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78 Alameda Countywide Homeless and Special Needs Housing Plan Housina Development Housing development activities for permanent supportive housing are generally the same as for any other housing development. Costs include buying the lot; constructing, rehabilitating, or renovating housing units; and other development costs such as architectural and engineering services, financing charges, and local planning and impact fees. The only difference between market-rate and subsidized housing development is the need to secure subsidized financing and other funding, such as deferred or very low interest rate loans and grants, since rental income typically cannot cover a conventional, market-rate mortgage. Housina Operations Expenses associated with operating and maintaining a housing development include property management, repair, maintenance, and funding reserves. Adequate income to pay for operations is essential to ensure that the property is well managed and maintained in good condition over a very long term of operation. In permanent supportive housing, there is typically a deficit between the cost of operating a housing development and the rents that tenants can afford. Thus nearly all supportive housing developments require ongoing rental assistance or operating subsidies. Support Services Support services can encompass a wide range of activities, such as case management, service coordination (assessing needs and coordinating services), health and mental health care, substance abuse treatment, employment counseling and training, and money management. Services are usually tailored to the needs of the housed individuals, and may be delivered on-site or through linkages to community-based agencies. Goals for Supportive Housing and Long-Term Rental Assistance Table 5 on the next page outlines both the quantity and types of housing assistance that the 30,846 households identified by this plan will need. It includes projections for the level of services, if any, which would be appropriate to provide on site. Permanent independent housing, with no support services provided on-site, represents approximately 17 percent (5,388) of the total housing units needed. Permanent supportive housing with low, moderate or a high level of services on site represents 9,673 units or 31 percent of the total need. And short.term assistance~in the form of rent, mortgage and/or utility subsidies~representsjust over one-half (51 percent) of the total need. Note: Short-term housing assistance estimates are not included in the housing goals for this plan. Only the permanent independent and supportive housing projections are included in the plan's housing goal of 15,061 units.