HomeMy WebLinkAbout2026-03-12; Housing Commission; 02; Carlsbad Housing Agency Draft Fiscal Year 2026-27 Public Housing Agency (PHA) Annual Plan Meeting Date: March 12, 2026
To: Housing Commission
From: Christian Gutierrez, Housing Services Manager
Staff Contact: Christian Gutierrez, Housing Services Manager
christian.gutierrez@carlsbadca.gov, 442-339-2299
Subject: Carlsbad Housing Agency Draft Fiscal Year 2026-27 Public Housing Agency
(PHA) Annual Plan
Recommended Action
Adopt a resolution recommending the Community Development Commission approve
authorization to submit to the U.S. Department of Housing and Urban Development the draft
FY 2026-27 Public Housing Agency Annual Plan.
Executive Summary
The Carlsbad Housing Agency, staffed by the Housing & Homeless Services Department, serves
as the Public Housing Authority (PHA) for the City of Carlsbad, administering the federally
funded Housing Choice Voucher rental assistance program. Federal law requires the PHA to
submit a 5-Year Plan and an Annual Plan, which outline policies, operations and strategies for
serving low-income families.
Integral to this program are two federally mandated plans, namely a 5-Year Plan and an annual
plan, both of which necessitate approval from the City Council, acting as the Community
Development Commission. These plans, in tandem, serve as fundamental frameworks outlining
the housing agency's policies, operational protocols, and programmatic directives. Additionally,
they elucidate the rules and stipulations governing the agency's functions, programs, and
services. Furthermore, these plans serve to inform the U.S. Department of Housing and Urban
Development (HUD) and the local community about the housing agency's overarching mission
and strategic initiatives aimed at meeting the needs of low-income and very low-income
families within its jurisdiction.
Formal adoption of these plans rests with the housing agency's board of commissioners. Acting
as the governing body for the Carlsbad Housing Agency, the City Council, functioning as the
Community Development Commission, holds authority over the approval process. The Housing
Commission, meanwhile, serves in an advisory capacity, offering recommendations to the
Community Development Commission on matters pertaining to housing.
March 12, 2026 Item #2 Page 1 of 10
Discussion
The Housing Choice Voucher Program operates under federal regulations, providing local
agencies with discretion over certain policy decisions and administrative procedures. Federal
mandates dictate that each public housing agency must submit a five-year public housing
agency plan to HUD, along with an annual plan aligned with the overarching five-year strategy.
Additionally, HUD mandates the adoption of a comprehensive administrative plan by housing
agencies to delineate local policies governing program administration.
The current 5-Year PHA Plan (FY 2026 – 2030) was approved by the Community Development
Commission on April 15, 2025. The 5-Year Plan focuses on expanding affordable housing by
applying for additional Housing Choice Voucher funding when available, maintaining a high-
performance rating from HUD, and aligning payment standards with Fair Market Rents. The
plan also integrated HUD’s Housing Opportunity Through Modernization Act (HOTMA).
Every public housing agency is required each year to identify any elements of the plan that have
been revised since its last annual plan was submitted. There is one area that has been updated
for this period. The most recent update focuses on financial resources as shown in Exhibit 1,
Attachment A.
Next Steps
Transmittal of the FY 2026-27 Annual PHA Plan will be submitted to HUD after approval by the
Community Development Commission.
Environmental Evaluation (CEQA)
The proposed action is not a “project” as defined by California Environmental Quality Act
Section 21065 and CEQA Guidelines Section 15378(b)(5) and does not require environment
review under CEQA Guidelines Section 15060(c)(3) and 15061(b)(3), because the proposed
action to report on the policies and strategies of the Carlsbad Housing Agency is an
organizational or administrative government activity that does not involve any commitment to
any specific project which may result in a potentially significant physical impact on the
environment. Any subsequent action or direction stemming from the proposed action may
require preparation of an environmental document in accordance with CEQA or the CEQA
Guidelines.
Exhibit
1. Housing Commission Resolution
March 12, 2026 Item #2 Page 2 of 10
RESOLUTION NO. 2026-003
A RESOLUTION OF THE HOUSING COMMISSION OF THE CITY OF CARLSBAD,
CALIFORNIA, RECOMMENDING THAT THE CARLSBAD COMMUNITY
DEVELOPMENT COMMISSION APPROVE THE CARLSBAD HOUSING AGENCY
DRAFT FISCAL YEAR 2026-27 ANNUAL PLAN
Exhibit 1
WHEREAS, the Housing & Homeless Services Department administers the Housing Choice Voucher
(Section 8) Rental Assistance Program for the City of Carlsbad's Public Housing Agency (PHA); and
WHEREAS, the U.S. Department of Housing and Urban Development (HUD) has issued regulations
requiring PHAs to submit 5-Year and Annual Plans consistent with the City of Carlsbad's Consolidated
Plan and local objectives; and
WHEREAS, the 5-Year Plan for fiscal years 2026-2030 was approved by the Community
Development Commission on April 15, 2025; and
WHEREAS, federal regulations provide that Annual Plans must be adopted by the Carlsbad
Community Development Commission and submitted to the U.S. Department of Housing and Urban
Development.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing Commission of the City of Carlsbad,
California, as follows:
1.The above recitations are true and correct.
2.That based on the information provided within the Housing Commission Staff Report, the
Housing Commission adopts this resolution, recommending that the Carlsbad Community
Development Commission approve the Carlsbad Housing Agency Fiscal Year 2026-27
Annual Plan (attached hereto as Attachment A) for submission to the U.S. Department of
Housing and Urban Development.
March 12, 2026 Item #2 Page 3 of 10
March 12, 2026 Item #2 Page 4 of 10
Streamlined Annual PHA Plan
(High Performer PHAs)
U.S. Department of Housing and Urban Development Office of Public and Indian Housing OMB No. 2577-0226 Expires: 09/30/2027
Purpose. The 5-Year and Annual PHA Plans provide a ready source for interested parties to locate basic PHA policies, rules, and requirements concerning the PHA’s operations, programs, and services. They also inform HUD, families served by the PHA, and members of the public of the PHA’s mission, goals, and objectives for serving the needs of low-, very low-, and extremely low- income families.
Applicability. The Form HUD-50075-HP is to be completed annually by High Performing PHAs. PHAs that meet the definition of a Standard PHA, Troubled PHA, HCV-Only PHA, Small PHA, or Qualified PHA do not need to submit this form. PHAs with zero public housing units must continue to comply with the PHA Plan requirements until they closeout their Section 9 programs (ACC termination).
Definitions. (1)High-Performer PHA – A PHA that owns or manages more than 550 combined public housing units and housing choice vouchers (HCVs) and was designated as a high performer on both the most recent Public Housing Assessment System (PHAS) and Section Eight Management Assessment Program (SEMAP) assessments if administering both programs, SEMAP for PHAs that only administer tenant-based assistance and/or project-based assistance, or PHAS if only administering public housing. (2)Small PHA - A PHA that is not designated as PHAS or SEMAP troubled, and that owns or manages less than 250 public housing units and any number of vouchers where the total combined units exceed 550. (3)Housing Choice Voucher (HCV) Only PHA - A PHA that administers more than 550 HCVs, was not designated as troubled in its most recent SEMAP assessment and does not own or manage public housing. (4)Standard PHA - A PHA that owns or manages 250 or more public housing units and any number of vouchers where the total combined units exceed 550, and that was designated as a standard performer in the most recent PHAS or SEMAP assessments. (5)Troubled PHA - A PHA that achieves an overall PHAS or SEMAP score of less than 60 percent. (6)Qualified PHA - A PHA with 550 or fewer public housing dwelling units and/or HCVs combined and is not PHAS or SEMAP troubled.
A. PHA Information.
A.1 PHA Name: Carlsbad Housing Agency (CHA) PHA Code: CA077 PHA Plan for Fiscal Year Beginning: (MM/YYYY): 07/2026 PHA Inventory (Based on Annual Contributions Contract (ACC) units at time of FY beginning, above)
Number of Public Housing (PH) Units 0
Number of Housing Choice Vouchers (HCVs) 756 (includes 47 Mainstream vouchers)
Total Combined _756
PHA Plan Submission Type: Annual Submission Revised Annual Submission
Public Availability of Information. In addition to the items listed in this form, PHAs must have the elements listed below readily available to the public. A PHA must identify the specific location(s) where the proposed PHA Plan, PHA Plan Elements, and all information relevant to the public hearing and proposed PHA Plan are available for inspection by the public. Additionally, the PHA must provide information on how the public may reasonably obtain additional information of the PHA policies contained in the standard Annual Plan but excluded from their streamlined submissions. At a minimum, PHAs must post PHA Plans, including updates, at each Asset Management Project (AMP) and main office or central office of the PHA and should make documents available electronically for public inspection upon request. PHAs are strongly encouraged to post complete PHA Plans on their official websites and to provide each resident council with a copy of their PHA Plans.
Carlsbad Housing Agency’s administrative office:
City of Carlsbad, Housing & Homeless Services
1200 Carlsbad Village Drive, Carlsbad, CA 92008
Website:
www.carlsbadca.gov/departments/housing-homeless-
services/affordable-housing/rental-assistance
Carlsbad City Library
1775 Dove Lane, Carlsbad, CA 92011
Georgina Cole Library
1250 Carlsbad Village Drive, Carlsbad, CA 92008
City of Carlsbad, Senior Center
799 Pine Avenue, Carlsbad, CA 92008
Previous version is obsolete Page 1 of 6 form HUD-50075-HP (09/30/2027)
Attachment A
March 12, 2026 Item #2 Page 5 of 10
PHA Consortia: (Check box if submitting a Joint PHA Plan and complete table below)
Participating PHAs PHA Code Program(s) in the Consortia Program(s) not in the Consortia
No. of Units in Each Program PH HCV
Lead PHA:
B. Plan Elements
B.1 Revision of Existing PHA Plan Elements.
(a)Have the following PHA Plan elements been revised by the PHA since its last Annual PHA Plan submission?
Y N Statement of Housing Needs and Strategy for Addressing Housing Needs.
Deconcentration and Other Policies that Govern Eligibility, Selection, and Admissions.
Financial Resources.
Rent Determination.
Homeownership Programs.
Safety and Crime Prevention.
Pet Policy.
Substantial Deviation.
Significant Amendment/Modification.
(b)If the PHA answered yes for any element, describe the revisions for each element below:
Financial Resources. CY2025 Annual Contributions/Funding Information from HUD:
Program/Account
HUD Budget Authority
Funding Description
Housing Choice Voucher program $10,223,468 Housing Assistance Payments (HAP)
Mainstream Voucher program $1,080,354 Non-elderly person with disabilities
HCV Administrative Fees $754,440 HCV program admin operations
Mainstream Administrative Fees $61,667 Mainstream program admin operations
Total Resources $12,058,262
(c)The PHA must submit its Deconcentration Policy for Field Office Review.
Not applicable. The Carlsbad Housing Agency (CA077) is an HCV-only pha.
March 12, 2026 Item #2 Page 6 of 10
B.2
New Activities.
(a) Does the PHA intend to undertake any new activities related to the following in the PHA’s applicable Fiscal Year? Y N Choice Neighborhoods Grants.
Modernization of Development.
Demolition and/or Disposition.
Conversion of Public Housing to Tenant-Based Assistance.
Conversion of Public Housing to Project-Based Rental Assistance or Project-Based Vouchers under RAD.
Homeownership Program under Section 32, 9 or 8(Y).
Project-Based Vouchers.
Units with Approved Vacancies for Modernization.
Other Capital Grant Programs (i.e., Capital Fund Community Facilities Grants or Emergency Safety and Security Grants). (b) If any of these activities are planned for the applicable Fiscal Year, describe the activities. For new demolition activities, describe any public housing development or portion thereof, owned by the PHA for which the PHA has applied or will apply for demolition and/or disposition approval under section 18 of the 1937 Act under the separate demolition/disposition approval process. If using Project-Based Vouchers (PBVs), provide the projected number of project-based units and general locations, and describe how project basing would be consistent with the PHA Plan.
Not applicable.
March 12, 2026 Item #2 Page 7 of 10
B.3 Progress Report.
Provide a description of the PHA’s progress in meeting its Mission and Goals described in the PHA 5-Year Plan.
a. Expand the supply of assisted housing.
• Mainstream Special Purpose Vouchers - vouchers for non-elderly people with disabilities. The program
increased by 10% during calendar year 2025, from an average of 41 to 46 participants.
• Portability vouchers have increased by 20% from January 2025 to January 2026, from 98 to 117 participants.
• New vouchers issued: due to program funding voucher issuance ceased in August 2025.
b. Improve Voucher management.
• FY2025: The Carlsbad Housing Agency (CHA) received a high-performance rating from HUD’s Section Eight
Management Assistance Program (SEMAP) review.
• CY2025: The Carlsbad Housing Agency implemented an electronic filing system using Laserfiche.
c. Increase assisted housing choice.
• The CHA’s payment standards are between 90% and 110% of HUD’s published fair market rents to assist
voucher holders in locating adequate housing in Carlsbad.
• As funding opportunities arise, the CHA’s housing navigator will be available to assist new voucher holders
by providing services with housing navigation within the CHA jurisdiction.
d. Ensure equal opportunity and affirmatively further fair housing.
• The CHA utilizes the services of the Legal Aid Society of San Diego to deliver Fair Housing counseling and
seminars for housing staff, participants, and owners.
• Informational resources, accessible in English and Spanish are located in our lobby. The materials are also
included in the introductory packets for new participants in the HCV program.
• In 2025, our department signed up for LanguageLine for language interpretation. This service provides
staff with access to professional language interpretation to assist the public.
e. Updates to the Administrative Plan due to HUD requirements.
• Shortfall in Program Funding. Cost saving measures were implemented per HUD’s direction.
• Housing Opportunity Through Modernization Act of 2016 (HOTMA). The CHA began executing policies under
HOTMA, however, some policies were delayed by HUD due to technical/software challenges.
• HUD’s National Standards for the Physical Inspection of Real Estate (NSPIRE). Inspection policy language was
added to address upcoming inspection policies. NSPIRE was also delayed by HUD in order to provide more
training time and address system/technical challenges.
Previous version is obsolete Page 4 of 6 form HUD-50075-HP (09/30/2027)
March 12, 2026 Item #2 Page 8 of 10
B.4 Capital Improvements. Include a reference here to the most recent HUD-approved 5-Year Action Plan in EPIC and the date that it was approved.
Not applicable.
B.5 Most Recent Fiscal Year Audit.
(a) Were there any findings in the most recent FY Audit? Yes No
(b) If yes, please describe:
(enter info or Not applicable.)
C. Other Document and/or Certification Requirements.
C.1 Resident Advisory Board (RAB) Comments. (a) Did the RAB(s) have comments to the PHA Plan? Yes No
(b) If yes, comments must be submitted by the PHA as an attachment to the PHA Plan. PHAs must also include a narrative describing their analysis of the RAB recommendations and the decisions made on these recommendations.
(enter info or Not applicable.)
March 12, 2026 Item #2 Page 9 of 10
C.2 Certification by State or Local Officials.
Form HUD-50077-SL, Certification by State or Local Officials of PHA Plans Consistency with the Consolidated Plan,
must be submitted by the PHA as an electronic attachment to the PHA Plan.
Attached.
C.3 Civil Rights Certification/Certification Listing Policies and Programs that the PHA has Revised since Submission of its Last Annual Plan.
Form 50077-ST-HCV-HP, PHA Certifications of Compliance with PHA Plan, Civil Rights, and Related Laws and
Regulations Including PHA Plan Elements that Have Changed must be submitted by the PHA as an electronic attachment to the PHA Plan.
Attached.
C.4 Challenged Elements. If any element of the PHA Plan is challenged, a PHA must include such information as an
attachment with a description of any challenges to Plan elements, the source of the challenge, and the PHA’s response to the public.
(a) Did the public challenge any elements of the Plan? Yes No
(b) If yes, include Challenged Elements.
Attached.
March 12, 2026 Item #2 Page 10 of 10
Carlsbad Housing Agency PHA Annual Plan
Christian Gutierrez, Housing Services Manager
Housing & Homeless Services
March 12, 2026
TODAY’S PRESENTATION
•Background
•Overview
•2026 PHA Annual Plan
•Proposed Action
Background:
Public Housing Agency
5-Year and Annual Plan
Provides a basic guide to:
Agency policies and rules
Operations, programs and services
Mission and strategies for serving low income needs of the community.
Overview:
•Requires adoption by Community
Development Commission for submittal to HUD.•45-day public review/comment period
ends on March 24 •Comments will be addressed in the final
PHA Plan submission.
•Expand Affordable Housing Opportunities
•Maintain High-Performance Rating
•Integrate HUD’s Housing Opportunity
Through Modernization Act (HOTMA)
Key Goals and Strategies
FY 2026-2030 PHA Plan
2025-26 Public Housing Agency Plan
Housing Choice
Voucher Program
HCV Administrative
Fees
Total Resources
$11,303,822
$816,107
$12,119,929*
Staff Recommendation
•Request for Housing Commission approval of
FY 26-27 Annual Plan
•Request recommendation to Carlsbad
Community Development Commission to
approve and submit to HUD