Category: featuredslider

Affordability, City Council, featuredslider, homelessness, housing, Mayor Durkan, Renters, Transportation

Unanswered Questions from Durkan’s Housing Announcement

On Wednesday, city staffers, supporters of Mayor Jenny Durkan, and members of the media crowded into a  small black-box theater at the 12th Avenue Arts building on Capitol Hill to hear what was billed as a major speech outlining the mayor’s vision for affordable housing in Seattle. (Press, many of whom had expected the event would include an opportunity to ask questions, were relegated to a “reserved” row in the very back.)

Ultimately, the event—which consisted of a State of the City-style address outlining what the city has done on housing recently, followed by an announcement of two initiatives that were already in the works—didn’t make much news. Durkan said that Seattle plans to take advantage of a new state law allowing cities to use a portion of existing state sales tax for housing, by bonding against future revenues to get about $50 million for housing for formerly homeless people up front. And she said the city would extend the multifamily tax exemption program that gives developers a property tax exemption if they agree to set aside 20 percent of new units for low-to-middle-income renters for 12 years. (The city renews the tax break every three to five years).

In fairness, the MFTE announcement did include a bit of real news: Under Durkan’s plan, the city will cap rent increases at MFTE units at 4.5 percent a year. Under federal rules, potential (though not necessarily actual) rent increases for these units track to area median income—when median income goes up, say, 10 percent because a bunch of high-paid tech workers move into the city, rents for low-income people living in tax-exempt buildings can go up 10 percent as well, even though the people living in those units obviously aren’t seeing their incomes rise 10 percent every year. (In practice, huge annual rent increases for existing units would be out of scale with the overall market in many parts of town, although it does happen). Last year, the city used some creative math to freeze rent increases at MFTE properties to prevent apartment owners from raising rents at the rate of median income increases, but the 4.5 percent cap puts a firm limit on how much landlords can charge.

Otherwise, though, Durkan’s “Seattle Housing Now” announcement raised more questions than it answered. Here are some of those questions, along with a few potential answers.

• What’s going on with the pending sale of the Mercer Megablock?

Durkan provided a few sparse details about the pending sale of the Mercer Megablock, a three-acre city-owned site in South Lake Union that could bring in upward of $100 million. The mayor will likely announce a plan and buyer—reportedly Alexandria Real Estate Investment, Inc., a real estate investment trust that focuses on life science campuses—in the next two weeks. The mayor’s office recently briefed council members on the deal, sort of: Staffers reportedly showed council members a PowerPoint that contained few specifics, and took the document with them when they left.

What we do know from the mayor’s speech is that the new development will include some housing on site (the request for proposals for the project called for at least 175 rent-restricted units), and that the city will use some of the revenues from the sale to buy properties in areas with a high risk of displacement, to provide low-interest loans to struggling homeowners who want to build cottages in their backyards, and to fund homeownership opportunities.

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What was unclear from Durkan’s pre-announcement announcement was how she will propose splitting up those revenues among programs that help low-income renters, middle-income workers (the “teachers, nurses and firefighters” that are a frequent Durkan talking point) and higher-income homebuyers and homeowners. Some housing advocates had argued that the city should hang on to the megablock property and build affordable housing on the site, or, failing that, invest heavily in housing for low-income people who are being driven out of the city by rising rents. It remains to be seen how much Durkan took their pleas to heart, but programs for homebuyers and homeowners tend to be aimed at people making as much as 120 percent of median income, or about $130,000 for a family of four. (For a single person, 120 percent of median works out to $91,000). If Durkan’s plan for the megablock money is skewed toward subsidizing people making six-figure salaries, it will likely come under fire from the council; on seeing an early draft of the mayor’s ADU plan, council member Lorena Gonzalez reportedly responded that the high-income subsidy (a loan product aimed at people making up to 120 percent of median) would end up disproportionately benefiting  white homeowners, not people of color facing displacement in areas like the Central District. Her office says they’ve asked the mayor’s office to do a race and social justice analysis of the proposal, and that they’ve said they will.

The mayor will likely announce a plan and buyer—reportedly Alexandria Real Estate Investment, Inc., a real estate investment trust that focuses on life science campuses—in the next two weeks.

• Why didn’t the MFTE plan go further?

One perennial question about the multifamily tax exemption program is whether it results in enough  affordable housing to justify the cost, which amounts to about $26 million in lost taxes every year, according to the most recent program status report. The program ensures that between 20 and 25 percent of new units are available to people making between 65 and 85 percent of median income (a number that varies depending on the size of the unit and where it is in the city). The idea behind the 12-year tax break is that by the time the tax expires, new development elsewhere will have been built to meet demand at the top of the market, and the MFTE units will have depreciated in value to the point that rents will be affordable relative to the rest of the market. Because housing development hasn’t kept up with population growth, this hasn’t happened, raising the question of whether the subsidy is deep enough to justify the tax break for developers.

One perennial question about the multifamily tax exemption program is whether it results in enough  affordable housing to justify the cost, which amounts to about $26 million in lost taxes every year,

Options the mayor and her middle-income advisory council, which advised Durkan on the plan, could have proposed include lowering the income eligibility so that lower-income people could participate in the program, which would lower rents (currently, MFTE landlords can charge someone making 80 percent of median income $1,737 for a one-bedroom apartment, which is basically market rent); placing a more stringent cap on rent increases; or limiting the program to larger “family” units, on the grounds that the market is already producing lots of small units at rents basically equivalent to the units the program subsidizes with tax breaks.

• What’s up with the Uber/Lyft tax?

Durkan has been working since last year on a plan to tax Uber and Lyft rides to pay for a laundry list of transportation and housing programs, but the proposal has been slow to get off the ground. Uber and Lyft generally have opposed the plan, arguing that it won’t reduce congestion downtown, because ride-hailing services only amount to a small percentage of car trips downtown and because of a phenomenon called induced demand, where small reductions in congestion lead people to drive when they ordinarily wouldn’t have. The ride-hailing companies have called for broad congestion pricing on all downtown drivers, which (unlike a tax targeting them specifically) would require voter approval.

Durkan’s latest plan would reportedly fund new investments in housing with the tax. But  it’s unclear when—or whether—the mayor will actually release a final proposal. Another question, if Durkan does end up proposing the tax, is whether the revenues will go to capital investments (building new units) or operations and maintenance (the less flashy but critical work of running them). Permanent supportive housing units for very low-income people (like the ones that would be funded through the new sales tax revenues) are expensive to run because they (unlike regular apartments) require full-time staffing and case management. If the ride-hailing tax passes, that money could be used to build housing around transit stations (providing a nexus, sort of, to justify using a transportation tax to pay for housing) while the money from the sales tax can go toward O&M. Without the Uber/Lyft tax, that equation becomes more challenging.

Durkan’s latest plan would reportedly fund new investments in housing with a new tax on ride-hailing services. But  it’s unclear when—or whether—the mayor will actually release a final proposal.

• When is Durkan going to announce a new Office of Housing director?

Durkan told OH director Steve Walker (whose final day is today) he was out back in March. His deputy director, Miriam Roskin, went on sabbatical shortly after that and is not expected to return. Durkan has had four months to appoint a replacement for Walker, but has not yet done so. It’s unclear when the mayor will announce Walker’s replacement. In June, 30 housing advocacy groups sent a letter to the mayor outlining their values and recommendations for the hiring process—an effort, according to Puget Sound Sage policy and research analyst Giulia Pascuito, to “push back on [the] narrative we’ve seen from the Mayor’s office around ‘middle-income housing’ and to let the city know that advocates are paying attention” to the appointment.

• Why didn’t Durkan acknowledge state Rep. Nicole Macri (D-43), in her speech?

An oversight, perhaps—her official press release mentions Macri by name—but it was somewhat jarring that Durkan didn’t shout out one of the prime sponsors of HB 1406, the legislation that made it possible for the city to use sales tax revenues to fund housing, during her speech, which included praise for Macri’s co-sponsor, June Robinson, as well as house speaker Frank Chopp and state Sen. David Frockt.

campaign finance, City Council, Elections, featuredslider, headliner, homelessness, human services, Mayor Durkan, Morning Crank, Politics

Morning Crank Part 2: Homelessness Division Loses Another Key Player; Burgess Can’t Quit the Council

1. As I mentioned on Twitter last week, Navigation Team outreach leader Jackie St. Louis announced his resignation last month and his last day was last Friday. St. Louis did not return my calls asking about his decision to leave the city back in June, but he had recently been reassigned to a new position as “manager of unsheltered crisis response” in the Homelessness Strategy and Outreach division—a reassignment that could be interpreted as a demotion. Tiffany Washington, the erstwhile director of the homelessness division, also quit recently to become deputy director of the city’s Department of Education and Early Learning.

“So, this is where this part of my story ends. Not how I would have intended it to. Not how I would have envisioned it, but I accept that this is the way that it is supposed to be. Because a good name is worth more than any earthly reward, and integrity should never be entrusted to those who it is a stranger to.” – Former Navigation Team leader Jackie St. Louis, whose last day was last Friday

St. Louis told homeless service providers about his departure in a brief email. It read: “I wanted to take the time to thank you for your partnership over the years under what have been trying circumstances. I also want to wish you well and offer well wishes as you forge ahead with your respective missions. Though differing, they all help to try and create a better community for all those who call it home. Today will be my last day at the city.”

His departure letter to colleagues was significantly more dramatic. “To live is to wage war: war with the external forces that threaten our existence but even more so the war we wage with our own selves,” it began. “They tell us that history is told from the perspective of those who survive to recount that which has transpired. I challenge that assertion, because amongst us live and toil those who bear the scars of battles long since waged.

“It is not those who survive who tell those stories as much as it is those who still retain the desire of sharing the morbid details of things which they have most likely experienced as an observer. …

“The jury is still out on whether my ‘work’ here resulted in any significant impact for those whom it was intended. Yet, I am certain of the fact that I have been deeply impacted by your word and deeds. They have moved me toward being a better, more humble, more courageous, and resilient version of myself. …

“So, this is where this part of my story ends. Not how I would have intended it to. Not how I would have envisioned it, but I accept that this is the way that it is supposed to be. Because a good name is worth more than any earthly reward, and integrity should never be entrusted to those who it is a stranger to.”

St. Louis concluded by thanking a long list of colleagues. They did not, notably, include either Washington or Johnson.

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2. The Navigation Team also came up in a recent mailer from former mayor Tim Burgess’ PAC targeting city council incumbent (and Burgess’ former colleague) Lisa Herbold, who is running for reelection. In the mailer, Burgess’ group, People for Seattle, accuses Herbold of “vot[ing] to cut funding for the Navigation Teams tasked with reducing homeless camps.” This is inaccurate—as I reported at the time, although Herbold joined other council members in seeking a smaller permanent increase in the size of the team than Durkan initially requested, they ultimately gave the mayor everything she wanted, finding funds to marginally increase human service provider pay while preserve the increase in funding Durkan requested.

Burgess, who retired in 2017, has remained unusually active for a former elected official. Burgess’ PAC, which has raised more than a quarter-million dollars, has also sent out mailers accusing Kshama Sawant challenger Zach DeWolf of offering “more of the same” in an effort to boost Seattle Metro Chamber of Commerce-endorsed candidate Egan Orion through the primary. This week, Burgess also sent an email to council members admonishing them directly for defying Durkan with their vote to create a dedicated fund for the soda tax, providing the language of the original bill establishing the soda tax, and suggesting four things the council “could have” done instead of creating the dedicated fund.

Burgess’ attempts to influence not only council votes, but the makeup of the council itself, have prompted some on the council to joke that he should probably just run for council again.

campaign finance, City Council, Elections, featuredslider, headliner, homelessness, human services, Mayor Durkan, Morning Crank

Morning Crank Part 1: City Acknowledges Navigation Team Rarely Provides Services or Outreach

1. Seattle Human Services Department director Jason Johnson acknowledged that the city’s Navigation Team is now dedicated primarily to removing tents and people from public spaces, rather than providing outreach and services, at a meeting of the city council’s special committee on homelessness on Monday.

In an update on the work of the Navigation Team—recently expanded to include two new “system navigators” after the nonprofit that had been trying to connect homeless people living in encampments to services, REACH, said it would no longer participate in removals—Johnson told council members that “most” of the people the Navigation Team encounters when clearing out encampments “are complying, meaning they are moving themselves and their belongings out of the right-of-way and are not engaging in a services conversation with the system navigators.” The navigators were supposed to replace REACH outreach workers, who stopped participating in removals when it became clear that their presence was harming their ability to build trust with unsheltered people traumatized by frequent sweeps.

This is hardly surprising—under new policies implemented by Mayor Jenny Durkan, the Navigation Team now focuses overwhelmingly on removing “obstruction” encampments without providing any prior notice or outreach, which tends to engender hostility and mistrust—but it was an unusually blunt acknowledgement of the facts on the ground.

Deputy Mayor David Moseley added that the city has no problem with people living outdoors—they just aren’t allowed to have any possessions that would make it slightly safer for them to do so. “Our mantra has been, it’s perfectly fine for you to stay here, but your equipment that’s obstructing the public right-of-way can’t.” (He clarified that by “equipment” he meant things like “your tent that is obstructing a wheelchair.”) Tess Colby,  the mayor’s homelessness advisor, added that homeless people had been “taking over” dugouts, picnic areas, and P-Patches, and the Navigation Team’s goal is to “get the public spaces back for public use.” In other words, unsheltered people are allowed to exist in public spaces, but they can’t have any type of shelter from the elements—a  view that may comply with the recent 9th Circuit ruling that homeless people have a right to sleep, but is somewhat at odds with Maslow’s hierarchy of needs.

In any case, there aren’t enough places for people to go. Even leaving aside the fact that directing traumatized people to mats on the ground hardly qualifies as”outreach and services” most people living unsheltered require, the Human Services Department’s own numbers, which they also presented Monday, show that there are, on average,  only 17 beds of any kind available to the Navigation Team. Last month, the Navigation Team referred a total of 18 people to shelter, according to the city’s data.

2. NEW at 1pm Tuesday: On Tuesday, the city’s LGBTQ Commission sent a letter to Mayor Durkan and the council criticizing the recent increase in encampment removals, including the sharp increase in removals with no notice to residents. Citing reporting by this site, the commission wrote, “The current policy of encampment removals does nothing to solve the underlying issues that lead to homelessness, and instead this escalation seems to be a way to make it appear that the city is taking action versus gathering the political will to raise revenue to support real change.” Noting that LGBTQ+ and other marginalized people are more likely to become homeless, the letter continues, “Until there are adequate numbers of safe short-term beds available, there is a significant risk that folks whose tents are confiscated or destroyed in an encampment removal will have even less shelter from the elements than they had before.”

3. Also at Monday’s meeting, Johnson confirmed that the “see a tent, report a tent” posters that made the social-media rounds last weekend were not produced by the city, but added that the city does consider the Find It Fix It app an appropriate place to report people experiencing homelessness to the Navigation Team. “If there is someone you’re concerned with who is sleeping outdoors it is also a way to get that on the Navigation Team’s radar,” Johnson said. “It is through the Find It Fix It app that we can be alerted to someone who is in distress and may be in need of services.”

Council member Teresa Mosqueda asked Johnson to clarify that reporting tents is not the intended use of the app. “What is our response to people who have used the app in this inappropriate way?” she asked. “You can use the Find It Fix It app to report all sorts of inappropriate things,” Johnson responded.

As I reported last month, 20 percent of all illegal dumping reports made through the app are recategorized as illegal camping and referred to the Navigation Team.

Support The C Is for Crank
The C Is for Crank is a one-person operation, supported entirely—and I mean entirely— by generous contributions from readers like you. If you enjoy the breaking news, commentary, and deep dives on issues that matter to you, please support this work by donating a few bucks a month to keep this reader-supported site going. I can’t do this work without support from readers like you. Your $5, $10, and $20 monthly donations allow me to do this work as my full-time job, so please become a sustaining supporter now. If you don’t wish to become a monthly contributor, you can always make a one-time donation via PayPal, Venmo (Erica-Barnett-7) or by mailing your contribution to P.O. Box 14328, Seattle, WA 98104. Thank you for keeping The C Is for Crank going and growing. I’m truly grateful for your support.
City Council, Equity, featuredslider, human services, Mayor Durkan, Politics

“We Are Intentionally Tying Our Hands”: Council Passes Soda Tax Spending Plan with 7-Vote Majority

 

The simmering tension between the mayor’s office and the city council boiled over this afternoon, as the council passed (and Mayor Jenny Durkan immediately vowed to veto) legislation sponsored by council member Mike O’Brien that creates  a dedicated fund for excess revenues from the sweetened beverage tax, and stipulating that this money can only be used for new or expanded programs benefiting the low-income communities most heavily impacted by the tax. The vote was a veto-proof 7-1, with Debora Juarez (D5) absent and interim District 4 council member Abel Pacheco voting no.

“We are intentionally tying our hands,” O’Brien said Monday afternoon, by “making a clear policy statement that this money should be off limits except for the stated purposes” laid out in the legislation.

This debate has a long history. In 2017,  the council passed the controversial tax with the stipulation that the revenues from the tax would be poured back into programs promoting equitable food access in the communities most impacted by the tax—low-income communities and communities of color that lack access to affordable, healthy food. One year later, with soda tax revenues coming in higher than anticipated, Mayor Jenny Durkan proposed (and the council approved) a budget that used those “extra” dollars to fund food-access and education programs that had previously been funded through the city’s general fund. The budget swap came with a caveat: By 2019, the council said, Durkan needed to come up with a plan to ensure that soda tax revenues were used to fund healthy-food initiatives, not used to free up funding for other mayoral priorities.

Durkan expressed her “disappointment in the City Council’s vote to pass legislation that creates a significant hole in the City’s budget and cuts funding for critical low-income programs”

That didn’t happen, which brings us to the latest impasse. Last week, Durkan’s departments of Human Services and Education and Early Learning sent letters to providers warning them that the council planned to “cut” their funding. As I reported, dozens of service providers responded with letters rejecting this framing, condemning the mayor for (as they saw it) holding their funding hostage to a political battle over revenues that shouldn’t have been used to supplant general-fund dollars in the first place. On Monday, representatives from these groups showed up at city hall to support O’Brien’s legislation. For Durkan “to end funding for basic needs and services is the unthinkable and simply cruel,” El Centro de la Raza human services director Denise Perez Lally told the council—an especially blunt, but by no means isolated, assessment of Durkan’s position.

At the same time—and completely unbeknownst to the council—the Senior Action Coalition, a group that represents Chinese American seniors with limited English proficiency, showed up in force to oppose O’Brien’s legislation. It was unclear how many of the dozens of seniors who filled the council chambers were familiar with the details of the proposal. Several spoke generally, in English, in favor of preserving funding for food banks, but there were no translators for the non-English speakers in the crowd. “We weren’t told they were coming,” a surprised-looking council staffer said. Tanika Thompson, a food access organizer with Got Green, addressed the group directly during public comment. “I want you to know that the mayor has the power to fund your programs and is working on her budget right now,” Thompson said. “This is a scare tactic to pit our united organizations against each other.”

Pacheco, who was appointed to serve the remainder of former council member Rob Johnson’s position back in April, tried to introduce an amendment that would push back the effective date of the legislation until 2021, arguing that because the council “endorsed” a tentative 2020 budget last year as part of the normal budget process, any changes now would amount to “cuts.” (This is exactly the argument Durkan has made, arguing that O’Brien’s legislation “directly cuts” programs funded through 2020 in the endorsed version of the budget.) In fact, the mayor proposes a new budget every year; the “endorsed” second-year budget always changes—sometimes dramatically—based on a mayor’s priorities, available funding, and spending obligations created during the intervening year, making this an unusual and arguably tenuous argument that ignores the ordinary push-and-pull of the annual budget process.

“I don’t think that those of us who are sitting here now imagined a world in which we would be put in this unfortunate situation of manufactured division among communities of color and disadvantaged communities.” — Council member Lorena Gonzalez

After his amendments failed, Pacheco apologized to human services providers on behalf of the council for failing (before he was appointed) to secure long-term funding for the programs Durkan moved out of the general fund last year. This prompted a stinging rebuke from council member Lorena Gonzalez, who said, “The only apology that I’m going to give to the community is that we didn’t catch this when we passed it back in 2017, because it has always been our intent to have this be a dedicated revenue source.” Back then, Gonzalez continued, “I don’t think that those of us who are sitting here now imagined a world in which we would be put in this unfortunate situation of manufactured division among communities of color and disadvantaged communities and the pumping out of terribly inaccurate information that has resulted  in creating a tremendous amount of fear in community-based organizations.”

In her statement after the vote, Durkan expressed “disappointment in the City Council’s vote to pass legislation that creates a significant hole in the City’s budget and cuts funding for critical low-income programs” and promised to veto the legislation “in the coming days.” If the council’s seven-vote majority stands, the council will be able to easily override the veto (which requires a six-member council supermajority.)
A bit of trivia for the wonks: In the past ten years, there have only been two mayoral vetoes, both by former mayor Mike McGinn. The first, of former council member Tim Burgess’ ordinance banning “aggressive panhandling,” was successful; the second, of agreements allowing the waterfront tunnel to move forward, was not. The lone vote supporting the mayor on the tunnel veto? Then-freshman city council member Mike O’Brien.
Support The C Is for Crank
Sorry to interrupt your reading, but THIS IS IMPORTANT. The C Is for Crank is a one-person operation, supported entirely—and I mean entirely— by generous contributions from readers like you. If you enjoy the breaking news, commentary, and deep dives on issues that matter to you, please support this work by donating a few bucks a month to keep this reader-supported site going. I can’t do this work without support from readers like you. Your allow me to do this work as my full-time job, so please become a sustaining supporter now. If you don’t wish to become a monthly contributor, you can always make a one-time donation via PayPal, Venmo (Erica-Barnett-7) or by mailing your contribution to P.O. Box 14328, Seattle, WA 98104. Thank you for keeping The C Is for Crank going and growing. I’m truly grateful for your support.
Addiction, City Council, Elections, endorsements, featuredslider, homelessness, Politics

Who Said It? A Quiz from Last Night’s GOP-Sponsored Homelessness Forum

In a bit of kismet (or misfortune?) so perfect it almost seemed planned, the 43rd District Democrats held their primary-election endorsement meeting last night at Kane Hall on the UW campus—right next to a forum sponsored by the 36th District Republicans titled “HOMELESS & ADDICTED IN SEATTLE.” (Two Democrats I talked to in the foyer outside both events referred to the panel as “the hate group meeting” and “the Klan rally,” respectively).

The 43rd’s endorsements were uneventful (no candidate reached the 60% threshold for endorsement in Districts 3, 4, 6, or 7—the four districts that partially overlap with the 43rd), so I spent my night popping back and forth between the Democrats and the Republicans, whose security guards eventually stopped checking my backpack every time I returned.

The panel brought together two AM radio hosts, a police union leader and SWAT team offcer, the founder of Safe Seattle, a former Republican state legislator who now leads the Family Policy Institute of Washington, the program manager for Christian shelter provider Union Gospel Mission, and several others, to spend three hours agreeing at length about what causes homelessness and how to fix it. (In the panel’s apparently unanimous view, addiction, specifically heroin addiction, is the main root cause of homelessness, and the fix consists of tough-love “solutions” like forced treatment and making it “more uncomfortable to stay addicted,” as one panelist put it.)

It would have been a perfect echo chamber, if not for the presence of a few hecklers  (quickly ejected), plus a handful of folks who stuck around to ask questions that challenged the unanimous tough-love narrative of the panel (quickly shouted down). I find echo chambers exhausting (witness, on the other end of the spectrum, my extreme reluctance to cover council member Kshama Sawant’s endless “PACK CITY HALL” rallies), so instead, I’ve gathered a few quotes from last night’s panel into a little quiz.

See if you can guess which speaker from this list made each of the following statements (answers below the jump).

1. “You can’t have a relationship [with a homeless client] when you’re a social worker. My ex-wife is a social worker…. There’s no relationship.”

2. “Take the ties off of the hands of our brave men and women who are officers and allow them to do their jobs.”

3. “[There are t]hose who are advocating for giving more and more and more money and more and more services to people that aren’t taking any responsibility, and that is called enabling.”

4. “I don’t like doing my job anymore.”

5. “That question is a setup! I’m not going to tell him!”

6. “If you want to have a conversation with a bunch of experts, you can organize your own panel.”

7. “There is no homelessness in South Korea, in Japan, because they have a culture of family, of focusing on virtue. … If you have a culture that’s broken… you have evil, you have drugs, you have no accountability.”

8. “I’ve worked with hundreds of homeless people over 15 years. I have dozens of friends who have been homeless. The majority of those dozens of friends are not addicts.”

9. “Third and Pike, the downtown market, is the largest criminal organization for shoplifting in this country.”

10. “I think we have to stop calling it homelessness. I think we have to start addressing it as addiction.”

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Continue reading “Who Said It? A Quiz from Last Night’s GOP-Sponsored Homelessness Forum” →