providing outreach to the homeless in Fairview.

Karluk Manor contains 48 efficiency‐style units, each approximately 220 sq. ft. in size with one bathroom and a kitchen comprised of microwave, and a small refrigerator. The facility also includes a common area, laundry facilities, an office area, a break room, and a conference room. Two units will be wheelchair accessible.

Partners RurAL CAP will be responsible for the project development, operation and facilitation of residential supportive services. RurAL CAP has a number of strong partnerships with other housing and service provider agencies that work to serve the needs of special populations, including homeless, severely mentally ill adults, and Alaska Mental Health Trust beneficiaries. RurAL CAP has cooperative relationships with the following organizations: Alaska Native Medical Center, Providence Hospital, Anchorage Community Mental Health Services, Anchorage Housing Initiatives* (Coming Home), Cook Inlet Tribal Council’s many treatment programs, Cook Inlet Housing Authority*, Covenant House*, the Veterans Administration, Mary Magdalene House, the Alaskan AIDS Assistance Association*, Salvation Army Clitheroe Center, The Alaska Court System Mental Health Court, Catholic Social Services*, especially Brother Francis Shelter and Clare House, and other homeless shelters. *Denotes Memoranda of Agreement

Partner agencies will provide referrals, case management, life skills training, payee services where appropriate, transportation, and social engagement outings, etc. as needed. In addition to other provider organizations, RurAL CAP’s Division Director for the Anchorage Services Division, Melinda Freemon, currently serves on the Mayor’s Homeless Leadership Team. The leadership team, comprised of community leaders and other housing and homeless services providers, recently provided recommendations to the Mayor in support of RurAL CAP’s acquisition and operation of this proposed project. Ms. Freemon also

22. Inventory of Federal Programs That May Assist Families With Children, USICH. (p. 80) March 2008. 3. SAMHSA’s National Registry of Evidence-based Programs and Practices, November 2007, www.nrepp.samhsa.gov/programfulldetails.asp?PROGRAM_ID=195.

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serves on the Anchorage Coalition on Homelessness Executive Oversight Board and the Housing and Neighborhood Development Commission.

Residential Structure and Rules

Recruitment / Screening / Acceptance Process Qualifying Requirements for Residency People eligible to reside at Karluk Manor must be homeless according to the standards determined by the United States Department of Housing and Urban Development, must be known to be affected by chronic alcoholism, must have an income below 30% of the area median income for a single person, and must meet HUD’s definition of disabled. Applicants are required to verify income and disability in a manner consistent with established procedures of HUD and other funding agencies.

Recruitment of Target Population Clients The homeless chronic public inebriate population is a relatively small subset of the broader homeless single adult population. The most vulnerable chronic public inebriates are regular users of crisis systems and data is available about how often they have alcohol related admissions to hospital emergency departments, sobering and detoxification facilities, and jails.

RurAL CAP will primarily rely on coordination with CSP to identify the 50 individuals that have the highest use of the crisis systems to identify the preferred clients. RurAL CAP also has ongoing outreach activities that can identify priority individuals for this service. The public and Fairview residents can also provide input through the CSP, their community councils, and directly to RurAL CAP.

Screening Process Chronic public inebriates participating in the screening process will be assessed for eligibility to live in the project. This will include a determination of homelessness status and verification of current income and assets, as well as disability determination. A criminal background check will be conducted. RurAL CAP will deny the applications of individuals found to have violent criminal activities in their past. Violent criminal activity is defined criminal activity that has as one of the elements, the use of a weapon in the commission of a crime, or the attempted or threatened use of physical force against a person. Convicted felons are also excluded from eligibility.

Final decisions whether or not to offer housing to an individual will be made by the Karluk Manor Housing Supervisor in consultation with the Director of the Anchorage Services Division.

Nondiscrimination Policy Karluk Manor will not discriminate on the grounds of age, race, color, creed, religion, sex, handicap, national origin, marital status, parental status, sexual orientation, the presence of any sensory, mental or physical handicap, or the use of a service animal as approved by a medical professional.

Forms and Verifications Various forms will be used to establish an individual’s eligibility for the project, including homelessness and disability verifications to be supplied by third parties, income verifications to be supplied by income sources, and other regulatory compliance forms required by project funders. Other information about Page 4 Karluk Manor Management Plan

individuals, including Release of Information authorization forms allowing RurAL CAP and other service providers to share information about individual clients, are used to develop appropriate service plans and provide other useful assistance to clients. Forms and verifications received for any prospective or current resident are kept together and organized by date.

The Prospective Resident’s Role in the Screening Process Individuals being screened for admission to the project will be interviewed by the Karluk Manor Residential Services Specialist (RSS). Prospective residents will be asked to describe their personal histories related to housing, alcohol use and treatment, legal system involvement, mental health care, and other areas, as determined by the potential tenant. The interviewer will use this process to show a prospective resident that the program is interested in helping him or her regain stability and greater self‐determination. Collateral information may be required to assess eligibility.

Move‐in Procedures The name of each person approved for housing at the project will be placed on a move‐in list. Units will be leased to applicants on this list in order of placement on the list. Some variation may occur based on individual needs.

Leasing Procedure New residents will meet with the Housing Supervisor to review and sign the lease and related documents. A resident will be allowed to move into a unit when all eligibility verifications have been received and the lease has been signed.

Resident Rent and Security Deposit Rents will be a minimum of $50 per month or 30% of a resident’s gross income up to the fair market value of the apartment, whichever is greater. A security deposit will be held in accordance with Alaska State Landlord‐Tenant law, and will be returned to the resident or agency representative upon vacating the unit, less any expenses for damage in the unit beyond normal wear and tear, so long as resident provides proper advance notice of vacation. Rent payment will include the costs of basic utilities not including cable television or telephone services available to residents.

Orientation to the Building New residents and their provider agency case managers will receive an orientation to the building at the time of leasing. The orientation will include a review of building rules, locations and availability of staff and services, and a tour of the building. Staff will attempt to maximize residents’ comfort in their surroundings soon after they move in, and will inform residents of meals, groups and other activities during the orientation or soon after. This staff attention will aim to encourage residents to treat the building as their home and to feel comfortable being social within it.

Resident Expectations All residents will be expected to contribute a minimum of 4 hours per month of community service, common area maintenance, or Karluk Manor resident services work.

Orientation to Program Philosophy At the time of orientation, residents will be introduced to the program’s philosophy. This will include a discussion of the aim of Karluk Manor to house vulnerable individuals with histories of chronic alcoholism

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who have had difficulty maintaining housing in the past. Personal choice is to be respected, but each resident is expected to respect the safety of all residents and to display respect for other residents in a community living environment. Staff will also discuss with new residents the importance of respecting the immediate neighborhood surrounding Karluk Manor. Specifically, residents will be informed that negative behaviors in the surrounding neighborhood, including public drinking, panhandling, public urination, and sleeping/sitting on the sidewalks will be considered a violation of their lease, and treated as such. Finally, new residents will be informed of ways that they can have input. Their suggestions, ideas and questions to staff members will be welcomed, and they will be invited to suggest or plan activities, and attend community meetings.

Move‐out Procedures Planned Move‐outs Residents must provide written notice in accordance with the Alaska Landlord‐Tenant Act.

Unplanned Move‐out Residents not providing the required notice will be subject to rent charges until such time that the unit is rented to another resident, or until 30 days after management learns of the resident’s intent to vacate (or abandonment), whichever comes first.

Abandonment of Unit Units will be inspected for abandonment if rent is past due, resident has not contacted management, and management has attempted to reach resident’s emergency contacts. Units will also be inspected for abandonment if resident indicates by words or actions that the unit is being vacated.

Abandonment of Personal Property Management will hold in storage any non‐perishable items left by vacating residents for 15 days. At the beginning of that time period, management will attempt to notify the resident of the storage of belongings by sending a letter to the resident’s last known mailing address. After 15 days have elapsed, the belongings may be donated, sold or discarded. Management reserves the right to sell any abandoned property after 15 days if the owner of the property also abandoned the unit. Proceeds of any such sale would be used to offset money owed by the resident.

Damages Units will be inspected upon move out. Residents will be charged for any damages beyond normal wear and tear. Charges will also be assessed for keys not turned in upon moving out.

Eviction Residents may be asked to vacate the premises for any of the following reasons: Failure to pay rent Criminal behavior in the building Failure to comply with a formal notice Habitual non‐compliance with terms of the rental agreement, including the resident code of conduct

Eviction Procedure Once a determination is made and approved by RurAL CAP’s Manager of Anchorage Services Division that a resident needs to be asked to vacate the premises, the resident will first be offered an opportunity to

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voluntarily terminate their lease, rather than face an eviction process. If the resident does not accept this offer, an eviction process will be implemented and pursued in accordance with state and local law.

Procedures in the Event of Death In the event of a resident’s death, Karluk Manor project staff will immediately notify the APD and will assist APD with relevant information on the tenant. Karluk Manor project staff will coordinate with APD and/or next of kin for the removal of the resident’s belongings in a timely matter. Next of kin will be allowed to retrieve a deceased resident’s personal possessions unless the resident leaves instructions to the contrary.

Rules – Code of Conduct Karluk Manor is specifically designed to accommodate individuals experiencing alcohol dependence, and it is expected that some residents will be affected by other substance use problems. Because many residents will face the temptation of substance use, the building’s regulations and support services are essential to the successful housing of the target population. Karluk Manor project staff will encourage honesty with regard to substance use rather than secrecy and shame. This policy is in place in order to help residents reduce the harmful effects associated with substance use, and to help residents build strategies to reduce substance use. In addition, staff will actively discourage the moralizing of one resident toward another with respect to their use of substances.

This approach is designed to develop therapeutic rapport with individuals who are unable to abstain from all use. It is focused on reducing harmful consequences associated with prolonged substance use by encouraging and supporting the reduction of use. The primary aim is to reduce further deterioration of the resident. Additionally, the availability of meaningful activities and volunteer and employment opportunities is designed to offer residents attractive alternatives to continued substance use.

Building Rules of General Conduct A listing of rules pertaining to resident conduct will be incorporated into the lease for each resident, and reviewed with each resident at move‐in (see Appendix I). The residents will have regular opportunities to address concerns and make suggestions at regularly scheduled resident meetings and in other communications with the management. Policies of special note are highlighted below.

Alcohol and Other Drugs Alcohol will be allowed only in individual resident units. Illegal drugs will be prohibited in all areas of the building.

Focus on Appropriateness of Behavior Staff will address inappropriate behavior in the building when it occurs. Inappropriate behavior is defined as those actions that threaten the actual or perceived safety, comfort, or well‐being of others. Residents engaging in inappropriate behavior, regardless of its cause, will be asked to leave public areas.

When inappropriate behavior is perceived to be related to substance use, staff will address their concerns with residents. Staff will impose consequences and work with residents and outside service providers to alleviate such behavior and its causes. In order to establish credibility with residents, staff will emphasize consistency in their responses to substance related activities and behaviors.

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Drug‐Related Activity Police involvement and lease termination will result if staff witness any drug‐related activity.

Smoking This will be a non‐smoking property, with smoking allowed only in a designated area outside of the building that will be screened so as to not be visible from the streets. Both buildings are equipped with sprinkler systems and fire alarms. Smoke detectors, CO detectors and fire extinguishers will be placed in every unit. Emergency contact numbers will be posted in each unit. Safety topics will be presented at regularly scheduled resident meetings held with project staff and tenants.

Visitors Limitations on visitors are designed to allow residents the ability to have positive social contact with friends and family without visitor traffic causing problems for the resident or others in the building. The visitor policy is incorporated into the building rules/lease (see Appendix II).

Regular visiting hours will be between the hours of 9:00 AM and 8:00 PM, subject to change as visiting patterns become evident. Residents will be limited to no more than one visitor at any one time, and the combined total number of visitors in the building will be limited to 10 initially. This number may be modified as visitation patterns become evident.

Visitors will be required to provide identification to project staff at the front desk. Staff will record the resident’s name, the visitor’s name, and the time at which each guest enters and leaves the building. Visitation will not be allowed when, as judged by staff, either the resident or the visitor is intoxicated, or when the resident or visitor is bringing alcohol to the building.

Visitors will ring an outside intercom at the building’s main entrance that connects with the front desk. Staff at the front desk will allow visitors to enter the lobby and will inform the resident that they have a visitor outside. Staff will not call residents for visitors unless the visitor knows either the resident’s full name, or the resident’s first or last name and their unit number. The resident will then come to the lobby to check in their visitor at the front desk.

Residents must accompany their visitors at all times. Guests may not remain in a resident’s apartment unaccompanied, and must be escorted in all common areas of the building and to and from the outside door. Visitors may not go into the units of other residents. No visitors will stay overnight.

Exceptions to the visitor policy may be granted by management under special conditions and if pre‐ approved by the Residential Services Specialist at least 24 hours in advance.

Visitors are not considered to be clients of the program and as such will generally not be eligible to use program services like meals, groups, and activities. If it is determined that allowing residents to invite visitors to participate in some activities like meals may be useful in helping residents stabilize, however, occasional exceptions may be make to this rule. A fee for non‐resident meals may be charged.

Couples Karluk Manor is designed to provide housing for single homeless adults. Thus, couples may live on‐site only in cases in which each partner gains admission into a separate apartment in the building. The couple may

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sleep in one apartment and use the other for an office, living room, studio, etc., but each resident must sign a lease to his/her own apartment. This policy is designed to be in compliance with regulatory bodies, to maximize the staff’s ability to serve those with the greatest needs, and to keep the building service‐ intensive for all residents. In addition, this policy will help alleviate potential problems in the event of the end of a relationship, avoid confusion as to which resident is the primary resident receiving services, avoid overcrowding of the building, and ensure that the building provides housing only to those who fit within the designated target population.

Pets No mammals, reptiles or birds will be allowed as pets in the building. Fish that can live in a small bowl or aquarium may be allowed subject to management approval.

Conduct in Surrounding Neighborhood Residents and their visitors will be expected to behave appropriately in the surrounding neighborhood, which means that public drinking, panhandling, elimination of bodily fluids, and sleeping/sitting on the sidewalks will not be allowed. For purposes of setting this expectation with residents and enforcing these rules, staff will respond to complaints from the surrounding neighborhood.

Use of Common Spaces The project has an area designed to be common space for residents. The ground level of Karluk Manor provides the bulk of common space for resident use. A large community room is available for community activities and for relaxed, informal living space. Another smaller lounge is available for individual or group activities. Residents are expected to use common spaces responsibly and to clean up after themselves. Management may devise a system whereby residents can reserve a space in a common area in order to watch a movie or television program or participate in another activity.

Standard Consequences for Rules Violations Residents will be held accountable for rules violations following consistent guidelines. In cases in which rule breaking is judged to be related to residents’ medical and psychiatric problems, staff will involve the resident’s outside service providers in determining the most appropriate means of resolving the problem. Staff will employ a comprehensive approach that always attempts to identify and deal with the causes of problem behavior so that repeated violations are minimized.

Informal Response by Staff Initial rules violations not requiring eviction will generally result in informal warnings to residents by staff. Informal warnings will generally be oral, and will be communicated to the resident at the earliest opportunity after the infraction. When oral communication cannot be accomplished to serve an informal warning, or when a stronger message of warning is desired, a written warning will be given to the client. Warnings may be issued by the Housing Supervisor.

Formal Response by Staff Repeat violations of rules that are not grounds for immediate eviction will result in formal warnings to the resident. Formal warnings will be in the form of 10‐Day Notices to Comply or Vacate or other formal notices consistent with the state and local landlord‐tenant rules, delivered in person, if possible. Residents violating the same rule within 10 days of receiving a notice will be required to meet with the Housing

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Supervisor to discuss the behavior and reach an agreement. By state statute, a reoccurring violation within a 6‐month period may result in eviction.

Rule Enforcement All staff are responsible for communicating rules, particularly as violations appear to be occurring. Communication of the rules will be dealt with primarily by the Housing Supervisor. Follow up on consequences of violations will be handled primarily by the Division Manager and Housing Supervisor. The issuance of formal notices for severe and/or repeated violations will be done only under the authority of the Division Manager or Housing Supervisor. The Housing Supervisor will make recommendations for consequences to the Project Manager, who will accept, reject, or modify them, then direct a staff person to follow up.

Requirements for Continued Residency Annual Recertification of Resident Eligibility for Housing Program At least one time per year, all residents will be required to participate in an eligibility review process consistent with applicable regulations of major funding and regulatory agencies.

Continued Capacity to Live Independently Karluk Manor is designed for independent living and is not a skilled nursing facility. Advancement of physical or mental illness may cause some residents to lose the capability for independent living. In most cases, the resident and his/her service providers will decide when the time comes to move into an assisted living facility or other more appropriate residence. Both residential staff and external service providers will work together to assist residents in moving to a congregate care facility, assisted living facility or skilled nursing facility if the resident agrees that Karluk Manor is no longer an appropriate living situation for that resident. In other cases, temporary placement in an acute care or rehabilitation facility until the resident is stable enough to return to Karluk Manor may be indicated.

Transfers Transfers of existing residents to other units will generally not be allowed. Exceptions may occur in order to reduce conflict or to provide a more appropriate setting for a resident. A resident having difficulty getting along with a neighboring resident may be given the option of transferring to another vacant unit at the discretion of the Division Manager. Examples of clinical need might include the following: moving to a barrier‐free unit or moving closer to ground level due to impaired mobility.

Facility Management

RurAL CAP has been managing rental properties occupied by special needs tenants for more than ten years. We have extensive experience in construction management and property management as well as serving in a landlord relationship with the target residential population for Karluk Manor.

Property Management RurAL CAP’s approach to property management emphasizes personal responsibility, assisting tenants in obtaining supportive services and not judging tenants on past behaviors. We involve tenants in improving and maintaining the property, in reinforcing security and in creating a sense of community. This approach has been successful at maintaining a low vacancy rate throughout the program’s history and in maintaining the condition and value of our properties. Page 10 Karluk Manor Management Plan

RurAL CAP established an Affordable Housing Program in 1999 with three buildings of four units each. In the past eleven years we have grown this program to include twelve buildings and sixty‐five housing units. Each building has required modifications for our tenants. These have included the complete overhaul of twenty units, new roofs on nine buildings, arctic entryways at two buildings, landscaping and sidewalk enhancements at several properties, accessibility enhancements at three properties and new cabinetry, countertops and appliances at two units. We have also done energy efficiency upgrades and insulation upgrades in all properties, and installed a new hot water heaters in six buildings. We also invest in the beautification of our buildings including landscaping, the conversion of an alley between two of our buildings into a park commons in two locations and exterior paint for most buildings.

RurAL CAP Affordable Housing staff are provided appropriate training for working with special needs populations and handling disruptive tenant behavior. RurAL CAP is able, by observing our residents in their living environment, to assist case managers and other supportive service providers to tailor services to individual resident needs. We consider this housing program part of the continuum of care these individuals receive and a complement to other RurAL CAP programs.

RurAL CAP has policies in place to ensure responsible management of our properties. Walk‐through inspections, interior and exterior, are conducted every six months. The property manager follows up with tenants within two weeks of the inspection. We also perform quarterly inspections of equipment and mechanical systems, building, and grounds. RurAL CAP responds within 24 hours to all major repair needs. All maintenance requests are addressed within 7 days, responding on a priority basis. Purchasing for the property and any maintenance needs are closely monitored utilizing the Serenic Navigator system and a purchase level authority system. The Department Manager, Ken Scollan, will serve as the property manager. His office will be located on site.

Routine Cleaning All facilities, including hallways, stairs, common areas and meeting rooms, laundry rooms, public bathrooms, storage rooms, and janitorial closets, will be cleaned regularly by janitorial staff, consisting of two individuals working 24 hours per week. Residents are responsible for cleaning their own units.

Trash Removal and Recycling Residents will place trash in the dumpster located on site. Karluk Manor staff will ensure residents dispose of trash regularly through weekly unit checks.

Requested Maintenance Staff and residents will be expected to report maintenance concerns immediately. Maintenance repairs will be handled promptly. When a resident reports a maintenance concern, staff will assess the need for submitting a work order, investigating the specific problem and determining if it is possible for program staff to resolve the issue (for example, cleaning up spills). If staff determine the issue needs to be addressed by the maintenance team, a work order will be submitted using the agency’s reporting system. Each request will describe the nature and location of the problem, the date reported, the person reporting, and action taken. The maintenance team will be responsible for responding to maintenance requests. Most requests will be handled by RurAL CAP’s maintenance staff, and some by specialized maintenance services. If services of a specialized maintenance provider are required, the RurAL CAP facilities manager or the

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Division Manager will place the request for services. If the Division Manager is unavailable, or in an emergency, maintenance staff will place the request after consultation with the on‐call supervisor.

Emergencies and Priorities Emergency repairs required to alleviate immediate danger to persons or property, or to avoid suspension of any necessary service or system to the building, will be made on a 24‐hour basis. Safety and security concerns will always receive the highest priority. If staff attention must be limited to one maintenance concern at a given time, the following precedence will apply:

Fire safety system, including individual smoke alarms Outside door security (locks / latches) HVAC system Electrical system Telephone system Security monitoring system

Preventive Maintenance Preventive maintenance schedules (including maintenance contracts for some systems) will be established for all major building systems in accordance with manufacturer recommendations.

Management Access to Units / Room Inspection Staff access to units will be reasonable and shall occur for inspections, maintenance, repairs, and pest control. Residents will be notified in writing 24 hours in advance of such events, except in case of emergency. Staff will check units at least once each week to ensure proper sanitation and observe any damage. Quarterly inspections will note any maintenance and repair needs. If needs exist, staff will coordinate maintenance and residents will be notified of any damage charges or lease compliance problems noted. Upon vacation of a unit, janitorial staff will inspect and clean the unit in preparation for the next resident. Maintenance and repair needs will be noted, and given high priority for completion to keep vacancy rate down. Outgoing tenants will be charged for any damages, as well as a cleaning cost for excessive wear and tear.

Supplies Purchase and monitoring of building supplies will be coordinated by RurAL CAP maintenance team in cooperation with the Division Manager.

24‐hour Staffing A minimum of one staff member will be on duty 24 hours a day, seven days a week, stationed at the front office. This staff member will screen visitors, answer phones, assist with tenant questions and problems, and respond to emergencies. In addition to 24 hour on‐site operations staff, 2 full‐time Residential Services Specialists will offer resident support services. The Anchorage Services Division Manager and Housing Supervisor’s offices will be located in Karluk Manor. For additional information, see the staffing plan on page 18.

Security Karluk Manor has been designed to promote the safety and well‐being of our residents, the local community, visitors and staff and to facilitate the appropriate delivery of services, all with recognition of the intense needs of this hard to serve population. Special attention has been devoted to controlling

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building access, monitoring resident and guest activities, and ensuring RurAL CAP’s ability to respond quickly to any incidents.

All exterior doors will remain locked at all times. Residents and staff will use the front door to enter and exit the south building with an electronic key card. Staff maintains a master key for emergency entry. The exterior front door will be equipped with an intercom connecting to the front desk. Visitors will need to use the intercom to request entry to visit a resident. Residents must come to the lobby to check in their visitors. The south building has one entry with an office adjacent for monitoring of all persons entering. Visitors must sign in and out to ensure there are no overnight guests. Staff has the ability to decline a visit if they determine that the visitor is inebriated or otherwise impaired. Staff will contact CSP or APD as needed in these cases. While there is a rear exit, it will be alarmed so that all visitors must sign out when leaving the building.

Exterior stairs are the only access to the second floor of the north building. To ensure safety of residents and eliminate casual access, all visitors will be directed through a single point of entry, subject to the same procedures as explained above.

Project staff will perform regularly scheduled wellness checks on Karluk Manor residents. Safety checks will be performed around the perimeter of the property. Project staff will provide interior and exterior checks at least twice daily.

Traffic mitigation efforts may include working with municipal traffic engineers to create bulb‐outs to shorten the distance of the crosswalks. In reviewing the past decade of traffic/pedestrian accidents, there have been only two incidents at the two closest major intersections.

Resident Key System Each resident will be provided with an electronic key card that allows them entry to the building from the street, and an individual key that opens their unit door. Each resident’s electronic key card has a unique code that can be reprogrammed in the event the card is lost or stolen. Since residents have to pass through the staff office area upon entry, residents will not be able to give their key card to others for access.

Security Cameras A security camera system will be installed that can accommodate up to 24 cameras. A total of 16 security cameras will be installed both interior and exterior for constant monitoring of the premises. Cameras will be installed as follows: two in each hallway, one in each stairwell, two in the parking lot, one on each entrance and exit point from the buildings, and one in the lounge. The cameras will be monitored by staff in the south building office and can be accessed remotely. Unusual behavior will be investigated by staff.

Fire Safety System Smoke detectors are in each unit and allow for ongoing monitoring by staff at the front desk. In addition, the fire alarm system has smoke detectors in the hallways that are connected to the main fire detection system. Any triggering of the fire alarm system will register in the lobby office. The fire safety system is also monitored via telephone connection by a monitoring contractor. The monitoring contractor will contact the Anchorage Fire Department upon alarm.

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Phone System Each private unit will be equipped for a phone line. Residents will need to cover the cost of telephone service to their individual unit, if they choose to have telephone service. There will also be a phone available in a common area that residents may use to make outgoing local calls. Long distance calls will not be possible from the shared resident phone, unless the resident has purchased an individual calling card.

Emergency Procedures The project will maintain a Fire Department‐approved emergency evacuation plan. This will include instruction for residents and staff in the event of a fire at the project. Special instructions will be given to accommodate mobility‐impaired residents (e.g. those in wheelchairs or those unable to use the stairs unassisted). Residents will receive written procedures and will be offered training in these procedures. Staff will conduct quarterly fire drills.

All staff will be trained in crisis intervention procedures. Additionally, all staff will be First Aid and CPR trained. Project Administration

Financial and Contract Management Sources of Income The primary funding source for Karluk Manor is a Special Needs Housing Grant (SNHG) that will provide the majority of operational funding ($312,333/year) and supportive services funding ($209,515/year). Karluk Manor will also receive 35 project‐based vouchers to assist with rental income. Residents of Karluk Manor will be expected to pay rent on a sliding scale up to full market value. Tenants will be required to pay 30% of their monthly income with a minimum of $50.00 as regulated by the project’s funding sources.

Annual Operating Budget The fiscal year applied to Karluk Manor will be October 1 through September 30.

Accounting Duties All accounting of receipts and disbursements related to the operations of Karluk Manor will be conducted by the RurAL CAP Accounting Department in accordance with adopted policies & procedures. Building operations costs will be accounted for separately from supportive services costs.

Operating Account A separate account code will be established by RurAL CAP for the deposit of all rents and other funds collected for the operation of the project.

Tenant Deposit Account A separate account will be established by RurAL CAP for the deposit of all security deposits collected from residents. When an apartment is vacated, the deposit amount will be returned to a resident or to the agency that provided the deposit, less any reasonable deductions for damages or unpaid rent.

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Tenant Rents Rents will be collected on‐site each month by Karluk Manor project staff who will issue receipts to residents. Rents will be deposited on a weekly basis by the Karluk Manor staff and receipts will be forwarded to the RurAL CAP accounting department for deposit.

Damage Charges Any damage charges invoiced to residents will be collected on‐site by Karluk Manor project staff who will issue receipts to residents. These collections will be forwarded to the RurAL CAP accounting department for deposit.

Rent Subsidies Rent subsidies apply to 35 units in the project. Karluk Manor staff will submit monthly invoices to the RurAL CAP accounting department, which will in turn bill AHFC on a quarterly basis according to the grant.

Expense Outlays Disbursements will be coordinated by the RurAL CAP accounting department in accordance with the operating budget. The Project Manager will approve expenditures related to operating and office supplies, and other expenditures up to $5,000.00, except in case of emergency.

Contract Compliance Records and Reports Financial records are coordinated by the RurAL CAP Accounting Department in accordance with project contracts. Other compliance records, including resident eligibility documentation are kept at the project and/or in RurAL CAP’s office. Compliance reports are coordinated and completed by RurAL CAP’s housing program administration staff with financial information supplied by RurAL CAP’s accounting department.

Program Evaluation Every three years from the date of conditional use approval for this project, a non‐public hearing shall be held before the Municipal Planning and Zoning Commission to discuss the effectiveness of management and the management plan in addressing public concerns and lessening potential and observed negative impact on the neighborhood. If significant concerns are not being met, the Planning and Zoning Commission may require a public hearing and may require revisions to the management plan, with or without a public hearing.

Neighborhood Relations Maintaining relationships with neighbors in the larger community is important for the project, particularly where Karluk Manor project staff and residents can contribute to the stability and safety of the neighborhood. As elements of a good neighbor commitment by RurAL CAP, the following will occur:

Contact Information RurAL CAP will supply neighboring businesses, residents, and property owners with the project’s main telephone number, allowing for 24‐hour communication from project neighbors. If concerns are expressed to project staff about the conduct of a person in the neighborhood thought to be associated with the project, staff will attempt to investigate and intervene in the situation. Depending on the time of day and available staff resources at the moment, staff may go in person to the site of the reported activity, or may call police or other authorities to respond.

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Primary Contact: Project Phone Number TBD Secondary Contact(s): Residential Services Specialist TBD Division Manager (Ken Scollan) 907‐529‐2798 Housing Supervisor TBD Homeward Bound Office 907‐279‐7535

Community Council Review Local community councils will be given the Karluk Manor Management Plan for review and comment prior to hearing by the Planning and Zoning Commission.

Neighborhood Groups/Businesses RurAL CAP is a member of the Fairview, Russian Jack, Downtown and the Mt. View Community Councils. Representatives will continue to participate in council meetings. RurAL CAP management staff will continue to foster positive alliances with businesses adjacent to Karluk Manor to ensure successful integration into the neighborhood. Management staff will continue to meet with local business owners to receive feedback and address concerns.

Karluk manor staff will continue the RurAL CAP Homeward Bound “Neighbors Who Care” reintegration activity in which staff and tenant volunteers assist with cleanup of local parks. The park selected for the Karluk Manor activity will be the Fairview Lion’s Park located at 1201 East 8th Avenue.

Resident Services

Program Structure Resident Services at Karluk Manor are designed to promote housing success. The rules are clear and understandable and address the safety and comfort of all residents. The rules also allow residents to exercise a high level of self‐determination and to make positive choices. 24‐hour coverage by staff familiar with each resident will help tenants feel secure and ensure crisis situations are addressed quickly.

Individualized intervention is the most successful way to address behavior issues and the underlying problems. Enforcement of rules will be done in a manner that recognizes each resident as an individual with unique clinical and support needs. Behavioral problems that arise will be dealt with in a collaborative manner. Staff will discuss the nature and causes of the problem with residents, and residents will have a role in developing plans to achieve more stable and cooperative living to avoid future rules violations.

Resident participation in social and recreational activities will be encouraged. Residents will be expected to contribute four hours per month to the project. In all interactions, the resident’s right to make choices will be respected. However, when residents make unproductive decisions, the staff will make additional and continual efforts to engage the tenant in choosing more productive behaviors. Staff will not allow problematic behaviors to continue unaddressed.

Case Management for Residents Case management services will be provided to Karluk Manor residents utilizing the Community Support model. A basic tenet of the model is that clients need a place to live and must have whatever support services they need to help them stay there. The intensity of the relationship between the client and case

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manager and the services provided must be flexible enough to vary with the level of need expressed by the tenant at any given time. This model has had considerable success with some of the most dysfunctional consumers of mental health and chemical dependency services.

Karluk Manor residents may be receiving social services before moving into the project. As appropriate to the needs of a given resident, these services will be expected to remain in place after they become tenants at Karluk Manor. Other Karluk Manor residents may be eligible for outside services and project staff will facilitate access to these services as needed. It is expected that all residents will be connected to appropriate community services from the chemical dependency, mental health, and other social service systems.

Case managers will develop and maintain individualized service plans for each resident that will be shared with Karluk Manor staff to ensure that necessary ancillary services are provided. These may include but are not limited to: identifying service needs including assistance with basic needs, diagnostic and treatment services, crisis assistance, and assistance with the development of meaningful activity and a social support network.

While each resident will exhibit unique needs and personal strengths and draw upon diverse combinations of resources to meet their needs, RurAL CAP and case managers from referring agencies will work together to make sure the four central components of the Community model (described below) are delivered to each resident.

Assistance Accessing Treatment Services All residents will be referred as needed to professional diagnostic and treatment services for their presenting problems. Services in this area may be delivered by the case management agency or by other providers through referral arrangements.

Crisis Assistance Karluk Manor staff will actively engage with tenants in order to determine the level of intervention needed at any given time. Outside case managers will be required to respond to their clients in a timely manner. Focus of the response will be on assisting resolution of the crisis in ways that preserve tenancy. Memoranda of Understanding will be developed with partner agencies serving Karluk Manor tenants in order to define the levels of responsibilities and the roles of external service providers.

Meaningful Activity Each resident will be encouraged to participate in activities he or she believes to be meaningful and beneficial to help avoid isolation, boredom and dysfunctional behavior. Two part‐time positions are available to employ residents in housekeeping and custodial duties which will foster a greater sense of ownership and an ability to make positive contributions on site. Tenants will have weekly opportunities to interact with other tenants, staff and community members through participation in neighborhood enhancement projects, tending property landscaping, holiday activities, life skills classes, resident meetings and neighborhood clean‐up efforts. Activities will be designed to build a sense of community among the residents and to promote a sense of personal responsibility for their housing program. Tenants will be expected to contribute four hours per month to the project.

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Social Support Network Tenants will be supported in the development of a network of friends, family and professionals who can socially support the resident’s stability in the project. Karluk Manor staff will foster community involvement in the project to encourage tenants to expand their social contacts in positive ways.

On‐site Services Amenities include individual apartments, privacy in the rooms, areas to congregate and to have social interactions that are important in the recovery/engagement processes, and landscaping that will provide safety for the residents.

Recreational Group Activities Because a sense of acceptance in the general community is fundamental for individuals recovering from homelessness, community re‐integration activities and sober leisure activities are part of the services provided at Karluk Manor. These activities will relate directly to the neighborhood in which the project is located, as well as the greater Anchorage community. Residents will contribute four hours per month and may participate in citywide spring clean‐up, and volunteer in the community.

Fostering relationships between tenants enhances the stability of the community as well as that of individual tenants. Activities will be scheduled periodically so that tenants have an opportunity to interact and get to know their neighbors. Similarly, regularly scheduled community meetings will be held and will provide an opportunity for staff and tenants to share information or discuss any concerns or problems. The common space at the property is available for meetings between tenants and their community‐based service providers.

Various activities will be coordinated by the Karluk Manor staff. The staff will arrange for the facilitation and scheduling of the activity, as well as recruitment of resident participants. Interests and talents of all staff will be utilized to the greatest possible extent. Resident participation in all groups and activities is optional.

24‐hour staffing and crisis management The project will be staffed 24 hours per day, 7 days a week. Staff will be available to assist residents and to ensure the safety of the residents and the building. Staff will be trained in crisis prevention and intervention and outside case managers will be notified as soon as possible if a tenant requires additional assistance.

Individual and group supports Residential Services Specialists will also help residents to establish regular support groups. These groups may include Alcoholics Anonymous or other 12‐step support groups, a group for MICA (mentally ill and chemically‐affected) residents, a use reduction group for residents unable to abstain, a group for those wanting to begin recovery, a group for those newly sober, or other groups for which residents express a need. Staff may assist residents with the facilitation of meetings, or meetings may be run by residents.

Meal program Two meals per day will be served to residents Monday through Friday by a local provider. Residents will also have access to other simple food items available in vending machines. Residents will be encouraged to regularly attend meals as an opportunity both for good nutrition and for social involvement. Staff members

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will promote the meals to all residents, especially to new residents as a way to become involved in the community of the building. Tenants will be encouraged to utilize the microwave and kitchen appliances in their room for weekend meal preparation.

Money Management On a limited basis, residents may utilize services offered by outside professional payees to ensure that financial obligations are managed appropriately. Residents will be encouraged to obtain protective payee services from outside agencies to ensure that they pay their rent on time and meet their financial needs.

Medication monitoring Karluk Manor project staff may assist residents in medication compliance to make sure that residents take medicines as prescribed.

Medical crisis monitoring Upon move‐in to the project, information about a resident’s baseline health status will be collected so staff will know what appearances are “normal” for each individual. Staff will attempt to have daily contact with all residents, and will use these encounters to observe whether each person appears as usual or appears to be in some atypical distress. Staff will ask residents to seek medical assessment if it appears needed. As needed, project staff will consult with urgent care providers over the telephone or summon emergency help to the building.

Staff will also attempt to locate residents who have not be seen within a usual period of time in order to ensure crises are not going unaddressed. Monitoring of residents in private apartments can include two‐ way voice communication to the apartment through the phone system and direct visual observation by staff entering apartments using a key when necessary.

Laundry Residents will generally be responsible for handling their own laundry needs using on‐site coin‐operated equipment. On‐site staff may assist residents with personal laundry as needed.

Services for mobility‐impaired residents Karluk Manor is handicapped accessible, and efforts will be made to ensure the comfort and safety of mobility‐impaired residents. Two barrier‐free units are made available for mobility‐impaired residents. In accordance with Section 504, when a barrier‐free unit becomes vacant, before offering the unit to an individual without a disability, the unit will be offered: first to a current occupant of Karluk Manor requiring the accessibility feature; and second to an eligible qualified applicant on the waiting list requiring accessibility features. If a barrier‐free unit is occupied by a non‐mobility‐impaired resident when a mobility‐ impaired resident is placed at the top of the move‐in list, attempts will be made to transfer the non‐ mobility impaired resident to another vacant unit.

Staffing Plan

Organizational Chart See Appendix IV for Anchorage Services Division Organizational Chart

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Staff Positions 1. Anchorage Services Division Director. Responsible for the overall administration and direction of the Anchorage Services Division which includes programs and projects such as Homeward Bound, Community Bound, Speakers’ Bureau, and Affordable Housing. Responsibilities include program planning; funding, development; human resources management; financial management; reporting and evaluation. Participates as a member of the agency management team.

2. Anchorage Services Division Manager. Responsible for the oversight of all aspects of the Homeward Bound and Affordable Housing programs. Provide compliance and technical assistance to all programs to ensure smooth coordination of program operations.

3. Anchorage Services Division Program Manager. Provide supervision toe the Anchorage Services Division case management staff for the purpose of effecting positive, sustained change in the lives of program participants. Provide supervision and leadership in all areas of clinical services to ensure the application of best practices.

4. Anchorage Services Division Housing Supervisor. Provides oversight of all daily activities and operations of the Affordable Housing staff and facilities; provides support to the Anchorage Services Division Manager. Coordinates planned activities; monitors purchasing and budget expenditures; oversees rent payments.

5. Residential Services Specialist. This position promotes a supportive and accepting environment for the residents, regularly monitors each resident to assure the resident’s needs are met, and provides interventions as necessary. It acts as a focal point of communication between residents and other social service agencies. Provides reports to program managers, as needed. Responsible for referring residents for specialized services within or outside of the agency; routinely inspecting the physical facility to ensure all systems are operable and in good repair and report deficiencies to maintenance staff timely; maintain regular contact with residents to ensure safety of residents, building, and grounds; promote a positive living environment by circulating throughout the buildings and encouraging interactions with the residents and among residents by hosting weekly informal gatherings; ensuring information in resident files is current and correct; attending quarterly RurAL CAP Affordable Housing meetings and weekly staff meetings; assisting the Division Manager prepare documents for grant requirements and financial reports; help residents establish appropriate relationships with neighbors and fellow residents; assist residents in maintaining permanent housing through the use of motivational techniques, and coordination of necessary support services, treatment options, and rental education classes; and work with residents on barriers to independent living, contacting resident’s case manager as necessary.

6. Outreach Coordinator. This position facilitates outreach services for Karluk Manor. Responsible for coordinating referrals with community agencies serving the chronic homeless pubic inebriate population; building a therapeutic alliance with potential participants; keeping accurate records of contacts and referrals; and for maintaining the program at full capacity. Works directly with all program components tracking residents from outreach to independent living.

7. Maintenance Technician. This position is responsible for the cleaning, maintenance, repair, grounds keeping and general esthetics of the RurAL CAP Affordable Housing properties.

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8. Custodian. These two half‐time positions will be filled by residents of Karluk Manor. Responsibilities will involve cleaning of all common areas to ensure the health and safety of residents.

9. Operations Technicians. This position provides general supervision of residents, monitors and maintains house rules and facility log; carries out safety checks; deals with crisis situations and provides First Aid/CPR when necessary, and calls emergency personnel (i.e. Community Service Patrol, Paramedics, Anchorage Police, etc.) and responsible for all purchasing and required record keeping for the Karluk Manor programs.

Staff Responsibilities RurAL CAP will provide residential services through full‐time Residential Services Specialists (RSS), for the purpose of ensuring a safe living environment for tenants and the opportunities for them to make progress in self‐paced recovery and reintegration. This will increase the length of individual tenancy because residents will have assistance to better address the problems that have precipitated trouble with previous living arrangements or past episodes of homelessness. The liaison provided by the Residential Services Specialist enhances the security of the facility and provides a venue for residents to air their complaints, problems, worries, and suggestions regarding independent living. The sense of community created by the work of the Residential Services Specialist also contributes to better relations between tenants, thereby reducing the likelihood of problematic behaviors, and fosters a willingness to either help a fellow tenant in need or call for assistance when there is a need.

Residents will have no treatment requirements, but the Residential Services Specialist will work to engage residents about substance use and life goals. Services include wellness checks daily, monthly resident meetings to receive input on the operation of the facility, assistance in completing forms/applications, and referrals to CSP, APD, emergency services, or their case manager. An activity schedule will be prepared by the Residential Services Specialist, offering opportunities for community outings, physical activity, and social encounters.

Services and activities provided include treatment assistance, life skills training, community reintegration assistance and connection to eligible services of other providers. Anticipated outcomes of the program for residents are increased self‐esteem and social skills/advocacy skills, alcohol management, increased understanding and capacity to manage money, obtaining gainful employment, and ultimately securing permanent housing. Staff will coordinate with the community‐based services providers to assist tenants in accessing daily living goods and services and in building daily living and social skills. The Residential Services Specialist will also assist residents to access mental health and substance abuse services and will provide information to the tenants about healthy living, coping with stress and alternatives to substance use.

All RurAL CAP Anchorage Services Division staff members receive crisis prevention training so they are fully equipped to handle challenging tenant behaviors. RurAL CAP will maintain 24‐hour staffing at the property to prevent or respond to emergencies that result from such behaviors.

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Tentative Staff Schedule

Mon Tues Wed Thurs Fri Sat Sun

Residential Off 3:30p‐12:30a 3:30p‐12:30a 3:30p‐12:30a 3:30p‐12:30a 3:30p‐12:30a Off Services Specialist 10:30a‐7:30p 10:30a‐7:30p 10:30a‐7:30p 10:30a‐7:30p Off Off 10:30a‐7:30p (2 FTE) 7:30a‐4:30p 7:30a‐4:30p 7:30a‐4:30p 7:30a‐4:30p 7:30a‐4:30p Off Off 2:00p‐12:00a 2:00p‐12:00a 2:00p‐12:00a 2:00p‐12:00a Off Off 7:30a‐4:30p Residential Off 5:30p‐2:30a 5:30p‐2:30a 5:30p‐2:30a 2:00p‐12:00a 2:00p‐12:00a Off Housing Tech Off Off 11:30p‐7:30a 11:30p‐7:30a 5:30p‐2:30a 5:30p‐2:30a 11:30p‐7:30a (6 FTE) 5:30p‐2:30a Off Off Off 11:30p‐7:30a 11:30p‐7:30a 2:00p‐12:00a 11:30p‐7:30a 11:30p‐7:30a Off Off Off 7:30a‐4:30p 5:30p‐2:30a 6:00a‐7:00a & 6:00a‐7:00a & 6:00a‐7:00a & 6:00a‐7:00a & 6:00a‐7:00a & 8:00a‐5:00p Custodial 11:00a‐2:00p 11:00a‐2:00p 11:00a‐2:00p 11:00a‐2:00p 11:00a‐2:00p (2‐ .5 FTE) next day next day next day next day next day 8:00a‐5:00p 8:00a‐5:00p 8:00a‐5:00p 8:00a‐5:00p 8:00a‐5:00p Maintenance Daily Daily Daily Daily Daily Daily Daily visiting properties

Division Manager 8:00a‐5:00p 8:00a‐5:00p 8:00a‐5:00p 8:00‐5:00 8:00‐5:00 Off Off

Housing 8:00a‐5:00p 8:00a‐5:00p 8:00a‐5:00p 8:00‐5:00 8:00‐5:00 Off Off Supervisor

Employment Policies and Practices All Karluk Manor project staff will be governed by RurAL CAP Personnel Policies & Procedures and will receive a manual describing policies and benefits. RurAL CAP’s Personnel Policies cover policies related to hiring, orientation, staff ethics, grievances, leave, benefits, employee development, pay practices, records, termination, and other matters. Those policies are not described here, but particular employment practices as they relate to Karluk Manor project staff follow:

Supervision The Division Manager will supervise all staff sited at the Karluk Manor project directly or indirectly. The Housing Supervisor will report directly to the Division Manager. The Residential Services Specialists will report to the Housing Supervisor and Division Manager. Custodial/Maintenance staff will receive direct supervision from the Division Manager. Employees will meet with the direct supervisor on a regularly scheduled basis for formal supervisory feedback and direction.

Team Meetings The entire Karluk Manor project staff will meet weekly for discussion of agency, program, and resident issues. The meetings will be facilitated by the Division Manager or his designee and will focus on information‐sharing and problem solving. Smaller groups of Karluk Manor project staff may also meet on a regular or periodic basis as needed for additional coordination.

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Shift Brief A shift brief meeting will occur three times a day, during the overlaps between night, day and swing shifts. Shift brief meetings will be used to discuss any significant events that have occurred in the building in the previous 24 hours, to discuss any emergent facilities issues and for informal discussion of clinical issues affecting specific residents.

Training Karluk Manor project staff, like all RurAL CAP Anchorage Services Division staff, are required to participate in training, including mental health, chemical dependency, universal precautions, cultural awareness, aggressive behavior management, First Aid, and CPR. Some trainings are attended by all agency staff, and others are attended by staff of a particular agency program. Employees are also eligible to negotiate for time to attend additional trainings outside of the agency to enhance skills related to job descriptions. An orientation training program for all Karluk Manor program staff will be developed (and refined over time as necessary). Topics will include the signs and symptoms of common acute medical problems affecting the Karluk Manor target population (e.g., alcohol withdrawal), and appropriate responses to be taken by non‐ medical staff.

Routine Staffing Responsibilities Desk Coverage, Facility Monitoring Staff will be on duty 24 hours per day. During daytime and evening hours from 8:00 a.m. to 11:00 p.m. when more residents are likely to be awake and in need of staff assistance, at least two staff will be on duty. The daytime staffing will be comprised of two Residential Services Specialists, Operations Technicians, Division Manager, Housing Supervisor, and Custodial staff. It is the responsibility of the Operations Technicians to cover the desk and monitor common areas. One staff person will always be stationed at the front desk to provide reception and security functions. This will include answering and routing telephone calls, screening visitors, monitoring security equipment (including CCTV monitors) and being available to residents. Staff will make periodic walk‐throughs of common spaces, including residential hallways, in both buildings.

Monitoring Resident Health and Safety Residents experiencing unusual medical or other distress require increased monitoring by staff. All project staff are responsible for conducting “wellness checks” as needed, and for monitoring the physical status of residents who appear at increased risk for medical crisis. Once staff have identified, through observation, that a resident is at risk of experiencing an acute medical crisis, staff will implement a plan of regularly checking on that resident until it is determined that either the resident needs immediate medical attention, or that the resident is no longer at risk of needing immediate medical attention. Specific responses to individual resident health and safety problems will be based on protocols developed through consultation with outside medical experts. Regular checks include visual monitoring of a resident’s appearance. Staff will also attempt to locate residents who have not be seen within a usual period of time (e.g., one‐half day to several days, depending on the individual) in order to ensure crises are not going unaddressed. Monitoring of residents in private apartments can include two‐way voice communication to the apartment through the phone system and direct visual observation by staff entering apartments using a key when necessary.

Rule Enforcement All staff are responsible for communicating rules, particularly as violations appear to be occurring. Communication of the rules will be dealt with primarily by the Residential Services Specialists. Follow up on

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consequences of violations will be handled primarily by the Division Manager and Housing Supervisor. The issuance of formal notices for severe and/or repeated violations will be done only under the authority of the Division Manager. Residential Services Specialists and Housing Supervisor will make recommendations for consequences to the Division Manager, who will accept, reject, or modify them, then direct a staff person to follow up.

Record Keeping All project staff use a written log system to record information about routine events and extraordinary occurrences. This system is used for daily communication of information from one shift to the next, and will be read by all project staff daily.

Visiting Staff Residents’ service providers from outside agencies will be welcomed as regular visitors to Karluk Manor. Service providers will be expected to identify themselves to Karluk Manor project staff, who will assist them in connecting with their client. Other human service providers or volunteers may assist Karluk Manor project staff with activities. In instances where outside providers are assisting with activities or group facilitation, the program staff will schedule and coordinate these visits.

Tenant Transportation Tenants will be encouraged to utilize public transportation as much as possible. Program staff will provide transportation via an agency vehicle once per week for shopping and on‐demand for other appointments,if available. Residents will not be allowed in the vehicle if they are inebriated and will not be allowed to consume alcohol in the vehicle. External case managers will also provide transportation for tenants.

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Appendices

Appendix I: Rules of Conduct

Karluk Manor Tenant Code of Conduct (Building Rules)

1. Be respectful to other tenants, the staff and our neighbors, inside the building and outside in the surrounding areas. 2. Staff is here to support you in your housing. Cooperate with staff requests. 3. Safety is important for all residents and you are responsible for helping to keep the building safe and secure at all times. Use the main entrance only, except in case of an emergency. Do not open secured entrances for anyone. 4. Please immediately report any problems with safety to any staff person. 5. Visitors will be allowed only according to the attached Visitor Policy. 6. Loud, profane, or abusive language of any kind is not permitted. 7. Fighting or yelling is not allowed. 8. Illegal activity of any kind is not allowed. Staff will report illegal activity to the police. 9. Residents are not allowed to loiter, panhandle, or engage in illegal activity of any sort in the building or in the neighborhood or surrounding businesses. 10. Alcohol is allowed in tenant’s apartment only. Visitors are not allowed to bring alcohol on the premises. Tenants are not allowed to be in common areas if inebriated. 11. Smoking shall be confined to outside designated smoking areas. 12. Maintenance concerns should be reported to staff immediately. 13. Individual units shall be maintained in a clean, sanitary, and safe condition. Units will be inspected on a regular basis. 14. Personal belongings are the responsibility of tenants. Management assumes no responsibility for damages to or theft of tenants. 15. Noise shall be kept to reasonable levels, and none should be audible in any common area between the hours of 10:00p.m. and 8:00a.m. 16. Appropriate clothing, including shirts and shoes, must be worn at all times in common areas.

______Tenant Signature Date

______Staff Signature Date

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Appendix II: Visitor Policy

Karluk Manor Visitor Policy

Visiting Hours: 9:00 A.M. to 8:00 P.M.

Visitors: You will be notified when visitors ask for you between 9:00a.m. and 8:00p.m. only.

Visitors are expected to know your name and room number; this information will not be released by staff. You are also expected to know your visitors and not bring strangers into the building.

If you choose to receive a visitor, your guest will wait for you to arrive. You must check in your guest at the front desk and your guest must turn in a picture identification for the duration of the visit.

Responsibilities: You are responsible for your guest while they are in the building. It is also your responsibility to inform your guest of the building policies. Problems occurring in the building related to you and/or your guest may result in the particular guest being barred from the building.

All guests are to be escorted by you at all times while visiting in the building. They are never to be left unaccompanied in the building. At any point that you leave the building, or leave your apartment for any period of time your guest must accompany you and is not to be left in your apartment. If you and your guest desired to visit another tenant’s apartment in the building, you must arrange with the other tenant to sign out the resident from your apartment and into the other tenant’s apartment. You may not allow a guest to go elsewhere in the building without you.

Visitor check‐out: All guests must be escorted to the front desk and you must check out your guest and ensure that they leave the building. I.D. will be returned at this time. Guests should not leave their I.D. behind when they are not in the building.

Overnight Visitors: No visitors will stay overnight.

Exceptions to the visitor policy may be granted by management under special conditions and if pre‐approved by the Residential Services Specialist at least 24 hours in advance.

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Appendix III: Tenant Lease RurAL CAP Affordable Housing Karluk Manor

Address______Security Deposit______Building No.______Parking______Apartment No.______Lease Period______1Year______In: ______Due Date: ______

Rental Agreement 1. Received of ______, Hereinafter called the Tenant, the sum of ______, as a security and cleaning deposit to be held in trust by_____RurAL CAP_____, for the residence or apartment located at______, in the City of __Anchorage______, State of Alaska. Rent to be $______per month payable commencing ______, 20__ and on the first day of each month thereafter (for the term hereof). In addition, a late charge of $25.00 after the fifth day of any given month will be assessed for a late rent payment. An additional $25.00 will be assessed for each “insufficient funds” check returned to the landlord or his agent.

2. The full amount of the security and cleaning deposit will be returned at termination of occupancy less any deductions for the following: a) Unfilled obligations of Tenant under this contract; b) Damage to property, excluding wear resulting from ordinary use; c) Rent owing including late charges; and d) Cleaning at expiration of rental, if required.

3. In consideration of the strict performance of all the terms and considerations of this Rental Agreement, by the tenant, said premises are rented to the Tenant as a dwelling on a basis for the occupancy solely by ______adults ______minors, consisting of and for no other purposes. Additional occupants are strictly prohibited without written consent of the Landlord or his agent.

4. The Tenant has examined the premises, accepts them in their present condition and agrees to keep said premises, at all times, in as good order and condition as the same they are now in or may be put in by the Landlord, or his agent, ordinary wear and tear resulting for careful usage, and damage by the elements without fault on the part of the Tenant alone exempted.

5. The Tenant hereby agrees to faithfully and promptly perform all the terms and conditions of this Agreement. In the event of his failure to do so, the Landlord shall have the right to take such action as it is prescribed by law. This tenancy may not be assigned by Tenant nor may the above premises be sublet without the written consent of the landlord.

6. The Tenant further agrees to give the landlord or his agent written notice of his intention to vacate the above premises at least thirty (30) days prior to the rental due date specified in the notice the Tenant Karluk Manor Management Plan Page 27

agrees that the Landlord, or his agent, shall have the right to place and maintain “For Rent” or other signs in said residence and to show said residence to prospective tenants after notice to vacate has been given by or to said Tenant.

7. The Tenant further agrees that if the dwelling unit is substantially impaired on account of any loss or damage to same by action of any third party, fire, water, theft or the elements for loss of any articles from any cause from said premises or any other part of said building, the Tenant shall:

a) immediately vacate the premises and notify the Landlord of his intention to terminate the Rental Agreement, in which case the Rental Agreement shall terminate as of the date of vacating; or b) If continued occupancy is lawful, vacate the part of the dwelling unit rendered unusable by the fire or casualty, in which case the Tenant’s liability for rent is reduced in proportion to the diminution in the fair rental value of the dwelling unit.

8. Tenant will test smoke alarm and inspect fire extinguisher on a monthly basis. Tenant will advise Landlord or his agent immediately if smoke alarm is defective or if fire extinguisher is found to be discharged.

9. The tenant hereby agrees to make no alteration to the residence or change in fixtures, locks or wiring without the written permission of the Landlord, or his agent, except as provided by law.

10. The Tenant further agrees to do no painting or other redecoration of the premises without written consent from the Landlord, or his agent.

11. The Tenant shall not withhold consent to the Landlord to enter into the dwelling unit in order to inspect the premises, make necessary or agreed repairs, decorations, alterations or improvements, supply necessary or agreed services or exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workmen or contractors. The Landlord may enter the dwelling unit without the consent of the Tenant in the case of an emergency or apparent abandonment. The Landlord shall not abuse the right of access.

12. The Tenant shall: a) upon termination and vacation, restore the premises to the initial condition; b) keep that part of the premises that he occupies and uses as clean and safe as the condition of the premises permits; c) dispose from his dwelling all rubbish, garbage and other waste in a clean and safe manner; d) keep all plumbing fixtures in the dwelling unit or used by the Tenant as clean as their condition permits; e) use in a reasonable manner, all electric, plumbing, sanitary, heating, ventilating, air‐ conditioning, kitchen and other facilities and appliances. f) not deliberately or negligently destroy, deface, damage, impair or remove a part of the premises or knowingly permit any person to do so. g) conduct himself and require other persons on the premises with his consent to conduct themselves in a manner that will not unreasonably disturb his neighbor’s peaceful enjoyment of the premises;

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h) comply with all obligations imposed upon tenants by the applicable provisions of all municipal, county and state codes, statutes, ordinances and regulations and in addition shall not permit a nuisance or common waste; i) not permit any illegal or immoral activities to be conducted on the premises, and; j) Upon termination of tenancy, clean windows on the inside, clean oven and clean refrigerator on the inside.

13. The Tenant shall notify the Landlord of any anticipated absence from the premises in excess of seven (7) days; however, the notice shall be given as soon as reasonably possible after the Tenant knows his absence will exceed seven (7) days. During the absence of the Tenant in excess of seven (7) days, the Landlord may enter the dwelling unit at times reasonably and necessary as provided in Paragraph 11 of this Agreement. In the event the Landlord takes possession of the demised premises pursuant to court order or the Tenant indicates that he does not intend to resume tenancy and is abandoning his tenancy and the Landlord reasonably believes that the Tenant has abandoned personal property left upon the premises, the property shall be disposed of pursuant to Alaska Statute 34.03.260.

14. Landlord will maintain appliances for reasonable and ordinary use, wear and tear; however, Tenant shall be responsible for breakage and repairs of appliances caused by Tenant because of negligence or abuse.

15. Landlord shall keep building sewer lines open, but Tenant shall be responsible for unplugging any lines which affect Tenant’s own residence at Tenant’s own expense if such line(s) was (were) plugged due to negligence on the part of tenant

16. The Tenant understands that he will receive no rent reductions, adjustments or compensation due to repairs or interruptions of service except as provided in Paragraph 7 (b) or as provided by law.

17. If applicable to the particular residence, Tenant shall be assigned Parking Space No. ______and shall not park in any other parking spaces.

18. Pets are not allowed.

19. Time is of the essence in this Agreement and all rent is payable in advance. Any failure by the Tenant to pay rent or other charges when due shall subject the Tenant to late charges as set forth above and shall authorize the Landlord to terminate this tenancy by giving Tenant written notice in accordance with law.

20. Tenant to pay the following utilities: (a) ‰ Oil (d) ‰ Water (g) ‰ Telephone (b) ‰ Gas (e) ‰ Sewer (c) ‰ Electricity (f) ‰ Refuse

21. Failure by the Landlord to exercise any of his rights arising under this agreement shall not be considered a waiver of any right or condition thereof, and shall not constitute a waiver of the right of the Landlord to terminate the Rental agreement for any subsequent breach of this Agreement.

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22. All provision of this Agreement shall remain in full force regardless of any future change in monthly rental rate. The laws of the State of Alaska shall govern validity, performance and enforcement of this Rental Agreement. The invalidity or unenforceability of any provision shall not affect any other provision.

23. This Agreement shall remain in full force for the full term of the tenancy herein, binding not only the Tenant (and all persons occupying or coming into the apartment occupied by him) and the Landlord, but also their executors, administrators and subleases. This instrument embodies the whole Agreement between the parties hereto and no other representations or agreements have been made by either of such parties that are not embodied herein.

24. All rules and regulations, if any, attached to this Rental Agreement are incorporated herein by reference and deemed an integral part of this Rental Agreement.

25. The following items of furnishing are included herein:

Kitchen: ‰ Refrigerator____cubic feet ‰ Microwave ‰ Washer and Dryer (on‐site) ‰ Kitchen Curtains

Bathroom: ‰ Shower Curtain ‰ Bathroom Curtains

Living Room: ‰ Drapes

Bedrooms: ‰ Drapes

Other: ‰ ______

26. The Undersigned Tenant(s) certify that they have legal capacity to enter into this enforceable contract, they have read the same and received a copy of this Rental Agreement and the Rules and Regulations, if any attached hereto.

Dated this ______day of ______20____.

______Landlord Tenant

______RCAH Tenant

PROPERTY MANAGER FOR ______Rural Alaska Community Action Program______TELEPHONE:______

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Appendix IV: Organizational Chart

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Appendix V: Outdoor Deaths Map

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Appendix VI: Site Selection

RurAL CAP conducted a vigorous site search and selection process using the following site selection criteria:

Primary Criteria 1. An existing structure (not new construction) with efficiency unit configuration to accommodate single room occupancy 2. Minimal rehab costs, i.e. single building entry to ensure resident and neighborhood safety, no severe damage, no access issues, sprinklered 3. Yard space for resident use 4. No more than 100 units and no less than 30 units in the property to achieve economy of scale for service delivery and operational cost 5. Accessibility to bus routes, employment, and services for the target population 6. Located in a primarily non‐residential area with good access and traffic control to ensure minimal impact on residential neighborhoods and safety of project residents 7. Proximity to target population in order to remove them from residential streets and provide safe housing 8. Total cost less than $3 million.

Eight sites were considered, as outlined below:

Community Location Property Description Criteria Met Outcome Council Name

3503 Indiana Street Spenard 10 unit, 4, 5, 8 Rejected

3‐&4‐bedroom 24‐unit licensed care 3201 E. Tudor Road University 2, 5, 8 Rejected facility

720 Gambell Street Samovar Inn Fairview Former motel 5, 6, 7 Rejected

N/A cost to change 1355 Gambell Street Fairview Commercial property Rejected from commercial to residential too great 640 W. 36th Avenue Qupquqiag Inn Midtown Mixed dorm‐style 5, 6, 8 Rejected & hotel rooms 3543 Mountain View Former site of N/A – set aside for Mt. View Vacant 2‐acre parcel Rejected Drive John’s Motel cultural center

1st Street & Eagle Street Downtown Undeveloped parcel 3, 4, 5, 7 Rejected

1104 East 5th Avenue Red Roof Inn Fairview 40+ unit hotel 1, 2, 4, 5, 6, 7, 8 Accepted

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Appendix VII: Cost Comparison

Life on the streets is a costly proposition. For individuals, homelessness exposes them to more violence, more time in harsh conditions, more communicable diseases, poorer nutrition and poorer overall health. For society, the economic impact is enormous. Chronically homeless individuals disproportionately use emergency medical services, police and fire response, Community Service pickups, the criminal justice system and social services. The estimated cost in Anchorage for a chronic homeless alcoholic is more than $60,000 annually.

Services Annual Cost/person

APD response calls and transportation $1500

Community Service Patrol $6336

Anchorage Fire Department Response $4500

Emergency Room Visits $17,571

Prosecution and temporary incarceration $30,705

Total $60,612

Research shows that the longer a person is without a permanent home, the higher the financial cost to society. Many in Anchorage’s chronically homeless population suffer a mental illness, or disabilities, in addition to alcoholism, that makes maintaining housing a challenge. Studies conducted on the Anchorage Homeward Bound Program show that individuals provided with a clean and safe place to live along with supportive services use fewer emergency services, commit fewer crimes and utilize more preventative care. Based on this successful program, credible research on Housing First practices, and the growing need to address this problem, the Rural Alaska Community Action Program proposes Karluk Manor, a 48‐unit Housing First project. Not only do we anticipate similar successes for the individuals housed at Karluk Manor, we are able to provide housing and supportive services at an annual cost of $21,275 per person versus the current estimated cost to our community of $60,612.

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Appendix VIII: Project Budget

KARLUK MANOR Project Budget

INCOME Grant Income 506,800 Rental Income 350,700 Less Vacancy/Collection Loss (35,070) Effective Gross Operating Income 822,430 EXPENSES Utilities : Electric 35,069 Natural Gas 21,998 Water and Sewer 14,938 Garbage 13,720 Property Insurance: 7,875 Annual Routine Maintenance/Repairs 18,900 Management & Services: ‐ Personnel 534,116 Total Annual On‐Site Management Expense: IT/Phone/Fax 12,348 Annual Administration Expense 38,102 Nutrition services 40,950 Transportation 4,410 Equipment/supplies 36,960 Equipment rental 3,635 Annual Per Unit Reserve Expense Contingency 15,406 Total Annual Replacement Reserve Expense 24,000 TOTAL OPERATING EXPENSES AND RESERVES 822,430

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Appendix IX: Exterior/Interior Building Design

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Appendix XI: Contact Information

Melinda Freemon, MS, LPC, CCS Director, Anchorage Services Division Rural Alaska Community Action Program, Inc. 120 N. Hoyt St. Anchorage, AK 99508 (907) 279‐7535 [email protected]

Kenneth Scollan Division Manager, Anchorage Services Division Rural Alaska Community Action Program, Inc. 120 N. Hoyt St. Anchorage, AK 99508 (907) 279‐7535 [email protected]

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Karluk Manor 1104 East 5th Avenue Anchorage, Alaska

Rural Alaska Community Action Program, Inc. David Hardenbergh, Executive Director P.O. Box 200908 Anchorage, AK 99520-0908 Phone: (907) 279-2511 www.ruralcap.com APPENDIX I

NON­CONFORMING RIGHTS

APPENDIX J

LETTERS OF SUPPORT