HomeMy WebLinkAbout1993-12-14; City Council; 12507; APPROVAL OF CITY OF CARLSBAD'S 1993-98 COMPREHENSIVE HOUSING AFFORDABILITY STRAGEY (CHAS)224 +d B
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AB# 14; sfi7 TITLE: APPROVAL OF CITY OF CARLSBAD'S DEPT. I
CITY A MTG. 17-14-93 1993-98 C0MPREH.ENSJ.W HOUSING
CITY F1' DEPT. RED-
RECOMMENDED ACTION:
AFFORDABILITY STRATEGY (CHAS)
Accept public comments regarding the City of Carlsbad's 1993-98 Draft Comprehensiv
ving Affordability Strategy (CHAS) for the Community Development Block Gran
Program and adopt Resolution No. 92-33.5 authorizing the Housing and Redevelopmen
Dlirector to submit the 1993-98 Draft Comprehensive Affordability Strategy to the U.S
Department of Housing and Urban Development (HUD) for review and approval
pgnding completion of the thirty day public review and comment period and consideratio
of public comments received.
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ITEM EXPLANATION:
The City of Carlsbad's 1993-98 Draft Comprehensive Housing Affordability Strateg,
(CHAS) has been developed to meet the requirements of the Federal Communit,
Development Block Grant (CDBG) Program. The purpose of the CHAS is to provid
Carlsbad with: 1) a comprehensive assessment of housing needs over a five-year period
2) a coordinated housing development plan incorporating Federal, State and local publi
a d private resources; and 3) a one year implementation plan with provisions fo ," onitoring by HUD.
The CHAS is a five-year housing development plan covering the period from Octobe
1, 1993 to September 30, 1998. It is required by Federal Public Law 101-625 know
as the Cranston-Gonzalez National Affordable Housing Act (NAHA), signed by th
President on November 28, 1990. The CHAS replaces previous HUD plans such as th
Mousing Assistance Plan (HAP) and the Comprehensive Homeless Assistance Pla
(CHAP).
A!s of Fiscal Year 1992, all jurisdictions seeking direct federal assistance for housin
programs are required to have a HUD-approved CHAS. Existing HUD programs subjec
to an approved CHAS include, but are not limited to:
1.
2'.
3.
4.
The City of Carlsbad has an approved CHAS for the period of October 1, 1991 t
S'eptember 30, 1996. However, due to recently released 1990 census statistics o
housing and population, all jurisdictions are required to submit for approval a new five
year CHAS for the period of October 1, 1993 to September 30, 1998.
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HOME - a housing program that creates affordable housing opportunities throug
new construction, rehabilitation, and acquisition of existing housing;
Community Development Block Grant program (CDBG);
Supportive Housing for the Elderly (Section 202) program; and
Emergency Shelter Grants (ESG) program.
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CITY COUNCIL RESOLUTION NO. 9 3 - 3 3 5
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
C=ARLSBAD APPROYING THE SUBMITTAL OF THE 19934998
COMPREHENSIVEHOUSING AFFORDABILITY STRATEGY FOR
THE CITY'S COMMUNITY DEVELOPMENT BLOCK GRANT
PROGRAM TO THE U.S. DEPARTMENT OF HOUSING AND
URBAN DEVELOPMENT
WHEREAS, the City Council of the City of Carlsbad, California, at a public
hearing held on December 14, 1993, considered the 1993-1998 Comprehensive Housinj
Affordability Strategy (@HAS) for the City's Community Development Block Gran
program;
WHEREAS, the City Council of the City of Carlsbad, California approves thc
submittal of the 1993- 1998 Comprehensive Housing Affordability Strategy (CHAS) fo
the City's Community Development Block Grant program to the U.S. Department o
Housing and Urban Development; and
WHEREAS, the City of Carlsbad is committed to continuing to provide low
income housing in the City as is outlined in the Housing Element of the General Plan an(
in the Comprehensive Housing Affordability Strategy (CHAS), a five year plan tc
increase assisted housing which is required by HUD.
NOW, TIHEREFORE BE IT HEREBY RESOLVED by the City Councj
as follows:
1.
2.
The above recitations are true and correct.
The City Council approves submittal of the 1993-1998 Comprehensive Housin
Affordability Strategy for the Community Development Block Grant program a
presented at the public hearing on December 14, 1993.
The City Council hereby approves the Housing and Redevelopment Director I
execute documents required for the submittal of said Document.
3.
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PASSED, APPROVED AND ADOPTED at a regular meeting of the
City Council of the City of Carlsbad, California, held on the 14th day of December.
1993, by the following vote, to wit:
AYES:
NOES: None
ABSENT: None
ABSTAIN: None
Council Members Lewis, Stanton, Kulchin, Nygaard, Finnila
ATTEST:
JhaL ALETHA RAUTENKRANZ, City Cbk
(SEAL)
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The City's CHAS was prepared with assistance from SANDAG and HUD. The:
provided guidance and census data which was required to complete the document. Thl
CHAS has been prepared according to instructions published in Federal Notice CPD 93
02 by the U. S. Department of Housing and Urban Development (HUD) on January 11
1993.
In order to remain eligible for CDBG funding in fiscal year 1994-95, the City o
Carlsbad must submit the CHAS as of December 3 1, 1993. Regulations for this CHA:
require that at least one (1) public hearing be held, before the Housing Commission
during the "development" period of the CHAS to accept comments from the communit
on its housing needs, the establishment of priorities of assistance among the differer
categories of income groups, and the development of strategies for addressing th
identified needs. This hearing took place on August 12, 1993. All comments receive1
during the development period of the CHAS are included in Appendix K of the City'
CHAS.
The regulations also require a thirty (30) day public review and comment period. Th
"public review and comment" period for the CHAS was initiated on November 22, 1993
Therefore, comments are being accepted until 5:OOpm on December 21, 1993. Up0
receipt of verbal and/or written comments from the public during such period, the CHA,
document will be revised, as appropriate, and will include a summary of publi
comments received as an appendix to the CHAS prior to submission to HUD for reviei
and approval.
The Draft CHAS was presented to the Housing Commission on December 9, 1993. Th
purpose of that hearing was to accept public comments on the 1993-1998 Draft CHA
and to develop a recommendation from the Housing Commission to the City Council o
this draft document. A verbal presentation of the public comments received and th
Housing Commission's recommendation will be presented to City Council during th
public hearing.
The Draft CHAS is presented to the City Council, at this time, to accept verbal and/c
written comments from the general public and to authorize the Housing an
Redevelopment Director to submit the City's Draft 1993-98 CHAS to the U.S
Department of Housing and Urban Development (HUD), pending completion of the thirt
day public review and comment period and consideration of public comments receivec
FISCAL IMPACT:
With an approved CHAS, the City is eligible to receive CDBG funds during fiscal ye2
1994-95. A grant agreement will not be executed by the U.S. Department of Housing an
Urban Development until the Carlsbad CHAS is adopted and submitted to their office fc
review and approval.
PAGE 3 - AB # * ) 9 i 507 0
EXHIBITS:
1 - Resolution No. 93-33: approving submission of the City of Carlsbad's 1993-9;
Comprehensive Housing Affordability Strategy for the Community Developmen
Block Grant Program to the U.S. Department of Housing and Urba
Development and authorizing the Housing and Redevelopment Director to execut
all appropriate documents.
City of Carlsbad 's 1993-98 Comprehensive Housing Affordability Strategy (0
file in the City Clerk's Office).
2 -
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
(CHAS)
OCTOBER 1993
I PREPARED BY
THE DEPARTMENT OF HOUSING AND REDEVELOPMENT
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DRIVE I CARLSBAD, CALIFORNIA 92009
(619) 434-281 1
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
(CHAS)
OCTOBER 1993
I PREPARED BY
THE DEPARTMENT OF HOUSING AND REDEVELOPMENT
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DRIVE
CARLSBAD, CALIFORNIA 92009
(619) 434-281 1
Name of Jurisdiction I CITY OF CAlUSBAD
Name of Contacl Person I Te’ephone No
Type of Submission (mark one)
New Five-Year CHAS (en FY through F
1993 i 0 Annual plan
for FY
The Jurisdiction
Name of Authorized Officiai
RAYMOND R. PATCHETT I Signature 8 Date
X
HUD Approval
Name of Authorized OfttcU
Signature 8 Date
X
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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Table of Contents
Paae No
Transm itta I Letter ......................................
Executive Summary ...................................... 1 1 Summary of CHAS Development Process L F ...........................
- Introduction ...................................... I
Section I. Community Profile
a. Market and Inventory Characteristics
I. Community Description
11
ii. Demographics and Trends .................. 13
III. Maps 17
iv. Table IA: Population & Household Data ........ 17
2. Market and Inventory Conditions
I. General Market
I. Backgrounds and Trends ...................
... ..................................
A. Supply of Housing ...................... 20
B. Condition of Housing Stock ............... 21
C. Unit Appropriateness ................... 21
D. Environmental Quality ................... 22
A. Public Housing ........................ 22
B. Section 8 25
C. Other 25
iii.Table 1 B: Market & Inventory Conditions .......... 2E
Inventory of Facilities and Services for Homeless
A. Emergency Shelters & Transitional
Housing Facilities ...................... 27
B. Day Shelters, Soup Kitchens &
Other Facilities ........................ 29
C. Voucher Programs ..................... 32
D. Social Service Programs ................. 32
E. Homeless Prevention Programs ............ 32
E. Impediments & Opportunities .............. 24
ii. Assisted Housing Inventory
............................
...............................
iv.
Table of Contents Page iii
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Paqe No.
Section I. Community Profile
a. Market and Inventory Characteristics
2. Market and Inventory Conditions
v. Inventory of Supportive Housing for Non-Homeless
Persons With Special Needs
A. Elderly & Frail Elderly ................... 33
B. Mentally Disabled ...................... 33
C. Developmentally Disabled ................ 34
D. Physically Disabled ..................... 35
E. Persons with HIV or AIDS ................ 36
b. Needs Assessment
1. Current Estimates/Five Year Projections ............. 36
I. Very Low-Income
A. Renter Households ..................... 37
B. Homeowners ......................... 40
A. Renter Households ..................... 42
B. Homeowners ......................... 43
A. Renter Households ..................... 44
B. Homeowners ......................... 45
iv. Table IC: Housing Assistance Needs .......... 47
v. Assisted Housing Needs .................... 48
vi. Homeownership for First-Time Homebuyers ...... 48
vii. Housing Needs of the Elderly &
Persons with Disabilities .................... 49
viii. Five-Year Projections ...................... 43
ix. Anticipated Changes ....................... 5c
Nature and Extent of Homelessness
I. Needs of Sheltered and Unsheltered Homeless ... 51
ii.
II. Low-I ncome
iii. Moderate-I ncome
2.
Subpopulations of the Homeless Population
A. Mentally Ill Only & Mentally Ill
B. Alcohol/Drug Addicted Only & Alcohol/
and AlcohoVDrug Addicted ................ 54
Drug Addicted and Mentally Ill ............. 55
C. Fleeing Domestic Violence ................ 52
D. Homeless Youth ....................... 5E
E. Person Diagnosed With Aids and
Related Diseases ...................... 3
Page iv Table of Content!
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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Section I. Community Profile
2.
b. Needs Assessment
Nature and Extent of Homelessness iii. Table ID: Homeless Population 8t Subpopulations . 57
iv. Needs of Person Threatened with Homelessness . . 58
Populations with Special Needs - Other Than Homeless
I. Need for Supportive Housing
3.
59 A. Elderly and Frail Elderly .................. B. Developmentally Disabled 60
61 C. Physically Disabled .....................
61 D. Mental Illnesses .......................
E. Persons with Alcohol/Drug Addictions 62
64 F. Persons with HIV or AIDS ................
66 Population
................
........
ii. Table IE: Non-Homeless Special Needs ..............................
c. Available Resources 1. Federal Programs 67
................................. 68 2. Rehabilitation
69
70
72
72
73
73
.............................
3. Acquisition ................................... 4. New Construction ..............................
5. Homebuyer Assistance ..........................
6. Rental Assistance .............................
7. Homeless Assistance ........................... 8. Homeless Prevention ...........................
9. City Owned Land 74 ..............................
Section II. Five Year Strategy
a. Summary of Five Year Strategy 1. ......................... 2. Strategies 71
Priorities for Assistance 7c
3. Table 2: Priorities for Assistance 5-Year Plan 79 ...................................
......
b. Priority Analysis and Strategy Development
1.
2.
3.
4.
Very Low-Income (0 to 50%) Elderly Renter Households . . 80
Very Low-Income (0 to 50%) Non-Elderly, Small Family
82 Renter Households ............................
Very Low-Income (0 to 50%) Non-Elderly, Large Family Renter Households 85
Very Low-Income (0 to 50%) All Other Renter Households 8E
............................
5. Very Low-Income (0 to 50%) Existing Homeowners 9c
6. Very Low-Income (0 to 50%) First-Time Homebuyers 91 .....
....
92 7. Low-Income Elderly Renter Households ..............
Table of Contents Page \
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Page No.
Section II. Five Year Strategy
b. Priority Analysis and Strategy Development
8. Low-Income Non-Elderly, Small Family Renter Households 94
9. Low-Income Non-Elderly, Large Family Renter Households 97
10. Low-Income All Other Renter Households ............ 99
11. Low-Income Existing Homeowners ................. 101
12. Low-Income First-Time Homebuyers ................ 102
13. Lower-Income (0 to 80%) Homeless Persons and Document
Migrant Farm workers and Day Laborers ............. 103
14. Lower-Income (0 to 80%) Homeless Persons with
Special Needs ................................ 105
15. Lower-Income (0 to 80%) "At-Risk" Households ........ 108
16. Lower-Income (0 to 80%) Other Households
with Special Needs ............................. 109
c. Programs, Services and Special Initiative Strategies .......... 113
d. Relevant Public Policies, Court Orders, and HUD Sanctions .... 117
e. Institutional Structure and Intergovernmental Cooperation
1. Description
I. Public Institutions
A. City of Carlsbad ....................... 118
B. SANDAG ............................ 119
ii. Private Industry .......................... 119
111. Non-Profit Organizations .................... 120
i. Assessment and Strategy to Overcome Gaps ..... 120
f. Lead-Based Paint Hazard Reduction ..................... 123
g. Monitoring Standards and Procedures .................... 125
...
2. Overcoming Gaps
Section Ill. Annual Plan for Fiscal Year 1993
a. Very Low-Income (0 to 50%) All Renter Households ..... 127
b. Low-Income All Renter Households ................. 129
. c. Very Low and Low-Income Existing Homeowners ....... 130
d. Very Low and Low-Income First-Time Homebuyers ..... 131
Page vi Table of Contents
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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1 I. Lead-Based Paint Hazard Reduction ..................... 142
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Homeless Persons with Special Needs .............. 131
with Special Needs ............................ 133
Section Ill. Annual Plan for Fiscal Year 1993
e. Lower-Income (0 to 80%) Homeless Persons and
f. Lower-Income (0 to 80%) Other Households
g. Lower-Income (0 to 80%) "At-Risk" Households ........ 133
ii. Publicly Owned Land ........................... 134
111. Support of Applications by Other Entities ............. 134
iv. Denial of Support 135
v. Leveraging Plan and Matching Funds ............... 135
vi. Geographical Distribution 136
...
..............................
........................
vii. Service Delivery and Management ............ 139
viii. Table 3A: Investment Plan ....................... 137
ix. Table 3B: Goals for Households & Persons to be Assisted
with Housing 139
h. Public Policies ..................................... 140 I i. Institutional Structure ................................ 142
Public Housing Improvements .......................... 143
k. Public Housing Resident Initiatives 142
.................................
j.
......................
m. Anti-Poverty Strategy ................................ 145
n. Coordination Efforts ................................. 14E
0. Certifications ...................................... 14E
Appendices ...................................... 151
Table of Contents Page vi
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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List of Tables
Paqe No.
Table 1 .I: Income of Households by Census Tract .................. 15
Table 1.2: Ethnicity/Race of Population by Census Tract 16
Table 1.3:
Table 1.4:
23
Table IB: Market & Inventory Conditions ......................... 26
Table 1.6: Shelters for the Homeless Serving San Diego
North County ...................................... 29
Table 1.7: Regional Homeless Programs and Services ................ 30
Table 1.8: Incidence of Overcrowded Households by Income Group 38
Table 1.9: Comparison of Very Low-Income Renter Households
by Race/Ethnicity ................................... 38
Table 1 .I 0: Comparison of Very Low-Income Owner Households
by Race/Ethnicity ................................... 40
Table 1 .I 1: Comparison of Low-Income Renter Households
by RaceIEthnicity 43
Table I .12: Comparison of Low-Income Owner Households
by Race/Ethnicity ................................... 44
Table IC: Housing Assistance Needs 47
Table 1.13: Homeownership by Income Group ...................... 4E
Table 1.14: Carlsbad Homeless Campsites ......................... 52
Table 1 D: Homeless Population & Subpopulations 57
Table 1 .I5 Frail Elderly Lower-Income Households ................... 6C
Table 1.16: 1992 Treatment Admissions and Exits ............... 62
Table 1.17: Estimated Persons with Aids and HIV Infection
In Need of Housing Assistance ......................... 65
Table 1 E: Non-Homeless Special Needs ......................... 6E
Table 2: Priorities for Assistance 5-Year Plan ..................... 104
Table 2.2:
..............
Table IA: Population & Household Data .......................... 19
23
Estimated Number of Units Occupied by Lower-Income
Households With Lead Based Paint Hazards ...............
Estimated Number of Units With Lead Based Paint I Hazards by Census Tract .............................
Table 1.5: Homeless Programs and Services by City Churches ......... 28
......
...................................
............................
...................
Table 2.1: Affordability of Housing .............................. 11 1
Table 2.3: Affordability of Occupied Dwelling Units ................... 112
Table 2.4: Affordability of Vacant Dwelling Units 7s
Affordability of Occupied Rental Housing by
Income Category 11 1 ...................................
....................
List of Tables Page ii
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Paqe No .
Table 3.1: CDBG FY93-94. Facilities and Services ................... 132
Table 3A: Investment Plan .................................... 137
Table 3B: 139 Table 3.2: Poverty Status ..................................... 145 Goals for Households & Persons to be Assisted .............
Page x List of Tables
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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List of Appendices
Paqe No.
Appendix A Definitions Used for the CHAS 151
Appendix B Carlsbad Housing Element: Section Three ................ 163 Appendix C Federal Resources ................................. 21 5
Appendix D State Resources ................................... 227
Appendix E Housing Program Summary 239
Appendix G Resources for Lead Hazard Abatement ................... 325
Appendix H Monitoring Plan 331
.........................
...........................
Appendix F Housing and Support Service Providers ................... 261
Appendix I CHAS Mailing List .................................. 347
Appendix J Public Notices and Invitations .......................... 353
....................................
Appendix K Summary of Public Comments 359 .........................
List of Appendices Page x
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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EXECUTIVE SUMMARY
The National Affordable Housing Act (NAHA) was signed into law on November 28, 1990
affordable housing. The centerpiece of the Affordable Housing Act is a Five-Year
Comprehensive Housing Affordability Strategy (CHAS).
This document is the Comprehensive Housing Affordability Strategy Plan (CHAS)
prepared for the City of Carlsbad as required by NAHA under Federal Public Law 101-
625 and as defined by the U.S. Department of Housing and Urban Development (HUD).
The CHAS is a five-year housing development plan covering the period from October 1,
1993 to September 30, 1998. It replaces both the Housing Assistance Plan (HAP)
required under the Community Development Block Grant program and the
Comprehensive Homeless Assistance Plan (CHAP) required under McKinney Homeless
Assistance Act programs.
The purpose of the CHAS is to provide States and local units of government with: 1) a
comprehensive assessment sf housing needs over a five year period; 2) a coordinated
housing development plan incorporating Federal, State and local public and private
resources; and 3) a one-year implementation plan with provisions for monitoring by HUD.
Each year of the five-year period, a one-year CHAS plan and an annual performance
report for the ending fiscal year must be submitted to HUD for approval.
As of Fiscal Year 1992, all jurisdictions seeking direct federal assistance for housing
programs are required to have a HUD-approved CHAS. In addition, any non-profii
organization or other applicant for housing assistance funds must include in its
application a certification from the appropriate jurisdiction that the proposed activities are
consistent with the jurisdiction’s housing assistance strategies as established in its
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I CHAS.
Existing HUD programs subject to an approved CHAS include, but are not limited to:
1. HOME - a housing program that creates affordable housing opportunities through
new construction, rehabilitation, and acquisition of existing housing;
2. Community Development Block Grant program (CDBG);
3. Programs for homeless persons;
4. Housing programs for the disabled; and
5. Housing programs for the elderly.
The City of Carlsbad has an approved CHAS for the period of October 1, 1991 tc
September 30, 1996. Due to recently released 1990 census statistics on housing anc population, all jurisdictions are required to submit for approval a new Five-Year CHAS.
Executive Summary Page 1
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHASI
The CHAS also requires citizen participation and a public review period of thirty (30)
days. Citizen comments and the jurisdiction’s responses must be included in the CHAS
submission.
This CHAS was prepared with the assistance of the San Diego Association of
Governments (SANDAG) and the U.S. Department of Housing and Urban Development
(HUD). SANDAG and HUD provided guidance and census data required to complete the
CHAS.
Comments and/or questions regarding this CHAS and its implementation should be
directed to:
CITY OF CARLSBAD
HOUSING AND REDEVELOPMENT DEPARTMENT
2965 ROOSEVELT STREET, SUITE B
CARLSBAD, CALIFORNIA, 92008
(61 9) 434-281 1
Page 2 Executive Summary
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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SUMMARY OF DEVELOPMENT PROCESS
The City of Carlsbad’s CHAS has been prepared by the City’s Housing and
Redevelopment Department and developed in accordance with instructions published in
federal Notice CPD 93-02 issued on January 11, 1993. It is anticipated that the
instructions and/or regulations related to the development and implementation of the
CHAS will change over time. The City of Carlsbad will amend its CHAS as required to
remain in compliance with federal regulations for the Community Development Block
Grant Program.
In preparing the City’s CHAS, four general tasks were undertaken:
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1. Assemble information regarding the requirements of the CHAS and
information for the housing assistance needs analysis and the inventory oi
housing and housing related support facilities;
2. Organize public forums to solicit public participation in the CHAS
development process;
3. Prepare a draft document for public review and comment; and
4. Prepare and submit a final CHAS.
Assem b I i n g Information
To develop this CHAS, the City of Carlsbad was provided assistance from the U.S.
Department of Housing and Urban Development (HUD) and the San Diego Association
of Governments (SANDAG). HUD provided much of the necessary 1990 U.S. Census
data and a manual to help guide the City in the specific contents required for the CHAS
The City also requested technical assistance from SANDAG. SANDAG provided some
needed housing and income data by census tract from the 1990 U.S. Census and tc
determine the housing or supportive housing needs of the homeless and others witt- I special needs.
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In addition, many organizations were contacted to provide estimates of the number o
homeless persons and other persons with special needs in need of housing assistance
Department of Mental Health Services, Environmental Health Services, Epidemiology
Alcohol and Drug Services, and the Office of AIDS Coordination, the Area Agency on thc
Aging, the Regional Task Force on the Homeless, and Area Xlll Developmenta
Disabilities Board.
To inventory the housing and social service agencies providing services to the City o
Carlsbad, the City, in conjunction with the County of San Diego and other entitlemen
cities, conducted a single survey of housing and social service agencies in the region
SANDAG distributed and tabulated the results of the survey.
The various organizations Contacted by staff include: the County of San Diego’s
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
The survey requested information about the agency, its clients, and its programs. More
specifically, the information revealed the agency’s character, its housing related or social
service activities, the clients it served, the areas served, its mission, plans for future
programs and funding, and knowledge of federal housing funding programs (see
Appendix F).
Public Forums
Consistent with citizen participation and involvement requirements of the CHAS process,
the City accepted verbal and written comments during the development of the CHAS to
obtain the views of citizens, governmental officials, developers, non-profit organizations,
and other interested parties on the City’s housing needs and priorities and strategies for
addressing these identified needs. Any comments or questions were to be directed to:
CITY OF CARLSBAD
HOUSING AND REDEVELOPMENT DEPARTMENT
2965 ROOSEVELT STREET, SUITE B
CARLSBAD, CALIFORNIA, 92008
(61 9) 434-281 1
A public hearing before the City’s Housing Commission was held on August 12, 1993 to
accept comments on the development of the CHAS. A notice in a local newspaper, the
North County Blade Citizen, was published announcing this public hearing. In addition,
organizations and persons listed in Appendix I were mailed notices of the public hearing
before the Housing Commission. Citizen comments are outlined in the Appendix K of
this CHAS.
Initial Draft CHAS
Upon receiving information from HUD, SANDAG, appropriate social service organizations
and citizens, city staff completed an analysis of the housing needs of the low and
moderate income households within Carlsbad and drafted a plan for implementing
programs which would assist the City in meeting the identified needs. The draft plan
was reviewed by City staff and appropriate revisions were made to the document prior
to releasing it to the public for review and comment.
Public Comment Period
Consistent with citizen participation and involvement requirements of the CHAS process,
the City made the draft CHAS available for public review and comment for the required
30 day period from November 22 to December 21, 1993. The draft CHAS document
was distributed to appropriate state and federal officials for preliminary review as well as
local persons and/or organizations (Le., legal Aid Society, Caring Residents of Carlsbad,
etc.) who expressed an interest in this CHAS. A notice was also published in the local
newspaper to inform the general public that the City of Carlsbad’s 1993-98
Comprehensive Housing Affordability Strategy was available for public review and
comments. In addition, organizations and persons listed in Appendix I were mailed
Page 4 Development Process
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notices of the public review and comment period. Citizen comments are outlined in the
Appendix K of this CHAS.
During the sixty (60) day public review and comment period, City staff presented the
CHAS to the Carlsbad Housing Commission and City Council for final review and
approval. The CHAS was presented as a public hearing to receive comments and for
approval of the Draft CHAS before the City Housing Commission on December 9, 1993
and the City Council on December 14, 1993.
Preparation of Final Draft CHAS and Submittal
period, the draft was revised to address comments made during this review anc
comment period and comments made at the public hearings. The final draft CHAS wa:
then distributed to the City Housing Commission and City Council. The approved final
draft CHAS was submitted to the U.S. Department of Housing and Urban Development
and the State Department of Housing and Community Development for review and a
determination of compliance with applicable federal regulations by the December 31,
1993 deadline.
Following the City Council meeting and the end of the public review and commen’ 8
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INTRODUCTION
On November 28, 1990, President George Bush signed Public Law 101-625, called the
Cranston-Gonzalez National Affordable Housing Act (NAHA) into law. The new
legislation is a two-year authorization of current Department of Housing and Urban
Development (HUD) programs as well as several new programs and short-term
demonstrations. It is the result of three years of intensive hearings, debates, and
refinement by Congress to craft legislation designed to continue and expand the federal
commitment to affordable housing, the homeless, and to community development efforts
at the state and local levels.
In enacting the National Affordable Housing Act, Congress expressed its intent with
regard to implementation of current and new programs in a Conference Report (House
both by HUD and by the courts in interpreting the law and ensuring that implementation
is consistent with "Congressional intent."
As stated in the Code of Federal Regulations (24 CFR Part 91), "the centerpiece to
these new programs, as well as to management of existing programs, is the Act's
requirement that State and local governments must have a Comprehensive Housing
Affordability Strategies (CHAS)."
The National Affordable Housing Act requires that a general local government have a
Comprehensive Housing Affordability Strategy that has been approved by HUD for the
fiscal year in order to receive funding under certain HUD programs. In addition, for
certain other programs, the Act requires that an application include a certification oi
consistency of the proposal with an approved housing strategy for the jurisdiction in
which the proposed project will be located.
Local planning documents have been required by HUD since 1975. HUD has required
the preparation of a local housing planning document as a condition to receiving certain
types of local government funding. First, a Housing Assistance Plan (HAP) was required
under the Community Development Block Grant Program and used in connection with
assisted housing programs. Then, under the Stuart B. McKinney Homeless Assistance
Act, a Comprehensive Homeless Assistance Plan (CHAP) was required as a condition
of funding for local programs to provide shelter for homeless persons. The CHAS
replaces both the HAP and CHAP requirements.
The CHAS will create the impetus for a jurisdiction to examine its housing needs in a
holistic way, establish goals and develop a plan for carrying out those activities. The
CHAS will serve as an action-oriented management tool for states and local
governments. It will also serve as a monitoring tool for HUD to determine how effectively
a jurisdiction is satisfying the needs identified within available resources.
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Report 101-943) that accompanies the bill, The Conference Report language is used
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Introduction Page 7
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
In the CHAS, a state or local government will estimate the housing assistance needs of
its very low income, low income and moderate income families, including the needs of
homeless individuals and families and non-homeless persons with special needs, and
will assess the availability of unassisted housing, assisted housing and other resources
for addressing the needs. On the basis of this information, the jurisdiction will develop
a strategy for meeting these housing assistance needs over the next five years. Each
year, the jurisdiction will decide how the available resources will be used to provide
affordable housing for needy individuals and families.
The prescribed format for the CHAS consists of five parts and is divided into three major
sections. These three sections and their component parts are:
COMMUNITY PROFILE
I. Population Characteristics
2.
4. Available Resources
Housing Market and Inventory Conditions
3, Needs Assessment
FIVE YEAR STRATEGY
I. Housing Assistance Priorities Analysis
2. Strategies
ONE YEAR PLAN/ANNUAL UPDATE
1. Goals and Strategies
2. Available Resources
Each part of the CHAS contains narrative discussions of affordable housing and
supportive housing for homeless persons and others with special needs, supported by
tables and other documentation.
The "Population Characteristics" section of the CHAS summarizes the essential
demographic data describing the general population, including any trends in population,
household, and racial and ethnic characteristics for Carlsbad. It also provides the
percentages of households who are of very low, low, moderate, or upper-income. In
addition, the narrative for this section includes an analysis of areas of raciaVethnic and
low-income concentration.
The "Housing Market and Inventory Conditions" section of the CHAS summarizes
local housing market and inventory characteristics, including trends in population,
household formation and housing, as well as information on the assisted housing and
public housing stock. It also summarizes the facilities and services available for
homeless persons and other non-homeless persons with special needs. The narratives
for this section include a description of the most significant market and inventory
conditions in the jurisdiction as well as the nature and extent of the cost burden and
Introduction Page 8
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severe cost burden experienced by renters within Carlsbad. This section discusses the
housing market in Carlsbad in terms of supply, demand and cost of housing and highlighi
any adverse effects these market conditions have on producing rental housing
promoting new homeownership opportunities, alleviating overcrowding and meeting the
needs of under-served population groups, such as large families. In addition, the Cib
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The "Needs Assessment" summarizes available data on the most significant curren'
housing needs of very low income, low income and moderate income families ir
Carlsbad and projects those needs over the five year CHAS period. This part alsc
summarizes the most significant current supportive housing needs of homeless person:
and other non-homeless persons with special needs. The narrative for this sectior
describes the City of Carlsbad's assessment of the most significant curren
housinglshelter needs as presented in the various tables, as well as our projected needs.
A five year projection of supportive housing needs of homeless persons or others with
special needs is not required. However, where the City anticipates there will be a
significant change in supportive housing needs in the foreseeable future, we will discuss
those future needs in the narrative sections which address current needs.
The "Resources" section of the CHAS describes the various federal, non-federal, and
private resources and programs the City anticipates will be available. The programs and
resources are listed by activity type (Le. acquisition, rehabilitation, new construction,
homebuyer assistance, rental assistance, homeless assistance, homeless prevention).
The "Five Year Strategy" states the City of Carlsbad's general plans and priorities to
be pursued over the five-year period of the CHAS (1993-1998). The strategy is based
on the City's overall analysis of the needs and market and inventory conditions, as
outlined within the first three sections noted above. Basically, the five-year strateg)
describes the City's action plan for addressing imbalances between its needs for housins
assistance and its affordable housing and supportive housing and services inventory
The City is required to summarize our investment priorities for very low income and othei
low income housing and discuss our reasons for setting the priorities. The deterrninatior,
of priorities is to flow logically from analysis of how the size, distribution, condition and
cost of the housing inventory matches up with the needs and types of housing problems
of various income, racial, family and tenure groups. In addition, strategies for the
reduction in lead based paint hazards are discussed.
The final section "One Year PlanIAnnual Plan" translates the City's five-year strategy
and anticipated available resources into a one year action plan and goals which will
guide the City's resource allocation and investment decisions during the coming year.
The City is required to describe our investment plans and goals and the specific actions
we will take to achieve those commitment levels and goals. Also, the City has described
the actions to be taken to remove or ameliorate the negative effects on housing
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affordability created by public policies. The City will also outline how we intend to
monitor our programs for compliance with our strategy.
The City of Carlsbad’s 1993-98 Comprehensive Housing Affordability Strategy has been
prepared according to the guidelines provided within Instructions for Developing and
Completinq a Five-Year Comprehensive Housing Affordabilitv Strateqv - and Annual
Performance Report for Local Jurisdictions as instructed through Notice CPD-93-02
issued January 11, 1993.
California law mandates that each jurisdiction in San Diego County prepare and adopt
a revised housing element by July 1991. The law specifies what must be addressed in
the housing element. In many respects, the required contents of the housing element
are similar to the required contents of the CHAS. In the interest of paper reduction, the
City of Carlsbad’s Housing Element is hereby incorporated by reference into this report.
Page 10 Introduction
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Section 1. COMMUNITY PROFILE
a. Market and Inventory Characteristics
1. Community Description I The City of Carlsbad, California, incorporated in 1952, is approximately 42 square miles
of beautiful coastal San Diego County. Known as the "Village by the Sea", Carlsbad has
the charm of a quaint seaside. community together with the contemporary feel and look
of a progressive business environment. Named for a famous spa in Karlsbad, Bohemia
(because of the similarity of the mineral water), Carlsbad is bordered on the west by
uncrowded Pacific beaches and on the east by rolling hills and chaparral covered mesas.
Carlsbad has evolved in the past decade as a focal point in North San Diego County for
business and cultural activity. The City welcomes progressive and creative businesses
to explore some of San Diego County's most prime industrial land and commercial
opportunities.
Its progressive city government legislates a unique balance of public services and
planning strategies to meet the current and future needs of the citizenry. Though
committed to economic growth, the city is critically sensitive to Carlsbad's unique
ecological position as a coastal city of beaches, fragile lagoons, and unspoiled canyons.
Carlsbad is strategically located between two of California's largest metropolitan areas,
Los Angeles 90 miles to the north and San Diego 35 miles to the south. A major
freeway, Interstate 5, traverses the city from the north to south, providing easy access
and transportation to all points of Southern California.
Carlsbad boasts one of the most attractive climates in Southern California. Virtuall)
smog-free, the air is regularly cleansed by the cool ocean breezes of the Pacific. It$
vivid blue skies, low humidity, and light rainfall make the Carlsbad area delightful foi
living, working, and playing. Temperatures range from an average of 58 degrees ir
January to an average of 73 degrees in July. Annual rainfall averages about 7 inches
most of it falling between October and February.
Source: Carlsbad Chamber of Commerce, Communify Overview
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i. Background and Trends
Carlsbad is considered a highly desirable place to live and has attracted man)
households from around San Diego County, as well as the state and the nation. People
are attracted to Carlsbad not only for its desirable physical assets, such as an attractive
climate, proximity to large urban cities and coastal location, but also for its variety o
educational and community facilities, low crime rate, progressive city government, anc
employment opportunities.
Section I: Community Profile Page 11
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COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Carlsbad families can provide their children with different opportunities for education.
There are approximately thirteen public elementary, junior high, and high schools and
six private schools to fulfill the educational needs of Carlsbad’s youth. According to the
1990 U.S. Census data, of the children between three to seventeen years of age, 90
sought in eight public or private colleges and universities around San Diego County.
The social needs of Carlsbad residents can be meet through a spectrum of recreational
and cultural facilities. Within Carlsbad, residents can find a Cultural Arts Center, art
galleries, movie theaters, libraries and churches. For recreation, residents have access
to natural recreational areas such as the miles of public beaches and three lagoons.
The City also provides nineteen parks, basketball, volleyball and tennis courts, a public
swimming facility, community centers, recreational halls, and gymnasiums.
While the social and academic environment may attract households to locate in
Carlsbad, the relatively safe environment of Carlsbad also serves as an inducement to
locate in Carlsbad. In 1992, the Carlsbad Police Department stated that the FBI Index
Crime Rate (Crimes per 1,000 population) was 56.3, a 2 percent decrease from 1991.
Of those crimes committed in 1992, only 11 percent were violent crimes and 89 percent
were property crimes. In comparison to other cities within San Diego County, Carlsbad
had the lowest FBI Index Crime Rate, with the exception of Coronado, according to a
San Diego Association of Governments’ report Crime in the San Diego Region 7992.
On the economic front, Carlsbad’s location and abundance of undeveloped commercial
and industrial acreage has brought about a conducive environment for business in the
community. Carlsbad has evolved in the past decade as a focal point in North San
Diego County for business activity. The City not only enjoys a healthy retail base but
also a solid manufacturing base. The major employment centers continue to be in the
regional shopping center (Plaza Camino Real) and the office industrial corridor that
surrounds the Palomar-McClellan Airport.
Major manufacturing employers in Carlsbad include Hughes Aircraft Company,
Bourrough Corporation, Taylor Made Golf, and Beckman Instruments. La Costa Hotel
and Spa and Plaza Camino Real Shopping Center dominate as major employers of both the non-manufacturing and manufacturing employers.
With significant amounts of undeveloped acreage designated for commercial and
industrial development, it is expected that opportunities for employment will only
increase. Currently, the City, with its major employment centers and access to major
transportation corridors such as Interstate 5 and State Highway 78, has been one of the
fastest growing employment centers in the San Diego region.
percent are enrolled in preprimary, elementary, or high school. Higher education can be
Page 12 Section I: Community Profile
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In employment trends for 1980 to 1988, the regional average showed an increase of 4.8
percent in new job creation versus an increase of 10.9 percent for Carlsbad. In the
Regional Growth Forecast 1986-2010 by San Diego Association of Governments
(SANDAG), the projected employment growth for Carlsbad from 1986 and until the yeai
2010 shows a 105 percent increase in employment.
Many persons find that the careful planning of the city by its government has been the
key to the preservation of a safe and prosperous environment in Carlsbad. The City's
adherence to a growth management plan has effectively managed the residential anc
commercial growth and ensuring the development of a well balanced community.
It is the great many attractive aspects of Carlsbad, such as its growth in employmen
opportunities, access to numerous educational, recreational and cultural facilities, anc
managed city growth, that has also contributed to the lack of affordable housing,
particularly for lower-income households. The many appealing aspects of Carlsbad has
attracted many affluent households to locate in Carlsbad. As shown in the 1990 U.S.
Census data, the median annual household income for Carlsbad is $45,739. The
majority of Carlsbad households (71 percent) have had some college education and
many (45 percent) hold a degree of some level.
This demand for housing has been meet by the residential development community as
evidenced by the predominate construction of "move-up" and luxury single family homes
in Carlsbad since 1980. Such constraints as the City's coastal location and growth
management plan have also contributed to the development of higher end residentia
products due to the high cost of developing residential units in Carlsbad and a lack oi
housing affordable to lower-income households. Recognizing the need for housing foi all income groups, particularly for lower-income groups, the City has adopted goals
policies, and strategies, through the adoption of the its Housing Element and this CHAS
to help achieve a balanced community with housing opportunities for all.
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ii. DemographicdLow-income and RaciallEthnic Concentrations
Population and Minority Data. Table 1 A, "Population and Household Data," provides
1990 U.S. Census data for the City of Carlsbad on the total population, and the numbers
classified as White (Non-Hispanic), Black (Non-Hispanic), Hispanic (all races), Native
American (Non-Hispanic), AsianIPacific Islander and Other (Non-Hispanic). It provides
similar information from the 1980 U.S. Census.
The 1990 population totals 63,126 persons, of which 82 percent are White, 1 percent are
Black, 14 percent are Hispanic, less than I percent are Native American and Other, and
3 percent are Asian/Pacific Islanders. Of the total 1990 population, 2 percent (1,423
quarters and 1,123 live in non-institutional quarters.
1 persons) live in group quarters, Of those persons, 300 persons live in institutional
Section I: Community Profile Page I:!
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
According to the 1990 U.S. Census data, of the 24,988 households residing in the City
of Carlsbad, 12 percent of the households earn incomes between 0 to 50 percent of the
median family income (MFI) and are classified as very low-income households. Another
12 percent of the households are classified as low-income households, earning between
51 to 80 percent of the MFI. A small percentage of Carlsbad households, 7 percent, are
of moderate-income (81 to 95 percent of the MFI). The majority of Carlsbad households,
69 percent, earn incomes above 95 percent of the median family income.
Of the 152 black households in Carlsbad, nearly all, 95 percent, are earning above 95
percent of the median family income. The majority of white and asian/pacific islanders
households are also earning above 95 percent of the MFI.
Of all households, native american and hispanic households have the largest percentage
of households who are of lower-income (0 to 80 percent of the MFI). The percentage
of whites and asian/pacific islanders who are of lower income is comparable to the
average 24 percent of all Carlsbad households classified as lower-income. Very few
black households, 5 percent, are earning incomes in the lower income ranges.
From 1980 to 1990, the percentage of whites decreased slightly from 83 to 82 percent
of the total Carlsbad population. The number of Hispanic persons also slightly increased,
from 13 to 14 percent for the same time period. AsianIPacific Islanders and Other,
Blacks and Native Americans remained relatively constant as percentages of total
population.
Concentrations of lower-income households. For purposes of this CHAS, a
concentration of lower-income households is defined as a census tract where the number
of lower-income households, as a percent of all households, exceeds 42.2 percent (IO
percent higher than the regional average of 38.4 percent). A severe concentration is
defined as a census tract where the number of lower-income households, as a percent
of all households, exceeds 57.6 percent (50 percent higher than the regional average).
Household income information was obtained from the 1990 Census. A small number of
census tracts overlap with neighboring jurisdictions.
As shown in Table 1 .I, there are four low-income concentrated census tracts in Carlsbad
(177.00, 178.05 179.00, and 180.00) and of these census tracts, two are severely
concentrated low-income census tracts (1 77.00 and 179.00).
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Table 1.1: Household Income by Census Tract
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Source: 1990 U.S. Census
Concentrations of racialjethnic minoritv households. For purposes of this CHAS, a
racial/ethnic concentration is defined as a census tract where the total minority
population, as a percent of all households, exceeds 38 percent (IO percent higher than
the regional average). A moderate concentration is defined as a census tract where the
minority population, as a percent of all households, exceeds 43 percent (25 percent
higher than the regional average). A severe concentration is defined as a census tract
where the minority population, as a percent of all households, exceeds 52 percent (50
percent higher than the regional average).
According to the 4 990 Census, the regional population averages for racial/ethnic minority
groups were 6 percent Black (Non-Hispanic), 7.4 percent Asian/Pacific Islander (Non-
Hispanic), 0.7 percent Native American (Non-Hispanic), 0.1 percent Other (Non-Hispanic)
and 20.4 percent Hispanic. Therefore, the region's total minority population as a percent
of total population is 34.6 percent.
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
As shown in Table 1.2, in the City of Carlsbad, there are three census tracts that have
a concentration of minority households, when compared to the San Diego region as a
whole. One census tract (176.01) is defined as merely concentrated. with minority
households comprising 35.4 percent of the population. There is one census tract in the
City (200.05) that has a moderately concentrated population of minority households and
one census tract (179.00) that has a severely concentrated population of minority
households.
Table 1.2: Ethnicity/Race of Population by Census Tract
Source: 1990 U.S. Census
In an analysis of each census tract, the 1990 U.S. Census data shows that the majority,
if not all, of the minority households are Hispanic. For the three census tracts with
concentrations of minority househdds, 91 to 100 percent of minority households are
Hispanic.
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iii. Maps - City of Carlsbad
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COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
City of Carlsbad Census Tract Map
Page 18 Section I: Community Profile
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COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
2. Market and Inventory Conditions
This section summarizes local housing market and inventory characteristics, including
the supply and demand of housing, condition of housing stock, as well as information on
the assisted and/or public housing stock. It also summarizes the facilities and services
available for homeless persons and other non-homeless persons with special needs.
The market and inventory conditions of Carlsbad, as discussed below, will be further
analyzed later in Section Ilb of the Five-Year Strategy. The following general discussion
of the size, distribution, condition, and cost of Carlsbad's housing inventory and the
inventory of facilities and services available for homeless persons and other non-
homeless persons with special needs provides the basis for the analysis used to
determine the City's priorities for housing assistance and the strategies needed to meet
such needs.
i. General Market and Inventory
A. Supply of Housing
Table IB, "Market and Inventory Conditions," provides data for the City of Carlsbad on
the total number of year-round housing units by occupancy status and housing condition.
According to the 1990 U.S. Census, there are a total of 28,414 dwelling units, of which
88 percent are occupied and 12 percent are vacant. Of the 24,995 occupied units, 9,437
dwelling units (38 percent), are renter occupied. The remainder, 15,558 dwelling units
(62 percent), are owner occupied units. Of the 3,419 vacant units, 793 (67 percent) are
available for rent and 386 (33 percent) are available for sale.
Demand for all housing units, as measured by vacancy rates, varies by community.
According to 1990 Census, the vacancy rate for the City was 7.8 percent, therefore,
indicating a renter's market.
Sianificant Market and Inventow Conditions. According to the 1990 U.S. Census data,
the median value of owner occupied housing in Carlsbad is $255,869 and nearly all (90
percent) owner occupied housing is valued at $150,000 or more. Approximately 52
percent of owner occupied housing is valued at $250,000 or more. The median value
of owner occupied housing for San Diego County is $186,700 and 70 percent of ownei
occupied housing is valued at $1 50,000 or more. The California Association of Realtors
estimates that only 21 percent of all households in the San Diego region could afford to
buy the median priced home in 1990.
The 1990 U.S. Census data also shows the median contract rent for renter occupied
units in Carlsbad as $71 1. The majority of renter occupied units (69 percent) are rented
for $600 or more a month. For San Diego County, the median contract rent is $564 and
only 41 percent are rented for $600 per month or more.
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According to a September 1993 survey of 1,977 units in Carlsbad conducted by Market
Profiles of San Diego, the weighted average rents range from $476 for a studio unit to
$864 for a three bedroom unit. For San Diego County, the weighted average rents
range from $521 for a studio to $821 for a three bedroom unit. The renter affordability
gap for Carlsbad, as defined by those lower and moderate-income renter households
respectively (see "At Risk" population discussion in Section 1 .b.2.iii).
Of the total housing stock which is either occupied or available for rent or sale, only 27
units are "needing rehabilitation", as defined by the lack of complete plumbing facilities.
The lack of complete plumbing facilities is used as an indicator of substandard conditions
because no other data is available to determine the number of units that are in
substandard conditions. The lack of complete plumbing facilities is only one indicator
of substandard conditions, as defined by the Section 8 Housing Quality Standards. It is
estimated that there are many more units that are in substandard condition due to other
problems such as repairs needed to the roof, foundation, or electrical wiring.
Of the units determined to be in need of rehabilitation, due to plumbing deficiencies, 24
or 89 percent are rental units and 3 units are owner occupied. According to the
definition of suitable for rehabilitation and not suitable for rehabilitation used by the
County of San Diego's Residential Rehabilitation program, all of the units are suitable
for rehabilitation. Typically, dwelling units in need of rehabilitation are only considered
not suitable for rehabilitation if such rehabilitation needs are cosmetic only and do noi
have at least one incipient health and safety or building code violation. The County 01
San Diego estimates that only 1 to 2 percent of dwelling units needing rehabilitatior
could be characterized as not suitable for rehabilitation.
experiencing a housing cost burden or severe housing cost burden is 4,185 and 1,977, m
B. Condition of Housing Stock E
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C. Unit Appropriateness
There are a number of units in Carlsbad that are suitable for occupancy by elderly
families, disabled families, and families with children. Since September 15, 1984, the
California Building, Plumbing and Electrical Codes (Title 24, California Code oj
Regulations) requires minimum adaptations for newly constructed, privately-funded
apartment buildings having three or more units, condominium buildings containing four
or more dwelling units, and privately-funded shelters for homeless persons. These
regulations allow for the adaptability and accessibility of dwelling units by persons witt-
mobility or sensory impairments, including many elderly persons. There are currently 6C
apartment properties (3 or more units) and 2,522 condominium properties built from 1985
to the present.
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In addition, Carlsbad has a Senior Housing ordinance that permits a density bonus for
senior citizen housing projects. There have been 229 units built and an additional 76
dwelling units approved for construction for senior citizens in Carlsbad utilizing the
residential density bonus under the City’s Senior Housing ordinance. There are currently
two residential care facilities for seniors in Carlsbad, with a total of 295 bed spaces.
Families with children usually require units with two or more bedrooms, particularly three
or more bedrooms. There are 9,930 two bedroom units and 13,814 three bedroom or
more units in Carlsbad. Approximately 51 percent of the total number of units in
Carlsbad are three or more bedroom units. Many of the two bedroom units (50 percent)
are rental units. However, only 17 percent of the three bedroom units in Carlsbad are
rental units. Three bedroom units are not common in most rental markets for any
income range.
D. Environmental Quality
A housing related environmental concern is the hazard of lead based paint poisoning.
In 1978, legislation was adopted that banned the use of lead based residential paint due
to the adverse human health effects of lead. Therefore, it can be assumed that dwelling
units built prior to 1980, are more likely to contain lead based paint hazards.
As required by Section 1004 of the Residential Lead Based Paint Hazard Reduction Act
of 1992, the City of Carlsbad has estimated the number of dwelling units occupied by
very low and low-income households that may contain lead based paint hazards. This
estimate was derived by using the 1990 U.S. Census data for dwelling units built prior
to 1980 and the national average for the percentage of units containing lead based paint
hazards. Nationally, the percentage of units containing lead based paint hazards is as
follows: 1) 62 percent of dwelling units built between 1960 to 1979, 2) 80 percent of
dwelling units built between 1940 to 1959, and 3) 90 percent of dwelling units built prior
to 1940.
In the City of Carlsbad, there are a total of 12,720 dwelling units built prior to 1080 and
may contain lead based paint hazards. It is estimated that 1,770 of the total 12,729
dwelling units (14 percent) are occupied by lower-income households. Of the dwelling
units occupied by lower-income households, 81 percent are occupied by low-income
households and 19 percent are occupied by very low-income households (see Table
1.3).
The greater the percentage of such housing being occupied by lower-income
households, the greater possibility of lead-based paint hazards. The financial conditions
of lower-income households, particularly very low-income households, are barriers to
maintaining the housing in decent condition. The result is often deteriorated housing and
greater lead-based paint hazards.
Page 22 Section I: Community Profile
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Occupancy Pre-1940 1940-1 959 1960-1 979 Total Units Built Before 1980
Low- income Low- income income income Low- income Total
Status ' very ow- Very ow- Very LOW- LOW- very Low-
income income income
Renter 32 65 64 283 120 948 216 1,296 1,512
Owner 0 0 0 6 123 129 123 135 258
TOTAL 32 65 64 289 243 1,077 339 1,431 1,770
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Census
Tract I
1 171.05
176 01
Units Built Prior to 1980
1939 or Earlier 1940 - 1959 1960 - 1979
Units Units Units Total Units
Total W/Lead Total W/Lead Total W/Lead Total W/Lead
Units Hazard Units Hazard Units Hazard Units Hazards
0 0 0 0 14 9 14 9
0 0 0 0 39 24 39 24
Census
Tract
178.06
178.07
Units Built Prior to 1980
1939 or Earlier 1940 - 1959 1960 - 1979
Units Units Units Total Units
Total W/Lead Total WlLead Total W/Lead Total W/Lead
Units Hazard Units Hazard Units Hazard Units Hazards
0 0 0 0 0 0 0 0
0 0 16 13 738 458 754 471
ClN OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILIN STRATEGY (CHAS) 1
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Non-governmental constraints include land costs, construction costs, and financing. All
three of these costs tend to be determined at the regional, state and national levels by
a variety of private and public acttors, Lwal jurisdictions, therefore, often have little
influence or control over these cost constraints. In the recent year, lower interest rates
have made property purchases and rehabilitation financing more affordable; thereby
providing opportunities for new homeownership and maintenance and improvements on
existing residential units.
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ii. Assisted Housing Inventory
A. Public Housing
The City of Carlsbad does not own or operate any public housing units. Therefore, the
City does not anticipate the loss of rental housing from the assisted housing inventory
through public housing demolition or conversion to homeownership during the time frame
of this CHAS.
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B. Section 8
The City of Carlsbad provides tenant-based assistance through the Section 8
CertificateNoucher program and is currently providing 473 households with such
certificateshouchers. The City does not have any project based tenant assistance
program. Therefore, the City does not anticipate the loss of rental housing from the
assisted housing inventory through public housing demolition or conversion to
homeownership during the time frame of this CHAS.
C. Other
An additional 297 units are assisted through non-federally assisted housing programs
such as mortgage revenue bonds, City senior housing ordinance and density bonuses
According to the California Housing Partnership Corporation, the City presently has nc
projects that could be classified as at-risk of conversion to homeownership or through
prepayment or voluntary termination of a federally assisted mortgage. Therefore, the
City of Carlsbad does not anticipate the loss of rental housing from the assisted housing
inventory through public housing demolition or conversion to homeownership during the
time frame of this CHAS. 1
Section I: Community Profile Page 2:
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
iii. Table 1B - Housing Stock
able 18 US De partmea of ww ard urban Dewb P- oWcadCcxmurltyPlemhQendOWObpment
Ccmp$lensks Wng Madability SMegy (CM] I~fULaaI*dcQ~ Wel8 Invartory Condlbm
mer sarce: (specify)
fwn KD-4009O-A(1/X
Page 26 Section I: Community Profile
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) 1
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iv. Inventory of Facilities and Services for the Homeless and Persons
Threatened with Homelessness
The narrative for this section is reflective of the homeless facilities and services currently
operating in the City of Carlsbad or providing services to Carlsbad residents. As the
homeless population is a regional issue and not confined to the boundaries of one city
in particular, many organizations located in other cities offer shelter and services for the
homeless population in the entire region.
In an effort to obtain information of the services available to persons who are in need of
affordable housing, including the homeless, the staffs of the entitlement cities and the
Urban County of San Diego joined in the preparation and distribution of a single survey
of public and private housing and social service providers in the entire region. The
results of the Survey and a listing of the housing and social service providers is included
in Appendix F of this CHAS. In addition, a listing of regionwide shelters is provided in
this section.
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A. Emergency Shelters and Transitional Housing Facilities
Caring Residents of Carlsbad and Catholic Charities are currently working together to
operate La Posada de Guadalupe, a homeless shelter in Carlsbad. This shelter provides
50 beds for homeless males, with many being farm workers and day laborers, for a
maximum of 90 days. La Posada de Guadalupe is strategically located near the center
of the City, close to employment centers, and mass transportation. This project is
funded in part with Community Development Block Grant funds.
As the homeless population is a regional issue and not confined to the boundaries of one
city in particular, many organizations located in other cities offer shelter for the homeless
population for the entire region. A list of such organizations is listed in Table 1.5 and a
more detailed discussion can be found in Table 1.7.
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Table 1.5: Shelters for the Homeless
Serving the San Diego - North County
Program TY Pe Bed
Spaces
North County Inland
Interfaith Shelter Network (ISN) - Seasonal Case Managed (Nov-May) 12
The EYE - Hidden Valley House Crisis: Transitional 30
North County Interfaith Council (NCIC) Case Managed 10
Casa Raphael Case Managed 60
St. Clare’s Home Transitional 60
NCIC - Family Shelter Case Managed 14
SUBTOTAL 186
North County Coastal
Casa de Amparo Case Managed 26
Catholic Charities - Good Samaritan Case Managed 12
Community Resource Center Night Shelter 8
North County Chaplaincy Night Shelter 13
ISN - OceansidelCarlsbad Seasonal Case Managed (Nov-Feb) 12
ISN - San Dieguito Seasonal Case Managed (Jan-Mar) 12
House of Martha and Mary Case Managed 6,
House of Peter and Paul Case Managed 6
Women’s Resource Center Case Managed 22
YMCA - Project Oz Case Managed 6
La Posada de Guadalupe Case Managed 50
SUBTOTAL 167
353 NORTH COUNTY TOTAL (Exduding indement weather sheiten)
Page 28 Section I: Community Profile
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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B. Day Shelters, Soup Kitchens and Other Facilities
The City of Carlsbad currently has approximately nine churches which work together to
provide food, clothing, emergency shelter and transportation to the homeless.
Table 1.6: Homeless Programs and Services by City Churches
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Program Provide room on
Provide room on
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Source: City of Carlsbad Housing Element 1991-1 996
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Organization Type of Service Location of Homeless
Organization Population Served
YMCA - OZ North Temporary shelter to house runaways, Oceanside Youths and their
Coast counseling, and foster home placement families
Women’s Resource Emergency shelter lodging, food, Oceanside Women and
Center individual and group counseling, children parenting advocacy, and locating
housing and employment.
Transient Lodging Provides overnight lodging in local Oceanside Women and
Program, Inc. motel for transients with I.D. children
Red Cross WIC Supplemental food program to women Oceanside Women and
Emergency and crisis shelter
who are pregnant, or have recently
delivered and to children under 5.
Shelter assistance also.
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children
Catholic Community Emergency assistance, food, clothing, Oceanside Multi-
Services/Ecumenical shelter vouchers, bus tokens, denominational
Service Center prescription. FEMA rent assistance, individuals and
motel shelter, winter assistance families
program by SDG & E homeless
prevention program.
Brother BennoWGood Nighttime emergency shelter from 1-30 Oceanside Males
Samaritan House days and transitional housing, meals
Ecumenical Service Three day supply of food, ’ ’ Oceanside Families or
CenterIEmergency transportation and clothing individuals
Assistance
Casa de Amparo Emergency Shelter for children in crisis Oceanside Children
and their families
Oceanside Community Emergency service food, clothing, etc., Oceanside All
Action Corp/Multi- counseling, housing referrals and
Services placement.
House of Peter and Shelter for mentally ill Oceanside Males
Paul
Social Emergency food, clothing, and Oceanside All
Concems/Mission San furniture, transportation, shelter
Luis Rey Parish referrals, crisis intervention, support
educational programs for single
mothers, intervention counseling and
advocacy.
and clothing.
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Organization Type of Service Location of Homeless
Organization Population Served
The Salvation Army Food, clothing, shelter referrals, Oceanside Males and families
Corps and Community emergency shelter vouchers for a & Escondido
Center/Social Services motel, local transportation, limited direct
financial assistance, problem solving.
House of Martha & Shelter for women and children up to 7 Oceanside Women and
Mary days children
Brother Benno's Soup kitchen provides evening meal Oceanside All
every day, clothing, hygiene supplies,
bus passes, and helps clients obtain
identification. ~
Gateway Family Trailers for about 30 homeless families Oceanside All
Community Shelter until they can save enough for an
apartment deposit.
County Mental Health Counseling, treatment and referrals, Oceanside Mentally 111
Community Resource Emergency food, clothing, shelter Carlsbad All
Center referral, employment counseling,
financial counseling, advocacy,
provides rooms in local motel for up to
60 days.
Catholic Charities/La Short term shelter for up to 90 days for Carlsbad Males
Posada de Guadalupe homeless males
Family Health Center Health care is offered to homeless and Encinitas All
low-income persons. Doctor from
Mexico takes a van to pick-up points all
around N. County.
Lifeline Community Armory is open to homeless during Vista All
Services/Armory inclement weather.
Casa Raphael Short term shelter Vista Males
Faith and Love Soup Food, clothing, household items, Vista All
Kitchen hygiene packets, job counseling, and
referral to and assistance for alcohol
and drug abuse programs.
Escondido Youth Temporary bed and board. Maximum Escondido Women and
EncountedHidden stay 30 days. children
Valley House
North County Interfaith Emergency food distribution, Escondido All
Council/Crisis Center information and referral, advocacy, and
vouchers for shelter, transportation,
prescription, and recycled clothing.
County Interfaith Individuals are served a hot breakfast Escondido All
CouncillHouse of and provided with a sack lunch.
Bread
Organization Type of Service
St. Clare's Home, Inc. Temporary shelter for pregnant women or for women who have just given birth.
Professional counseling and medical
care, emergency food and clothing,
nutrition classes, and parenting and
childbirth classes
Location of Homeless Organization Population Served
Escondido Single pregnant
women
ClN OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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A. Elderly and Frail Elderly
A wide variety of facilities and services are presently available to serve the elderl)
population. Facilities for the elderly include licensed long-term care facilities
intermediate care facilities, unassisted living facilities, and senior centers through bott
the public and private sectors.
Among services for the elderly are: adult day care, basic needs and resources (help foi
those temporarily unable to help themselves), crimehictim and legal services, educatior
services, employment and training, emergency services, financial aid and benefits, health
information, health services (in-patient and out-patient), housing services, in-home
services, mental health services, protective and placement services, substance abuse
services, and transportation services. The majority of elderly in the City of Carlsbad
have access to these programs which operate either in the City or in neighboring
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Supportive services for households of the elderly and frail elderly are provided, in part,
by the Area Agency on Aging (AAA) in San Diego County. The major goals of AAA are
to secure maximum independence for the elderly, to prevent unnecessary
institutionalization, to reduce isolation and loneliness, to improve health and well being,
to assist the vulnerable or frail elderly, and to ensure quality of life in long-term facilities.
The AAA services include meals at senior centers, meals to homebound seniors, lega
assistance, in-home support adult day care, transportation, and part-time employment.
These are made available through contracts with service providers. The AAA also offers
services through an Information and Referral Program and a Long-Term Care
Ombudsman Program. Case management services include a Multi-purpose Senior
Services Program, the Linkages Program, a Management and Assessment of Social and
Health needs program, and an AIDS Waiver Program.
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Within the region, there are also organizations that provide support services to the
elderly and frail elderly to promote independent living in the home. Life Care
Residences, Inc., At Your Home Services, and Senior Adult Services provide such
services for the entire San Diego County region.
Within Carlsbad, there are five apartment complexes that provide independent living for
the elderly and frail elderly, with a total of 229 housing units. There are also two
residential care facilities for the elderly and the frail elderly, with a total of 295 bed
spaces.
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B. Mentally Disabled
Regionwide, facilities for the mentally disabled include hospitals, medical centers,
outpatient clinics, mental health centers, counseling and treatment centers, socialization
centers, residential facilities for children, crisis centers, and adolescent and adult day
treatment offices.
Section I: Community Profile Page 33
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Services available regionwide through the County Mental Health Services (SDMHS) and
its contracting agencies include: screening and emergency, in-patient, partial day
treatment, 24-hour residential treatment, out-patient, crisis, community support,
probation, forensic, program review and development, case management, technical and
administrative, "Totline" telephone counseling (for parents of children up to five years of
age), homeless outreach, AB 3632 (mental health services for children in special
education) and volunteer services.
At present, there is a limited range of community-based rehabilitative and supportive
housing options for persons not in crisis who need living accommodations. Current
SDMHS housing resources for the region include the Supplemental Rate Program
(providing board and care with supplemental services - 350 beds), Long termnransitional
Residential Program (group living with supportive services - 26 beds), and Semi-
Supervised Living Program (transitional living from the streets to group housing - 28
beds).
An additional resource outside the SDMHS system that is potentially available for
referrals to is Community Care Facilities (board and care) with approximately 1300 beds.
C. Developmentally Disabled
The San Diego Regional Center for the Developmentally Disabled is an information
clearing house and provider of services for developmentally disabled persons. It is
responsible for providing diagnostic counseling and coordination services. Regional
centers serve as a focal point within the community through which persons with
developmental disabilities and their families receive comprehensive services. The San
Diego Regional Center is responsible for providing preventive services, including genetic
counseling to persons who have or may be at risk of having a child with a developmental
disability. They are also responsible for planning and developing services for persons
with developmental disabilities to ensure that a full continuum of services are available.
Training and Education for Retarded Individuals, Inc. (TERI) is a private, nonprofit
corporation created for the purpose of developing residential, education and recreational
programs designed to serve individuals with developmental disabilities.
The United Cerebral Palsy Association of San Diego County provides communication
training, pre-vocational testing and training and social and recreational activities for
developmentally disabled persons.
The Association for Retarded Citizens - San Diego is a non-profit corporation that
provides care and assistance to developmentally disabled persons to promote
independent living. They offer work programs, residential programs, and independent
working arrangements.
Page 34 Section I: Community Profile
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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D. Physically Disabled Persons
The majority of the supportive services and housing assistance for physically disabled
person are provided through non-profit organizations. A primary provider is the Access
Center of San Diego, formerly known as Community Service Center for the Disabled, Inc.
(CSCD). The Access Center services provide independence, dignity and access to
p hysically-d isa bled persons.
The Access Center provides the following services:
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Intake and Referral services are set up to meet individual’s needs and to
seek appropriate services from the Access Center or from other community
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Personal Assistance helps disabled individuals to obtain personal care
attendants or homemakers, thus enabling them to live independently in
their homes;
Housing Referral assists individuals to obtain accessible and/or
appropriate housing that meets their individual needs;
Benefits Counseling helps disabled individuals apply for public benefits
to which they may be entitled, such as Supplemental Security Income R (SSI), Medicare and Medi-Cal;
P pre-employment preparation skills;
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Employment Services are provided through the Job Club that focuses or
Community Living Program offers case management services to helr
individuals move out of institutional environments;
Transition Project provides assistance to young adults with disabilities
moving from a school setting to independent community living
arrangements ;
Peer Counseling furnishes services and opportunities for social contaci
and involves areas such as individual, marital, family and sexua
cou nse Ii ng ;
Transportation supplies limited service on a fee basis for disablec
individuals in need of transportation to medical, employment or persona
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Spoke Shop is a business enterprise which offers medical supplies and
sales, service and repair of durable medical equipment such as
wheelchairs; and
Public Relations and Development provides public information to the
community, manages public relations events, produces fund development
special projects, supervises volunteer coordination and membership
recru if me n t.
E. Persons with HIV Infection and with AIDS
Facilities, available regionally, includes 5 residential units for persons with AIDS
containing 50 beds, 6 hospices, 1 skilled nursing facility, 2 resource centers, and 11
health centers/clinics. Facilities serve AIDS patients exclusively or in conjunction with
other segments of the population.
Four such facilities include Episcopal Community Services, Being Alive, Aids Foundation
of San Diego, and Fraternity House. These facilities offer emergency or transitional
housing, housing referrals, food and basic services for persons living with AIDS/HIV.
Services for persons with AIDS, funded by the County of San Diego Department of
Health Services through Title I of the Comprehensive AIDS Resources Emergency
(CARE) Act of 1990, include primary health care, mental health counseling, in-home care
and treatment services, dental, case management, recreation/social, outreach and
education and transportation services.
b. Needs Assessment
This part summarizes available data on the most significant current housing needs of
very low-income, low-income and moderate-income families and projects those needs
over the five year CHAS period, October 1993 to September 1998. This part also
summarizes the most significant current supportive housing needs of homeless persons
and non-homeless persons with special needs.
The needs of the different income groups, homeless persons, and non-homeless persons
with special needs residing in Carlsbad will be analyzed in greater detail later in Section
Ilb of the Five-Year Strategy. The following general discussion of the need for affordable
housing, housing of appropriate size, and rental versus for-sale housing for Carlsbad
residents by income group and tenure provides the basis for the analysis used to
determine the City's priorities for housing assistance and the strategies needed to meet
such needs.
1. Current EstimatelFive-Year Projections
Current estimates. Table 1 C, "Housing Assistance Needs of Low and Moderate-Income
Households", provides 1990 Census data for the City of Carlsbad on housing needs of
households of very low-income (0 to 50 percent of county median income), other low-
Page 36 Section I: Community Profile
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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1 income (51 to 80 percent of county median income), and moderate-income (81 to 95
percent of county median income). The housing needs of the various income groups are
further analyzed by household characteristics (elderly or non-elderly small and large
family) and by occupancy status (renter or owner occupied).
These housing needs are also evaluated by incidences of a housing problem, housing
cost burden, severe housing cost burden, overcrowding, and the disproportionate need
of raciallethnic groups. For the purpose of the CHAS, a housing problem includes
occupancy of a unit with physical defects, an overcrowded living situation, or a cos!
burden of greater than 30 percent. A housing cost burden is defined as paying more
than 30 percent of the household income for housing costs. Severe housing cost burden
housing costs. Overcrowding is defined as more than one person per room. P
disproportionate need is considered to be any need that is lower or higher than five
percentage points of the need demonstrated for the same income category, family type,
or tenure type.
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i. Very Low-Income
A. Renter Households
Overall, very low-income households account for 21 percent of the 9,239 total number
of renter households. The majority of all very low-income households, 62 percent (1,879
households), rent rather than own their home.
Of the very low-income renter households, 86 percent are experiencing a housing
problem and 83 percent of the households are facing a cost burden of paying more than
30 percent of their income towards housing rents. A great majority of those households
paying more than 50 percent of their income towards housing costs.
Of all very low-income renters, 590 households (31 percent) are elderly one or twc
member households. In comparison to the overall very low-income renter population,
elderly very low-income households are experiencing relatively the same housing cosi
burden problems.
There are 631 very low-income renter households categorized as small related
households (34 percent of all very low-income renters). In comparison to the overall
very low-income renter population, small related households are experiencing relatively
the same housing cost burden problems.
There are 179 very low-income households categorized as large related households (IC
percent of all very low-income renters). In comparison to the total renter population ir
median family income (very very low-income) are experiencing the greatest housins
problems with all 39 households experiencing some type of housing problem and payins
facing a housing cost burden, 84 percent, are actually facing a severe cost burden 01
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Section I: Community Profile Page 37
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Type of Household
Total of All Households
(0 to 30% of MFI)
Very Very Low-income Households
With Any Housing Problem (0 to 30% of
MFI)
Renters
Households Headed Hp~.pc&fis Households
9,239 1,659 90 1,264
10% 10% 0% 11%
77% 75% 0% 74%
All All Minority Black Hispanic
Households
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Households Headed YpJRehol$s on- ispanic Hauseholds
Type of Household All All Minority Black Hispanic
Households
Very Low-Income Households 10% 15% 0% 17%
(31 to 50% of MFI)
With Any Housing Problem (31 to 50% 95% 96% 0% 100%
Elderly Households 31 % 7% 0% 8%
With Any Housing Problem 82% 71 % 0% 71 %
Small related Households 34% 46% 0% 49%
With Any Housing Problem 90% 94% 0% 94%
With Any Housing Problem 94% 93% 0% 100%
of MFI)
Large Related Households 10% 34% 0% 32%
Type of Household
Total of All Households
Owners
All All Minority Black Hispanic
Households Headed Hp.~~~?~fs Households
9,239 1,659 90 1,264
Households
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Households Headed H(gse&hcLfs Households
Type of Household All All Minority Black Hispanic
Households
Very Very Low-Income Households 3% 1% 0% 0%
With Any Housing Problem (0 to 30% of 68% 56% 0% 0%
MFI)
(0 to 30% of MFI)
Very Low-Income Households 5% 8% 0% 8%
(31 to 50% of MFI)
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
is relatively few in comparison to small related households in general. There is a greater
percentage of Hispanic households that are large related households versus all
households in the same income category. All large related minority households are
experiencing a housing problem while only 77 percent of the total very low-income
homeowner population face such problems.
ii. Other Low-Income
A. Renter Households
The majority of low-income households, 60 percent (I ,779 households), are renters.
Low-income households account for 19 percent of the 9,239 total number of renter
households.
Of the low-income renter households, 89 percent of these households are experiencing
some type of housing problem and 77 percent are paying more than 30 percent of their
income towards housing rents. Unlike very low-income renters, a smaller portion of the
low-income households are paying more than 50 percent of their income towards
housing rents. Of those low-income households suffering from a housing cost burden,
43 percent of those households are facing a severe housing cost burden.
Of all low-income renters, 268 households (1 5 percent) are elderly one or two member
households and 601 households (34 percent) are small related households. In
comparison to the overall low-income renter population, elderly and small related low-
income households are experiencing relatively the same housing cost burden problems.
Of all low-income renters, 247 households (14 percent) are large related five or more
member households. In comparison to the total low-income renter population, large
related low-income households are experiencing relatively the same incidences of
housing problems. However, only 32 percent of the households experiencing any
housing problem are facing a housing cost burden problem. The housing problems most
typically associated with large related households is overcrowding rather than a cost
burden.
According to the 1990 Census as shown in Table 1.8, of all renter households, 7.7
percent live in overcrowded conditions. For low-income renter households, the incidence
of overcrowding is greater, 15.6 percent of low-income households. The majority of all
low-income large related renter households (77 percent) face overcrowding.
The following table represents the housing needs of low-income minority headed renter
households in comparison to the housing needs of all households within the same
income category.
Page 42 Section I: Community Profile
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Renters
Characteristic All All Minority Black Hispanic
Households Headed l$g.&t;fs Households
Total No. of Households 9,239 1,659 90 1,264
Households
Low-Income Households 19% 24% 9% 28%
With Any Housing Problem 89% 93% 100% 95%
Owners
Characteristic All All Minority Black Hispanic
Households Headed Hp.~~,d-&fs Households
Total of All Households 15,749 1,204 62 604
Low-Income Households 7% 10% 0% 14%
Households
With Any Housing Problem 42% 28% 0% 21% -
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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Of all moderate-income renters, 58 households (7 percent) are elderly one or two
member households. Typically, elderly persons are retired persons with fixed incomes.
Therefore, the number of elderly households that can be categorized as moderate-
income is relatively low in comparison to those elderly households who are categorized
as lower-income.
In comparison to the overall moderate-income renter population, there are a greatei
portion of elderly moderate-income households experiencing some type of housing
problem. All the elderly households reported some type of housing problem and E
housing cost burden. However, only 12 percent of these elderly households are
experiencing a severe cost burden of paying more than 50 percent of their income
towards housing rents.
Of all moderate-income renters, 402 households (46 percent) are small relatec
households. In comparison to the overall moderate-income renter population, smal
related moderate-income households are experiencing relatively the same housing cos
'
1 burden problems.
Of all moderate-income renters, 75 households (9 percent) are large related five or more
member households. In comparison to the overall moderate-income renter population
there are a greater portion of large related moderate-income households experiencinc
some type of housing problem. Almost all 75 households are experiencing a housins
problem. However, only 18 households of those moderate-income renter household:
experiencing any housing problem are facing a housing cost burden. The housing
problems most typically associated with large related households is overcrowding rathei
than a housing cost burden. I
B. Homeowners
Only 6 percent of the total households who own their home are of moderate-income. 0
all moderate-income households, approximately 49 percent (867 households) o
moderate-income households are residing in a dwelling unit that they own. Accordins
the 1990 U.S. Census, 51 percent of moderate-income homeowners are experiencini
some type of housing problem and 50 percent suffer a cost burden of paying more thar
30 percent of their income for housing expenses. For those households experiencinl
some housing cost burden, 40 percent are facing a severe cost burden of paying morc
than 50 percent of their income towards housing expenses. ' Much like very low-income and low-income homeowners, a significant number o
moderate-income homeowners are elderly. Of all moderate-income households who owr
their home, 368 households (42 percent) are elderly one or two member households
In comparison to the overall moderate-income homeowner population, elderly moderate
income households do not experience the same proportion of housing problems. Onl!
27 percent of elderly moderate-income households face any housing problem. In a
cases, the housing problem can be attributed to a housing cost burden. However, 4'
Section I: Community Profile Page 4!
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
percent of these elderly households are reporting a severe housing cost burden. The
relatively few number of households suffering from a cost burden in terms of housing
costs may be explained by the lower purchase price of a home bought by an elderly
household years ago.
Page 46 Section I: Community Profile
iv. Table IC - Current Needs ggE$$ggEQ$gg.$$$3$ -
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
v. Assisted Housing Needs
The City of Carlsbad does not own or operate any public housing units. However, the
City of Carlsbad does provide tenant-based rental assistance through the Section 8
Rental Assistance program. Carlsbad has a total of 473 Section 8 certificates/vouchers.
The length of the City’s waiting list for the Section 8 rental voucherskertificates program
is approximately three to five years long. This waiting list last opened on February 1,
1992 and currently remains open.
As of September 30, 1993, there are 30 unused Section 8 rental certificates or vouchers.
Of these, there are 10 certificates/vouchers for 0-1 bedroom units and 20
certificateshouchers for 2 bedroom units. At any given time, there will be a few unused
Section 8 rental certificateshouchers due to the short time period between households
dropping out of the Section 8 program and the processing of the required papework for
the new household to receive the rental assistance.
The City Housing Authority estimates the number of very low-income households
currently on the waiting list that meet Federal preferences for priority admission to rental
assistance programs is 78 percent (845 households). Federal preference households
include unassisted very low-income renter households who pay more than half of their
income for rent, those living in seriously substandard housing (including homeless
people), or those households that have been involuntarily displaced.
The City Housing Authority estimates the number of very low-income households on the
waiting list that also meet local priorities for admission to the Section 8 Rental Assistance
program is 59 percent (640 households). Local priorities, in order of priority, include
unassisted very low-income renter households where the head of the household or
spouse is:
1)
2)
3)
4)
A resident of Carlsbad or homeless and working with a social service
agency;
A veteran or family of a veteran;
Elderly, disabled or handicapped; or
Residing in a mobile home park within the City of Carlsbad.
vi. Homeownership for First-Time Homebuyers
According to the 1980 Census data, 56 percent of the 15,352 housing units in Carlsbad were owner occupied. In 1990, 59 percent of the 27,235 housing units were owner
occupied. The Census data shows that the number of housing units increased by 77
percent and that the number of owner occupied housing increased by 4 percent.
The 1990 Census data shows that approximately 41 percent of those owner occupied
dwelling units are owned by households between 25 to 44 years of age. Elderly
homeowners, 65 years of age or older, own 25.5 percent of the owner occupied homes
in Carlsbad.
Page 48 Section I: Community Profile
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
of regional median. The regional share allocation is derived from a methodology that
estimates the total housing need by using the increase in the number of households in
Carlsbad with an adjustment for vacancies and replacements and Carlsbad’s ability and
need to provide new units. Carlsbad’s ability and need to provide new units is measured
by vacant land and employment growth.
The regional share for San Diego reflects a greatly increased need for housing
opportunities in the low and very low-income ranges. The Regional Housing Needs
Statement indicates that Carlsbad’s share of low-income housing should be 40 percent
of its new development from 1991 to 1996. Due to the future growth of industrial, retail,
office and service jobs in Carlsbad, the demand for housing in these traditional lower-
wage earner occupations will increase. The Regional Housing Needs Statement
indicates that the City of Carlsbad will need to provide 2,509 new housing units over the
1991 to 1996 five year period for low-income (including 1,066 for very low-income)
house h o Id s .
A more reasonable alternative to the projected need for lower-income housing is the fair
share objective. The fair share objective is the identified number of lower-income
households that Carlsbad should assist in order to demonstrate progress towards
meeting its lower-income housing needs. Fair share requirements are identified by the
regional housing allocation formula by SANDAG. The Fair Share allocation assumes
that housing assistance for lower-income households should be provided throughout the
region in an equitable manner in order to respond to the entire region’s lower-income
housing needs. Carlsbad accepts its fair share of the region’s lower-income housing
responsibility in proportion to the demand that has been generated by Carlsbad’s existing
lower-income housing needs and by new demands resulting from growth. Factors that
are considered in the fair share allocation formula include population, housing, income,
and employment characteristics for each jurisdiction. Our regional “fairshare” objective
is to provide 1,125 units of new affordable housing for lower-income households.
However, the City’s Housing Element has committed to providing a total of at least 1400
units of new housing affordable to low and very low-income households.
ix. Anticipated Changes
Foreseeable changes in housing needs that may result from those employed or expected
to be employed in the City, but not currently residing here, are incorporated into the San
Diego Association of Government’s (SANDAG) regional fair share calculation.
Foreseeable changes therefore would be reflected in the City’s total regional share of
6,273 housing units for the time frame of this CHAS.
As calculated by SANDAG, from 1991 to 1996, the City of Carlsbad is expected to assist
1,125 lower-income households during the next five years as part of its fair share. Fair
share calculations utilize both the existing need and the projected need based on growth.
Housing units for lower-income families, built to meet regional share goals, are but one
means of meeting fair share goals.
Page 50 Section I: Community Profile
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
I
I
2. Nature and Extent of Homelessness
i. Needs of Sheltered and Unsheltered Homeless u ' Current estimates. The Regional Task Force on the Homeless' report Homeless Profile:
An Examination of the Distribution and Conditions of Homelessness Throughout the
Communities of San Diego County October 7992, states that the total homeless
population in San Diego County range from 15,300 to 19,400, with more than 50 percent
being resident farm workers and day laborers.
The Regional Task Force on Homeless estimates that in San Diego County families
account for approximately 33 percent of the urban homeless population in the region and
probably represent the fastest growing segment of this population. These families tend
to be resident homeless families or transient, intact families headed by a single parent,
usually the female.
Adults account for approximately 75 percent of the urban homeless. This homeless
males seeking employment. Approximately 40 percent of urban single-homeless men
are veterans. About 25 percent of the single adults are female and 5 percent are
elderly.
The facility and service needs of homeless families and individuals are many and varied.
These needs include emergency shelter, transitional housing, social services (i.e., job
counseling/training), mental health services and general health services. Existing service
agencies indicate that a growing need exists for limited-term shelter or transitional
facilities for homeless individuals and families.
Table I B, "Homeless Population - Totals", provides 1990 Census data on the homeless
in the City of Carlsbad. It shows a total count of 941 homeless persons. The Regional
Task Force on the Homeless suggests that nearly all of those homeless persons
estimated in Carlsbad from the 1990 Census may be farm workers or day laborers and
very few urban homeless have been sighted in Carlsbad,
The rural homeless are generally farm workers and other day laborers, many of whom
became legal residents after the passage of the Immigration Reform and Control Act oi
1986 (IRCA). The majority (95 percent) of these are males living alone, although
families are beginning to join them. The single workers live frugally so that they can
send money to their families in their native countries. They need safe and sanitary
housing, which could be a congregate living arrangement. The growing number 01
families need family housing.
A surveillance project conducted by the County of San Diego, Department of Health
Services in 1990 and 1991 also suggests that the homeless population in Carlsbad is
comprised of farm workers or day laborers but that the number of homeless are greatei
than the estimate given by the 1990 U.S. Census. One of the objectives of the
1
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category includes families and single adults. The majority of single adults are young
D
Section I: Community Profile Page 51
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
surveillance project, asides from the obvious health objectives, was "to map the location
of migrant worker camps for future surveillance activities, for access during emergencies
workers and camps in San Diego County" ("Health Surveillance in Migrant Camps San
Diego County July 1991-June 1992').
A total of 43 camps were identified in San Diego County. Of which, 17 camps (40
percent) are located in Carlsbad (see Table 1.14). Within the 17 camps in Carlsbad, it is estimated that 1,213 persons reside in these encampments. Migrant encampments
were identified through key informants, such as migrant workers, mobile vendors selling
food to encampment residents, "prostitutes", and "pimps". Encampments were defined
as a site with 10 or more persons inhabiting substandard housing.
such as outbreaks of cholera and malaria, and to begin to determine the census of
I While 43 encampments were identified, it is believed that many more encampments still
exist throughout San Diego County. Many of the workers living in encampments through
out the hills and canyons of San Diego County depend upon their anonymity from the
general public for their survival. Therefore, it is difficult to identify encampments.
Currently, Dr. Munoz, a medical consultant to the County of San Diego, is still identifying
encampments and is working with other organizations, such as Migrant Service Network,
to produce a master list of known encampments. As encampments are identified, they
are being surveyed to determine the number of households and approximate population
of each site.
Page 52 Section I: Community Profile
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Source:
Camp Number Number of Houses Estimated Population
1 24 120
2 29 98
4 17 80
5 32 141
19 -- }
20 -- 1 250
1 21 --
22 Unknown 60
23 18 52
25 -- }
26 28 1 75
27 15-20 40
36 28 120
37 10 30
41 15 40
42 18 42
43 23 65
+ 88 Est.
257
TOTAL 17 Camps 345 Houses 1,213 Persons
Swerdlow, Muiioz, Lobel, Waterman, & Ramras, "Health Surveillance ir
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
ii, Subpopulations of the Homeless Population
The data used to estimate the portion of the homeless population who are: (1) severely
mentally ill (SMI) only; (2) alcohol/other drug addicted only; (3) severely mentally ill and
alcohol/other drug addicted; (4) fleeing domestic violence; (5) homeless youth; and (6)
diagnosed with AIDS and related diseases is based on the Regional Task Force on the
Homeless’ report and also on national studies.
The special needs of homeless mentally ill, alcohol and drug abusers, victims of
domestic violence and runaway and throwaway youth are group specific. Mentally ill
homeless persons require housing supported by mental health care and counseling.
Alcohol and drug abusers require treatment facilities and programs, as well as medical
and social support. Victims of domestic violence need shelter and social services,
related to making the transition to independent living. Runaway and rejected youths
required shelter and counseling and social services related to reintegrating them with
their families or enabling them to live independently. For those homeless who are dually
diagnosed (i.e., mentally ill and substance abuser), special treatment programs are
needed.
In Carlsbad, it is noted that the homeless population is a rural homeless population
comprised mostly of farm workers and day laborers. Very few urban homeless have
been sighted in Carlsbad. Due to a rural homeless population in Carlsbad, with a
predominance of farm workers and day laborers, the prevalence of homeless persons
who are severely mentally ill only, alcohoVother drug addicted only, severely mentally ill
and alcohol/other drug addicted, fleeing domestic violence, homeless youth, or
diagnosed with AIDS and related diseases is not as significant as its prevalence in the
urban homeless population.
A. Mentally Ill Only and Mentally 111 and Alcohol/Drug Addicted
According to the Regional Task Force on the Homeless’ report, it is estimated that 30
to 50 percent of the homeless population exhibit mental symptoms of one type or
another. Such major mental disorders as schizophrenia, bipolar and major depressive
Force on the Homeless also estimates that approximately 50 percent of the homeless
mentally ill population also have a substance abuse problem.
The Urban Institute 1987 national study of urban homeless service users is the only
available local and nationwide source of data regarding the sheltered and unsheltered
status of homeless persons with a severe mental illness and also those who abuse
alcohol or other drugs. This study estimates that of those with a severe mental illness
only 12 percent are sheltered and 8 percent are unsheltered. For those that are also
alcohol or other drug abusers, 8 percent are sheltered and 13 percent are unsheltered.
disorders can be so disabling that the end result is homelessness. The Regional Task
Page 54 Section I: Community Profile
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
The County Department of Health Services is participating in two projects directed at
assisting mentally ill homeless persons:
a. Stewart B. McKinnev/MIMH Homeless Research Demonstration
Proiect: A three year research demonstration project targeting
severely and persistently mentally ill homeless persons.
Participants (360) are randomly assigned to one of four conditions
IC
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involving case management services combined with various housing ll options.
b. Collaborative Transitional Housing Proiect: A transitional, supported
housing project for homeless persons managing severe and
persistent mental illness and alcohol and/or drug abuse problems.
B. AlcohoVDrug Addicted Only and AlcohollDrug Addicted and
Mentally 111
Abuse of alcohol or other drugs is prevalent among the homeless population. The
Regional Task Force on the Homeless estimates that 40 to 50 percent of the urban
homeless adults actively abuse alcohol or other drugs. Of the homeless youths on their
own, 70 to 75 percent use alcohol or other drugs to help them deal with their
circumstances.
National statistics show that 35 to 40 percent of those homeless have at least one indicator of alcohol or other drug abuse. The Urban institute 1987 national study of
urban homeless service users is the only available local and nationwide source of data
regarding the sheltered and unsheltered status of homeless persons who abuse alcohol
or other drugs and also have a severe mental illness. This study estimates that of those
who abuse alcohol or other drugs, 21 percent are sheltered and 34 percent are
unsheltered. For those that also suffer from a severe mental illness, 8 percent are
sheltered and 13 percent are unsheltered.
C. Fleeing Domestic Violence
According to the Regional Task Force on the Homeless, women comprise 10 to 15
percent of the urban homeless. Fleeing domestic violence, along with abandonment by
spouses, male friend, and families, are regularly cited as reasons for homelessness for
women. It is estimated that 40 percent of the homeless women have been battered
women.
There are currently no local or nationwide sources of data available regarding the
sheltered and unsheltered status of homeless persons fleeing domestic violence. The
sheltered and unsheltered status of homeless persons fleeing domestic violence may be
assumed to be the same as the general homeless population. The Regional Task Force
on the Homeless indicates that 13.5 percent of the general homeless population is
sheltered and 86.5 percent are unsheltered.
i1
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Section I: Community Profile Page 55
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
D. Homeless Youth
The homeless youth population includes both runaway and throwaway youth.
Regionally, urban homeless youth account for approximately 25 percent of all homeless.
Many of these youths, about 20 percent of the 25 percent, are within the family units
described above. The balance, about 6 percent of the 25 percent, are teenagers on
their own.
According to the Regional Task Force on the Homeless, generally, many homeless
youths stay away from shelters and other forms of assistance because of their fear of
remaining youths are unsheltered.
authority. Of those homeless youths, approximately 7.4 percent are sheltered and the
E. Persons Diagnosed With AIDS and Related Diseases
The National Commission on Aids states that AIDS can lead to circumstances of
homelessness. Up to 50 percent of all Americans with AIDS are homeless and many
more are likely to be facing circumstances of homelessness. Persons with AIDS are at
risk of becoming homeless because of their illness, lack of income or other financial
resources, and a weak support network. The Commission also estimates that 15 percent
of the urban homeless are HIV infected. Those homeless persons most at risk of AIDS
or HIV infection are teens whose primary means of support is prostitution and those who
abuse intravenous drugs and share needles. Currently, there are no local or nationwide
sources of data available regarding the sheltered and unsheltered status of homeless
persons with AIDS or HIV.
.
Page 56 Section I: Community Profile
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
II
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iii. Table ID - Homeless Population
Section I: Community Profile Page 57
instructions for Local
Name of Jurisdiction:
Put 1: Homeless Population Sheltered
Homeless Families with Children
1. Number of Homeless Families
2. Number of Persons in Homeless Families
Homeless Individuals
3. Youth (17 years or younger) 5
Carlsbad
(A)
4. Adults (18 years and older) 0
5. Total (lines 2+9+4) 5
Part 2: Subpopulations Sheltered
Homeless Persons with Service Needs Related to: I%)
1. Severe Mental Illness (SMI) Only 12%
2. Alcohol/Other Drug Abuse Only 21 %
3. SMI & Alcohol/Other Drug Abuse
4. Domestic Violence 13%
8%
5. Homeless Youth 7%
6. AIDS/Related Diseases Not Available
7. Other (specitiy): None
Jurisdictions Fwe Year Period: (enter fiscal ym.)
PI: 1993 through Ft
Unshekered To@
(e) (CY
32
904
936
Unshekered
(%)
8%
34%
13%
87%
92%
Not Available
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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iv. Needs of Persons Threatened with Homelessness
At-risk population. The "at-risk" population are low-income families and individuals who,
upon loss of employment, would lose their housing and end up residing in shelters or
being homeless. Lower income families, especially those that earn less than 30 percent
of the regional median income, are at risk of becoming homeless. These families
generally are experiencing a cost burden of paying more than 30 percent of their income
for housing or more likely, a severe cost burden of paying more than 50 percent of their
income for housing.
Based on regional percentages reported in the 1987 American Housing Survey, there
are an estimated 1,427 low-income renter households paying more than 50 percent 01
their income on housing in the City of Carlsbad. According to the 1990 Census, there
' are 1899 lower-income households or 52 percent of all lower-income households who
pay more than 50 percent of their income on housing and are at risk of becoming
homeless.
But it is not only the very low-income households which are at risk. According to Lomas
Mortgage USA, San Diego is the second least affordable city in the nation for housing.
Sudden unemployment in a two-income family can precipitate homelessness because
there is no lower cost housing available for the family. Overall, Harvard University
estimates that nationally, the average household is just four paychecks away from being I homeless.
i ' The at-risk population also includes individuals who are in imminent danger of residing
in shelters or being unsheitered because they lack access to permanent housing and do
not have an adequate support network, such as parental family or relatives into whose
homes they could temporarily reside. These individuals, especially those being released
from penal, mental or substance abuse facilities, require social services that help them
make the transition back into society and remain off the streets. Needed services
include counseling, rental assistance and job training/assistance.
3. Populations with Special Needs - Other Than Homeless
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i. Need for Supportive Housing
Current estimates. Table 1 E "Non-Homeless Special Needs Populations" provides data
for the City of Carlsbad on the number of households with supportive housing needs,
such as elderly, frail elderly, developmentally disabled, and other special needs
populations. This information was gathered from a variety of expert sources. It is
typically regional in scope due to the lack of more specific local data.
Page 58 Section I: Community Profile
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
A. Elderly and Frail Elderly
According to the San Diego County Area Agency on Aging, the population over 65 years
of age has four main concerns:
(1) Income - people over 65 are usually retired and living on a fixed
income which is typically half that of those under 65.
Health Care - because the elderly have a higher rate of illness, easy
access to health care facilities is crucial. (2)
(3) Transportation - many seniors utilize public transportation.
However, 13.8 percent of individuals age 65+ have a public
transportation disability which necessitates the use of other modes
of transportation.
Housing - of those over 65 years of age, 40 percent rent and 25
percent live alone (county-wide figure). (4)
These characteristics indicate the need for smaller, low cost housing units which have
easy access to public transportation and health care facilities. These factors should
guide the development of new housing for low-income elderly households.
The housing needs of the elderly include supportive housing, such as intermediate care
facilities, group homes, Single Room Occupancy (SRO) housing and other housing that
includes a planned service component. Needed services to help compensate for frailty
of elderly households due to one or more Limitations to Activities of Daily Living (AN’S)
or Instrumental Activities to Daily Living (IADL’s) include personal care, housekeeping,
meals, personal emergency response and transportation. A social worker should assist
the elderly returning to the community from a health care institution.
Supportive housing for elderly households who are of lower-income and suffering from
one or more ADL’s or IADL’s is needed to compensate for frailty as well as financial
assistance to offset low-incomes. Table IC provides 1990 Census data for the City or
elderly households who are of lower-income. It shows that there are approximatel)
2,210 lower-income elderly households, 27 percent of all elderly Carlsbad households
(8 , 27 1 house h o Id s) .
A majority (62 percent) of the low-income elderly households are homeowners. Based
on the 1990 Census data, of those elderly households renting their home, 43 percent are
estimated to pay more than 50 percent of their income for housing. The health and
resources goes to housing.
social needs of these elderly are significantly impacted when so much of their limited
Section I: Community Profile Page 59
Age Range
All Elderly (65+)
Number of Lower- Percent Number of Frail Lower-
Income Households Frail Income Households
2,210 14.4% 318
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
City of Carisbad’s 49,576 adult population, there are 496 persons with severe
developmental disabilities and 50 of whom are at risk of becoming homeless.
C. Persons with Physical Disabilities
The 1990 U.S. Census lists 656 persons living in Carlsbad, between the ages of 16 and
64, as having a work, mobility, or self-care limitation. This segment of the population is
increasing due to lower death rates and higher longevity rates resulting from advances
in medicine.
The Access Center, the federally funded Independent Living Center for the San Diego
region, has no estimate of the portion of this population that are at risk of homelessness.
The Regional Center for the Disabled estimates that 5 percent of the disabled population
using wheelchairs are at risk of becoming homeless due to the lack of housing with
accessible features. Believing that this population are as much at risk becoming
homeless as those with severe mental illness or a developmental disability, SANDAG
also estimates that 10 percent of the those with physical disabilities are at risk of
becoming homeless and in need of supportive housing. Based on the SANDAG factor
of 10 percent, there are 66 persons with a physical disability that are in need of
supportive housing.
The special needs required for housing physically disabled individuals include not only
special construction features to provide for access and use according to the particular
disability of the occupant but also affordability. The location of housing for disabled
persons is also important because many such households need access to a variety of
social services and to specialized disabled access facilities throughout the County.
In addition to the housing needs of physically disabled persons described above, there
should be support services designed to meet the needs of the particular individual. A
social worker should assist persons returning to the community from a health care institution.
D. Persons with Mental Illness
The following section provides conservative estimates of need based on the International
City Managers Association standard that 10 percent of the total population suffers from
mental illness at any given time and on the California Department of Mental Health
standard that one to two percent of persons in the general population suffer a serious
mental illness (SMI). There are an estimated 4,958 who suffer from a mental illness and
an estimated 496 to 990 adults who suffer from serious and persistent mental illness in
Carlsbad, based on the City’s 1990 Census adult population of 49,576.
Among persons who suffer from serious and persistent mental illness, there is a
substantial need for stable, decent housing. The lack of access to this basic need often
leads to mentally ill persons being homeless, near-homeless, or living in unstable and/or
substandard housing situations. The County Department of Health Services estimates
Section I: Community Profile Page 61
CITY QF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) I
I
I that 10 percent of those persons suffering from a serious or persistent mental illness are
at risk of homelessness. For Carlsbad, of the estimated 496 persons potentially
suffering from a SMI, 50 are at risk of becoming homeless and in need of supportive housing.
The major barrier to stable, decent housing for the seriously mentally ill is the availability
of affordable housing. A substantial majority of persons in this population depend solely
on Social Security Insurance payments of approximately $600 per month. Based on
federal housing standards, affordable rent payments would be slightly over $200.
Relative to their income, few persons in this population can afford rental housing on the
open market.
Of those persons living in the urban San Diego County area who are being sewed by
San Diego Mental Health Services (SDMHS), nearly all of the clients have annual
incomes considered to be at 30 percent or less of the San Diego County median income
and are considered of very very low-income.
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E. Persons with Alcohol or Other Drug Addictions.
According to a January 1991 study of the National Institute on Alcohol Abuse and
Alcoholism, one third or more of the clients in publicly funded residential/in-patienl
alcohol or drug addiction treatment programs are homeless most of the year before entry
into treatment and may be homeless again upon completion of the program. There are
no publicly funded residentiah-patient treatment programs in Carlsbad. However, there
is one County funded alcoholldrug detoxication residential facility and one out-patieni
treatment facility in Oceanside.
According to the County of San Diego Alcohol and Drug Services, for 1992, there were
75 persons who entered into the two facilities in the North County West area of San
Diego County. According to information gathered at the time of entrance into the
alcohoVdrug treatment program, none of those 75 persons were homeless (see Table
1.16). Of the 81 persons who completed the alcohol/drug treatment program in 1992,
four persons will possibly be without shelter. One of the four persons stated they would
be sent to a jail facility and the other three replied with an "other" response (see Table
1.16).
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Page 62 Section I: Community Profile
Area Carlsbad North County
92008 West
92009 (Census SMSA)
County Funded AlcohoVDrug Tx 0 2
Facilities
1992 Admissions 75 484
Service Type
Detoxification 27 146
Short term Residential 7 35
Long term Residential 9 63
Outpatient 10 138
Day Treatment 22 102
Living Situation at Admission 75
SLC/Drugfree Housing 37 5
Own Home/Rent Apt 38 292
Friend/Family 0 175
ADS Program 0 4
Hospital/Detox Facility 0 0
Shelter 0 1
Motel/SRO 0 1
Jai VPolice 0 1
CarEtreeUPark 0 3
Other 0 2
1992 Exits 81 502
Living Situation at Admission
SLClDrugfree Housing 3 18
Own Home/Rent Apt 39 286
FriendlFamily 32 144
ADS Program 3 17
Hospital/Detox Facility 0 5
Shelter 0 3
Motel/SRO 0 4
Jail/Police 1 6
Car/Street/Park 0 5
Other 3 14
Source: County of San Diego Alcohol and Drug Services
Total
San Diego
County
52
861 6
2639
1109
2366
2036
466
861 6
369
2920
2709
405
230
262
217
198
1162
143
8240
820
2696
21 03
865
146
41 8
113
118
454
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F. Persons with HIV Infection and with AIDS
The following provides a rough estimate of current and future housing assistance needs
for persons living in Carlsbad with AIDS and the HIV infection. These estimates,
provided by the County of San Diego's Office of AIDS Coordination, are based on actual
case reports from 1981 -1 992 and projected to December 1993 and on assumptions for
the percentage of such persons needing housing assistance. These figures should be
regarded as a "best guess" given current knowledge, particularly when they are broken
down into small numbers by individual jurisdictions.
The only basis to estimate distribution of HIV infection and/or AIDS by jurisdictions within the County is through zip code analysis of an individual's place of residence at the time
of their diagnosis. Assumptions must be made that this distribution does not change
over time, and that HIV infection is distributed in the same proportions as AIDS case
In the County of San Diego, it is estimated that 1.2 percent of the population is AIDS
infected or HIV positive. Based on this percentage and the population of Carlsbad, it is
calculated that 758 persons in Carlsbad have AIDS or are HIV positive. However, the
County's Office of AIDS Coordination reports that there are 55 cases of AIDS reported
for the City of Carlsbad and estimates that there are approximately 330 with the HI\,
infection. The number of persons with the HIV infection is only an estimate that there
are six times as many persons infected with HIV than have actually contracted AIDS.
SANDAG has estimated that 50 percent of the AIDS cases and 100 percent of the HI\,
cases are active. Therefore, it is calculated that there are 28 active cases of AIDS and
330 active cases of HIV positive.
Research by the Office of AIDS Coordination shows that 66 percent of those with AIDS
and 11 percent of those with HIV have a need for affordable housing assistance (see
Table 1.17). Sixty-six percent of those persons with AIDS would indicate that 36 persons
have a need for some type of housing assistance. Eleven percent of those with the HI\
infection would indicate that 36 people with the HIV infection will also require some
housing assistance.
In addition, estimates of SANDAG show that 90 percent of those persons with AIDS and
10 percent of those who are HIV positive are at risk of homelessness if they are noi
provided with any form of housing assistance. Therefore, it is calculated that 25 persons
with AIDS and 33 persons who are HIV positive may be facing situations oi
homelessness.
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Table 1 .I 7: Estimated Persons with AIDS and HIV Infection
in Need of Housing Assistance
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Source:
As shown above in Table 1.17, those with AIDS or HIV infection have a great desire and
need (47 percent) for long-term independent housing. Assistance for long term
independent housing includes rent subsidies, subsidized units, and adult foster care.
There is also a significant desire and need for congregate housing (14 percent for those
with AIDS). Congregate housing includes housing for those who are able to live
independently, but do not wish to live alone, and housing for those who require
supportive services and supervision.
Short term shelter or transitional housing is the least needed or desired form of housing
assistance. Of those persons with AIDS and HIV and in need of housing assistance,
only 7 percent have a need for this type of housing.
County of San Diego Ofice of AlDS Coordination
Section I: Community Profile Page 65
Name of Jurisdiction:
Carlsbad Section l.b.3
Data Source: (specify) See Accompanying Mative,
Current Data as ot (date) October 1993
Fnre Year Period: (enter
M. 1093 throughw
1. Elderly
2. Frail Elderly
3. Severe Mental Illness
4. Developmentally Disabled
5. physically Disabled
6. Persons with AJcohoVOther Drug Addiction
7. Persons with AlDS and Related Diseases
8. Other (Specify): None
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Households in Need of Supportive Housing
163
279
50
50
68
4
58
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COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
c. Available Resources
The purpose of this section is educational and will assist interested citizens and other
interested parties to understand the resources that are available to assist in housing and
supportive service needs. This section describes the available programs and resources
from federal, non-federal (i.e. State and local government) and private sources (i.e.
financial institutions, foundation, and non-profit organizations) for use in carrying out
housing and supportive service assistance.
In the production of affordable housing, the City of Carlsbad cannot rely on a single
source of funding. To be successful in our efforts, affordable housing must be produced
through the utilization of a number of different funding sources. These sources include,
partnerships, private developer partnerships, tax-exempt financing, tax credits, federal
Community Development Block Grant funds, federal Section 8 Rental Assistance funds,
Redevelopment Housing Set-Aside funds. The City of Carlsbad will use these and/or
other sources of funding to assist other non-profit organizations and other private entities
in the construction of affordable housing and development of related services, depending
on the opportunities and constraints of each particular project.
The following is a list of available resources by activity type and source of funding. It is
expected that the provision of housing assistance and supportive services will occur as
a public/private partnership with private entities, non-profit organizations, or other public
agencies assuming the role of primary provider of affordable housing or supportive
services. Therefore, the City of Carlsbad will generally support applications from eligible
non-profits and other entities for all programs and resources (Federal, State, local, and
private) listed as available for acquisition, rehabilitation, new construction, homebuyer
assistance, rental assistance, homeless assistance, and homeless prevention activities.
However, if the City determines that it will be the primary provider of housing assistance
or supportive services, the City will take the lead and apply directly for funding.
but are not limited to, Community Reinvestment funds (financial institutions), non-profit
1. Federal Programs for Housing and Community Development
All federal program resources are listed separately in Appendix C. In all, this lisi
consists of 22 program resources. Federal resources pertaining to existing public
housing are not included in this list because the City of Carlsbad does not own 01
operate any public housing units. The list of federal program resources includes sucb
programs as HOME, HOPE, and housing programs for the elderly, disabled and/or
homeless.
Currently, the City of Carlsbad is "entitled" to federal Community Development Block
Grant funds and will continue to submit its "statement" requesting these funds on ar
annual basis as long as the program funds are available. The City will also continue tc
apply for additional Section 8 Rental Assistance Program funding as it become:
available .
Section I: Community Profile Page 6i
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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2. Rehabilitation
The following programdfunding sources are available or may be available for the
rehabilitation of dwelling units and structures in Carlsbad. A detailed discussion of the
programs is included in Appendix D:
i. California Department of Housing and Community Development (HCD)
A. California Housinq Rehabilitation Program - Renter Component
(CHRP-R). Eligible activities for program funding include rehabilitation of substandard
low-income rental housing and preservation and rehabilitation of unreinforced masonry
multi-family units.
B. California Housing Rehabilitation Proqram - Owner Componenl
Eligible activities for program funding include rehabilitation of substandard homes owned
and occupied by lower-income households.
(CH RP-0).
C. Family Housina Demonstration Proaram. Eligible activities for
program funding include new construction, rehabilitation, or acquisition and rehabilitation
for either congregate or community housing developments occupied by low-income I households.
D. Farm worker Housing Grant Proqram (FWHG). Any construction-
related cost, including land acquisition, site development, new construction, and
rehabilitation, in the development of housing for agricultural workers and even mortgage
subsidies are eligible uses of these program funds.
E. HOME Investment Partnerships Proqram (HOME). Home funds
may be used for housing rehabilitation, new construction of housing, acquisition and
tenant-based rental assistance for lower-income households. 1
F. Office of Migrant Services. Eligible activities include construction
expansion, rehabilitation and operation of existing or new migrant centers.
ii. City of Carlsbad
A. Residential Rehabilitation Proqram. The City currently has ar
approved allocation of CDBG funds for a single family owner occupied residentia
rehabilitation program. It is anticipated that the City will enter into an agreement with the
County of San Diego to implement and administer this program by January 1994.
B. Redevelopment Agencv Housinq Set-Aside Funds. Twent)
percent of the tax increment for the redevelopment area is set-aside for costs associatec
with the development, improvement or preservation of affordable housing for lower anc
moderate-income households. Eligible activities include rehabilitation and acquisition o
existing housing and all construction related costs for new housing.
Section I: Community Profik Page 68
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
iii. Private
A. Bank of America, Communitv Development Branch. Provide
financing for activities aimed at preserving and producing affordable housing in the San
Diego region.
B. Neis hborhood Bancorp. Provide financing for activities aimed at
preserving and producing affordable housing in the San Diego region.
C. San Dieqo Communitv Foundation. Provides endowment support
for social service agencies, with special programs in community development, housing,
homeless, persons with special needs and HIWAIDS programs.
3. Acquisition
The following programdfunding sources are available or may be available for the
acquisition of dwelling units and structures in Carlsbad. A detailed discussion of these
programs is included in Appendix D:
i. California Department of Housing and Community Development (HCD)
A. Familv Housinu Demonstration Proaram. New construction,
rehabilitation, or acquisition and rehabilitation for either congregate or community
housing developments occupied by low-income households.
B. California Housinq Rehabilitation Proqram - Renter Component
ICHRP-R). Eligible activities include acquisition and rehabilitation of substandard low-
income rental housing and preservation and rehabilitation of unreinforced masonry multi-
family units.
C. Farm worker Housinq Grant Proqram (FWHG). Any construction-
related cost, including land acquisition, site development, new construction, and
rehabilitation, in the development of housing for agricultural workers and even mortgage
subsidies are eligible uses of these program funds.
D. HOME Investment Partnerships Proqram (HOME). Home funds
may be used for housing rehabilitation, new construction of housing, acquisition and
tenant-based rental assistance for lower-income households.
E. Office of Miqrant Services. Eligible activities include construction,
expansion, rehabilitation and operation of existing or new migrant centers.
Section I: Community Profile Page 69
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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ii. City of Carlsbad
A. Redevelopment Agency Housing Set-Aside Funds. Twenty
percent of the tax increment for the redevelopment area is set-aside for costs associated
with the development, improvement or preservation of affordable housing for lower and
moderate-income households. Eligible activities include rehabilitation and acquisition of
existing housing and all construction related costs for new housing.
B. lnclusionarv Housinq In-Lieu Fees. In-lieu fees will be used to
include land aquisition and all construction related costs for new affordable dwelling
increase the supply of affordable housing for lower-income households. Elisible aeNi!is% I units.
C. lnclusionarv Housinq Impact Fees. Impact fees will be used to
increase the supply of affordable housing for lower-income households. Eligible activities
include land aquisition and all construction related costs for new affordable dwelling units
and rental assistance for lower-income households.
iii. Private
A. Bank of America, Communitv Development Branch. Provide
financing for activities aimed at preserving and producing affordable housing in the San
Diego region.
B. Neirr hborhood Bancorp. Provide financing for activities aimed at
preserving and producing affordable housing in the San Diego region.
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C. San Dieqo Communitv Foundation. Provides endowment supporl
for social service agencies, with special programs in community development, housing,
homeless, persons with special needs and HIVIAIDS programs.
4. New Construction
Available programs for the development of new construction have been identified by the
City of Carlsbad. These programs are discussed in more detail the "Housing Program
Summary" pamphlet available to the public from the City of Carlsbad Housing and
Redevelopment Department. This pamphlet is included in Appendix E to this CHAS.
In addition, the following programs/funding sources are available or may be available for
the new construction of dwelling units and structures in Carlsbad. A detailed discussion
of these programs is included in Appendix D:
i. California Department of Housing and Community Development (HCD)
A. Familv Housinq Demonstration Program. New construction
rehabilitation, or acquisition and rehabilitation for either congregate or community
housing developments occupied by low-income households. 1
Page 70 Section 1: Community Profile
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COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
B. Farm worker Housing Grant Program (FWHG). Any construction-
related cost, including land acquisition, site development, new construction, and
rehabilitation, in the development of housing for agricultural workers and even mortgage
subsidies are eligible uses of these program funds.
C. HOME Investment Partnerships Program (HOME). Home funds
may be used for housing rehabilitation, new construction of housing, acquisition and
tenant-based rental assistance for lower-income households.
D. Office of Migrant Services. Eligible activities include construction,
expansion, rehabilitation and operation of existing or new migrant centers.
ii. City of Carlsbad
A. Redevelopment Aqency Housinq Set-Aside Funds. Twenty
percent of the tax increment for the redevelopment area is set-aside for costs associated
with the development, improvement or preservation of affordable housing for lower and
moderate-income households. Eligible activities include rehabilitation and acquisition of
existing housing and all construction related costs for new housing.
B. Inclusionan/ Housing In-Lieu Fees. In-lieu fees will be used to
increase the supply of affordable housing for lower-income households. Eligible activities
include land aquisition and all related costs for new affordable dwelling units.
C. lnclusionarv Housing Impact Fees. Impact fees will be used to
increase the supply of affordable housing for lower-income households. Eligible activities
include land aquisition and all related costs for new affordable dwelling units and rental
assistance for lower-income households.
iii. Private
A. Bank of America, Communitv Development Branch. Provide
financing for activities aimed at preserving and producing affordable housing in the San
Diego region.
B. Neighborhood BancorD. Provide financing for activities aimed at
preserving and producing affordable housing in the San Diego region.
C. San Dieqo Communitv Foundation. Provides endowment support
for social service agencies, with special programs in community development, housing,
homeless, persons with special needs and HIV/AIDS programs.
Section I: Community Profile Page 71
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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5. Homebuyer Assistance
Available programs for the development of new construction have been identified by the
City of Carlsbad. These programs are discussed in more detail the "Housing Program
Summary" pamphlet available to the public from the City of Carlsbad Housing and
Redevelopment Department. This pamphlet is included in Appendix E to this CHAS.
In addition, the following programdfunding sources are available or may be available tc
assist in the purchase of a dwelling unit in Carlsbad. A detailed discussion of these
programs is included in Appendix D:
it California Department of Housing and Community Development (HCD'
A. Farm worker Housinq Grant Proaram (FWHG). Any construction
related cost, including land acquisition, site development, new construction, anc
rehabilitation, in the development of housing for agricultural workers and even mortgagc
subsidies.
6. Rental Assistance
The following programslfunding sources are available or may be available for renta
assistance. A detailed discussion of these programs is included in Appendix D:
i. California Department of Housing and Community Development (HCD
A. HOME Investment Partnerships Proqram (HOME). Home funds
may be used for housing rehabilitation, new construction of housing, acquisition anc
tenant-based rental assistance for lower-income households.
ii. City of Carlsbad
A. Section 8 Rental Voucher/Certificate Program. This is a federa
program administered by the City to provide tenants with Section 8 voucherkertificate
Section 8 voucherskertificates allow tenants to pay only 30 percent of their monthl!
income for housing expenses and the City, through the federal program, will pay thc
difference of the monthly rent.
6. lnclusionarv Housinq Impact Fees. Impact fees will be used tc
increase the supply of affordable housing for lower-income households. Eligible activitie!
include land aquisition and all related costs for new affordable dwelling units and renta
assistance for lower-income households.
Page 72 Section I: Community Profilc
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
7. Homeless Assistance
The following programdfunding sources are available or may be available for homeless
assistance. A detailed discussion of these programs is included in Appendix D:
i. California Department of Housing and Community Development (HCD)
A. Emergency Shelter Proqram. Rehabilitation, renovation,
expansion of existing emergency shelter facilities or site acquisition for new or existing
emergency shelter facilities.
B. Farm worker Housing Grant Program (FWHG). Any construction-
related cost, including land acquisition, site development, new construction, and
rehabilitation, in the development of housing for agricultural workers and even mortgage
subsidies.
C. Office of Migrant Services. Eligible activities include construction,
expansion, rehabilitation and operation of existing or new migrant centers.
D. Permanent Housinq for the Handicapped Homeless. Eligible
activities include facility acquisition, rehabilitation, and operations for multi-unit and group
home projects development for the disabled homeless.
ii. Private Resources
A. Many non-profit organizations offering case management services
also provide services to homeless persons (see Appendix G).
B. San Dieqo Communitv Foundation. Provides endowment support
for social service agencies, with special programs in community development, housing,
homeless, persons with special needs and HIV/AIDS programs.
8. Homeless Prevention
i. County of San Diego
A. Prevention Policv. The Office of the Chief Administrative Officer
administers a policy regarding the prevention of homelessness for persons residing in
the San Diego County. This policy addresses such issues as counseling, budgeting,
housing and supportive housing.
ii, Private Resources
A. Many non-profit organizations offering case management services
also provide homeless prevention services to lower and moderate-income households
(see Appendix F).
Section I: Community Profile Page 73
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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9. City-owned Surplus Land
The City of Carlsbad, the Carlsbad Housing Authority, and the Carlsbad Redevelopment 1 Agency currently do not own property which is available for affordable and supportive
housing activities. However, funds are available for private property acquisition within
the CDBG Affordable Housing Reserve Fund and Redevelopment Set-Aside Funds.
Page 74 Section I: Community Profile
CITY OF CARLSBAC
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS
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SECTION II. FIVE YEAR STRATEGY
This section states the City of Carlsbad’s general plans and priorities to be pursued ove
the five year period (1 993-1 998) of the CHAS. The five year strategy describes the Cit
of Carlsbad’s action plan for addressing imbalances between its needs for housin!
assistance and its affordable housing, supportive housing and supportive service
inventory. Carlsbad’s priorities for providing assistance and the strategies developed tc
satisfy the housing need of its residents is based upon the availability of funding and thr
overall analysis of the City’s housing needs, market and inventory conditions, a described earlier in Sections 1.a and 1.b and discussed in greater detail below.
a. Summary of Five-Year Strategy
In establishing its priorities for providing affordable housing, the City of Carlsbad ha
considered the need for housing assistance among all subgroups of low and very Ion
income persons, homeless persons and non-homeless persons with special needs. Th
priorities emerged from many considerations, among them the City’s analysis of it
housing stock and market conditions, its analysis of the relative housing needs of its lo\
and very low-income families and its assessment of the resources likely to be availabll
over the five year period (1993-98) of this CHAS.
The various subpopulations of very low and low-income groups, homeless persons, an
non-homeless persons with special needs have been assigned priority numbers whic
reflect the City of Carlsbad’s general assessment of its overall priorities for the next fiv
years and the focus of its investment strategy (see Table 2). Each category of residenl
is assigned a 1, 2, or 3 priority, with 1 being of highest priority. This priority assessmer
will serve as a guide only. The City will consider any project or program providin
housing assistance to very low and low-income households, homeless persons, or nor
homeless persons with special needs irrespective of the priority number assigned to th
particular category of residents as long as funding sources are available. However, i
the event that funding sources are limited and projects or programs are competing fc
the same funding source, consideration will be given to the project or program providin
housing assistance to the highest priority group.
It is the general policy of the City of Carlsbad to assist very low-income residents as
first priority through use of available Federal, State and local resources due to the abilil
of the market to provide more easily affordable housing opportunities for low-incom
households and the availability of specific resources for homeless persons and thos
with special needs. In accordance with state law, a very low-income household is on whose gross household income does not exceed 50 percent of the median income fc
San Diego County, which is currently $43,900 for a family of four. A low-incom
household is one whose gross household income is between 50 and 80 percent of th
median income for San Diego County.
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Section II: Five-Year Strategy Page 7
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
2. Strategies to Meet Identified Housing Needs
The City has considered not only who among the various categories of lower-income
households are most in need of housing assistance but also which of the general
assistance strategies outlined below will best meet the housing needs of the identified
households. While an analysis of Carlsbad’s needs for housing assistance and its
affordable housing, supportive housing and supportive services inventory, as described
earlier in Sections 1.a and 1.b and discussed in greater detail later in this Section, may
allude to other strategies being pursued, it is the general policy of the City of Carlsbad
to encourage the construction or creation of new affordable housing units.
The construction or creation of new housing units is considered the primary strategy due
to State regulations requiring the City to demonstrate progress towards meeting its
lower-income households’ need for new housing units, as identified by the Regiona,
Housing Needs Statement and SANDAG’s regional fair share objective. The Regiona
Housing Needs Statement and SANDAG’s regional fair share objective was discussed
earlier in Section 1.b.l.viii of this CHAS.
The Regional Housing Needs Statement indicates that within the City of Carlsbad 2,50$
new housing units over the 1991 to 1996 five year period for low-income (including 1,066
for very low-income) households will need to be provided. The City’s regional “fairshare’
objective is the provision of 1,125 units of new affordable housing. However, the Cit)
has committed to providing a total of at least 1400 units of new housing affordable to lob
and very low-income households.
The City of Carlsbad does not intend to be the primary provider of affordable housing
provision of housing assistance and supportive services will occur as a public/private
partnership with private entities, non-profit organizations, or other public agencies
assuming the role of primary provider of affordable housing or supportive services witt-
some financial assistance from the City. However, the City will continue to implemeni
housing assistance programs where the City has expertise or such programs have
already been established, such as rental assistance.
Where appropriate and consistent with federal regulations for the Cornmunit)
Development Block Grant Program and State regulations for the use of Redevelopmeni
Tax Increment funds, these financing sources will be used to help private entities, non-
profit organizations, or other public agencies create additional housing units for low anc
very low-income households through 1) new housing production, 2) substantial anc
moderate rehabilitation, 3) provide rental assistance programs, 4) homebuyer assistance
programs, and/or 5) acquisition of property. The City will also fund public service
agencies which provide programs related to and supporting physical cornmunit)
revitalization, housing development activities, and/or support facilities and services.
supportive housing, homeless shelters, or supportive services. It is expected that the
Page 76 Section 11: Five-Year Strategp
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Outlined below are the general strategies to be financed by the City of Carlsbad durir
the next five years in an effort to assist in the provision of affordable housing for low ai
very low-income households. The specific programs to implement these strategies
discussed later in Section 1l.c.
1. Develop new construction
"New construction" refers to the acquisition of land and the developmei
of housing units, either single family or multi-family.
2. Acquisition of facilities/housing units.
"Acquisition of facilities/housing units" refers to City participation with othc
private entities and non-profit organizations in the purchase of existir
housing units, such as apartments, condominiums or townhomes, or othc
buildings suitable for temporary shelter. The units purchased wou
provide affordable housing for moderate, low and very low-incorr
households (with particular emphasis on low and very low-incorr,
households). 1 3. Provide moderate or substantial rehabilitation,
"Moderate Rehabilitation" means rehabilitation involving a minimur
expenditure of $1,000 per unit to upgrade substandard units to a decen
safe and sanitary condition in compliance with the Housing Qualii
Standards, or other standards acceptable to the U.S. Department (
Housing and Urban Development. "Substantial rehabilitation" refers to th
improvement of a property (housing units) in accordance with Section
Housing Quality Standards. The City will complete substantii
rehabilitation when necessary to provide housing to low and very ION
income households that is decent, safe, sanitary and affordable. 1 4. Provide rental assistance.
"Rental assistance'' may mean providing a tenant with financial assistancl
(tenant-based) a restricting the rent of a given rental unit to no more tha
30 percent of gross income (project-based).
5. Provide home buyer assistance.
A "home buyer assistance" program may include counseling on varioui
topics such as I) family budget planning, 2) the home purchase marke
and 3) methods of financing a home. Also, the program may includf
various forms of financial assistance, perhaps in the form of interes
subsidies.
Section II: Five-Year Strategy Page 7'
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY ICHAS)
6. Provide support facilities and services.
"Support facilities and services" are defined as those facilities/services
which either assist residents to obtainhaintain affordable housing in
Carlsbad and/or provide temporary shelter for the homeless, near
homeless and/or migrant farm workers.
The City has considered which of the strategies outlined above will best meet the
housing needs of the identified category of residents. For each category of very low and
low-income households by family type and tenure status, homeless persons, or non-
homeless persons with special needs, a priority was assigned which reflects the City of
Carlsbad's general focus of its investment strategy for the next five years (see Table 2).
Each group is assigned a "P" or "S" priority, with "P" being the primary strategy and "S"
being the secondary strategy. This priority assessment will serve as a guide only. The
City will consider any strategy for providing housing assistance to very low and low-
income households, homeless persons, or non-homeless persons with special needs
irrespective of the priority assigned to the strategy as long as funding sources are
available. The strategy to be pursued or encouraged by the City will be generally
determined by the availability of funding.
Page 78 Section II: Five-Year Strateg)
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3. Table 2 - Priorities for Assistance 5-Year Plan
CHAS Table 2 U.S Oeparbnent d Hou&g and Uh Den mice of Cornrmnity Planning and Douobpmer
Comprehensive Housing Affordability Strategy I Instructions for Local Jurisdictions Prbrities for As&lMce 5-Year Plan
Or, baaed upon HUD adjusted inmme limits, f appkable.
form HUD- - -
Page 7! Section II: Five-Year Strategy
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
b. Priority Analysis and Strategy Development
Betow is the narrative analysis of CHAS Table 2 "Priorities for Assistance 5-Year Plan".
The preceding sections discuss each category of residents to be assisted and follow the
following format. First, the section states the category of residents to be assisted and
the assigned priority. An analysis will follow discussing how the size, distribution,
condition, and cost of Carlsbad's housing inventory matches up with the severity of
needs and types of housing problems being experienced, as previously discussed in
Sections 1.a and 1.b. This analysis provides the basis for establishing the numerical
priority. For each category of residents assigned a priority, the general primary and
secondary housing strategies the City plans to undertake and the resources available
are described.
1. Priority 1 : Verv Low-income (0 to 50% MFI) Elderlv Renter Households
i. Analysis
Very low-income households can be discussed in two contexts: those households
earning between 0 to 30 percent of the median family income and those earning
between 31 to 50 percent of the median family income. The 1990 Census shows that
there are approximately 284 very low-income (0 to 30 percent MFI) and 306 very low- income (31 to 50 percent MFI) elderly renter households in Carlsbad. This represents
31 percent of the total number of very low-income renter households, relatively the same
percentage as small related households and all other households. In addition, elderly
households are more likely to have incomes below 30 percent of median and between
31 to 50 percent of median than any of the other household types.
In comparison to the other household types within this income group, elderly households
are just as likely to face some type of housing problem and are experiencing relatively
the same housing cost burden problems. It is estimated that 96 percent of these elderly
households have housing problems, 91 percent pay more than 30 percent of their
income towards housing rents. Of those paying more than 30 percent of their incomc
for housing costs, 83 percent actually pay more than 50 percent.
The high cost of housing has a particularly severe impact on very low-income elderl!
families who, following rent payment, are left with little disposable income to cover suct
vital daily living expenses as food, clothing, transportation, and health care. In addition
the great majority of very low-income elderly households are paying more than 5(
percent of their income towards housing costs and are more likely to face these sever€
cost burdens regarding rent than low-income households. A sudden loss of employmen
would very likely pose a homeless situation on these households.
Rental assistance is available to help alleviate some of these housing problems beinr
faced by very low-income elderly households. Those elderly very low-income rente
households who have vacated or must vacate their housing unit due to substandarc
housing, are living in overcrowded conditions, or are paying more than 50 percent c
their gross income toward housing costs qualify for a federal preference under thc
Page 80 Section I I: Five-Year Strateg!
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Section 8 rental assistance program. Those very low-income renter households who s
elderly also qualify for a local priority for the Section 8 rental assistance program.
addition, elderly very low-income households may also qualify for a local priority if t
head of the household or the spouse is a Veteran or a family of a Veteran or t
household is residing in a mobile home park.
When examining the housing stock’s ability to house such households, an analysis of tl
housing stock and market conditions shows that efficiency or one-bedroom units typica
needed by these small elderly households are greatly lacking in the City of Carlsbad
relation to the number of 1 and 2 person households needing this unit size (see Tab
2.1). According to Table 2.4, of the 178 efficiency or one-bedroom units available f
rent, only 7 units are affordable to persons with incomes below 50 percent of ti
median.
The relatively large percentage of elderly households within the very low-income ran!
versus other income ranges, the relatively large percentage of very low-incon
households who are elderly, the risk of homelessness due to great mismatches betwee
housing rents and ability to pay, and the high demand and small supply of efficiency ar
one-bedroom units lead to assigning a relative numerical priority of 1 to elder
households in the 0 to 50 percent of MFI income category. I
ii. Strategy Development - Investment Plan
The more specific programs to implement the primary and secondary housing assistanc
strategies are discussed later in Section 1l.c.
Primary Activity:
Develop new construction
The characteristics of persons over the age of 65 years of age indicate that they ha\
a need for smaller, low cost housing units which provide easy access to pub1
transportation and health care facilities. A comparison of the number of householc
needing efficiency or one-bedroom units and the shortage of such units identifies ne
construction as the primary activity to be pursued over the next five years. These facto1
will guide the development of new housing in Caulsbad for elderly very low-incorr
house ho Ids.
Provide rental assistance
A comparison of the types of housing problems experienced by elderly very low-incorr.
households against the availability of affordable units and the threat of homelessnes
identifies rental assistance as another primary activity. Rental assistance can meet th
needs of 82 percent of elderly households whose only housing problem is rents abovc
30 percent of their income more cost effectively and quickly than any other activity. I
7
Section 11: Five-Year Strategy Page 8
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Rental assistance is considered the primary activity when the costs of new construction
are too high and resources are limited.
Secondary Activity:
Provide moderate rehabilitation
Preserving existing units prevents elimination of rental stock and relocation of existing
tenants to higher priced rental units. In addition, persons over the age of 65 years are
more likely to suffer from a physical disability. Preserving the integrity of existinc
housing suitable for renting and the special needs required for housing physical11
disabled individuals identifies moderate rehabilitation as a secondary activity. The
housing needs of elderly households include not only affordability but also specia
construction features to provide for access and use according to the particular disabilit)
of the occupant.
Resources :
All funding resources (Federal, State, local, and private) currently listed as available foi
these activities in Section 1.c of this CHAS will be pursued. However, the City o
Carlsbad will not pursue funding resources where the City is not an eligible applicant anc
in circumstances where funds are not available. The City of Carlsbad will general11
support applications for these funding resources from eligible non-profit organizations
and other private entities.
2. Priority I : Very Low-Income (0 to 50% MFI) Noln-Elderly, Small Famil\
Renter Households
There are 631 very low-income, small family (2-4 persons), renter households ir
Carlsbad. Small related households represent 34 percent of the total number of vey
low-income renter households. In addition, small related households are more unlike11
to have incomes below 30 percent of median and between 31 to 50 percent of medial
i. Analysis
than any of the other household types, except for "all other" households.
Small related households are just as likely to face some type of housing problem ir
comparison to the other household types and are experiencing relatively the samf
housing cost burden problems. It is estimated that 90 percent of these small relate(
households have housing problems, 85 percent pay more than 30 percent of thei
income towards housing rents. Of those paying more than 30 percent of their incom
towards housing rents, 83 percent are actually paying more than 50 percent.
The high cost of housing has a particularly severe impact on very low-income familie
who, following rent payment, are left with little disposable income to cover such vital dail
living expenses as food, clothing, transportation, and health care. In addition, the grez
majority of very low-income households are paying more than 50 percent of their incom
Page 82 Section II; Five-Year Strateg
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towards housing costs and are more likely to face these severe cost burdens regardin
rent than low-income households. A sudden loss of employment would very likely pos
a homeless situation on these households.
Rental assistance is available to help alleviate some of these housing problems bein
faced by very low-income households. Those very low-income renter households wh
have vacated or must vacate their housing unit due to substandard housing, are livin
in overcrowded conditions, or are paying more than 50 percent of their gross incom
toward housing costs qualify for a federal preference under the Section 8 renk
assistance program. Very low-income renter households may also qualify under a loa
priority for the Section 8 rental assistance program if the head of the household or th,
enrichment program or the household is residing in a mobile home park.
When examining the housing stocks ability to house such households, an analysis of thc
housing stock and market conditions shows that there is a significant number of twc
bedroom units available to adequately house small related households of two to fou
persons but not enough one-bedroom units would be available (see Table 2.1). 11
comparing the affordability of occupied and vacant units, there is a severe shortage o
dwelling units of any size affordable to very low-income households. As shown in Table!
2.3 and 2.4, only 3 percent of the occupied two bedroom units and none of the twc
bedroom units available for rent are offered at rents affordable to very low-income (0 tc
I
spouse is a Veteran or a family of a Veteran, is participating in a job traininglacademi
I 50% MFI) households.
The relatively large percentage of very low-income households who are categorized a!
small related households and the threat of homelessness due to great mismatchei
of 1 to small related households in the 0 to 50 percent income category.
between housing rents and ability to pay, lead to assigning a relative numerical prior$
ii. Strategy Development - Investment Plan
The more specific programs to implement the primary and secondary housing assistancc
strategies are discussed later in Section 1l.c.
Primary Activity:
1
Develop new construction
Adverse real estate market conditions and the unavailability of conventional financing
have given the private residential development sector very little financial incentive tc
develop multi-family dwelling units, least of all affordable units. In addition, very low-
income households cannot afford to pay the existing market rate rents and their income
levels are inadequate in helping to cover the private sector costs for the developmen'
of housing. The private sector alone may not be able to meet the affordable housinc
needs of very low-income households and a collaborative effort is needed between the
Section II: Five-Year Strategy Page 83
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
private and public sector and non-profit organizations. Therefore, providing assistance
for the dkvelopment of new dwelling units is given first priority.
While funds for new construction are limited and private sector costs of multi-famill
housing are beyond the income levels of very low-income households, construction o
new units is considered the primary and most effective activity for the long tern-
assistance of this group. The problem that is identified is not necessarily a supply 0’
dwelling units, but rather a problem in the lack of supply of affordable units. The neu
units can be targeted for occupancy by very low-income households and be provided ai
affordable rents to these households, thereby increasing the supply of affordablc
housing. The high demand for but shortage of one-bedroom units also necessitates i
primary activity of new construction.
Provide rental assistance
An even quicker and less expensive alternative in the short term for small relatec
households in this income category is rental assistance. The severe economic strait
that rental costs places on a very low-income households and the risk of homelessnes!
identifies rental assistance as another primary activity to be pursued over the next fivt
years. Rental assistance can meet the needs of 85 percent of small related households
whose only housing problem is rents above 30 percent of their income, more cos
effectively in the short term and quickly than any other activity. However, renta
assistance is considered a short term solution because while it can be more cos
effective than actually acquiring or constructing an affordable unit, rental assistancl
would have to be continually given and yet the supply of affordable housing is nc
increased. Rental assistance is considered the primary activity when the costs of ne\
construction are too high and resources are limited.
Secondary Activity:
Acquisition and moderate rehabilitation
While there is no shortage of appropriate dwelling units for this type of household, therc
is a shortage of affordable dwelling units. With an adequate supply of dwelling units,
is less expensive to provide affordable housing to this group of households through thc
purchase of existing units and, if required for preservation, moderate rehabilitation c
such units.
A comparison of the number of two and three-bedroom units available to small relate
households shows that acquisition may be considered an effective and appropriat
primary activity. However, acquisition is identified as a secondary activity to be pursue
over the next five years. Acquisition of existing units is identified as a secondary activil
because the Regional Housing Needs Statement indicates that the City of Carlsbad ha
a significant need for construction or creation of new housing units which are affordabl
to very low-income households. Consequently, the primary strategy the City will pursu
Page 84 Section 11: Five-Year Strateg
CITY OF CARLSBE COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHA
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is encouraging non-profit organizations, other private entities, and other public agenci
to construct or create new affordable housing units.
Resources :
All funding resources (Federal, State, local, and private) currently listed as available i
these activities in Section 1.c of this CHAS will be pursued. However, the City
Carlsbad will not pursue funding resources where the City is not an eligible applicant ai
support applications for these funding resources from eligible non-profit organizatioi
and other private entities.
3. Priority I : Vew Low-Income (0 to 50% MFI) Non-Elderly, Larqe Fami
in circumstances where funds are not available, The City of Carlsbad will genera '
Renter Households
There are approximately 179 large related renter households within this very low-incon
category in the City of Carlsbad. Large related households represent an estimated '
percent of the very low-income (0 to 30% MFI) renter households. In addition, larg
related households are least likely to have incomes below 5CI percent of median than ar
of the other household types, such as elderly or small related households.
Relatively the same percentage of large related very low-income households face sorr
type of housing problem as the other household types for this income range but are tt
least likely of all household types to have severe housing lcost burden problems. It
estimated that 94 percent (169 households) of the large related households hat
housing problems and that 87 percent (I55 households) pay more than 30 percent (
their income towards housing rents. However, only 53 percent of the 155 householc
paying more than 30 percent of their income for rents are paying more than 50 percer
The high cost of housing has a particularly severe impact on very low-income farnilie
who are left, following rent payment, with little disposable income to cover vital dail
living expenses. In addition, the great majority of very Ilow-income households ar
paying more than 50 percent of their income towards housing costs and are more like1
to face these severe cost burdens regarding rent than low-income households. 1 sudden loss of employment would very likely pose a homeless situation on thes
i. Analysis
I households.
Rental assistance is available to help alleviate some of these housing problems bein
faced by very low-income households. Those very low-income renter households wh have vacated or must vacate their housing unit due to substandard housing, are livin!
in overcrowded conditions, or are paying more than 50 percent of their gross incomc
toward housing costs qualify for a federal preference under the Section 8 rent;
assistance program. Very low-income renter households may also qualify under a locz
priority for the Section 8 rental assistance program if the head of the household or the I
Section II: Five-Year Strategy Page 8!
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
spouse is a Veteran or a family of a Veteran, is participating in a job training/academic
enrichment program or the household is residing in a mobile home park.
An analysis of the housing stock and market conditions shows that there is a significani
number of three-bedroom units available to adequately house large related households
of four or more persons if they are affordable (see Table 2.1). In comparing the
affordability of occupied and vacant units, there is a severe shortage of dwelling units
affordable to very low-income households. As shown in Tables 2.3 and 2.4, only 5
percent of the occupied three bedroom units and none of the three-bedroom units available for rent are offered at rents affordable to very low-income (0 to 50% MFI)
households.
The 1990 Census also shows that 85.3 percent of these very low-income households livc
in overcrowded conditions. The percentage of large related very low-income households
living in overcrowded conditions suggests that many households may be living in unit:
that are smaller in size than what would be appropriate, such as a three or more
bedroom unit. They may be living in smaller units because smaller sized units arc
affordable to them while larger units are not affordable. It can be assumed that largei
units unaffordable to very low-income households are being occupied by higher income
households, who may be smaller in household size and prefer larger homes.
The relatively small percentage of very low-income households who are categorized a!
large related households, the risk of homelessness due to mismatches between housin!
rents and ability to pay, and significant instances of overcrowding lead to assigning i relative numerical priority of 1 to large related households in the 0 to 50 percent incomc
category .
ii. Strategy Development - Investment Plan
Primary Activity:
Develop new construction
Market conditions and the unavailability of conventional financing have given the privat
residential development sector very little financial incentive to develop multi-famil
dwelling units, least of all affordable units. In addition, very low-income household
cannot afford to pay the existing market rate rents and their income levels ar
inadequate in helping to cover the private sector costs for the development of housin!
The private sector alone may not be able to meet the affordable housing needs of vel
low-income households and a collaborative effort is needed between the private ar
public sector and non-profit organizations. Therefore, providing assistance for tt-
development of new dwelling units is given first priority.
Page 86 Section 11: Five-Year Strates
CITY OF CARLSBAC
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS'
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While funds for new construction are limited and private sector costs of multi-famill
housing are beyond the income levels of very low-income households, construction o
new units is considered the primary and most effective activity for the long term
assistance of this group. While the Problem that is identified is not necessarily a suppll
of dwelling units, there is a shortage in the supply of affordable dwelling units. The nev
units can target occupancy by very low-income households and be provided at affordable
rents to these households, thereby increasing the supply of affordable housing. The nev
construction of dwelling units will increase the ability of large related very low-incomr
household to obtain affordable housing of appropriate size.
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Provide rental assistance
An even quicker and less expensive alternative in the shlort term for large relatec
households in this income category is rental assistance. The severe economic strair
that rental costs places on a very low-income households and the risk of homelessness
identifies rental assistance as another primary activity to be pursued over the next five
years. Rental assistance can meet the needs of 87 percent of large related households
whose only housing problem is rents above 30 percent of their income, more cos
effectively in the short term and quickly than any other activity. However, renta
assistance is considered a short term solution because while it can be more cos
effective than actually acquiring or constructing an affordable unit, rental assistance
would have to be continually given and yet the supply of affordable housing is no
increased. Rental assistance is considered the primary activity when the costs of new
construction are too high and resources are limited.
Secondary Activity:
Acquisition and moderate rehabilitation u
I
Wile there is no shortage of appropriate dwelling units for this type of household, there
is a shortage of affordable dwelling units. With an adequate supply of dwelling units, it
is less expensive to provide affordable housing to this group of households through the
purchase of existing units and, if required for preservation, moderate rehabilitation oi
such units. Therefore, acquisition may be considered an effective and appropriate
primary activity. However, acquisition is identified as a secondary activity to be pursued
over the next five years. Acquisition of existing units is identified as a secondary activib
because the Regional Housing Needs Sfafement indicates that the City of Carlsbad has
a significant need for construction or creation of new housing units which are affordable
to very low-income households. Consequently, the primary strategy the City will pursue
is encouraging non-profit organizations, other private entities, and other public agencies
to construct or create new affordable housing units.
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Section 11: Five-Year Strategy Page 87
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Resources :
All funding resources (Federal, State, local, and private) currently listed as available for
these activities in Section 1.c of this CHAS will be pursued. However, the City of
Carlsbad will not pursue funding resources where the City is not an eligible applicant and
in circumstances where funds are not available. The City of Carlsbad will generally
support applications for these funding resources from eligible non-profit organizations
and other private entities.
4. Priority 1 : All Other Very Low-Income (0 to 50% MFI) Renter
Households
The 1990 Census shows that there are approximately 479 very low-income renter
households comprised of non-elderly single persons or groups of unrelated individuals
in Carlsbad that earn between 0 to 50 percent of the median family income. These
households represent 25 percent of the total number of very low-income renter
households. However, only a small percentage of the total "all other'' households have
incomes below 50 percent of median.
In comparison to the other household types within this income group, "all other" very low-
income (0 to 30% MFI) households are just as likely to face some type of housing
problem and are experiencing relatively the same housing cost burden problems. It is
estimated that 84 percent of these households have housing problems. Furthermore,
81 percent pay more than 30 percent of their income towards housing rents, of which,
97 percent actually pay more than 50 percent of their income for rents.
The high cost of housing has a particularly severe impact on very low-income families
who are left, following rent payment, with little disposable income to cover vital daily
living expenses. In addition, the great majority of very low-income households are
paying more than 50 percent of their income towards housing costs and are more like11
to face these severe housing cost burdens than low-income households. A sudden loss
of employment would very likely pose a homeless situation on these households.
Rental assistance is available to help alleviate some of these housing problems being
faced by very low-income households. Those very low-income renter households whc
have vacated or must vacate their housing unit due to substandard housing, are living
in overcrowded conditions, or are paying more than 50 percent of their gross income
assistance program. Very low-income renter households may also qualify under a loca
priority for the Section 8 rental assistance program if the head of the household or thc
spouse is a Veteran or a family of a Veteran, is participating in a job training/academic
enrichment program or the household is residing in a mobile home park.
i. Analysis
toward housing costs qualify for a federal preference under the Section 8 rental
Page 88 Section 11: Five-Year Strateg)
CITY OF CARLSBA
COMPREHENSIVE HOUSING AFFORDAElILlTY STRATEGY (CHAZ
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When examining the housing stock's ability to house such households, an analysis of tt-
City's housing stock and market conditions shows that efficiency or one-bedroom uni
typically needed by these small households are greatly lacking in relation to the numbc
of households needing this unit size (see Table 2.1). According to Table 2.4, Of the 17
efficiency or one-bedroom units available for rent, only 7 units are affordable to persor
with an income below 50 percent of the median.
The relatively large percentage of very low-income households who are categorized a
non-elderly single persons or groups of unrelated individuals, the risk of homelessnes
due to mismatches between housing rents and ability to pay, and the high demand an
small supply of efficiency and one-bedroom units lead to assigning a relative numeric;
priority of 1 to "all other" households in the 0 to 50 percent income category.
ii. Stsategy Development - Investment Plan
I
Primary Activity:
Develop new construction
The characteristics of "all other" households indicate that th)ey have a need for smalle
and low cost housing units. A comparison of the number of households needin1
efficiency or one-bedroom units and the shortage of such units identifies ne\
construction as the primary activity to be pursued over the inext five years. 1 Provide rental assistance
An even quicker and less expensive alternative in the short term for "all other
households in this income category is rental assistance. The severe economic strai
that rental costs places on a very low-income households arid the risk of homelessnes
identifies rental assistance as another primary activity to be pursued over the next fiv
years. Rental assistance can meet the needs of 81 percent of "all other" households
whose only housing problem is rents above 30 percent of their income, more cos
effectively in the short term and quickly than any other activity. However, rents
assistance is considered a short term solution because while it can be more cos
effective than actually acquiring or constructing an affordable unit, rental assistana
would have to be continually given and yet the supply of affordable housing would no
be increased.
Resources:
All funding resources (Federal, State, local, and private) currently listed as available fo
these activities in Section 1.c of this CHAS will be pursued. However, the City c
Carlsbad will not pursue funding resources where the City is not an eligible applicant anc
in circumstances where funds are not available. The City of Carlsbad will general11
support applications for these funding resources from eligible non-profit organization5 I and other private entities.
Section II: Five-Year Strategy Page 8h
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
5. Priority 2 : Existinq Verv Low-Income (0 to 50% MFI) Homeowners
i. Analysis
The 1990 Census shows that there are approximately 1 ,I 72 very low-income households
in Carlsbad who own their home. Homeowners represent 38 percent of the 3,051 total
number of very low-income households. A small percentage (7 percent) of all
homeowners have incomes below 50 percent of median. In comparison to households in other income categories, very low-income households are most likely to face some
type of housing problem or cost burden problem.
The relatively large percentage of very low-income households who are homeowners and
the risk of homelessness due to a mismatch between housing costs and ability to pay
but the relatively small percentage of owner households who are of very low-income
leads to the assignment of a relative numerical priority of 2 for existing homeowners in
the 0 to 50 percent income category.
ii. Strategy Development - Investment Plan
Primary Activity:
Sup~ort Facilities and Services for existing homeowners who may be in jeopard1
of losing their home
The large percentage of very low-income homeowners who are paying more than 3C
percent and in 90 percent of the circumstances more than 50 percent of their incomc
towards housing costs identifies a need to maintain their home (in financial terms)
Therefore, it appears that the City’s primary focus for assistance to this group should be
financial counseling and/or management services (development of support services)
The objective of the City will be to assist homeowners to maintain their existing homes
However, if the cost of the home is simply too expensive for the household, the City wil
consider the provision of relocation assistance to help the household locate a more
affordable housing unit.
Secondary Activities:
Provide moderate rehabilitation existing homeowners with substandard units 01
special needs
To help prevent the potential deterioration of the dwelling unit and the household’s livin!
conditions and the degradation of neighborhoods, a secondary focus for assistance tc
this group should be rehabilitation of substandard and/or near substandard housing units
For very low-income households who currently own their home, it is assumed that wit1
very little disposable income, these households may not have the resources to maintaii
their home structurally. The objective of the City will be to assist homeowners tc
maintain their existing homes. However, if an existing unit cannot be rehabilitated, thc
City will consider the provision of relocation assistance - to help the household locate ai
affordable housing unit in better structural condition.
Page 90 Section 11: Five-Year Strateg!
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A majority of very low-income homeowners (60 percent) are elderly household!
Persons over the age of 65 years are more likely to suffer from a physical disability. Th
special needs required for housing physically disabled individuals identifies moderal
rehabilitation as a secondary activity. The housing needs of elderly households includ
not only affordability but also special construction features to provide for access and us
according to the particular disability of the occupant.
Resources :
All funding resources (Federal, State, local, and private) currently listed as available fc
these activities in Section 1.c of this CHAS will be pursued. However, the City c
in circumstances where funds are not available. The City of Carlsbad will general1
support applications for these funding resources from eligible non-profit organization
1
Carlsbad will not pursue funding resources where the City is not an eligible applicant an
I and other private entities.
6. Prioritv 3 : First Time Verv Low-Income (0 to 50% MFI) Homebuyers
i. Analysis
The 1990 Census shows that there are approximately 1,879 very low-income household:
in Carlsbad who are currently renting a dwelling unit and could perhaps buy a home
This represents 62 percent of the 3,051 total number of very low-income households.
Of the 1,879 very low-income renter households, 1,560 households (83 percent) arr
experiencing a cost burden of paying more than 30 percent of their income toward!
housing. Most of these households (85 percent) are actually paying more than 51
percent of their income for housing. Very low-income households are more likely thai
households in other income categories to pay more than 50 percent Of their Income fo
housing costs.
With so many of the potential very low-income homeowners paying more than half theil
income for housing costs, households in this income category are realistically unable tc
come up with the required downpayment and closing costs associated with the purchase
of a home and many do not have sufficient incomes to purchase a home. Therefore, i
relative numerical priority of 3 is assigned to first-time homebuyers in the 0 to 50 percen
income category.
I
ii. Strategy Development - Investment Plan
Primary Activity:
Providina first-time homebuver assistance to qualifying very low-income
households
For very low-income households (with or without children) who would like to own theii
home but have very little disposable income, the primary need is financing. It is ofter
difficult for low-income households with no previous homeownership history to obtair
financing to purchase a home. The City’s primary form of assistance for this group o
Section II: Five-Year Strategy Page 91
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
households will be a "first-time homebuyer assistance program." As part of their
Community Reinvestment Act requirements, the City will work with local financial institutions to develop a financing program for first-time lower-income homebuyers.
Secondary Activity:
With very little income to support a debt, there is a need for housing that can be
purchased at the lowest price available. Acquisition and rehabilitation (if necessary) of
existing condominiums, townhomes or single family homes for the purposes of "resale"
to very low-income households provides a greater opportunity for a lower purchase price
than the purchase price of a new home.
Resources:
All funding resources (Federal, State, local, and private) currently listed as available for
these activities in Section 1.c of this CHAS will be pursued. However, the City of
Carlsbad will not pursue funding resources where the City is not an eligible applicant and
in circumstances where funds are not available. The City of Carlsbad will generally
support applications for these funding resources from eligible non-profit organizations
and other private entities.
Moderate Rehabilitation/Acquisition
7. Priority 3 : Low-income Elderlv Renter Households
i. Analysis
The 1990 Census shows that there are approximately 268 low-income elderly renter
households in Carlsbad. Elderly households represent 15 percent of the total number
of low-income renter households, relatively the same percentage as large related
households but less than small related and "all other" households.
In comparison to the other household types, with the exception of large related
households, in the low-income category, elderly households are just as likely to facc
some type of housing problem and are experiencing relatively the same housing cos
burden problems. While low-income elderly households are just as likely to alsc
experience some type of housing problem and housing cost burden as very low-income
elderly households also, very low-income elderly households experience a greater cos
burden of paying more than 50 percent of their income towards housing rents than theii
low-income counterparts. In addition, low-income elderly households have more
disposable income remaining after covering the cost housing than do households earninc
50 percent or less of median income. Therefore, due to the anticipated lack of funds
very low-income household are given priority over low-income households.
It is estimated that 81 percent of these elderly households have housing problems. AI
217 elderly low-income households experiencing a housing problem also pay more thar
30 percent of their income towards housing rents. However, only 38 percent of thesc
217 households pay more than 50 percent.
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When examining the housing stock’s ability to house such households, an analysis of tt
City’s housing stock and market conditions shows that efficiency or one-bedroom uni
typically needed by these small elderly households are greatly lacking in relation to tt
number of 1 and 2 person households needing this unit size (see Table 2.1). Accordir
to Table 2.4, of the 178 efficiency or one-bedroom units available for rent, only 64 uni
are affordable to persons with an income between 51 to 80 percent of the median.
As discussed earlier in Section l.a.2, the City of Carlsbad has a Senior Housir
ordinance that permits a density bonus for senior citizens housing projects. Th
ordinance has proven to be successful in encouraging the private sector to develc
housing for senior citizens. There have been 229 units built and an additional 7
dwelling units approved for construction for senior citizens Carlsbad utilizing tt-
residential density bonus allowed under the City’s Senior Housing ordinance. Lov
income elderly households are more likely to be able to afford living in these units tha
their very low-income counterparts, who would in addition need some type of housir
assistance from the public sector.
The availability of housing specifically for elderly households developed under the City
Senior Housing ordinance, the greater need to provide housing assistance to very IOU
income elderly households, and the relatively smaller percentage of low-incon-
households who are elderly, lead to assigning a relative numerical priority of 3 to eider
households in the 51 to 80 percent income category.
Primary Activity:
ii. Strategy Development - Investment Plan I Develop new construction
The characteristics of persons over the age of 65 years of age indicate that they hav
a need for smaller, low cost housing units which provide easy access to pub1
transportation and health care facilities. 14 comparison of the number of household
needing efficiency or one-bedroom units and the shortage of such units identifies ne1
construction as the primary activity to be pursued over the next five years. These facto1
will guide the development of new housing in Carlsbad for elderly low-incorn
households.
Secondary Activity:
Rental assistance
A comparison of the types of housing problems experienced by elderly low-incom
households against the availability of affordable units identifies rental assistance as
secondary activity. Rental assistance is an even quicker and less expensive alternativ
in the short term for elderly households in this income category. Rental assistance ca
meet the needs of 81 percent of these households, whose only housing problem is rent
above 30 percent of their income, more cost effectively in the short term and quickly tha
Section 11: Five-Year Strategy Page 9
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
any other activity. However, rental assistance is considered a secondary activity
because while in the short term, it can be more cost effective than actually acquiring or
constructing an affordable unit, rental assistance would have to be continually given and
yet the supply of affordable housing is not increased.
Provide moderate rehabilitation
The special needs required for housing physically disabled individuals and prevention
of the loss of existing stock identifies moderate rehabilitation as a secondary activity.
Persons over the age of 65 years are more likely to suffer from a physical disability. The
housing needs of elderly households include not only affordability but also special
construction features to provide for access and use according to the particular disability
of the occupant. The most effective means to help prevent the loss of existing rental
housing stock is preservation through moderate rehabilitation.
Resources:
All funding resources (Federal, State, local, and private) currently listed as available for
these activities in Section 1.c of this CHAS will be pursued. However, the City of
Carlsbad will not pursue funding resources where the City is not an eligible applicant and
in circumstances where funds are not available. The City of Carlsbad will generally
support applications for these funding resources from eligible non-profit organizations
and other private entities.
8, Priority 2 : Low-Income Non-Elderly, Small Family Renter Households
i. Analysis
There are 601 low-income, small family (2-4 persons), renter households in Carlsbad.
Small related households represent 34 percent of the total number of low-income renter
households. In addition, small related households are the least likely of all the other
household types to have incomes between 51 to 80 percent of median.
Small related households are just as likely to face some type of housing problem as
other household types with the exception of large related households and are
experiencing relatively the same housing cost burden problems. It is estimated that 90
percent of these small related households have housing problems and 81 percent of the
households pay more than 30 percent of their income towards housing rents. Of those
paying more than 30 percent of their income towards housing rents, 39 percent are
actually paying more than 50 percent.
Low-income small related households do not experience as great a cost burden Oi
paying more than 50 percent of their income towards housing rents than their very low-
income counterparts. In addition, low-income households have more disposable income
remaining after covering the cost housing than do households earning 50 percent or less
of median income. Therefore, due to the anticipated lack of adequate funds, very low-
income households are given priority over low-income households.
Page 94 Section 11: Five-Year Strategb
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When examining the housing stock’s ability to house such households, an analysis of th
City’s housing stock and market conditions shows that there is a significant number (
two-bedroom units available to adequately house small related households of two to foi
persons but not enough one-bedroom units would be available (see Table 2.1). I
comparing the affordability of occupied and vacant units, there is a severe shortage (
dwelling units of any size affordable to low-income households. As shown in Tables 2.,
and 2.4, only 31 percent of the occupied two-bedroom units and 29 percent of the 491
two-bedroom units available for rent are offered at rents affordable to household
earning between 51 to 80 percent of the median.
The relatively large percentage of low-income households who are categorized as sma
related households, the mismatches between housing rents and ability to pay, and thl
priority of very low-income over low-income households, lead to assigning a relativj
numerical priority of 2 to small related households in the 51 to 80 percent incoml
category.
ii. Strategy Development - investment Plan
Primary Activity:
Develop new construction
Adverse real estate market conditions and the unavailability of conventional financin!
have given the private residential development sector very little financial incentive tc
develop multi-family dwelling units, least of all affordable units. In addition, many low
income households cannot afford to pay the existing market rate rents and their incomc
levels are inadequate in helping to cover the private sector costs for the developmen
of housing. The private sector alone may not be able to meet the affordable housin!
needs of low-income households and a collaborative effort is needed between the privatt
and public sector and non-profit organizations. Therefore, providing assistance for thc
development of new dwelling units is given first priority.
While funds for new construction are limited and private sector costs of multi-famil)
housing are beyond the income levels of low-income households, construction of nev,
units is considered the primary and most effective activity for the long term assistancc
of this group. The problem that is identified is not necessarily a supply of dwelling units
but rather a problem in the lack of supply of affordable units. The new units can bc
targeted for occupancy by low-income households and be provided at affordable rents
to these households, thereby increasing the supply of affordable housing. The higt
demand for but shortage of one-bedroom units also necessitates a primary activity o
new construction.
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Section II: Five-Year Strategy Page 9:
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Secondary Activity:
Acauisition and moderate rehabilitation
A comparison of the number of two and three-bedroom units available to small related
households shows that acquisition may be considered an effective and appropriate
primary activity. With an adequate supply of dwelling units, it is less expensive to
provide affordable housing to this group of households through the purchase of existing
units rather than new construction and, if required for preservation, moderate
rehabilitation of such units.
However, acquisition is identified as a secondary activity to be pursued over the next five
years. Acquisition of existing units is identified as a secondary activity because the Regional Housing Needs Statement indicates that the City of Carlsbad has a significan
need for construction or creation of new housing units which are affordable to low.
income households. Consequently, the primary strategy the City will pursue i:
encouraging non-profit organizations, other private entities, and other public agencies tc
construct or create new affordable housing units.
Provide rental assistance
An even quicker and less expensive alternative in the short term for small relatec
households in this income category is rental assistance. Rental assistance can meet the
needs of 81 percent of small related households, whose only housing problem is rent5
above 30 percent of their income, more cost effectively in the short term and quickly thai
any other activity. However, rental assistance is considered a secondary activit
because while in the short term, it can be more cost effective than actually acquiring o
constructing an affordable unit, rental assistance would have to be continually given an(
yet the supply of affordable housing is not increased.
Resources :
All funding resources (Federal, State, local, and private) currently listed as available fo
these activities in Section I.c of this CHAS will be pursued. However, the City o
Carlsbad will not pursue funding resources where the City is not an eligible applicant an(
in circumstances where funds are not available. The City of Carlsbad will generail’
support applications for these funding resources from eligible non-profit organization:
and other private entities.
Page 96 Section II: Five-Year Strateg
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9. Priority 2 : Low-Income Non-Elderly, Larqe Related Renter Household
There are approximately 247 large related renter households within the low-incom
category in the City of Carlsbad. Large related households represent an estimated 1
percent of the low-income renter households. The percentage of low-income household
who are large related households is comparable to the percentage of low-incom
households who are elderly but less than the percentage who are characterized as smz
related or "all other". In addition, a significant percentage of all large related household
(31 percent) have incomes between 51 and 80 percent of median.
Relatively the same percentage of large related low-income households face some typl
of housing problem as the other household types for this income range but are the leas
likely of all household types to have housing cast burden problems. Incidences c
housing cost burden problems are significantly lower for large related households withi
this income group. It is estimated that 91 percent of the large related households havl
housing problems and that only 28 percent (71 households) pay more than 30 percer
of their income towards housing rents. Of those paying more than 30 percent, 4
percent of the households are paying more than 50 percent of their income for housinl
rent.
Low-income large related households do not experience as great a cost burden of payin
more than 50 percent of their income towards housing rents than their very low-incom
counterparts. In addition, low-income households have more disposable incomc
remaining after covering the cost housing than do households earning 50 percent or lesi
of median income. Therefore, due to the anticipated lack of adequate funds, very low
income households are given priority over low-income households.
i. Analysis l
1
I When examining the housing stock's ability to house such households, an analysis of thr
City's housing stock and market conditions shows that there is a significant number c
three or more bedroom units available to adequately house large related households c
four or more persons (see Table 2.1). In comparing the affordability of occupied anc
vacant units, there is a severe shortage of dwelling units affordable to low-incomc
households. As shown in Tables 2.3 and 2.4, only 8 percent of the occupied three o
more bedroom units and 26 percent of the three or more bedroom units available for ren
are offered at rents affordable to households with an income between 51 to 80 percer
of the median.
The 1990 Census also shows that 78 percent of these low-income households live ir
overcrowded conditions. The great percentage of large related low-income household:
living in overcrowded conditions suggests that many households may be living in unit:
that are smaller in size than what would be appropriate, a three or more bedroom unit
They may be living in smaller units because smaller sized units are affordable to then
while larger units are not affordable. It can be assumed that larger units unaffordable
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Section II: Five-Year Strategy Page 9;
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
to low-income households are being occupied by higher income households, who may
be smaller in household size and prefer larger homes.
The relatively significant percentage of low-income households who are categorized as
large related households, the mismatches between housing rents and ability to pay, and
priority given to very low-income households over low-income households lead to
assigning a relative numerical priority of 2 to large related households in the 31 to 50
percent income category.
ii. Strategy Development - Investment Plan
Primary Activity:
Develop new construction
Construction of new units is considered the primary and most effective activity for the
the affordable housing needs of very low-income households because of existing marke
conditions and development costs may not be able to be supported by the income level:
of low-income households. A collaborative effort is needed between the private anc
public sector and non-profit organizations. Therefore, providing assistance for the
development of new dwelling units is given first priority.
While the problem that is identified is not necessarily a supply of dwelling units, there i:
a shortage in the supply of affordable dwelling units. The new units can targe
occupancy by low-income households and be provided at affordable rents to thesc
households, thereby increasing the supply of affordable housing. The new constructioi
of dwelling units will increase the ability of large related low-income households to obtaii
affordable housing of an appropriate size.
Secondary Activity:
long term assistance of this group. The private sector alone may not be able to mee
Acquisition and moderate rehabilitation
While there is no shortage of appropriate dwelling units for this type of household, therc
is a shortage of affordable dwelling units. With an adequate supply of dwelling units, I
is less expensive to provide affordable housing to this group of households through thc
purchase of existing units than new construction and, if required for preservation
moderate rehabilitation of such units. Therefore, acquisition may be considered ai
effective and appropriate primary activity. However, acquisition is identified as :
secondary activity to be pursued over the next five years. Acquisition of existing unit
is identified as a secondary activity because the Regional Housing Needs Statemei
indicates that the City of Carlsbad has a significant need for construction or creation c
new housing units which are affordable to low-income households. Consequently, th
primary strategy the City will pursue is encouraging non-profit organizations, other privat
entities, and other public agencies to construct or create new affordable housing unit:
Page 98 Section II: Five-Year Strateg
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Provide rental assistance I An even quicker and less expensive alternative in the short term for large relatc
households in this income category is rental assistance. Rental assistance can meet tt
needs of 28 percent of large related households, whose only housing problem is ren
above 30 percent of their income, more cost effectively in the short term and quickly thz
any other activity. However, rental assistance is considered a short term solutic
because while it can be more cost effective than actually acquiring or constructing E
of affordable housing is not increased.
Resources:
All funding resources (Federal, State, local, and private) currently listed as available fc
these activities in Section 1.c of this CHAS will be pursued. However, the City I
Carlsbad will not pursue funding resources where the City is not an eligible applicant ar
in circumstances where funds are not available. The City of Carlsbad will general
support applications for these funding resources from eligible non-profit organization
and other private entities.
affordable unit, rental assistance would have to be continually given and yet the supp
IO. Priority 2 : All Other Low-Income Renter Households
i. Analysis
The 1990 Census shows that there are approximately 663 low-income renter household
containing non-elderly single persons or groups of unrelated individuals in Carlsbad th;
earn between 51 to 80 percent of the median family income. These household
represent 37 percent of the total number of very low-income renter households, th
largest household type within this income group. "All other'' households are more likei
to have incomes between 51 to 80 percent of median than incomes below 50 percer
of median.
In comparison to the other household types with the exception of large relatec
households, "all other" low-income households are just as likely to face some type c
housing problem or a housing cost burden problem. It is estimated that 91 percent (601
households) have housing problems. Of the 591 households paying more than 31
percent of their income towards housing rents, 258 households pay more than 51
percent .
Low-income "all other" households do not experience as great a cost burden of payin!
more than 50 percent of their income towards housing rents than their very low-incoml
counterparts. In addition, low-income households have more disposable incomi.
of median income. Therefore, due to the anticipated lack of adequate funds, very low
income households are given priority over low-income households.
remaining after covering the cost housing than do households earning 50 percent or les!
Section II: Five-Year Strategy Page 91
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
When examining the housing stocks ability to house such households, an analysis of the
City's housing stock and market conditions shows that efficiency or one-bedroom units
typically needed by these small households are greatly lacking in the City of Carlsbad
in relation to the number of households needing this unit size (see Table 2.1). According
to Table 2.4, of the 178 efficiency or one-bedroom units available for rent, only 36
percent of the units are affordable to persons with an income between 51 to 80 percent
of the median.
The relatively large percentage of low-income households who are categorized as non-
elderly single persons or groups of unrelated individuals, the mismatches betweer
housing rents and ability to pay, the high demand and small supply of efficiency ana
one-bedroom units, and the priority given to very low-income households over low-
income households lead to assigning a relative numerical priority of 2 to "all other'
households in the 51 to 80 percent income category.
ii. Strategy Development - Investment Plan
Primary Activity:
Develop new construction
The characteristics of "all other" households indicate that they have a need for smalle
and low cost housing units. A comparison of the number of households needing
efficiency or one-bedroom units and the shortage of such units identifies nev
construction as the primary activity to be pursued over the next five years.
Secondary Activity:
Provide rental assistance
A comparison of the types of housing problems experienced by low-income non-elder1
single persons or groups of unrelated individuals against the availability of affordabll
units identifies rental assistance as secondary activity. Rental assistance can meet thl
needs of 89 percent of "all other" households whose only housing problem is rents abovl
30 percent of their income more cost effectively and quickly than any other activity.
Rental assistance is also identified as a secondary activity because it is considered
short term solution. It is considered a short term solution because rental assistancl
would have to be continually given and yet the supply of affordable housing is nc
increased.
Programs:
All funding resources (Federal, State, local, and private) currently listed as available fc these activities in Section I,c of this CHAS will be pursued. However, the City (
Carlsbad will not pursue funding resources where the City is not an eligible applicant an
in circumstances where funds are not available. The City of Carlsbad will general1
Page 100 Section II: Five-Year Strateg
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support applications for these funding resources from eligible non-profit organizatio
and other private entities.
11. Priority 2 : Existinq Low-Income Homeowners
i. Analysis
The 1990 Census shows that there are approximately 1,165 low-income households
Carlsbad who own their home. Homeowners represent 40 percent of the 2,944 total lo\
income households. A small percentage (7 percent) of total homeowners have incomt
between 51 and 80 percent of median. Low-income homeowner are not as likely to fac
some type of housing problem or housing cost burden problem as homeown
households in other income categories. Of the low-income homeowners, 41 percent pi
more than 30 percent of their income towards housing costs and 21 percent pay mo
than 50 percent.
The relatively large percentage of low-income households who are homeowners and tt
mismatch between housing costs and ability to pay but the relatively small percentac
of owner households who are of very low-income leads to the assignment of a relath
numerical priority of 2 for existing homeowners in the 51 to 80 percent income categor
Primary Activity:
ii. Strategy Development - Investment Plan
support Facilities and Services for existing homeowners who may be in jeoparc I of losing their home
The significant percentage of low-income homeowners who are paying more than 3
percent and in some of the circumstances more than 50 percent of their income toward
housing costs identifies a need to maintain their home (in financial terms). Therefon
it appears that the City's primary focus for assistance to this group should be financii
counseling and/or management services (development of support services). Th
objective of the City will be to assist homeowners to maintain their existing home:
However, if the cost of the home is simply too expensive for the household, the City w
consider the provision of relocation assistance to help the household locate a mor1
affordable housing unit.
Secondary Activities:
Provide moderate rehabilitation existing homeowners with substandard units c
special needs
To help prevent the potential deterioration of the dwelling unit and living conditions an'
the degradation of neighborhoods, a secondary focus for assistance to this group shoul
be rehabilitation of substandard and/or near substandard housing units. For low-incom,
households who currently own their home, it is assumed that they may have very littlt
disposable income and may not have the resources to maintain their home structurally
The objective of the City will be to assist homeowners to maintain their existing homes
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Section 11: Five-Year Strategy Page 10
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
However, if an existing unit cannot be rehabilitated, the City will consider the provision
of relocation assistance to help the household locate an affordable housing unit in better
structural condition.
A majority of low-income homeowners (56 percent) are elderly households. Persons
over the age of 65 years are more likely to suffer from a physical disability. The special
needs required for housing physically disabled individuals identifies moderate rehabilitation as a secondary activity. The housing needs of elderly households include
not only affordability but also special construction features to provide for access and use
according to the particular disability of the occupant.
Resources:
All funding resources (Federal, State, local, and private) currently listed as available for
these activities in Section 1.c of this CHAS will be pursued. However, the City of
Carlsbad will not pursue funding resources where the City is not an eligible applicant and
in circumstances where funds are not available. The City of Carlsbad will generally
support applications for these funding resources from eligible non-profit organization and
other private entities.
12. Priority 2 : First Time Low-income Homebuvers
i. Analysis
The 1990 Census shows that there are approximately 1,779 low-income households in Carlsbad who are currently renting a dwelling unit and could perhaps buy a home. Low-
income renters represent 60 percent of the 2,944 total low-income households.
Of the 1,879 low-income renter households, 1,366 households (77 percent) are
experiencing a cost burden of paying more than 30 percent of their income towards
housing. Only 42 percent of the households paying more than 30 percent of their
income for housing are actually paying more than 50 percent.
While the majority of low-income households are experiencing a housing cost burden
there are a significant number of households who are not and may have the financia
resources to make the required downpayment and closing costs associated with the
purchase of a home. Low-income households are better able to support the month11
housing expenses of homeownership than very low-income households. Therefore, E
relative numerical priority of 2 is assigned to first-time homebuyers in the 51 to 8C
percent income category.
ii. Strategy Development - investment Plan
Primary Activity:
Providinq first-time homebuver assistance to qualifying low-income households
For low-income households (with or without children) who would like to own their home
the primary need is financing. It is often difficult for low-income households with nt
Page 102 Section 11: Five-Year Strateg!
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previous homeownership history to obtain financing to purchase a home. The City'
primary form of assistance for this group of households will be a "first-time homebuye assistance program." AS part of their Community Reinvestment Act requirements, thc
City will work with local financial institutions to develop a financing program for first-timc
lower-income homebuyers.
Moderate Rehabilitation/Acquisition
With very little income to support a debt, there is a need for housing that can bc
purchased at the lowest price available. Acquisition and rehabilitation (if necessary) o
existing condominiums, townhomes or single family homes for the purposes of "resale
the purchase price of a new home.
Secondary Activity:
to lowincome households provides a greater opportunity for a lower purchase price thai
Develop new construction
As shown in Table 2.4, only 12 of the dwelling units available for sale are offered a
sales prices affordable to low-income households. A shortage in the supply of affordable
dwelling units is identified as a problem for first-time low-income homebuyers
Therefore, new construction of affordable units is considered a secondary activity tc
increase the supply of dwelling units that are available and affordable to low-income
households. The new units can be targeted for occupancy by low-income households
and provided at affordable rents to these households.
Resources:
All funding resources (Federal, State, local, and private) currently listed as available fo
these activities in Section 1.c of this CHAS will be pursued. However, the City o
Carlsbad will not pursue funding resources where the City is not an eligible applicant and
in circumstances where funds are not available. The City of Carlsbad will generally
support applications for these funding resources from eligible non-profit organizations
and other private entities.
1
13, Priority 2 : Lower-Income (0 to 80 MFI) Homeless Persons and
Documented Migrant Farm workers and Dav Laborers
Very low and low-income households have been combined for purposes of this
discussion since it provides no benefit to distinguish income groups among the
homeless. According to the 1990 census, Carlsbad has approximately 941 homeless
persons.
Very few urban homeless have been sighted in Carlsbad. The Regional Task Force on
the Homeless believes that the majority of Carlsbad's homeless population is rural and
comprised of farm workers and other day laborers. The majority (95%) of these are
i. Analysis
1
Section II: Five-Year Strategy Page 103
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
males living alone. However, families are beginning to join them. They need safe and
sanitary housing, which could be a congregate living arrangement.
The facility and service needs of these homeless families and individuals are many and
shelter or transitional facilities for homeless individuals and families.
As the homeless population is a regional issue and not confined to the boundaries of one
city in particular, the provision of facilities and services to meet the needs of the
homeless population must be meet by the entire region. In addition, due to the regional
nature of homelessness, facilities and services should be located in areas that provide
the most benefit and greatest access for the homeless population.
In Carlsbad, rental assistance is available to help homeless persons and households
Homeless persons or households qualify for a federal preference under the Section E
rental assistance program. Homeless persons or households participating with a socia
service agency for assistance are given top priority because the local priorities
established for the Section 8 rental assistance program give priority to homeless persons
or residents of Carlsbad. They may also receive other local priorities if the head of thc
household or the spouse is a Veteran or a family of a Veteran or the household, fhc
head of the household or spouse is participating in a job training or academic enrichmen
program, or are ready for permanent housing and have a source of income and haw
contracted with social service agencies for ongoing supportive services.
While there are nearly 1,000 homeless persons in Carlsbad, they represent only It
percent of the total lower-income households in Carlsbad. The strategies and program!
to provide housing assistance to lower-income renters can also effectively meet thc
needs of lower-income homeless persons. Therefore, a relative numerical priority of :
is assigned to lower-income homeless persons.
varied. Existing service agencies indicate that a growing need exists for limited-term
ii. Strategy Development - Investment Plan
Primary Activity:
To appropriately assist homeless families and individuals (including migrant farn
workers), the City must first address the most immediate needs for temporary shelter
food, clothing, social services, etc. These facilities and services should be provided iI
areas that provide the most benefit and greatest access for the homeless populatior
Therefore, the first priority of the City is to support non-profit organizations, other privat
entities or other public agencies in their development and/or provision of adequat
support facilities and services in appropriate locations.
DeveloP support facilities and services
Page 104 Section II: Five-Year Strateg
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Secondary Activities:
The second priority is encouraging the movement of the homeless into permaner
housing; the most effective method for providing permanent housing appears to b
through acquisition and rehabilitation of existing housing units. Acquiring an
rehabilitating existing dwelling units and buildings suitable for shelters are effectiv
means of preserving and providing shelter for this group.
Provide for acquisition of housinq units and moderate rehabilitation
Develop new construction
If acquisition of existing units is not feasible, the City will consider offering assistance t
non-profit organizations, other private entities or other public agencies interested in constructing new units to create additional affordable housing opportunities for th
homeless.
Provide rental assistance
Rental assistance is an easier and less costly alternative than acquisition or existin
units or construction of new units and will help homeless persons make the transition t
permanent housing and independent living. Where single room occupancy housing c
managed living units are developed, rental assistance may be a viable strategy. Sectio
8 rental assistance is also available for these homeless persons, with a local priorit
given to those who have some source of income and are contracting with Social Servicc
Agencies for ongoing supportive services.
Resources:
All funding resources (Federal, State, local, and private) currently listed as available fo
these activities in Section 1.c of this CHAS will be pursued. However, the City o
Carlsbad will not pursue funding resources where the City is not an eligible applicant and in circumstances where funds are not available. The City of Carlsbad will generalll
support applications for these funding resources from eligible non-profit organization: I and other private entities.
14. Priority 3 : Lower-Income Homeless Persons With Special Needs
i. Analysis
Very low and low-income households have been combined for purposes of thii
discussion since it provides no benefit to distinguish income groups among the
homeless. The "homeless persons with special needs" group includes a variety o'
individuals. It can include alcoholics, individuals with mental illness, run-away youths
families in distress, drug abusers, and others whose circumstances have left them
homeless.
Section II: Five-Year Strategy Page 10:
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
As discussed earlier in Section l.b.2, it is estimated that 33 percent of single homeless adults suffer from severe and persistent mental illness. Evidence indicates that up to 50
percent of the homeless population may be active substance abusers. The special
needs of homeless mentally ill, alcohol and drug abusers, victims of domestic violence
and runaway/throwaway youths are group specific.
Furthermore, as the homeless population is a regional issue and not confined to the
boundaries of one city in particular, the provision of facilities and services to meet the
needs of the homeless population must be meet by the entire region. Due to this
regional nature of homelessness, facilities and services should be located in areas that
provide the most benefit and greatest access for the homeless population.
In Carlsbad, rental assistance is available to help homeless persons and househo\ds.
Homeless persons or households qualify for a federal preference under the Section 8
rental assistance program. Homeless persons or households participating with a social
service agency are given top priority in the Section 8 rental assistance program along
with Carlsbad residents. They may also qualify for other local priorities if the head of the
household or the spouse is a Veteran or a family of a Veteran or the household, the
head of the household or spouse is participating in a job training or academic enrichment
program, or are ready for permanent housing and have a source of income and have
contracted with Social Service Agencies for ongoing supportive services.
Lastly, Carlsbad’s homeless population has been characterized as a rural with farm
workers and other day laborers comprising the vast majority of this population. The
presence of mental illnesses, alcohol and drug abusers, victims of domestic violence,
AIDS or HIV positive, or youths are typically associated with the urban homeless and no1
the rural homeless, such as in Carlsbad. Therefore, a relative numerical priority of 3 is
assigned to lower-income homeless persons with special needs.
ii. Strategy Development - investment Plan
Primary Activity:
Develop support facilities and services
To appropriately assist homeless persons with special needs, the City must first address
the most immediate needs for temporary shelter, food, clothing, social services, etc. Ir
these cases of special needs, individuals also require intensive guidance with monitorin!
and access to supportive services. Supportive services is as important to their we
being as shelter. Therefore, the first priority of the City is to support non-profi
organizations, other private entities or other public agencies in their development and/o
provision of adequate support facilities and services in appropriate locations.
Page 106 Section II: Five-Year Strateg
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Secondary Activities:
Provide for acquisition of housing units and moderate rehabilitation
The second priority is to encourage the movement of the homeless into transition,
group housing. Permanent housing and independent living may not be the best strateg
for this group because of their special needs. The most effective method for providin
housing appears to be through acquisition and rehabilitation of existing housing units t
provide group home living with access to the appropriate support services needed t
dwelling units and buildings suitable for shelters are effective means of preserving an
providing shelter for this group. This strategy could provide shelter as well as acces
to the needed supportive services to help build and maintain a sense of independenct
assist these households with their special needs, Acquiring and rehabilitating existin
I Develop new construction
If acquisition of existing units is not feasible, the City will consider offering assistance tl
non-profit organizations, other private entities or other public agencies interested in
constructing new units to create additional transitional housing opportunities for thl
homeless.
Provide rental assistance
Rental assistance is an easier and less costly alternative than acquisition or existinl
units or construction of new units and will help those homeless persons who are capabl;
of independent living make the transition to permanent housing. Where single roon
occupancy housing or managed living units are developed, rental assistance may be i
viable strategy. Section 8 rental assistance is also available for these homeles!
persons, with a local priority given to those who have some source of income and an
contracting with Social Service Agencies for ongoing supportive services.
Resources:
All funding resources (Federal, State, local, and private) currently listed as available fo
these activities in Section 1.c of this CHAS will be pursued. However, the City o
Carlsbad will not pursue funding resources where the City is not an eligible applicant anc
in circumstances where funds are not available. The City of Carlsbad will general11
support applications for these funding resources from eligible non-profit organizations
and other private entities.
Section II: Five-Year Strategy Page 107
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
15. Priority 2 : Lower-Income "At-Risk" Households
i. Analysis
The "at-risk" households are low-income families and individuals who, upon loss of
employment, would lose their housing and end up in shelters or homeless (on the
street). Low-income families, especially those that.earn less than 30 percent or less of
the median income for San Diego County are especially at risk of becoming homeless.
These households generally are experiencing a cost burden of paying more than 50%
of their income for housing.
The at-risk population also includes individuals who are in imminent danger of residing
in shelters or being unsheltered because they lack access to permanent housing and do
not have adequate support networks, such as a parental family or relatives whose homes
they could temporarily reside. These individuals, especially those being released from
penal, mental or substance abuse facilities, require social services to assist them in
making the transition back into society and remain off the streets.
Rental assistance is available to help very low-income "at-risk" households. Those very
low-income "at-risk" renter households who have vacated or must vacate their housing
unit due to substandard housing, are living in overcrowded conditions, or are paying
more than 50 percent of their gross income toward housing costs qualify for a federal
preference under the Section 8 rental assistance program. Very low-income elderly
renter households may also qualify under a local priority for the Section 8 rental
assistance program if the head of the household or the spouse is a Veteran or a family
of a Veteran, the head of the household or spouse is participating in a job training 01
academic enrichment program, or the household is residing in a mobile home park.
ii. Strategy Development - Investment Plan
Primary Activity:
Develop support facilities and services
Due to the fact that this group of households has very special immediate needs whict
can be best addressed through social service agencies, it appears that the most effective
method for providing assistance to this group is through the funding of support o
facilities and services. Such support facilities and services offer assistance through i
coordination of available services and financial resources, needed daily living provisions
(i.e. food and clothing), and counseling in such matters as financial management anc
family support.
Secondary Activity:
After the basic needs have been met, the City may then provide rental assistance as i
Provide rental assistance
"crisis management" tool.
Page 108 Section 11: Five-Year Strateg,
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Resources :
All funding resources (Federal, State, local, and private) currently listed as available fi
these activities in Section 1.c of this CHAS will be pursued. However, the City 1
Carlsbad will not pursue funding resources where the City is not an eligible applicant ar
in circumstances where funds are not available. The City of Carlsbad will general
support applications for these funding resources from eligible non-profit organization
and other private entities.
16. Priority 3 : Other Lower-Income Households With Special Needs
i. Analysis
The "other households with special needs" category includes non-homeless household
with persons who are mentally ill, developmentally disabled, AIDS or HIV infectio
victims, and families eligible to participate in an economic self-sufficiency program.
Rental assistance is available to help very low-income persons having a physical c
mental handicap. These persons are given a local priority for the Section 8 rent;
assistance program. In addition, such households can also get a priority if the head c
the household or the spouse is a Veteran or a family of a Veteran, the head of thl
household or spouse is participating in a job training or academic enrichment program
or the household is residing in a mobile home park. Federal preference is also given tr
those disabled households who have vacated or must Vacate their housing unit due ti
substandard housing, are living in overcrowded conditions, or are paying more than 51
percent of their gross income toward housing costs qualify for a federal preference unde
the Section 8 rental assistance program.
It is estimated that there are very few lower-income households with special needs i
Carlsbad relative to the total number of lower-income households in need of housinl
assistance. The strategies and programs to provide housing assistance to lower-incomt
households in general can also effectively meet the needs of lower-income persons witt
special needs. Supportive service and supportive housing needs are best meet by socia
service agencies and other private organizations. Therefore, a relative numerical priorit!
of 3 is assigned to lower-income persons with special needs.
ii. Strategy Development - Investment Plan
Primary Activity:
Develop sup~ort facilities and services
The first priority for this group is to provide for their immediate basic needs. The lac1
of access to basic needs often lead this group of households to be homeless, nea,
homeless, or living in unstable and/or substandard housing situations. Special neec
individuals require intensive guidance, in most cases, with monitoring and access tc
support services to maintain a sense of independence. CDBG funding of non-profit 01
private organizations who provide services to this population will be the primary activib
of the City of Carlsbad.
Section 11: Five-Year Strategy Page 10:
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Secondary Activity:
Provide for acquisition of housinq units and moderate rehabilitation
A secondary activity is the provision of affordable housing. The most cost effective
means appears to be through acquisition and rehabilitation of existing housing units.
Develop new construction
If acquisition of existing units is not feasible, the City will consider offering assistance to
non-profit organizations, other private entities, or other public agencies interested in
constructing new units to create additional affordable housing opportunities.
Provide rental assistance
Another quick and cost effective means of providing affordable housing is rental
assistance. However, rental assistance is considered a short term solution because
while it can be more cost effective than actually acquiring or constructing an affordable
unit, rental assistance would have to be continually given and yet the supply o
affordable housing is not increased.
Resources:
All funding resources (Federal, State, local, and private) currently listed as available foi these activities in Section 1.c of this CHAS will be pursued. However, the City o
Carlsbad will not pursue funding resources where the City is not an eligible applicant anc
in circumstances where funds are not available. The City of Carlsbad will generaill
support applications for these funding resources from eligible non-profit organizations
and other private entities.
Page 110 Section II: Five-Year Strateg
Number of
Persons
(Household Size)
1-2
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1 3
4+
TOTAL
Number of Number of Number of Difference Between
Bedrooms Rental Units Renter Households
(Unit Size) by Size Households and Units
Studio - 1 3,021 6,211 -3,190
2 5,013 1,528 3,485
3 2,196 1,698 498
10,230 9,437 793
Affordability of Number of Number of Units
Category Households in Affordable to
Income Category Income Category
0 - 30% Of MI 91 5 206
31 - 50% of MI 964 24 1
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I 51 - 80% Of MI 1,779 3,044
Total 3,660 3,491
Difference Between
Households and
Units
709
723
-1,265
169
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Table 2.3: Affordability of Occupied Dwelling Units By Unit Size and Tenure
Source: 1990 U.S. Census
Table 2.4: Affordability of Vacant Dwelling Units By Unit Size and Tenure
Source: 1990 U.S. Census
Page 112 Section II: Five-Year Strategl
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c. Programs, Services and Speciai Initiative Strategies
This part describes in better detail the specific programs and services to be providec
and the special initiatives to be undertaken, to implement the City of Carlsbad's five ye;
strategy to provide affordable housing for very low and low-income households ar
supportive housing for homeless persons and other persons with special needs.
Due to the anticipated lack of adequate program funding, the City of Carlsbad will, mo
likely, not be able to meeuaddress all of the needs of the groups/households identifie
within this five year strategy section. However, every effort will be made to provic
housing assistance to as many low-income persons (including those with special neec
and the homeless) as possible during the next five year period. Highlighted below ai
the specific programs and activities which will be used by the City to address the specif
affordable housing needs of low and very low-income households (including those wI
special needs and the homeless) in Carlsbad:
Program #I and #2:
TO INCREASE THE SUPPLY OF STANDARD, AFFORDABLE HOUSING THROUGI
THE CONSTRUCTION OF NEW UNITS AND ACQUISITION AND/OR REHABlLlTATlOl
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Strategy Summary:
Acauisition and Rehabilitation: The City/Redevelopment Agency will assist other privat
entities and non-profit organizations acquire deteriorating and substandard rental housin
from private owners, utilizing various local, state and federal funding sources fc
re habilitation.
New Housinq Development: New housing development will be primarily achieve
through privatelpublic sector partnership efforts. The City will assist in the effort by '
modifying codes and standards which will reduce the cost of housing but retain qualii
design and architecture; 2) ensuring that there is sufficient developable acreage in a
residential densities to provide varied housing types for all economic ranges; 2
encouraging adaptive reuse of older commercial or industrial buildings for combine
living/working spaces; 4) encouraging increased integration of housing with nor
resid en tial development.
The City's new lnclusionary Housing requirement for Master Plan communities an
qualified subdivisions places responsibility upon private developers to be part of th
"affordable housing crisis" solution by building low-income affordable units within all ne\
housing develop men t s I
Section 11: Five-Year Strategy Page 11
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Larqe Family Unit Development: In those developments where the City requires thl
developer to include 10 or more units of affordable housing for low-income household5
at least 10 percent of the total units will be required to have 3 or more bedrooms.
Senior Housinq Development: The City will encourage private residential developers t
develop more low-income senior housing projects in Carlsbad in an effort to providl
additional units of housing for this group.
lnclusionaty Housing Requirement for Affordable Housinq: The City requires a minimur
of 15 percent of all units approved for any master plan community, residential specifi
plan or subdivision be affordable to low-income households. Under certai
circumstances, such as smaller projects of six or less units, where the 15 percer
requirement would be less than one unit, the developer may make an in-lieu contributio
consisting of funds, land or some other asset to the City for use in providing shelter t
low-income households. In addition, any residential project whose application for
discretionary permit was deemed complete or received approval of a discretionary perm
prior to May 21, 1993, the effective date of the lnclusionary Housing ordinance, does nc
have to make I5 percent of the units affordable to lower-income households but mu:
pay an impact fee. It is anticipated that approximately 1050 units of low-incom
affordable units will be created through this inclusionary housing requirement.
Lower Income Housinq Development Incentives: The City has adopted a "density bonu
ordinance" which will permit a minimum density bonus of 25 percent and one or mor
additional economic incentives or concessions in return for a developer guaranteeing th:
a minimum of 50 percent of the units for seniors or other special need households or 2
percent of the units for low-income households or 10 percent of the units for very IOM
income households. These units must remain affordable for a period of not less tha
30 years.
Alternative Housinq: The City will also consider development standards for alternativ
housing types, such as second dwelling units in a single family zone, single roor
occupancy hotels, managed living units, homeless shelters and farm worker housin<
The City will authorize alternative housing projects through a Conditional Use Permit c
Special Use Permit.
Institutional Structure: In addition, the City will review its development fees, schedule
for fee payment and development permit process. On a project by project basis, the Cil
will consider subsidizing the Public Facility Fees, and possible other related developmer
fees, as well as implementing a priority processing on all applications for low-incom
housing projects.
In-Kind Improvements: On a project by project basis, the City will consider contributin
projects when necessary and/or appropriate to ensure development.
in-kind infrastructure improvements (Lea, street, sewer, etc.) to low-income housin
Page 114 Section 11: Five-Year Strateg
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COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS]
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Monitorinq Special Housins Needs Priorities: The City will annually set priorities for it:
future low-income and special needs housing. Priority will be given to the housing need$
for lower-income households (including handicapped, seniors, large family and very low
income) in the guidance provided to the private sector for new housing construction anc
for the use of city funds.
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Smaller Housina Development: The Planning Department will study the relationshi1
between the size of houses, lot sizes, density and construction and development costs
The study will present findings together with recommendations on: 1) minimum sizes fo
permitted substandard lots; 2) the appropriate floor areas for associated houses; and
3) the applicability of providing density bonuses as to achieve reduced developmen
costs.
Land Bankins: The City will implement a land banking program under which it wil
acquire land suitable for development of housing affordable to lower-income households
This land will be used to reduce the costs of producing housing affordable to low-income
households to be developed by the City or other parties.
Housinq Trust Fund: The City will establish a Housing Trust Fund to facilitate the
construction and rehabilitation of affordable housing for low-income households.
Enerav Conservation: The City promotes energy and resource conservation in all neu
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Open and Fair Housinq Opportunities: The City disseminates and provides informatior
on fair housing laws and practices to the entire community, especially to tenants
property owners and other persons involved in the sale and/or rental of housing ir
Carlsbad. The City will continue its program of referring fair housing complaints to thc
appropriate agencies for further action. Also, the City will assure that information on thc
availability of assisted, or below-market housing is provided to all low-income and specia
needs households. The Housing and Redevelopment Department will providc
information to local military and student housing offices on the availability of low-income
housing in Carlsbad.
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFF ORDABlLlTY STRATEGY (CHAS)
PROGRAM #3:
TO PROVIDE RENTAL ASSISTANCE TO ALLEVIATE THE RENTAL COST BURDEN,
AND INDIVIDUALS & TO PROMOTE HOMEOWNERSHIP OPPORTUNITIES.
Strategy Summary:
INCLUDING SEVERE COST BURDEN, EXPERIENCED BY LOW-INCOME FAMILIES
Section 8 Rental Assistance: The City will continue administration of its federal Section
8 Rental Assistance Program. The City will attempt to add at least 100 new participants
to the program over the next five years by applying for additional certificates/vouchers
from the U.S. Department of Housing and Urban Development.
First time Homebuver Programs: The City will encourage the development of new
affordable housing units for first time homebuyers through a mortgage credit certificate
program. This program will primarily focus on moderate income households. However,
when feasible, low-income households will also be assisted through this program.
Local Lendinq Proqrams: The City will work with local lenders and the local developmeni
community to secure funding and develop additional lending programs through local
private and State and Federal Housing Programs for first-time homebuyers.
PROGRAM #4:
TO PROVIDE SUPPORT FACILITIES AND SERVICES TO: 1) ASSIST RESIDENTS
INCLUDING THOSE PERSONS WITH SPECIAL NEEDS TO OBTAIN/MAINTAIN
AFFORDABLE HOUSING IN CARLSBAD; AND/OR 2) PROVIDE TEMPORARY
SHELTER FOR THE HOMELESS, NEAR HOMELESS, AND MIGRANT WORKERS.
Strategy Summary:
Farm Worker Shelter and Permanent Housing: The City will work with and assist local
community groups, social welfare agencies, farmland owners and other interested partie:
to provide shelter for the identified permanent and migrant farm workers of Carlsbad.
Transitional Shelters and Assistance for the Homeless: The City will continue to facilitate
the acquisition, for lease or sale, of suitable sites for transitional shelters for the
homeless population. The City will also continue to assist local non-profit and charitable organizations in securing state funding for the acquisition, construction and managemen
funds to non-profit social service agencies that provide services to the homeless anc
near homeless in Carlsbad.
of these shelters. The City will continue to provide Community Development Block Gran
Page 116 Section 11: Five-Year Strategl
CITY OF CARLSBAI
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAZ
Other Housinq Related Public Services: The City will provide funding, through ii
provide housing-related assistance (Le., shelter, food, clothes, transportation, etc.) to tt-
homeless, near homeless, seniors, handicapped and/or other special need household
The City of Carlsbad will use available State, Federal and Local resources to fund tl-
programs, services and special initiatives strategies outlined above. A list of possib
funding sources is included in Section 1.c of this CHAS.
d. Relevant Public Policies, Court Orders, arid HUD Sanctions
This part explains the extent to which the costs or incentives to develop, maintain (
improve affordable housing in the City of Carlsbad are affected by local or state pub1
policies, as embodied in statutes, ordinances, regulations or administrative procedure
Although development constraints apply to all housing production, they significant
impact housing that is affordable to low-income households. Governmental and noi
governmental "constraints and mitigating opportunities" have been identified by the Ci
of Carlsbad as part of the State required Housing Element of the Carlsbad General Plai
These "constraints and mitigating opportunities" are discussed in more detail in "Sectic
Three" of the Carlsbad Housing Element. This section is included in Appendix B to th
CHAS.
There are currently no court orders, consent decrees, or HUD imposed sanctions
place that affect the provision of assisted housing or fair housing remedies that the Ci
of Carlsbad is aware of.
e. Institutional Structure and Intergovernmental Cooperation
This section will identify the institutional structure through which the City of Carlsbad w
carry out its affordable and supportive housing strategy and provide an assessment (
the capacity of the institutional structure to carrying out the City's five-year strategy.
an effort to obtain information of the organizations, agencies, and businesses providir
housing or social services to lower-income persons, the staffs of the entitlement citk
and the urban County of San Diego joined in the preparation and distribution of a sing
survey of these providers in the entire region. The results of the survey and a listing (
the housing and social service providers is included in Appendix F of this CHAS.
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Community Development Block Grant Program, 'to publiclsocial service agencies whit 8
1 and processes.
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1. Description
The institutional structure established to carry out this affordable housing strate{
includes departments of the local unit of government (City of Carlsbad), for-pro
developers (private industry) and non-profit organizations responsible for assistir
various housing needs groups within the City of Carlsbad.
Section 11: Five-Year Strategy Page 11
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
i. Public Institutions
A. City of Carlsbad
The City of Carlsbad’s Housing and Redevelopment, Planning/Community Development and Building Departments will be the lead departments in implementing the variety of
programs and/or activities outlined within our five year strategy.
The Housing and Redevelopment Department consists of the Carlsbad Housing Authority
and Redevelopment Agency. The City Manager serves as the Executive Director and
the Housing and Redevelopment Director supervises the operations of both the Housing
Authority and the Redevelopment Agency.
The Carlsbad City Council serves as the Housing and Redevelopment Commission and
takes action on matters related to the Housing Authority and Redevelopment Agency
with recommendations from the Housing Commission.
The Housing Commission consists of a total of nine (9) representatives appointed by the
City Council. The membership includes: two participants from the Housing Authority’s
Rental Assistance Program (one senior and other general); one member of the City’s
Planning Commission; six persons with experience and expertise within development
construction, real estate, social services, housing advocacy, planning, architecture and/oi
establishment or amendment of affordable housing programs, policies, and regulations
the establishment or implementation of affordable housing agreements, and affordable
housing projects.
Principal Responsibilities of the Housinq and Redevelopment Department:
I. Administer Community Development Block Grant Program (CDBG) .
Approximately $993,032 in CDBG funds were allocated to various communib
development activities in 1993-94. A substantial amount of these funds for the
next five years will be allocated to projects which address the affordable housinc
needs of low and moderate income families/households in Carlsbad.
Administer Housing Authority/Federal Section 8 Rental Assistance Program - Tht
Housing Authority provides a total of 473 Section 8 Rental Assistance Certificate:
and Vouchers to eligible participants. It is anticipated that an additional IO(
certificateshouchers will be provided by June 30, 1994.
Administer Mortgage Credit Certificate and Mortgage Revenue Bond Program
The Department will assist with a new Mortgage Credit Certificate program an(
continue to monitor existing requirements for several housing developments ir
Carlsbad which participated in past mortgage revenue bond issues.
finance. This commission advises and makes recommendations on such matters as the
2.
3.
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4. Implement Housing Element Programs - The Department will be primaril
responsible for implementation of a majority of the programs and/or activitie
outlined within the City’s Housing Element adopted in October, 1991. Th
Department will work with local private for-profit and non-profit developers t
create additional affordable housing opportunities in Carlsbad for low-incom I house holds.
Principal Responsibilities of the Planninq/Community Development Department:
1. Preparation of Ordinances and Policies for Implementation of Housing Elemer
Programs - The Planning Department will be primarily responsible for developin
applicable ordinances, policies, plans, studies, surveys, etc. required to implemer
the City’s Housing Element.
Assist in Development of Affordable Housing - The Department(s) will assist th
Housing and Redevelopment Department in implementing the programs identifie
in this five year strategy for developing new affordable housing units. In additior
the Department(s) will review affordable housing projects and monitor progres
in addressing/meeting the needs of low-income households in Carlsbad.
Development of Homeless and Farm Worker Shelters- The Department(s) will b
primarily responsible for developing and implementing the programs necessar
to create shelter for the homeless and migrant farm workers in Carlsbad.
2.
3. I
Principal Responsibilities of the Buildinq Department:
1. Monitor and report on existing housing units which are substandard withii
Carlsbad. The Department will be responsible for identifying substandard unit
which are eligible for rehabilitation and reporting these units to the Housing an(
Redevelopment Department for funding assistance.
B. San Diego Association of Governments (SANDAG)
SANDAG plays a significant role in assisting local governments to prepare housinl
development plans, especially the Housing Element required by California State Law
and the CHAS, SANDAG also functions as an important clearing house for housinl
development information and training center for legal requirements of housinl
development and related affordable housing programs.
ii. Private Industry
Private, for-profit housing developers will assist in the effort to create additiona
affordable housing units in Carlsbad. Per the City of Carlsbad’s adopted Inclusionap
Housing Ordinance, a minimum of 15% of all housing units approved for any master pial
community, residential specific plan or qualified subdivision must be affordable to low
income households. It is anticipated that private developers will create at least 105r -
Section II: Five-Year Strategy Page 11!
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
units of new affordable housing for low-income households during the five year perioc
of this CHAS as a result of the inclusionary housing requirement. The City staff will wori
closely with private industry to develop housing which is affordable to and meets thc
needs of low-income households in Carlsbad.
iii. Non-Profit Organization
Non-profit organizations will play a vital role in the development of affordable housing ii
the City of Carlsbad. The City will work with non-profit organizations to advocate for anc
develop affordable housing. A list of non-profit organizations which can providi
assistance to the City is included in Appendix F of this CHAS. Every effort will be madl
by city staff to employ the assistance of non-profit organizations in the effort ti
implement the programs outlined within this CHAS and Carlsbad's Housing Element.
2. Overcoming Gaps
This section shall provide an assessment of the existing strengths and gaps in thl
delivery of programs and services, including efforts to make use of available housinc
social service and mental and other health care resources and identifies propose1
actions to strengthen, coordinate and integrate those institutions and delivery systems
i. Assessment and Strategy to Overcome Gaps
The City of Carlsbad has made a strong commitment to increasing the supply c
affordable housing for low-income households within the community. A significar
amount of staff time has been, and will continue to be, dedicated to developing
"strategy" for implementing each of the housing programs outlined within the Carlsba
1991-96 Housing Element. The City will make every effort to develop private/publi
partnerships which will result in the creation of new affordable housing units for lowei
income households.
The City has already taken several steps towards its goal of creating a minimum c
1400 new units of affordable housing for lower income households. First, pursuant t
California Government Code requirements, the City adopted its 1991-96 Housin
Element which outlines a number of programs critical to the development of affordabl
housing.
Second, city staff met with local private housing developers and non-profit organizatio
representatives to identify the "obstacles/constraints" to developing affordable housin
in Carlsbad. As a result of these meetings, the City has amended its zoning ordinanc
to allow a modification of development standards for residential projects proposin
affordable housing, adopted both the inclusionary housing and density bonus ordinancc
amended the General Plan to allow proposed affordable housing projects to exceed th
underlying General Plan density for the site and is further prepared to mak
recommendations for financial assistance to mitigate these identified "obstacle:
constraints" to creating affordable housing.
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Third, in 1993, the City has approved several housing projects that will provide a numbe
of units to lower-income households at affordable rents and prices, including a 344 uni
apartment project that will be occupied by and affordable to lower-income households
The Housing and Redevelopment and Planning Staff continues to meet with a numbe
of for-profit and non-profit developers who are proposing various affordable housin! 1 projects in Carlsbad.
Finally, the City has recognized that the review and approval process to whit'
development projects are subject can be very time-consuming. The City's Planninl
Department staff is presently reviewing the process for review and approval c
development projects to help streamline the process and to make the process mor1
understandable to developers.
Housing and Redevelopment Department staff has also developed two (2) affordabll
housing slide shows which are being used, and will continue to be used, to educate thl
public on the need for affordable housing in Carlsbad and the type of beneficiaries (ver
low, low and moderate income households). Elected officials (City Council) have agree1
to take the political actions necessary to create affordable housing in Carlsbac
However, the problems associated with the NIMBY (Not-In-My-Back-Yard) syndroml
need to be addressed through education programs in order to reduce the amount c
opposition to specific projects which will be presented at later dates.
Due to financial constraints, the City of Carlsbad is limited in its ability to meet all of thl
housing needs of low-income households. However, a sincere effort will be made tl
combine city resources with private industry and non-profit agency resources to meet a
much of the need as financially feasible within the time period identified within thi
CHAS.
The City will also be legally constrained in solving the undocumented migrant work€
housing and related human service needs. These unmet needs are a result of Feder:
legal, financial and structural limitations which prevent Federal, State and local agencie
from legally providing certain services to undocumented individuals.
The delay in providing new rental assistance payments to low-income households ais1
presents a problem. The federal regulations and lack of adequate funding for the City'
Section 8 Rental Assistance Program create significant constraints to providing quic
access to the assistance. The City currently does not have an emergency housin
payment program. However, the City has provided funding to a local non-prof
organization to provide counseling and services coordination assistance to thos
households which are ''near homeless."
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The City proposes to strengthen, coordinate and integrate the governmental insritution$
non-profit and private delivery systems outlined above through on-going "strategy an
development" meetings between city staff, private developers, non-profit organization
Section 11: Five-Year Strategy Page 12
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
and various financial institutions. Through regular meetings, the City will continue tc
identify the constraints to affordable housing and develop/implement programs tc
mitigate them. The key to successful development of affordable housing for low-income
households in Carlsbad is communication, flexibility and adequate funding. The Cio
will communicate openly with private developers and service providers as well as make
every effort to maintain the flexibility in policies and/or ordinances necessary to create
public/private housing development partnerships.
The City will also develop an on-going monitoring system to assess its progress towards meeting the affordable housing goals outlined within this strategy and the Housin!
Element on an annual basis. The monitoring system will allow the City to identify thc
strengths and weaknesses of the various programs implemented to create affordable
housing for low-income households.
In relation to social service, mental and other health care resources available, there arc
many organizations that have been identified in a Housing and Supportive Servicc
Provider Survey (see Appendix F). There are approximately 85 organizations within thc
County of San Diego that provide housing or supportive services to Carlsbad residents
These agencies tend to be smaller organizations with many using volunteers.
Approximately 44 percent provide services to the entire San Diego region and 37 percer
focus attention to the north coastal area of the County. A great majority of the housin!
and supportive service providers surveyed had very little knowledge of federal housin!
programs, with the exception of the Community Development Block Grant program ani
the Section 8 Rental Assistance program.
This survey shows that there are a number of organizations providing housing o
supportive services to Carlsbad residents. However, this survey also shows that thesc
organizations are small but provide services to a large geographic region. In additior
the ability of these organizations may be limited because of their lack of knowledgi
regarding available housing resources. Therefore there is a need to encourage thc
development of more housing and supportive services providers and a need to providi
such organizations with education regarding the availability of public resources.
The City will encourage greater efforts to make use of available housing, social servic
and mental and other health care resources. To foster greater coordination an
integration between the numerous housing and supportive service providers, the City w
provide a list of various agencies and organizations and the activities they perform t
others. The City can also help to strengthen the housing and service delivery syster
by helping to educate such organizations and agencies regarding the resources that ar
available.
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f. Strategies for Lead Based Paint Hazard Reduction
The following strategies will be undertaken in the next five years to evaluate and reducc 1 lead based paint hazards:
1 Strategy 1 : Integrate lead hazard evaluation and reduction activities into a
housing programs, particularly residential rehabilitation programs.
Strategy 2: Support the development of comprehensive public health program
for the screening of children for lead poisoning and a follow-up ol
those identified as lead poisoned.
Provide public information and education.
Seek public and private funding to finance lead hazard abatemen
and reduction activities.
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Strategy 3:
Strategy 4:
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Strategy 1 :
housing programs, particuuarly residential rehabilitation programs.
Currently, many federal programs have requirements for evaluating and reducing lea(
hazards. For those state and local housing and community development programs, thc
City will pursue the following activities to evaluate and reduce lead hazards:
Integrate lead hazard evaluation and reduction activities into al
1. Require inspection for and abatement of lead based paint hazards as t
requirement of all residential rehabilitation programs when children under the age o
seven reside in the dwelling unit and have been identified with elevated blood levels; II
2. Include lead based paint hazard abatement as an eligible activity under thc
City’s residential rehabilitation programs and add minimum lead based paint abatemen
requirements to housing quality standards which must be met; and
3. Provide all eligible applicants of housing programs, particularly residentia
rehabilitation programs, with information regarding lead based paint.
Strategy 2: Support the development of comprehensive public health program3
for the screening of children for lead poisoning and a follow-up on those identifiec
as lead poisoned.
In accordance with CDC guidelines, all children found to have elevated blood levels
(above 20 micrograms per deciliter) should both be provided with public healtt
management services and be tested every three months. The County of San Diego’s
Department of Health Services currently provides this service. The City shoulc
encourage and provide assistance to lower-income households for the abatement of leac
based paint hazards once a child under the age of seven is identified as having elevatec
Section II: Five-Year Strategy Page 12:
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
blood levels. Community Development Block Grant (CDBG) funds can be used to help
the City or other organizations in developing a comprehensive approach to lead
poisoning prevention.
Strategy 3: Provide public information and education.
Public information campaigns can alert households residing in pre-1978 housing, those
most likely to have lead based paint hazards, of the dangers of lead poisoning, provide
advice on the maintenance of the home, and suggest ways to reduce exposure to lead
based paint hazards. Information should also be provided to landlords and owners of
property with pre-I 978 residential structures.
The following information should be provided to homeowners, renters, and landlords of
pre-I 978 housing:
A) That the property may contain lead-based paint;
B) The hazards of lead-based paint;
C) The symptoms and treatment of lead-based paint poisoning; D) The precautions to be taken to avoid lead-based paint poisoning (includinc
maintenance and removal techniques for eliminating such hazards);
E) The advisability and availability of blood lead level screening for childrer
under seven years of age; and
F) In the event lead-based paint is found in the property, appropriate
abatement procedures may be undertaken.
Strategy 4: Seek public and private funding to finance lead hazard abatement anc
red uctian activities.
Significant lead hazard reduction and abatement can be costly and beyond the mean:
of lower-income homeowners and owners of lower-income rental properties. The Cit
and other community organizations should be encouraged to pursue public and privatc
funding to finance lead abatement and reduction activities. Lead reduction anr
abatement should be an eligible activity in the City’s residential rehabilitation program
CDBG funds are available for lead abatement and reduction. Additional resources fo
lead hazards are listed in Appendix G of this CHAS.
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g. Monitoring Standards and Procedures
Housing programs supported with federal funds and subject to the CHAS will b
monitored on a regular basis to ensure compliance with all regulations governin
administrative, financial and programmatic operations. The City of Carlsbad Housin
and Redevelopment Department monitors all of the City’s affordable housing and suppo
services supported with federal funds awarded to the City or the public housing authorii
and will continue to do so. The City’s Monitoring Plan is included as Appendix H of th
CHAS.
In addition, the City’s Housing and Redevelopment Department also monitors affordab
housing projects that utilize favorable financing provided through the City and tt
redevelopment agency, density bonuses, Coastal Housing provisions, or conditional UI
permits for senior housing. Affordable housing projects receiving direct funding from tt
state or federal government are often monitored solely by those entities.
Section 11: Five-Year Strategy Page 12
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SECTION 111. ANNUAL PLAN
This section constitutes the Annual Plan for Fiscal Year 1993-1994 of the five-ye;
CHAS. It describes the specific plan for investment or use of affordable and supporti\i
housing funds that the City of Carlsbad reasonably expects will be available for tt
coming federal fiscal year, determines goals for individuals and households to be serve1
and describes the implementation plan guiding the activities and other actions to t
undertaken.
a. Strategy Implementation
I. Priority # 1 : Verv Low-Income (0 to 50% of MFI) All Rentc
Households
i. Investment Plan (Activities and Programs)
The activities and programs for assisting all very low-income (0 to 50% of MFI) rent(
households are intended to remain as described in Section 11, Five-Year Strategy of th
CHAS. The activities to be undertaken in 1993-1 994 for this priority group of residen
include the following:
A. Section 8 Rental Assistance Proqram
The 1993-94 Section 8 Rental Assistance Program budget includes a total of $2,494,2E
for housing assistance payments and $341,832 for operating costs. This budget v\i
allow the city to continue to provide rental assistance to a total of 473 very low-incorr
households during fiscal year 1993-94. The City has approved contracts with appropria
property owners to commit these payments.
The City is applying to HUD for 50 additional Section 8 certificates under the July
1993 HUD notice of funding availability for the Family Unification Program. The City
also applying to HUD for 50 additional Section 8 Certificates or Housing Vouchers und
the July 8, 1993 HUD notice of funding availability. The City expects to be able to assi
at least I00 additional very low-income households who meet the Federal preferenct
for housing assistance during fiscal year 1993-94. Existing applicants, for the assistanc
program, which represent "worst case" needs will receive the first opportunity to bene
from the City's Section 8 Rental Assistance Program. The City estimates that tt
additional 100 households will be assisted by June 30, 1994.
B. HOME-Tenant Based Rental Assistance Proqram
The City will make application to the State of California, Housing and Communi
Development Department for a federally funded HOME program grant in the amount
$1,000,000 to establish a two year tenant based rental assistance program. The CI
will request funding to provide rental subsidy assistance to 100 additional very lo\
income households. The program is being matched with $250,000 from Carlsb: I Redevelopment Agency Set-Aside funds.
Section 111: Annual Plan Page 1:
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C. New Construction of Rental Units
When approving the programs for CDBG funding, the City Council approved a total 01
$343,232 (34 percent of CDBG funds) for acquisition of property to be used for an
affordable housing project. The City is currently considering purchase of a specific
property to be leased to a non-profit residential developer for the development of a 344-
unit apartment project. All units within this apartment project will be restricted and
occupied by lower-income households of any size or age. More specifically, 241 (70
percent) units are intended to be occupied and affordable to households at 50 percent
of the median family income.
In addition, the City will be applying for a CDBG Section 108 loan to further assist the
non-profit residential developer. It is anticipated that the City will obtain a $1,200,000
loan to be used for the purchase of approximately 20 acres of real property for the
purpose of causing the development of this affordable housing project. It is anticipatec
that a decision regarding approval of the noted funds will be expected by June 1994
Construction is scheduled to begin in the Fall of 1994.
D. Resource Booklet for Rental & Home Buyer Assistance
The City will continue to make available to the public a Resource Booklet which include:
information pertaining to home buyer and rental housing development assistancr
programs which are available in this region. This Resource Booklet will provide basic
information about assistance opportunities for homeownership, assistance for mobilc
home residents wishing to purchase their mobile home park and assistance tc
developers of rental housing. It also includes brief summaries of mortgage/subsid\
programs available from a number of sources.
ii. Programs
The City of Carlsbad will continue to pursue all funding sources that become availablc
to carry out the strategies described. All programs and resources (Federal, State, local
and private) listed as available for these activities are described in Section 1.c of this
CHAS. However, the City of Carlsbad will not pursue programs and resources where
the City is not an eligible applicant and in circumstances where funds are not available
All State funds will not be pursued due to a lack of funding. It is anticipated that Statc
funds may be available after June 1994. When State funding is available, the City wi
submit applications for the appropriate funding sources for the strategies outlined in thii
Annual Plan.
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b. Strategy Implementation
1. Priority # 1 : Low-Income (51 to 80% of MFI) All Renter Household:
The activities and programs for assisting all low-income (51 to 80% of MFI) rente
households are intended to remain as described in Section 11, Five-Year Strategy, of thi
CHAS. The activities to be undertaken in 1993-1 994 for this priority group of residenl
include the following:
i. Investment Plan (Activities and Programs)
A. New Construction of Rental Units
As discussed in Priority #I : Very Low-Income All Renter Households, the City Counc
approved CDBG funding for acquisition of property to be used for an affordable housin
project and is considering using the funds for the above mentioned property. All unt
within this 344 unit apartment project will be restricted and occupied by lower-incom
households of any size or age. More specifically, 103 units (30 percent) are intende
to be occupied and affordable to households at 60 percent of the median family income
B. Resource Booklet for Rental & Home Buyer Assistance
The City will continue to make available to the public a Resource Booklet which include
information pertaining to rental housing development assistance programs and als
home buyer assistance, which are available in this region. This Resource Booklet wi
provide basic information about assistance opportunities for homeownership, assistanc
for mobile home residents wishing to purchase their mobile home park and assistanc
to developers of rental housing.
ii. Programs
The City of Carlsbad will continue to pursue all funding sources that become availabl
to carry out the strategies described. All programs and resources (Federal, State, loca
and private) listed as available for these activities are described in Section 1.c of thi
CHAS. However, the City of Carlsbad will not pursue programs and resources wher
the City is not an eligible applicant and in circumstances where funds are not available
All State funds will not be pursued due to a lack of funding. It is anticipated that Statt
funds may be available after June 1994. When State funding is available, the City wi
submit applications for the appropriate funding sources for the strategies outlined in thir
Annual Plan.
Section Ill: Annual Plan Page 12'
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
c. Strategy Implementation
Income (51 to 80% MFI) Homeowners
The activities and programs for assisting existing very low-income (0 to 50% of MFI) an(
low-income (51 to 80% MFI) homeowners are intended to remain as described in Sectioi
II, Five-Year Strategy of this CHAS. The activities to be undertaken in 1993-1994 fc
this priority group of residents include the following:
1. Priority # 2 : Existinq Very Low-Income (0 to 50% MFI) and Low
i. Investment Plan (Activities and Programs)
A. Residential Re habilitation
The City has a $90,000 allocation from the Community Development Block Grar
program for a residential rehabilitation program. The City anticipates the implementatio
of this program by January 1, 1994. It is intended that the residential rehabilitatio
program will target very low and low-income single family homeowners, includin
mobilehomes. The program will provide two types of loans, an interest subsidy loan an
a deferred loan. For the interest subsidy loans, the City’s funds will be leveraged wil
funds from a private financial institution. The financial institution will provid
conventional financing with the City paying part of the interest rate to offer qualifie
lower-income household a below market interest loan. Deferred loans will be made t
the City to lower-income households who cannot qualify for conventional financing. Th
loan will be offered with no interest and will be repaid upon change in title of th
property. Grants will be provided to elderly or handicapped households for rehabilitatia
regarding health and safety issues and to lower-income households for weatherizatioi
With limited resources allocated for the residential rehabilitation program, it is anticipate
that four lower-income households will be assisted with residential rehabilitation in fisc;
year 1993-94.
In addition, the City will complete a Paint-a-thon program that received CDBG fundin
in 1988. The Paint-a-thon program provides lower and moderate-income householc
who own and occupy their home up to a $400 grant to purchase paint and supplies 1
paint the exterior of their home. It is expected that in 1993-1994, 4 very low-incorr
homeowners and 2 low-income homeowners will utilize this grant to paint their home
ii. Geographic Distribution - Residential Rehabilitation Program
The City’s residential rehabilitation program will be open to all lower-income homeowne
in Census Tract 179.00 and all mobilehome residents of the City. This Tract has tt
largest percentage of lower and moderate-income households in the City.
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iii. Service Delivery and Management - Residential Rehabilitatio
Program
While City funds will be used for this program, the City will be signing an agreement wit
the County of San Diego for delivery and management of the City’s residenti;
rehabilitation program. The County of San Diego is already providing such services t
other San Diego County cities and has trained staff to conduct all aspects of residentii
re habilitation.
d. Strategy Implementation
i. Investment Plan (Activities and Programs)
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The activities and programs for assisting very low-income (0 to 50% of MFI) and IOM
income (51 to 80% MFI) first time homebuyers are intended to remain as described i
Section 11, Five-Year Strategy of this CHAS. The activities to be undertaken in 1992
1994 for this priority group of residents include the following:
A. Resource Booklet for Rental & Home Buver Assistance
The City will make available to the public a Resource Booklet which includes inforrnatiol
Resource Booklet will provide basic information about assistance opportunities fo
homeownership, assistance for mobile home residents wishing to purchase their mobilc
home park and assistance to developers of rental housing. It also includes brie
summaries of mortgagekubsidy programs available from a number of sources.
B. Mortqaqe Credit Certificate Proqram
pertaining to home buyer assistance programs which are available in this region. Thi:
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The City will be working with other San Diego County jurisdictions to develop a region2
Mortgage Credit Certificate (MCC) program for first-time homebuyers. This program wi
provide MCC’s to primarily moderate-income households and in some cases lower
income households to help them qualify for a home purchase loan.
e. Strategy Implementation
Homeless Persons with Special Needs
The activities and programs for assisting lower-income (0 to 80% of MFI) homeles:
persons and homeless persons with special needs are intended to remain as describe(
Section II, Five-Year Strategy of this CHAS. The activities to be undertaken in 1993
1994 for this priority group of residents include the following:
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1. Priority # 2 : Lower-Income (0 to 80% of MFI) Homeless Persons anc
i. Investment Plan (Activities and Programs)
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
A. Support Facilities and Services
During 1993-94, the City will attempt to address the needs of homeless individuals
families, or persons with special needs: severe mental illnesses, drug or alcohc
addiction, diagnosed with AIDS or HIV, fleeing domestic violence non-homeless person!
Community Development Block Grant (CDBG) program. The City has allocated 11
percent of its CDBG funds for housing related facilities and services.
The following organizations have approved contracts with the City for services durin
fiscal year 1993-94 and provide facilities and services for non-homeless persons wit
special needs, homeless persons, homeless persons with special needs, and other lo\
and moderate-income households:
with special needs through the funding of various non-profit agencies under Carlsbad’i
Orqanization Se rvice/Faci I i tv Funding
Catholic Charities Men’s Homeless Shelter-Good Sam $7,300
Catholic Charities Men’s Homeless Shelter-La Posada $39,500
Community Resource Center Homeless Prevention Program $9,000
North County Lifeline Housing Services $1,000
Women’s Resource Center Housing Services for Families Threatened $1 0,000
or Victimized by Domestic Violence,
Sexual Assault, or Homelessness
Emergency Shelter for Abused, Neglected $5,000
or Abandoned Children
Casa de Amparo
Western Institute Foundation Day Care Facility for Victims of $50,000
for Mental Health Alzheimer’s Disease
Fraternity House Supportive Housing for Persons with $1 3,750
TOTAL $1 35,550
Approximately I ,872 individuals/families are anticipated to benefit from the activitie
projects, and shelter services which were funded for the 1993-94 fiscal year. A minimui
this funding program are from low and moderate-income households.
AIDS
of 70 percent of the individuals and families which receive assistance or services throus
B. Section 8 Rental Assistance
The City of Carlsbad intends to assist those homeless persons who are capable
making the transition to permanent housing and independent living. During 1993-94, tt
Carlsbad Housing Authority received 19 housing vouchers for distribution to the transie
homeless population which includes: those who are temporarily seeking housir
because of difficult economic situations; migrant work populations who choose to can
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in underdeveloped areas; the mentally ill; alcohol and drug abuser; or residents who a
temporarily homeless because of a lack of affordable housing or disastrous situation
Priority will be given to those homeless families who have a source of income, at
contract with a social service agency for ongoing supportive services to help them adjL
to their new environment.
f. Strategy Implementation
with Special Needs
The activities and programs for assisting lower-income (0 to 80% of MFI) non-homele!
persons with special needs are intended to remain as described in Section 11, Five-Ye
group of residents include the following:
1. Priority # 3 : Lower-Income (0 to 80% of MFI) Non-Homeless Persor
i. Investment Plan (Activities and Programs)
Strategy of this CHAS, The activities to be undertaken in 1993-1994 for this priori
A. Support Facilities and Services
During 1993-94, the City will attempt to address the needs of non-homeless persons wii
special needs such as elderly, frail elderly, persons with mental, physical an
developmental disabilities, persons with alcohol or other drug addictions, and persor
diagnosed with AIDS and related diseases through the funding of various non-pro
agencies under Carlsbad's Community Development Block Grant (CDBG) program, Th
organizations with approved contracts with the City for services during fiscal year 199:
94 and provide facilities and services for non-homeless persons with special need
homeless persons, homeless persons with special needs, and other low and moderatt
income households are included in Priority #2: Lower-Income Homeless Persons ar
Homeless Persons with Special Needs as discussed above. I B. New Construction
City Council approved a 76 unit rental project for senior citizens in August 1993 undE
the density bonus provision for senior citizen housing in Section 21.18.045 of the City'
Municipal Code. It is anticipated that 61 units (81 percent) will be occupied by an
affordable to low-income senior citizens at 70 percent of the median family income.
is the developers intent to apply for a federally insured loan.
g. Strategy Implementation
1. Priority # 2 : Lower-Income (0 to 80% of MFI) "At-Risk" Household
The activities and programs for assisting lower-income (0 to 80% of MFI) "At-Risk
households are intended to remain as described in Section il, Five-Year Strategy of thi
CHAS. The activities to be undertaken in 1993-1994 for this priority group of resident
i. Investment Plan (Activities and Programs)
I include the following:
Section 111: Annual Plan Page 13
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
A. Surmort Facilities and Services
During 1993-94, the City will attempt to address the needs of "at-risk" households
through the funding of various non-profit agencies under Carlsbad's Community
Development Block Grant (CDBG) program and Community Service Grants from the
City's General fund which provide homelessness prevention assistance, referral services,
and other housing related or temporary housing services. The organizations with
approved contracts with the City for services during fiscal year 1993-94 and provide
facilities and services for non-homeless persons with special needs, homeless persons,
homeless persons with special needs, and other "at-risk'' low and moderate-incomc
households are included in Priority #2: Lower-Income Homeless Persons and Homelesz
Persons with Special Needs as discussed above.
More specifically, the Community Resource Center operates a Homeless Preventior Program funded under the City's CDBG program. This program is designed to assis
households through coordination of services, financial management and counseling. I
is anticipated that 1,000 low or moderate-income households will be assisted througt
this program
ii. Publicly Owned Land Or Property Located in Jurisdiction foi
Housing Activities
The City of Carlsbad, the Carlsbad Housing Authority, and the Carlsbad Redevelopmen
Agency currently do not own property which is available for affordable and supportivc
housing activities. However, funds are available for private property acquisition withii
the CDBG Affordable Housing Reserve Fund and Redevelopment Set-Aside Funds
Staff is currently negotiating the use of such funds for acquisition of property fo
development of a 344 unit residential rental project, as described in Priority #I, Very Lob
and Low-Income Renter Households above.
iii. Support of Applications From Other Entities for Federal and Stati
Program Funds
The City of Carlsbad supports the efforts of other local public, non-profit and othe
private entities in submitting applications for federal, state, and other available funds thz
may be utilized in the development of housing and related supportive services, as we
as other applications which relate to community and economic development to revitalizi
and redevelop blighted areas. City Housing and Redevelopment staff provides technic;
assistance to agencies interested in applying for CDBG funds. City staff also meets wit1
non-profit agencies and private entities to provide technical assistance and guidanc
when the agencies or entities are proposing or developing affordable housing projecl
in Carlsbad.
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iv. Denial of Support For Application
There are certain circumstances where the City of Carlsbad would not certify th
a request for CHAS certification for the following reasons:
I.
2.
3.
applications of other entities are consistent with the City's CHAS. The City would der
Failure to indicate which CHAS Table 2, Priorities for Assistance, incorr
groups, and program activities are to be utilized in the proposed progran
Failure to identify which goals of CHAS Table3B are being achieved by tt
Failure to clearly describe how the proposed program is consistent with tk
CHAS Section II, Five-Year Strategy, and Section ill, One-Ye;
Implementation or Annual Plan.
v. Leverage Plan for the Use of Funds and Matching Fund
Requirement
The City's policy is to leverage, to the maximum extent feasible, the use of fund
available in the development of affordable housing and the maintenance an
preservation of existing housing. The City supports the use of CDBG, HOME, an
Redevelopment Set-Aside funds for predevelopment activities and "gap financing" t:
private and non-profit entities in their efforts to develop affordable housing. Criteria
for the leveraging of funds will be the extent of the use of funds (ratio of federal fund
to other funds).
Generally, the City does not require public social service organizations to providl
matching funds in order to receive funding. However, matching funds may be require
of some subrecipients when a project/activity is approved for a substantial amount c
CDBG funds. The matching requirements of the HOME Program for the 1993 Feder:
Fiscal Year are: 30 percent for new construction, 25 percent for substantial rehabilitatior
and 25 percent for tenant-based and moderate rehabilitation.
The City will consider the utilization of Redevelopment Housing Set Aside Funds t
further affordable housing goals whenever a match, grant, or loan is necessary anl
appropriate to ensure the financial feasibility of a project. Specifically, the City will bc
submitting an application to the State for HOME funds and intends to provide $250,001
in matching funds from the Redevelopment Housing Set Aside budget.
program: and
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
vi. Geographic Distribution - All Priorities
The City intends to develop lower-income affordable units throughout the entire cij
thereby reducing the impact of housing on any one area within Carlsbad. City staff wil
be responsible for initiating the development of this housing through agreements witt-
local for-profit and non-profit housing developers and/or through contractor agreement:
for city-financed housing construction and for managing/monitoring the affordability o
these housing units in future years.
vii. Service Delivery and Management - All Priorities
The Housing and Redevelopment Department of the City of Carlsbad is responsible as
Community Development Block Grant Entitlement Program. The five-member Carlsbac
City Council makes final decisions regarding the annual CDBG submittals and, Counci
acting as the Housing and Redevelopment Commission, use of Redevelopment 20% Set.
Aside Funds.
The City of Carlsbad is an Entitlement City under the provisions of HUD regulations an(
will continue to apply for annual HUD allocations pursuant to appropriate Notices o
Funding Availability. It is expected that the City will continue to earmark major portion:
of the CDBG funds for affordable and supportive housing activities.
The City of Carlsbad, acting as the Carlsbad Housing Authority, will continue tc
administer the federally funded HUD Rental Assistance Program for Section 8 Voucher!
and Certificates. These programs are managed by a Housing Program Manage
heading the Department’s Housing Division under the guidance of the Housing anc
Redevelopment Director. Upon awards of additional vouchers and certificates, thc
Carlsbad Housing and Redevelopment Commission (i.e. the City Council) approves am
executes the appropriate HUD Annual Contribution Contracts which provide funding fo
rental assistance payments and administrative costs.
the lead department in implementing the City’s affordable housing program anc
Page 136 Section Ill: Annual Pla
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Table 3A - Investment Plan
N
0 -
7 m
n P
f * f $
2 r 8 D E - 9 P iil
Section Ill: Annual Plan Page 13; 1
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
N c 0
(v
m m
n
Page 138 Section Ill: Annual Pla
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Table 3B - Goals
-z g= $j :
$8 g 38 g 22 z 2: g @f 2 ;: p
;$ 2 zg
!; E
3
E5 f
=lE s
g $ L d
m i! ma %= $2 !I
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
h. Public Policies
As described in Section 11, Five-Year Strategy, of this CHAS, the City intends to take a number of actions to eliminate or reduce the negative effects of local policies impacting the affordability of housing within Carlsbad. City staff is currently identifying and
reviewing city-controlled policies and procedures which effect the provision of housing
affordable to very low, low and moderate income households. During fiscal year 1993-
94, the City will continue to identify, review, and subsequently revise such policies and
procedures. More specifically, the City will review and revise, as necessary, its fee
schedules and permit processing procedures as the first step in assisting developers to
build affordable housing in Carlsbad.
Project processing time has a significant impact on the developer's ability to build
housing which is affordable to low-income households. It is crucial for the City to
address this issue in an acceptable manner during fiscal year 1993-94 in order to react
its goal of developing 1400 lower-income affordable units by 1996. Therefore, our firs
priority in fiscal year 1993-94 is to develop procedures for processing/approvinc
proposed affordable housing projects in a manner which is less time-consuming for thc
A. City Fee Schedules & Project Processinq
developer but continues to maintain quality development for the City.
The City will establish a "priority processing" procedure for ensuring that affordable
housing projects are quickly processed through the system and receive promp
consideration by the Planning Commission, Housing Commission and/or City Council
The City is reviewing and considering revisions to 1) various project applicatior
requirements, 2) staff review procedures, 3) environmental review procedures, 4) fee
payment schedules (or policies for subsidies), and/or 5) other city policies anc
procedures which have been identified by the development community as having i
negative impact on their efforts to development affordable housing in Carlsbad.
B. Second Dwellinq Unit Ordinance
City staff will draft amendments to Title 21 of the City's Municipal Code for consideratior
by the City Council allowing for greater flexibility for the development of second dwellin!
units on properties with single family zoning. If adopted by the City Council, thesc
amendments to Title 21 would encourage alternative and affordable housin!
opportunities for lower-income households, senior citizens, family members, o
handicapped persons by limiting occupancy to such households.
C. Manaqed Livinq Unit Ordinance
City staff will draft for City Council consideration amendments to Title 21 of the City'
Municipal Code allowing for the development of managed living units (a new housin!
product which is a cross between a SRO hotel and studio apartment units). If adopted
these amendments to Title 21 will encourage alternative and affordable housin!
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opportunities for lower-income households by creating a type of product which \rl
generally be more affordable than traditional multi-family dwelling units. At least
25 percent of the managed living units within a project will be occupied and affordab
to lower-income households.
D. In-lieu Fee
The City has established an "In-Lieu" fee, to be assessed upon housing developmen
of six or fewer dwelling units where the inclusionary housing requirement to provide 15
low-income affordable housing units within the project would result in less than one ut
being built. The "In-Lieu" fees are to be collected in 1993-94 and will be used to develc
housing affordable to low and very low-income households in Carlsbad.
m
E. Impact Fee
The City has established an "Impact" fee, to be assessed upon housing developmen
which are still subject to the inclusionary housing requirement but the application for
discretionary permit is deemed complete or approved prior to the effective date of tl-
lnclusionary Housing ordinance, May 21, 1993. The "Impact" fees are to be collecte
in 1993-94 and will be used to develop housing affordable or to provide rental assistanc
to lower-income households in Carlsbad.
F. Non-Residential Impact Fee
The City is currently conducting a study which is examining the relationship between th
jobs created via new industrial and commercial developments and the demand for lowe
income affordable housing created by the holders of those jobs. If the stud
demonstrates that non-residential development creates additional demands for lowei
income affordable housing, the study may recommend the imposition of a housin
impact fee ("linkage fee") on new industrial and commercial developments. The result of the study, together with any recommendations regarding a linkage fee, will b
presented to the Housing Commission and the City Council in the near term. 1 G. Housinq Trust Fund
The establishment of a City of Carlsbad Housing Trust Fund is proposed for deposit c
the revenue generated by the In-lieu Fee, lnclusionary Housing Impact Fee, and,
established, the Non-Residential Housing Impact Fee. Once established, all funds in th
Housing Trust Fund will be used for the provision of affordable housing.
The City of Carlsbad has no court orders or consent decrees that affect the provision c
assisted housing or fair housing remedies; there are no orders or decrees to impact ou
resources and/or goals.
Section Ill: Annual Plan Page 14'
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
i. Institutional Structure
The City of Carlsbad has been working with local non-profit organizations and othe
private entities to identify sources of funding which may be available for affordable an(
supportive housing. For identified federal, state and/or other private sources of fundin!
which may not be available to the City, other eligible agencies will be encouraged tc
apply. The City is currently working on "incentives" to encourage private, non-prof
and/or for-profit housing developers to build housing units in Carlsbad which an
affordable to low and moderate income persons. The City will continue to work on thesc
"incentives" as well as with local private developers to identify and use all availablc
financing resources for the purposes of creating new affordable housing units.
To meet "matching funds" requirements of state and/or federal affordable and supportivc
housing financing programs, the City will consider the use of redevelopment funds, "in
lieu" fees, private contributions and/or general city funds. The various "matching fund
requirements will be identified and considered on a case-by-case basis prior tc
submitting, or assisting with the submission of an application, for any federal and/or statc
housing financing program.
A. Fundinq and Incentives for Affordable Housinq
B. Network Buildinq Activities
The City will continue to be engaged in network-building activities with governmental, for
profit and non-profit organizations. This will include participation in the newly formec
Building Industry Association - Affordable Housing Committee which developed i
regional Affordable Housing Conference and the San Diego County Non-Profit Housin!
and Community Development Federation. The City's Housing and Redevelopmer
Director will continue to represent the City and the region on the Advisory Council to thc
San Francisco District Federal Home Loan Bank Affordable Housing Program.
The Community Housing Resources Board (CHRB) has been expanded to include morc
advocacy. Carlsbad is a member of the CHRB, which is recognized by HUD as a forur
to facilitate fair housing in the San Diego area.
The City will continue to fund an agreement with Heartland Human Relations Associatio
(HHRA) to provide fair housing services which includes counseling, tenant/landlori
mediation, education seminars, and to mitigate and/or prevent housing discriminatio
practices.
The City will also continue to be active participants in the North County Homeles
Coalition. This group meets monthly and provides a forum for discussion of currer
housing issues and other social service activities.
local governmental involvement with regional affordable housing, fair housing issues ani
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In a cooperative effort, the City of Carlsbad will continue to meet with other San Dies
County jurisdictions to form a resource information group for such programs as tt
CDBG program. The City will also continue to encourage and participate in efforts 1
work collectively and cooperatively with other San Diego County jurisdictions. 1 j. Public Housing Improvements
The City of Carlsbad does not own or operate public housing and, no public housir developments are proposed for FY 1994.
k. Public Housing Resident Initiatives
The City of Carlsbad does not own or operate public housing and, no public housin
developments are proposed for FY 1994.
1. Lead Based Paint Hazard Reduction
The activities and programs to evaluate and reduce lead based paint hazards, and th
integration of lead-based paint hazard reduction in housing policies and programs forth
coming year are intended to remain as described in the Five-Year Strategy.
These strategies include the following:
Strategy 1: Integrate lead hazard evaluation and reduction activities into a
housing programs, particularly residential rehabilitation programs.
Currently, many federal programs have requirements for evaluating and reducing leal
hazards. For those state and local housing and community development programs, thc
City will pursue the following activities to evaluate and reduce lead hazards:
i. Require inspection for and abatement of lead based paint hazards as ;
requirement of all residential rehabilitation programs when children under the age c
seven reside in the dwelling unit and have been identified with elevated blood levels;
ii. Include lead based paint hazard abatement as an eligible activity unde
the City’s residential rehabilitation programs and add minimum lead based pair
abatement requirements to housing quality standards which must be met; and I
... 111. Provide ail eligible applicants of housing programs, particularl!
residential rehabilitation programs, with information regarding lead based paint.
Section Ill: Annual Plan Page 14:
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Strategy 2: Support the development of comprehensive public health program:
for the screening of children for lead poisoning and a follow-up on those identifiec
as lead poisoned.
In accordance with CDC guidelines, all children found to have elevated blood level!
(above 20 micrograms per deciliter) should both be provided with public healtt
management services and be tested every three months. The County of San Diego’!
Department of Health Services currently provides this service. The City shoulc
encourage the abatement of lead based paint hazards once a child under the age o
seven is identified as having elevated blood levels. CDBG can be used to help the CiQ
or other organizations in developing a comprehensive approach to lead poisonin1
prevention.
Strategy 3: Provide public information and education.
Public information campaigns can alert households residing in pre-1978 housing of thl
dangers of lead poisoning, provide advice on the maintenance of the home, and sugge:
ways to reduce exposure to lead based paint hazards. Information should also bl
provided to landlords and owners of property with pre-I 978 residential structures.
The following information should be provided to homeowners, renters, and landlords c
pre-I 978 housing:
A)
B)
C)
D)
That the property may contain lead-based paint;
The hazards of lead-based paint;
The symptoms and treatment of lead-based paint poisoning;
The precautions to be taken to avoid lead-based paint poisoning (includin
maintenance and removal techniques for eliminating such hazards);
under seven years of age; and
abatement procedures may be undertaken.
Strategy 4: Seek public and private funding to finance lead hazard abatement an
reduction activities.
Significant lead hazard reduction and abatement can be costly and beyond the meat-
of lower-income homeowners and owners of lower-income rental properties. The Cii
and other community organizations should be encouraged to pursue public and prival
funding to finance lead abatement and reduction activities. Lead reduction an
abatement should be an eligible activity in the City’s residential rehabilitation prograr CDBG funds are available for lead abatement and reduction. Additional resources fi
lead hazards are listed in Appendix G of this CHAS.
E) The advisability and availability of blood lead level screening for childre
F) In the event lead-based paint is found in the property, approprial
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m. Anti-Poverty Strategy
According to the 1990 U.S. Census, a very small percentage of Carlsbad families
elderly persons have incomes below the poverty line (see Table 3.2). Only 3.6 perce
ofthe 16,905 families in Carlsbad have incomes below the poverty line. Approximate
3 percent of all elderly persons have incomes below the poverty line in Carlsbad. TI
percentage of non-elderly persons having incomes below the poverty line is higher th;
those elderly persons or families. 1 Table 3.2: Poverty Status of Population by Age/Family
Source: 1990 U.S. Census
The City does not directly control any programs or policies for reducing the number (
households with incomes below the poverty line. However, the City does encourag
policies and programs that may indirectly affect the number of households with income
below the poverty.
The City will pursue policies and programs that encourage the development of th
commercial and industrial land in the City and encourage the location of businesses t
Carlsbad. By encouraging the growth of the business community in Carlsbac 1 employment opportunities become available.
The City has provided in the past CDBG funds to organizations providing employmer
services and training to lower-income persons and to lower-income persons with speck
needs. The City will continue to consider funding organizations that provide employmer
training and services.
Producing and maintaining housing affordable to lower-income households will nc
directly elevate household income above the poverty line but will help to ease the burde:
of expenses on limited resources. To further coordinate the provision of affordabll
housing and a policy to help encourage self sufficiency and upward mobility, the City i.
hoping to establish a Family Self-Sufficiency program under the Section 8 renta
assistance program.
The City’s Housing Authority has applied for 100 new Section 8 certificates/vouchers, a:
well as $1 million from the HOME program in order to assist an additional 100 familie!
Page 14: Section Ill: Annual Plan
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COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
through tenant based rental assistance. If those applications are successful, the renta
assistance given to those 200 families will be contingent upon their participation in the
Family Self-Sufficiency program. The Family Self-Sufficiency program was establishec
as part of the Cranston/Gonzales National Affordable Housing Act of 1990. The goal o
the program is to enable very low-income households to achieve economic independence through publiclprivate cooperative efforts involving housing, education
employment and the supportive services necessary for participating families to becomf
upwardly mobile.
n. Coordination Efforts
The Carlsbad Housing Authority, recognizing an increasing need for social services jus
as funding sources are being depleted, has made a commitment to work with othe
public and non-profit agencies to provide needed services for low-income households
As discussed above in the City’s anti-poverty strategy, those 200 families to be providec
rental assistance, if the applications for additional Section 8 certificates and voucher
and the application for HOME funds are successful, will be participating in a Sell
Sufficiency program. This Self-Sufficiency program involves public/private
cooperative efforts involving housing, education, employment and the supportive service
to help participating families to become upwardly mobile.
In an effort to increase housing opportunities throughout the City of Carlsbad, staff ha
enlisted the cooperation of the real estate community, property managers and owner
by conducting quarterly workshops, mailing informative information regarding the Sectio
8 Rental Assistance program, making rental advertisements available to Section
tenants, and through public media announcements.
A data base containing information on the City’s rental housing is in the early stages (
development. It will include data on rents, vacancies, and site amenities for rent
properties in Carlsbad. When this database is completed, City staff and the publi
particularly households with Section 8 certificates/vouchers and looking for a rental un
will have greater access to rental information. This rental information will be used in i
outreach program to other non-impacted low-income areas of the City for the Section
program.
To foster awareness and education of organizations providing housing assistance c
other supportive services to lower-income households and those in need, the City
drafting a community resources phone directory to be distributed to City facilities ar other organizations within Carlsbad that provide the public with referrals to City facilitic
and services. In addition, the City has participated in a survey of organizations providir
housing services and/or supportive services to residents of Carlsbad. Once the resul
of the survey have been compiled, the City will produce and provide to the public a 11
of such organizations and a summary of the programs and services they provide to tt
public.
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The City annually assists in the funding of Heartland Human Relations Association, i
order to promote Fair Housing. Heartland’s counselors provide information regarding th
rights and responsibilities of both tenants and landlords. Heartland also provide
community education via speakers and literature and assistance to victims of housin
discrimination. Periodically, Heartland Human Relations Association conducts audits (
real estate and rental practices throughout the County of San Diego to determine th
extent of discrimination in a given area.
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
0. Certifications
FAIR HOUSING
As required by federal regulationslinstructions for this CHAS, the City certifies that it wil
affirmatively further fair housing and that it is in compliance with a residential anti
displacement and relocation assistance plan. Appropriate documentation is providec
within this CHAS.
X
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RELOCATION AND ANTIDISPLACEMENT
AS required by federal regulationshstructions for this CHAS, the City certifies that it hz
in effect and is following a residential antidisplacement and relocation assistance pla
that, in the case of any such displacement in connection with any activity assisted wii
funds provided under the HOME Program requires the same actions and provides th
same rights as required and provided under Section 104(d) of the Housing an
Community Development Act of 1974 in the event of displacement in connection with
development project assisted under Section 106 or 11 9 of such Act.
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m
m APPENDIX A
General Definitions Used With The CHAS
Appendix A: Definitions Page 15’
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Affordable Housing: Affordable housing is generally defined as housing where the
occupant is paying no more than 30 percent of gross income for gross housing costs,
including utility costs.
AIDS and Related Diseases: The disease of acquired immunodeficiency syndrome 01
any conditions arising from the etiologic agent for acquired immunodeficienc)
syndrome.
Alcohol/Other Druq Addiction: A serious and persistent alcohol or other drug addictior
that significantly limits a person's ability to live independently.
Areas of Concentrations: For purposes of the CHAS, census tracts will be referred tc
when discussing areas of low-income concentration or racial/ethnic concentration.
Assisted Household or Persons: For the purpose of identifications of goals, ai
assisted household or person is one which during the period covered by the annua
plan will receive benefits through the Federal funds, either alone or in conjunction witt
the investment of other public or private funds. The program funds providing thc
benefit(s) may be from any funding year or combined funding years. A renter i:
benefitted if the person takes occupancy of affordable housing that is newly acquirec
newly rehabilitated, or newly constructed, and/or receives rental assistance throug
new budget authority. An existing homeowner is benefitted during the year if th
home's rehabilitation is completed. A first-time homebuyer is benefitted if a home i
provision of supportive services is linked to the acquisition, rehabilitation, or net
construction of a housing unit and/or the provision of rental assistance during th
year. Households or persons who will benefit from more than one program activit
must be counted only once. To be included in the goals, the housing unit must, at
minimum, satisfy the HUD Section 8 Housing Quality Standards (see 24 CFR sectio
882.109). See also, instructions for completing Table 3B of the CHAS and Table
of the Annual Performance Report.
Committed: Generally means there has been a legally binding commitment of func
to specific project to undertake specific activities.
Concentration of Low Income Households: A census tract where the number of lo
income households, as a percent of all households, exceeds 42% (10% higher th:
the regional average).
Concentration of Minority Population; A census tract where the minority populatb
as a percent of the total population exceeds 38% 110 higher than the region
average).
purchased during the year, A homeless person is benefitted, however, only if th
Page 152 Appendix A: Definitio
CITY OF CARLSBP
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHA
Consistent with the CHAS: A determination made by the jurisdiction that a progre
application meets the following criterion: The Annual Plan for that fiscal yea1
funding indicates the jurisdiction planned to apply for the program or was willing
support an application by another entity for the program; the location of activities
consistent with the geographic areas as specified in the plan; and the activities bene
a category of residents for which the jurisdiction's five-year strategy shows a priorit
Cost Burden > 30%: The extent to which gross housing costs, including utility cost
exceed 30 percent of gross income, based on data published by the U.S. Censt
Bureau.
Cost Burden > 50% (Severe Cost Burdenl: The extent to which gross housing cost
including utility costs, exceed 50 percent of gross income, based on data publishc
by the U.S. Census Bureau.
Disabled Household: A household corriposed of one or more persons at least one I
whom is an adult (a person of at least 18 years of age) who has a disability. A persc,
mental or emotional impairment that: (1) is expected to be of long-continued an
indefinite duration, (2) substantially impeded his or her ability to live independenth
and (3) is of such a nature that the ability could be improved by more suitable housin
conditions. A person shall also be considered to have a disability if he or she has
development disability as defined in the Development Disabilities Assistance and B
of Rights Act (42 U.S.C. 6001-6006). The term also includes the surviving membr
of members of any household described in the first sentence of this paragraph wh
were living in an assisted unit with the deceased member of the household at the tin-
of his or her death.
Economic Independence and Self-Sufficiency Proqrams: Programs undertaken b
Public Housing Agencies (PHAs) to promote economic independence and sell
sufficiency for participating families. Such programs may include Project Sell
Sufficiency and Operation Bootstrap programs that originated under earlier Section I
rental certificate and rental voucher initiatives, as well as the Family Self-Sufficienc
program. In addition, PHAs may operate locally-developed programs or conduct
variety of special projects designed to1 promote economic independence and sell
sufficiency.
Elderly Household: For HUD rental programs, a one or two person household in whic
the head of the household or spouse is at least 62 years of age.
Elderly Person: A person who is at least 62 years of age.
Existinq Homeowner: An owner-occupant of residential property who holds legal titli
to the property and who uses the property as hidher principal residence.
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shall be considered to have a disability if the person is determined to have a physica
Appendix A: Definitions Page 15:
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Family: See definition in 24 CFR 812.2 (The National Affordable Housing Act
definition required to be used in the CHAS rule differs from the Census definition).
The Bureau of Census defines a family as a householder (head of household) and one
or more other persons living in the same household who are related by birth, marriage
or adoption. The term "household" is used in combination with the term "related" in
the CHAS instructions, such as for Table 2, when compatibility with the Census
definition of family (for reports and data available from the Census based upon thal
definition) is dictated. (See also "Homeless Family.")
Family Self-Sufficiencv (FSS) Proqram: A program enacted by Section 554 of the
National Affordable Housing Act which directs Public Housing Agencies (PHAs) and
Indian Housing Authorities (IHAs) to use Section 8 assistance under the rental
certificate and rental voucher programs, together with public and private resources to
provide supportive services, to enable participating families to achieve economic
independence and self-sufficiency.
Federal Preference for Admission: The preference given to otherwise eligiblc
applicants under HUD's rental assistance programs who, at the time they seek housins
assistance, are involuntarily displaced, living in substantial housing, or paying mort
than 50 percent of family income for rent. (See, for example, 24 CFR 882.219.)
First-Time Homebuver: An individual or family who has not owned a home during thc
three-year period preceding the HUD-assisted purchase of a home that must be usec
as the principal residence of the homebuyer, except that any individual who is
displaced homemaker (as defined in 24 CFR 92) or a single parent (as defined in 21
CFR 92) may not be excluded from consideration as a first-time homebuyer on th
basis that the individual, while a homemaker or married, owned a home with his or he
spouse or resided in a home owned by the spouse.
FmHA: The Farmers Home Administration, or programs it administers.
For Rent: Year round housing units which are vacant and offered/available for renl
(U.S. Census definition.)
For Sale: Year round housing units which are vacant and offered/available for sal
only. (U.S. Census definition.)
Frail Elderlv: An elderly person who is unable to perform at least 3 activities of dail
living (i.e. , eating, dressing, bathing, grooming, and household management activities
(See 24 CFR 889.105.)
GrouC) Quarters: Facilities providing living quarters that are not classified as housir
units. (U.S. Census definition.) Examples include: prisons, nursing home
dormitories, military barracks, and shelters.
Page 154 Appendix A: Definitior
CITY OF CARLSBA
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHA:
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HOME: The HOME Investment Partnerships Program, which is authorized by Title
of the National Affordable Housing Act.
Homeless Family: Family that includes at least one parent or guardian and one chi
under the age of 18, a homeless pregnant woman, or a homeless person in tt
process of securing legal custody of a person under the age of 18.
Homeless Individual: An unaccompanied youth (1 7 years or younger) or an adult (1
years or older) without children.
Homeless Youth: Unaccompanied person 17 years of age or younger who is living
situations described by terms "sheltered" or "unsheltered".
HOPE 1 : The HOPE for Public and Indian Housing Homeownership Program, whic
is authorized by Title Iv, Subtitle A of the National Affordable Housing Act.
HOPE 2: The HOPE for Homeowner.ship of Multi-family Units Program, which ,
authorized by Title IV, Subtitle B of the National Affordable Housing Act.
HOPE 3: The HOPE for Homeownership of Single Family Program, which is authorize
by Title IV, Subtitle C of the National Affordable Housing Act.
Household: One or more persons occupying a housing unit (U.S. Census definition
A housing unit is a house, an apartment, a mobile home, a group of rooms, or a sing1
room that is occupied as separate living quarters. See also "Family".
Housinq Problems: Households with housing problems include those that: (1 ) occup
units meeting the definition of Physical Defects; (2) meet the definition c
overcrowded; and (3) meet the definition of cost burden greater than 30%. Table 1 (
requests nonduplicative counts of households that meet one or more of these criteria
Housinq Unit:
housing) that is intended as separate living quarters. (U.S. Census definition.)
Institutions/lnstitutional: Group quarters for persons under care or custody. (U.S
Census definition.)
Larqe Related: A household of 5 or more persons which includes at least one persoi
related to the householder by blood, marriage or adoption.
An occupied or vacant house, apartment, or a single room (SR(
Appendix A: Definitions Page 15t
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Lead-Based Paint Hazard: Any condition that causes exposure to lead from lead-
contaminated dust, lead-contaminated sail, lead-contaminated paint that is deteriorated
or present in accessible surfaces, friction surfaces, or impact surfaces that would
result in adverse human health effects as established by the appropriate Federal
agency. (Residential Lead-Based Paint Hazard Reduction Act of 1 992 definition.)
LIHTC: (Federal) Low Income Housing Tax Credit.
Low-Income: Households whose incomes do not exceed 80 percent of the median
income for the region, as determined by HUD with adjustments for smaller and larger
families, except that HUD may establish income ceilings higher or lower than 8C
percent of the median for the region on the basis of HUD's findings that such
variations are necessary because of prevailing levels of construction costs or fair
market rents, or unusually high or low family incomes. NOTE: HUD income limits are
updated annually and are available from local HUD offices. (This term corresponds to
low- and moderate-income households in the CDBG Program.)
Metropolitan Statistical Area (MSA) Median Familv income: $39,798, according to
the 1990 Census.
Moderate Concentration of Minoritv Powlation: A census tract where the minority
population, as a percent of all households, exceeds 43% (25% higher than the
regional average).
Moderate Income: Households whose incomes are between 81 percent and 9t
percent of the median income for the region, as determined by HUD, with adjustment:
for smaller or larger families, except that HUD may establish income ceilings higher o
lower than 95 percent of the median for the region on the basis of HUD's findings tha
such variations are necessary because of prevailing levels of construction costs or fai
market rents, or unusually high or low family incomes. (This definition is differen
than that for the CDBG Program.)
Non-Elderly Household; A household which does not meet the definition of "Elderl\
Household," as defined above.
Non-Homeless Persons with S~ecial Needs: Includes frail elderly persons, person!
with AIDS, disabled families, and families participating in organized programs tc
achieve economic self-sufficiency.
Non-Institutional:
Census definition used.)
OccuDied Housing Unit: A housing unit that is the usual place of residence of thi
occupant(s1.
Group quarters for persons not under care or custody. (U.5
Page 156 Appendix A: Definition
CITY OF CARLSBA
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHA!
Other Household: A household of one or more persons that does not meet I\
definition of a Small Related household, Large Related household or Elderly Househol
Other Income: Households whose incomes exceed 80 percent of the medii
household income for the region, as determined by HUD, with adjustments for small
and larger families.
Other Low-Income: Households whose incomes are between 51 percent and 8
percent of the median household income for the region, as determined by HUD, wii
adjustments for smaller and larger families, except that HUD may establish ceilini
higher or lower than 80 percent of the median for the region on the basis of HUD
findings that such variations are necessary because of prevailing levels of constructic
costs or fair market rents, or unusually high or low family incomes. (This ter,
corresponds to moderate-income in the CDBG Program.)
Other Vacant: Vacant year round housing units that are not For Rent or For Sal(
This category would include Awaiting Occupancy or Held.
Overcrowded: A housing unit containing more than one person per room. (U.:
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R Census definition.)
Owner: A household that owns the housing unit it occupies. (U.S. Census definition
Physical Defects: A housing unit lacking complete kitchen or bathroom. (U.S. Censb
definition.) Jurisdictions may expand upon the Census definition.
Primary Housinq Activity: A means of providing or producing affordable housing--suc
as rental assistance, production, rehabilitation or acquisition--that will be allocatec
significant resources and/or pursued intensively for addressing a particular housinl
need. (See also, "Secondary Housing Activity".)
Proiect-Based (Rental) Assistance: Rental Assistance provided for a project, not fo
a specific tenant. Tenants receiving project-based rental assistance give up the righ
to that assistance upon moving from the project.
Public Housinq (CIAPL: Public Housing Comprehensive Improvement Assistanc
Program.
Public Housinq MROP: Public Housing Major Reconstruction of Obsolete Projects.
Rent Burden > 30% (Cost Burden): The extent to which gross rents, including utilit!
costs, exceed 30 percent of gross income, based on data published by the U.S
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Appendix A: Definitions Page 15-
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Rent Burden > 50% (Severe Cost Burden): The extent to which gross rents, including
utility costs, exceed 50 percent of gross income, based on data published by the U.S,
Census Bureau.
Rental Assistance: Rental assistance payments provided as either project-based renta
assistance or tenant-based rental assistance.
Renter: A household that rents the housing unit it occupies, including both units
rented for cash and units occupied without cash payment of rent. (U.S. Censu:
definition.)
Renter Occupied Unit: Any occupied housing unit that is not owner occupied
including units rented for cash and those occupied without payment of cash rent,
Rural Homelessness Grant Proqram: Rural Homeless Housing Assistance Program
which is authorized by Subtitle G, Title IV of the Stewart B. McKinney Homelesi
Assistance Act.
Secondary Housinq Activitv: A means of providing or producing affordable housing-
such as rental assistance, production, rehabilitation or acquisition--that will receivc
fewer resources and less emphasis than primary housing activities for addressing i
particular housing need. (See also, "Primary Housing Activity".)
Section 21 5: Section 21 5 of Title I1 of the National Affordable Housing Act. Sectio
231 5 defines "affordable" housing projects under the HOME program.
Separate Livinq Quarters: Separate quarters are those in which the occupants live an
eat separatety from any other persons in the building and which have direct acces
from the outside of the building or through a common hall.
Service Needs: The particular services identified for special needs populations, whic
typically may include transportation, personal care, housekeeping, counseling, meals
case management, personal emergency response, and other services to prever
premature institutionalization and assist individuals to continue living independentlp
Severe Concentration of Low Income Households: A census tract where the numb€
of low income households, as a percent of all households, exceeds 57.6% (503
percent higher than the regional average).
Severe Concentration of Minoritv Population: A census tract where the minoril
population, as a percent of all households, exceeds 52% (50% higher than tb
regional average).
Severe Cost Burden: See Cost Burden > 50%.
Page 158 Appendix A: Definitior
CITY OF CARLSBl
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHA
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Severe Mental Illness: A serious and persistent mental or emotional impairment tt
significantly limits a person's ability to live independently.
Sheltered: Families and persons whose primary nighttime residence is a supervis
publicly or privately operated shelter, including emergency shelters, transitior
housing for the homeless, domestic violence shelters, residential shelters for runaw
and homeless youth, and any hotel/motel/apartment voucher arrangement pc
because the person is homeless. This term does not include persons living doubl
up or in overcrowded or substandard conventional housing. Any facility offerii
permanent housing is not a shelter, nor are its residents homeless.
Small Related: A household of 2 to 4 persons which includes at least one pers
related to the householder by birth, marriage, or adoption.
Substandard Condition and not Suitable for Rehab: Dwelling units that are in SUI
poor condition that repairs would exceed the cost of building a new (replacemer
unit, or rehabilitation that would exceed the funding limit of any existing Ci
rehabilitation program.
Substandard Condition but Suitable for Rehab: Substandard units which can t
rehabilitated to Section 8 Minimum Housing Quality Standards at a cost which doc
not exceed the cost of building a new replacement unit. This does not include uni
that require only cosmetic work or minor livability problem repair or maintenance.
Substandard Housinq: For the purposes of this CHAS, substandard refers to tho:
units lacking complete plumbing facilities. However, in general, substanda
residential dwellings are those dwellings which, because of their physical conditio
do not provide safe and sanitary housing and/or meet the Section 8 Minimum Housir
Quality Standards. Further categorized as either "suitable for rehabilitation" or "nc
s u ita b I e for re h a b i I it at i o n . "
Substantial Amendment: A major change in an approved housing strategy. It involvc
change to the five-year strategy, which may be occasioned by a decision to undertak
activities or programs inconsistent with that strategy.
Substantial Rehabilitation: Rehabilitation of residential property at an average cost fc
the projects in excess of $25,000 per dwelling unit.
SupDortive Housinq: Housing, including Housing Units and Group Quarters, that ha\
supportive environment and includes a planned service component.
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Appendix A: Definitions Page 15
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Sumortive Service Need in FSS Plan: The plan that PHAs administering a Family Self-
Sufficiency program are required to develop to identify the services they will provide
to participating families and the source of funding for those services. The supportive
services may include child care; transportation; remedial education; education foi
completion of secondary or post secondary schooling; job training, preparation anc
counseling; substance abuse treatment and counseling; training in homemaking anc
parenting skills; money management, and household management; counseling ir
homeownership: job development and placement: follow-up assistance after jot:
placement; and other appropriate services.
SupDortive Services: Services provided to residents of supportive housing for the
purpose of facilitating the independence of residents. Some examples are cas€
management, medical or psychological counseling and supervision, child care,
transportation, and job training.
Table 1 E: For purposes of Table 1 E, Non-homeless Special Needs Population, thr
following definitions relate to data available from the Census.
Elderlv: Any person 62 years or older. (The Federal Administration on Aginc
identifies persons 60 and older as eligible for its programs; HUD and Socia
Security require persons to be 62 years of age for benefits; Medicare i:
available at age 65.)
Frail Elderly: Persons ages 75 years or older. (The Federal Administration or
Aging identifies persons age 75 and older as "frail" for purposes of it:
programs.)
Tenant-Based (Rental) Assistance: A form of rental assistance in which the assistec
tenant may move from a dwelling unit with a right to continued assistance. Thc
assistance is provided for the tenant, not for the project.
Total Vacant Housinq Units: Unoccupied year round housing units. (U.S. Censui
definition.)
Unsheltered: Families and individuals whose primary nighttime residence is a public
or private place not designed for, or ordinarily used as, a regular sleepin!
accommodation for human beings (e.g., streets, parks, alleys).
Vacant Awaitinq OccuDancy or Held: Vacant year round housing units that have bee!
rented or sold and are currently awaiting occupancy, and vacant year round housin!
units that are held by owners or renters for occasional use. (U.S. Census definition.
Vacant Housinq Unit: Unoccupied year round housing units that are available o
intended for occupancy at any time during the year.
Page 160 Appendix A: Definition!
CITY OF CARLSBA
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHA!
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Very Low-Income: Households whose incomes do not exceed 50 percent of tt
median household income for the region, as determined by HUD, with adjustments f
smaller and larger families and for regions with unusually high or low incomes
where needed because of prevailing levels of construction costs or fair market rent
(This term corresponds to low-income households in the CDBG Program.) [For tt
purpose of further distinguishing needs within this category, two subgroups (0 to 30
and 31 to 50% of MFI) have been established in the CHAS tables and narratives.
Verv-Very Low Income: Households whose incomes do not exceed 30% of tl
median household income for the region, as determined by HUD, with adjustments f
smaller and larger families and for regions with unusually high or low incomes
where needed because of prevailing levels of construction costs or fair market rent
[For the purpose of further distinguishing needs within the very low income categor
two subgroups (0 to 30% and 31 to 50% of MFI) have been established in the CHP
tables and narratives.]
Worst-case Needs: Unassisted, very low-income renter households who pay mo
than half of their income for rent, live in seriously substandard housing (which includc
homeless people) or have been involuntarily displaced.
Year Round Housinq Units: Occupied and vacant housing units intended for ye
round use. (U.S. Census definition.) Housing units for seasonal or migratory use a I excluded.
Appendix A: Definitions Page I(
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SECTION THREE
fl 1 a ifl HOUSING ELEMEN
Y 2
CONSTRAINTS
and
OPPORTUNITIES
LAND INVENTORY
ENERGY CONSERVATION
OPPORTUNITlES AND CONSTRAINTS TO HOUSING DEVELOPMENT
Ths constraints and opportunities section of the Housing Element identifies the various constraints, br
governmental and non-governmental, to housing development.
Although constraints may apply to all housing production, they significantiy impact housing thal
affordable to the lower-income households. Many constraints are significant impediments to developme
but must be weighed in the context of achieving balanced economic growth and preserving environmer
resources as well as the particular quality and way of life. Housing programs should be designec achieve a local jurisdictions share of housing for all economic ranges. Programs to remove or i
constraints are iudged on the fiscal resources a jurisdiction may have,
Constraints and the mitigating opportunities that rnay remove or lessen these constraints are discuss In identeing mitigating opportunities it is important to note that the identification is not nec&
commitment to implement these opportunities. As with all implementing programs identified in Sec
4, the ability to carry out the programs will be affected by the availability of fiscal resources, (Federal,Sl
Local funds, grants, private financing, etc.) 'Competing interests for the available resources may im(
whether and when programs proceed. Where possible. alternative strategies rnay be presentee mitigate constraints identified. Constraints identified within the Housing Element may or may not t
significant housing impediment within a certain time frame but are identified to help define housing is In some cases it may be beyond the immediate capability to remove some constraints. The City ha
control wer private lending rates and Federal or State actions.
In the Goals section of the Housing Element, programs are identified which may offer these mitigz
opportunities. The programs may be incentives such as density bonuses or requirements such 6
inclusionary program. Programs of incentives may or may not be implemented depending on 1
resources, market conditions or substantial adverse environmental impacts.
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TABLE 40~
CONmm AND MITIGATING OPPORTUNlnES
(A Cmrr Tabulplion of Ned and sduliorrr)
Canstminis PdiciulPqnlnu ogaing Mi@!@ OpporhuutirJ
Lpnd us* caldnbk Ptvgmm 2.4 (AdoprirvRnru) Plqm 2.3 (M$d Ua)
Plvgrtzm 3.40 WW-1 Progmm 3.7b (AUmmtiw Houm*& Prognrm 3-11 (&a&? Marr A&it ~~)
Crwlh Management Pqmm 3.8 (G& .Uanagrnud)
Ge-i Phn Dendies Pmgtum 2.3 (*-Acraosr)
PmpWn 3.70 (m -)
Ptvgmm 3.7h (G*d Phr aanps)
Pmgram 3.8 (G& MamgemeW
Rni.rCbpmcnf Phn Agmm 1.6 (Rehab Sub&)
Program 1.7 (Acquidion & Rehab)
Pqmm 1.8 (Reliab lmntivm)
Pngmm 1.9 (Rehab - H-m)
Propnrm 2.2 ahv- -)
Dnebpmend Stunabrds Pmgmm 2.2 tD#*mew standanis)
Pqmm 3.7b ~ltrrmri~. n-iw)
IJltikling, Electrical and Plitmbiny Cdts Progmm J.7h (AL?-.~ n-im
Open Space Requiremenis
Code EnjoKcmrnt Proymmr Pqmm 1.5 (Rrhabiiktioa)
Offsiie Impraemetds Pmpmm 3.74 (In-Kind Impmwmmnts)
Fees and Emdions Pmpmm 3.7.e (Fa Waive)
Ptvcwing and Pennir Prwessitq Prqpmm 3.74 tPrio&y Procnu'q)
Catifmiu Emimtunentui Qrrality Ad Ptvgmm 4.1 (H- Impaci Fer)
hic& XrXIv - Cutifbmia Comiitution Pmgrclm 3.4b (SenkdEUdy)
.Wm PqNm 3.9 (Hasing Needs Pn'aiirs)
(Mdgag. Re- Bard) Financing Pngmm 3.IO.a
Pqmm 3.10.b (Lmmiiq Pmsmm)
Pqmm 3.13 (Communiiy Reinv.slmml)
Pqmm 3.1J IHr*ru'm~ Tnd Fund)
Price oj tund Pqmm 3.I 2 (Land Bonkinq)
Cad 01 Cunrinrctiun Pmgium 2.2 (Dcrcbprunr SkZndiznh)
Emimnmenkrl NONE
Drarpl~ umi Wuter Suppb Pmgmm 5.2 (Water COn.urVdion)
T-n~phy Pnymm 3.74 (In-Kind Cunuibutionr)
Sensitive Hcrhilau NONE
Cuasid &ne Pnymm 1.6 (Reld Subsidies)
Prvgrum 1.7 (Acquisitwn & Rehab)
Pqmm 1.X (Rehab Incentives)
(Reluzb - Hmnawners) P%*Nm 1.9
Pqmm 1.1 I (Corrrial &ne)
Pmgmm 3.6.a (InChbMr))
P-Mm 3.6.b (Incluswnary)
Prvsrum 3.7.11 (Density Bo-)
Apn~crr~uml Lodl lYilliamsun Act NUrU
dirpwi Lud use Phn Pqmm 2.5 (Mired Use)
Ptugnim J.J.u [Tmnsdwllol SheW
P-mm J.7.b (Abmuuive Housing)
GOVERNMENTAL CONSTRAINTS
CONSTRAINTS: UNO USE CONTROLS
Land use conVOls regulate development through policies, ordinances and other regulatory procedure Land use conWls 38 necessary to ensure development compatible with the community and to presel
the health, safety and welfare of its citizens.
Regulatory procedures sometimes act to constrain housing development through development process
and fees. These additional costs are passed on to the home buyer or renter which increases hous prices and lessens affordabiiity.
Carlsbad has adopted a comprehensive General Ptan that guides development in the City. Priorities h been set to achieve quality development, and protect sensitive areas.
There are several levels of land use controls that the City of Carlsbad has adopted. These are:
ZONING
Currently the City has adopted a land use zoning ordinance that contains 12 separate residential ZOI categories. These Zoning Districts (Table 41) establish the type of housing units that can be construc
Of the 12 Zoning Districrs that allow residential land use, four of them are primarily single famiiy in na while four ae primarily muiti-family.. The remaining districts allow both. Alternative or special hou
uses may be aliowed in certain residential or commercial 20nes on a 'conditional Use' basis.
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In addirion to zoning that allows residential development, the City has adopted overlay zones to protect or enhanca a spec or quairty of the underlying land area (Table 42). These are:
TABLE 42
OVERLAY ZONES
OVERLAY PURPOSE
Scenic Preservadon Overlay (SP)
Rood Plain Oveday (FP)
Beach Area Overiay (BAO)
Qualfied Overlay (Q)
Hospiral overiay (€40)
Protect Scenic areas
Regulate development within floodplain
Regulate development in the beach areas
Requires sire development plan and Plwhg
Commission approval
Zone established €or hospital development
Residential development in Carlsbad usually requires approval of site development plans. These plans a
administenally for single-family projects outside overlay zones. Projects larger than single-family developn
require discretionary actions before a Planning Commission and City Council. The requirement for discretion; for most residential projects within the clty adds additional time to the construction of housing units. Thi
results in higher loan carrying costs which adds additional costs to housing.
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I MITIGATING OPPORTUNITIES.
1 Although Carlsbad currently has a wide range of land use controls, there are opportunities to mitigate son
constraints. These controls do allow a varied range of housing types, from multifarnity apartments to
residential. Within these regulations there are opportunities to encourage and initiate housing types for all inc
me Carlsbad Municipal Code allows multifamily development under several zoning designations. There are al
opportunities provided in the Municipal Zoning Code for multifamily development within the industrial area
dens@ not to exceed 40 units per acre. The Village Redevelopment Area and areas within the City’s I
encourage mixed uses which can reduce the cost of residential construction. These savings can be pass
renter or purchaser. These opportunities although currently available are under-utilized. A program to I
encourage the use of multi family residential in PM areas and the encouragement of mixed use projec
initiated. In addition, standards for alternative types of housing which do not fit within any one residential z
should be developed. Alternative housing types may include Single Room Occupancy (SRO) hotels or m:
units, dormitory style farmworker housing or transitional housing for the homeless. These housing types mz
in certain zoning districts with conditional use permits with certain development standards.
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4
CONSTRAINTS: GROWTH MANAGEMENT
Extraordinary growth in housing in the eafiy 198O’s, fueled by a growing economy, attractive land prices ant to a coastal location, led in 1986 to a growth management plan approved by the voters of Cartsbad
The program accomplishes two primary objecrives: (1) it ensures that needed public facilities and infrastn
provided concurrent with development, and (2) it sets limits on the maximum number of dwelling units ct
constructed Citywide and within each of the City’s four quadrants at buildout of the City.
The Growth Management Program divides rhe City into 25 Local Facilities Management Zones (see Map A).
is required to prepare a Local Facilities MarIagemeM Plan (LFMP). The LFMP’s project the amount of de
expected to occur in each facilities zone based on the full buildout of the General Plan or approved Mastei
within each facilities zone. Using this projection of development, the plan estimates the public facilities requirc
that development. The plans require new development in the facilities zone to fund or CunsrruCt those facilities
only new development or those not othewise funded through the City’s usual fees and exactions.
The second key feature of the Growth Management Program is a limit on the ultimate number of dwelling ur
of the four quadrants of the City. These limits are stated in terns of numbers of units that can be constructed 01
within each quadrant after November 4, 1986. The number of units available within each quadrant is then i
the individual Local Facilities Management Zones within the quadrant. In each quadrant there will be a signific
of unallocated (excess) units. The sources of these unallocated units is further explained in the Growth M’ Addendum. There are currently at least 1,000 unallocated units in the four quadrants. These unallocated or ‘8) constitute what the City refers to as an Excess Unit Bank. Staff projects that the Excess Unit Bank will read possibly exceed, 2.500 dwelling units. Withdrawal of units from the Bank must be in accordance with City Co
No. 43, which is included in the Growth Management Addendum to this Housing Elemem The policy pri
withdrawal of units from the Bank, with affordable housing being the priorny. There will be additional units a
Bank due to the fact that some individual development projects will build at less than the allowable densit! under the Growth Management Program,
Although construction of new housing units temporarily declined after adoption and implementation of 1 Management Ordinance, this reduction was due primanly to the need to complete LFMP’s for each of the zor requirement for financing-mechanisms to ensure completion of the necessary facilities. During this time, appl tentative maps and other development approvals have been accepted, processed and approvals given contii completion of financing plans. Seven zones have acceptable, adopted facilities plans that allow construction
(1-6, 19). Zones 1-6 are primarily the developed in-fill areas of the City. Eleven other adopted tone plans (
14, 15, 18, 20, 22 and 24) do not allow development until a financing plan has been approved. These finar for zones 7, 1 1, 12 and 20 are expected to be approved by the end of 1991. The financing plans for the remai
8,9, 14. 15, 18,22 and 24 are expected to be approved by the end of 1992 me City’s Mello Aoos Communi
Oistrict was approved on June 13, 1991. This District provides guaranteed financing for the largest and mos public facilities. The zone financing plans can now be submitted and approved, and development can res1
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1 MITIGATING OPPORTUNlTlES:
Full scale residential development within the City is expected to resume beginning in the second ha# of 19:
21 of the 25 Local Facilities Management Plans have been approved and zone financing plans for 18 of thes
be approved by 1992. Therefore, the temporary slowdown of residential development resulting from the facil
and financing requirements of the Growth Management Program will no longer function as a significant corn
development of housing within the City.
It is estimated that there presently exists with the City a bank of 1,000 excess dwelling units and it is projec
will reach approximately 2,500 units. This projected bank of 2,500 excess dwelling units can be used to ii
densities to a level necessary for the development of housing projects which address special housing
affordable, seniors, handicapped). This bank of excess units wit1 also enable the implementation of City-prow
bonus (see Program 3.7.a.) and density transfer programs as well as future General Plan Amendments (s
3.7.h.) to increase site densities throughout the City.
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CONSTRAINTS: GENERAL PLAN DENSITIES
The Land Use Element of the General Plan establishes the maximum amount of housing per acre of land t developed. This is called the 'density' of permitted development. General plan densities are expressed as &I
per acre (du/ac.)
Currently the City of Carisbad has 5 residential density ranges. Fable 45).
TABLE 45
GENERAL PLAN RESIDENTIAL LAND USE DENSITIES
"X 2"
Density Range (du/ac) Growth Conaol Point
Low Density 0 f 1.5 1.0
Low-Medium Densiry 0 - 4.0 3.2
Medium Density 4 - 8.0 6.0
Medium-High Density a - 15.0 11.5
High Densiry 15 - 23.0 19.0
The ranges in Column A are the density range for each land use classification. Column 8 denotes the 'qm poinr for each density range. Densities are calculated and allowed from the base range in each land use cat4 densq ranges established for the residential categories are not meant as minimums and maximums. The I(
for each of these categories represents a guaranteed density and the higher figure represents a potential ma
could be located in each area if certain criteria as outlined in the Land Use Element are met. The growth CI
was used to determine facilities need, and as development may not exceed standards set for facilities, dc cannot occur over the growth control point unless findings can be made that there are sufficient facilities Wail; allowance of increased housing units over the growth control point.
Another constraint to general plan densities is the net developable acreage or yield. Acreage with over 4C considered undevelopable and is not allowed for density calculation. Acreage with topography with slopes 2 is given half the allowable density of acreage with less than 25% slopes. Constrained lands such as sensitivc riparian habitat and utility rights-of-way are also excluded from developable acreage. Additional environmental I that may reduce developable acreage, are dealt with separately in this section.
The lack of developable acreage in the upper density ranges may constrain development of certain types ( Stacked-flat apartments which house lower income households may require densities greater that 12 units I higher depending on land costs to be developed economically. As indicated in the Land Inventory section of thi
the cy. there is a decreasing supply of acreage in the Medium High (1 1.5 dulac) or High (19 du/ac)denstfy ranges re
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In addiiion, there is a ResWnhal ' Density d up to 40 units per acre aMociated with the Planned Industrial pH and up to a 72 unit per acre density for Senior Citizen Projects within the ResidmW * Professional(RP)andMi
residential with no sa residential densay. (However, densiti in this CBO area are subject to growth man
incomehousingopportwritiea
State Law (66915) cwrerWymandatesthptaW kcaljwisdictknsadopt an odnmcethat pennitsaderrsay borr
ordinance within the guidelines d the current State Law.
quadrant or within the City, an increase h the dms&ies d some mkkaial acreage to facilitate the devek
(R3) Zoning classMmm . . Thecommerclal ' Business DIstrid (CBD) Cbpsaicahon * dtheGeneralPbn&
afchitectural, sca)8 and bulk limitariocw. ) Thesehighefdensayallowancescouldbe~toprovideaddil
incentive tothedevekpment d low iclcome housislg.ThederrsyybonurwyIprovidethederrsiliesneededt0
making the dev- d kwerincome housing BCOoCIJC(IUY viable. carlsbad is kr Ehe pIocess d adc
Although the City's Growth Mw ordinance hnpows a limit to the nwnber d residential unitsbuilt
additional kwer income- un&scanbe~tomeetthe city's- rlousmg nee& Them
acCamp/ishhQ~&!~inthebawth~Adderrdumwiwnthe~~paRiarrC
Three @ages 8081).
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1 CONSTRAINTS: REDEvE~OPMENT PUN
In 1981 the City of Caf&&ad approved the formation of a fedW0lOpment area in what was onca the city’
core. Caftsbad like marly Other munlctpalitles found that, wlth the development of regtonal Stroppcng
downtown areas wen Ioq economic vltaltty.
The City of Cartsbad adopted a redevelopment plan to halt ths decline. As its theme. the old downtown (
was descgned around a low intetnscty Wage area’. Clase to the ocean and Othw recreational ~TMHI~ t
Village Redevelopment Area focused upon the towst and recreatlonal uade. Permrtted uses Wude rder
muni-family. The theme, scope and scale of rwdential development wittun the red- ym tm
remove detenomng svuctures, cimanc83 exlst that mlgm remove detemXaang resldencW !muwe fra
stock. Wherever possrble pnonty IS $wen to rehabilitation of existing swaures, espedty ttmsa ot ha0
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1 MmGAnNG OPPORNNCTIES:
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1 moderate to lowef-cncome.
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intmrty residential development AS the intent at rdaveiapment L ta ha ~ii - m
The Carlsbad Village Area Redevelopment Plan anticipates that between the adOpt10n of the Redevelap
RS expiration in 2006, approximately 300400 new housing units mU be brUtt wrthm Me redevelopment ai
the exming 1600 units. These units are to be developed for all BCOKUIW: ranqer The Village redew
contans land uses of all densrtles. It contans stgndicant acreage ot high densty reStdennal that IS wted
The Village Area Redevelopment PIan contans policies and Programs designed to assst v1 the twiocmc
who may be displaced due to redevelopment propas. The redevelopment plan also emphaures the II
existing resiaences to conform to the nature of the village atmosphere of me redevwprnent area ARR~
exist to increase the number of unm for lower-cncome houSBnoldS because of ttt6 permal hrgh derrsny mt
within the redevelopment area and in swrounding netghbomoods. n must be emphasued that impaeaorr c
adlacant areas are atfordable to lower-income nowenolds, and for many yean the nouscng smegh
providing high d6fMy multi-famrly unRs in areas that hlstoncaify have developed them. The mm
acreage within the City was designated at a lower single family intenstty. The strategy to Spread fnulb-i
throughout the City would avoid impamon to the redeve(opment areas.
1 too much new multi-tamiiy devetopmm must be avoided. A predominant numw ~f unm wrtfrin ma reds
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8 CONSTRAINTS: OPEN SPACE REQUIREMENTS
Preservation of open space is one of the goals of the City. It also acts as a constraint to the development 01 ordinance requires a minimum open space standard per unit plus a 15 percent set aside for each su
community. These policies and requirements may reduce the yield of housing units. I
1 MITIGATING OPPORTUNITIES:
Currently the City is preparing an Open Space Management Plan that will organize the various open space
a cohesive policy document. This Management Plan will provide guidance for housing development that will
city's sensitive areas. Incentives for developments that include low income housing may include exemption of requirements for parkland dedication of open space dedications.
Identification of sensitive habitats for endangered species that may preclude future development can be alloc
a project's requirement far Open Space. The allowance of the density on acreage designated for open spac
that density to be utilized elsewhere on a development site. This may allow 'clustering' of residential devel
would accomplish: 1) Increases in open space, and 2) higher density within a residential development to t
product type (apartments, multi-family, townhomes) that increses aff ordability.
MAP 8 shows the City of Carbbad's currenr Opens Space and trails Network,
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CONSTRAINTS: DEVELOPMENT STANDARDS
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B ' Development standards are standards set by the City of Carlsbad to ensure that development of residential oi
that occurs, is compatible with the surrounding community, ensuring the health, safety and welfare of it's
providing quality development.
The City of Carlsbad has two levels of development standards. Standards that are codified in the ordinan
by the City, and standards that can be considered administrative policy, through interpretation of the cod
interpretation of policies and guidelines of the City's General Plan.
MITIGATING OPPORTUNITIES:
Opportunities exist to waive administrative policies that may add additional time or costs to low income h
exemption of some administrative policies for low income housing could be considered an incentive for SI
Another alternative would be to develop policies or codes that would apply only to low income housing. ih
these alternative codes would to be reduce cost associated with some standards in order for these costs 1
on to the eventual low-income household.
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MAF
COMPREHENSIVE OPEr SPACE NETWORk
.- - ._:
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I CONSTRAINTS; BUILDING, ELECTRICAL AND PLUMBING CODES
The City currently has adopted the 1988 version of the Uniform Building Code, the 1980 version of the Unifor
Code and the 1987 version of the Uniform Electrical Code. The City has no substantive amendments to th
would adversely affect standard types of housing. Furthermore reduction of State required codes to reduce c
in the best interests of public health and safety.
Interpretations of some codes may be biased against certain alternative housing types such as SRO's (Singlc
Occupancy) or farmworker housing.
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1 MtTIGATING OPPORTUNITIES:
1 Certain types of alternative housing Structures may be given flexibility in code interpretation where otherwisc
type of housing may not fit into any one residential category.
Examples of these alternative housing structures may be what are commonly called SRO hotels, which alt
a residential function, are commercial in nature and may be required to be built under restrictive commercial I cost effective,
Another alternative may be dormitory style housing for homeless and transient or migrant farmworkers. Th
housing structures not normally found in Cartsbad and may require broad interpretations of existing codes anc
to be built. I
I CONSTRAINTS: CODE ENFORCEMENT PROGRAMS
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Currently the City of Carlsbad has a code enforcement effort designed to protect the health safety and H
citizenry. The City's Building Department in conjunction with the City Attorney's office undertakes abatement
for deteriorating and substandard housing or bootleg (illegal) housing units.
The City of Carlsbad's code enforcement division of the Building Department currently detects and abates
the State and County Housing and Health Codes as they relate to substandard housing.
Over the last 5 years there has been an average net loss of around 3 to 4 illegal or substandard housing u8
through enforcement activities. There are also abatement programs for illegal campsites or makeshifl
undeveloped agricultural areas of the City.
MITlGATlNG OPPORTUNITIES:
The code enforcement activities should include a monitoring and rehabilitation program to detect and mon
units in deteriorating conditions. These units, which predominantly house lower income residents, may be
to abate an unsafe condition thereby reducing the stock of lower income units. Monitoring in conjun'
rehabilitation program would preserve these low income units. Code enforcement programs that resuit in a
Substandard housing should be in coordination with the Housing and Redevelopment Agency that can targe
for rehabilitation programs that will preserve the older housing stock. It is important to coordinate unsaf
abatement programs with relocation assistance for the tenants. Some tenants especially, handicapped, eldei
low income may have problems finding suitable residences if displaced from their current residence. Promi
assistance may be crucial as the ability to rehabilitate substandard units on a timely basis may focus on relocz
residents.
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CONSTRAINTS: OFFSITE IMPROVEMENTS
Currently the City has design standards for all offsite improvement. These standards are outlined in the City 'E
Design Standards' publicadon. In addition there are also approximately four administrative engineehg polich
with offsite improvements for residential projects.
CONSTRAINTS: ClRCULATlON IMPROVEMENTS
During the course of development, circulation improvements are addressed a! that time to achieve satisfaczory
improvement goals. The City through its Local Facilities Management Plan has further identified standards for
Currently some circuiation improvements are funded through a '8ridae and fhorouQhfares Fee' the City impc areas of benefit, This fee varies according to the size of development and circulation impacts (See fee s appendices). The cost to the developer for the improvements required are usuaily passed on to the cost c
or residence, increasing its cost
MITIGATING OPPORTUNITIES:
Circulation as well as other infrastructure improvements paid for by development through requirements of fees
passed on to the purchaser or renter. Usually the improvements required as part of a project or subdivision
on as an 'up fronr cost of the dwelling unit as pan of the purchase price of a house. The City is currentty
Mello-Roos District for bond financing for infrastructure and facility improvements. The infrastructure costs rnq
on to the buyer of a home under Mello-Roos as a one time single fee assessed against the home. or under ai
district. annual installments may be used to cover the assessment. The result is the 'up fronr costs of in
improvements may or may not be reflected in the cost and price of a home, depending on the method usad 1
the assessment district. The City may contribute to onhffsite infrastructure improvements through in-kind c(
for residential developments that would be made affordable to tower-income households.
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! CONSTRAINTS: FEES AND EXACTIONS
Currently the City aSS0SseS f@S for rTlBSt administrative processing of application for development. Fees a receive the most amount of attention from the development community and are most often singled out as
to the growing costs of housing. These fees are identified in the appendices,
Other types of fees may be exacted to mitigate effects of development that would have an adverse t community or district. A typical exaction would be for school fees. These exactions are identified in the a,
MITIGATING OPPORTUNITIES:
WAIVING OF PFF FEES
Council Policy allows the waiver of Public Facility fees for low income housing. Implementation of this policy
assess the fiscal impacts that the fee would normally generate on the budget of the respective departmen all fees including impact and processing fees average between $1 5 - 20,000 per unit depending on type (mi family) and location. Reducing fees is a significant incentive for some residential developments. Table 46 sh
fees in Carlsbad of a typical 3 bedroom home.
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Table 46
TOTAL FEE COSTS TO BUILD A PROTOTYPE HOME
1 Escondido $ 21,507
2 San Marcos 19,131
3 Poway 16,740
4 San Diego City 15,755
5 Carisbad 15,742
6 Solana Beach 14,590
7 Enchitas 14,527
8 Chula Vista 14,193
9 Santee 12,397
10 Oceanside 12,012
11 Vista 10,791
12 San Diego County 9,279
13 Imperial Beach 8,567
14 Lemon Grove 8,459
1.5 Del Mar 8,222
16 La Mesa 7,733
17 El Cajon 7,645
18 National City 6,443
19 Coronado 5,908
CIF PROTOTYPE HOME
Three bedroom, wo bath single family detached home.
1800sf (square feet) liwng area. 400sf garage and 240sf patio.
Apx. 6139,000 valuanon (calculated by each junsdiction).
Type V wood frame consmcnon. lOOA single phase eiecmcal.
100,000 Btu FAU gas semce, and a common set of fixtures.
Source: Annual Fee Survey, BIA Duildcr Marmine, January, 1991
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A Housing-in-lieu fee targeted at market rate units or units built above a certain price range could be =esse<
funds to subsidize the construction of lower income units. The fee would satisfy a requirement that some 1 have to provide low income housing opportunities.
In-lieu fees or exactions leveled against developments that normally create jobs and a demand for lower inco primarily industrial or commercialhetad development, may be assessed. Fees are exacted at the time of cor a per square foot basis and are used lo subsidize the construction of low income units. The fees would b
upon establishing a nexus between job creation and demand for the type of housing it would create.
REAL PROPERN TRANSFER ASSESSMENT TAX
Property that is sold and realizes a gain in assessed value is assessed a transfer tax. This tax or a portion
be utilized as a source of revenue for housing programs. This would generate a source of funds from other tl
development and would spread the responsibility and cost of providing housing for all income ranges
development. The revenue generated each year by this transfer tax is approximate!y $350,000.00 and is not ( for any special project, but goes to the General Fund.
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CONSTRAINTS: PROCESSlNG AND PERMIT PROCEDURES
As indicated in Table 47 the type of permrt for residential development defines bs length of processing time. F require multiple discretionary entdlement are usually processed concurrently. The exceptions are for
residential master planned commundles in which case these projects are usually processed in phases.
TMLE 47
AVERAGE ADMINISTRATWE PROCESSING TIME FOR DISCRETIONARY APPUCAITONS
AVERN'rE~bpAb~~
P-GTIME: FROMsu8MIIIAL
x) IS DISCRFITONARY ACI7CYPf
CAITCtlRY AJWICAllON TYPl!
Master Master Plans 12 - 24 mdrr
Deveiopmmr Mr~ster Plan hendmenu speofic Plans
Speafic Ph Amendmenu
Ems
6 - 12 months Major RMHP
Tentative Tram
Sire Development Plans
Redewdopmenr Permits
Conditional Use Permiu
Tentanve Tmct Amendment/
Zone Code Amendmenu
Planned Ihdopmmu
Zone Changa
Cenml Plan Amendmenu
R~iOns
Minor Minor Subdivlslons 3 - 6 months
Gmdiuonai Use Penntu
Redevelopment Pmtu
Site Devdopmmt Plans
Spcaai Use Permits
Preclsc Wopmmt Plans
Planned Indwml Permtn
Ccasral Devdopment Permiu
Miscellaneous Hillside Devciopmmt Permiu 1 ~ 3 months
Adminwrnnve Vananca
Local COJwal Plan Amendments
by G=JrCr
Satdlite Antennas
Planning CommlvIon
Deramtrwrlons
CM Conditional Use Permtu
Vanances
Stmr Name Change
Condominium Permiu
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Permit and processing procedures can be utilized to create incentives for low income hc
opportunities. Cost associated with carrying loan amounts during the processing time are usually
of the cost of development. Substantial delays in processing can exceed development estimates.
these costs can be absorbed by the developer, they are usually passed on to consumers via the
prices or rental rate.
Expedited, fast track or priority processing can be utilized as an incentive for more low income affor
housing. A target of 2530% reduction in processing time can be utilized to reduce carrying costs t
developer that would be passed on to reduce cost associated with the project
CONSTRAINTS: CAUFORNIA ENVIRONMENTAL QUALITY ACT
Under the California Environmental Quality Act,(CEQA) developments or actions defined as prc
unless otherwise exempted under specific CEQA guidelines, are required to undergo an assessmi
to the impact the project will have to the environment. This assessment determines if a substan
more detailed effort wiil be needed to assess the full impact or a determination that it will not h
significant impact, Developing rural areas, and environmentally sensitive areas that include lagoor
wetlands are panicularly sensitive to the impacts of urbanization. Assessment and mitigation of
impacts are sometimes lengthy and meticulous adding extra cost to the development. ldentrfca
impacts that cannot be mitigated may preclude development altogether.
Catisbad has a substantial amount of environmental constraints due to its sensitive habitats, ct
location and conservative approach to preserving its unique natural surroundings. These constraint
preclude, reduce, or in most cases, slow down construction of new housing in Carlsbad.
MfTIGATlNG OPPORTUNITIES:
me California Environmental Quality Act provides opportunities for 'tiering' environmental re!
Projects that require a comprehensive review and assessment with an ensuing Environmental Ir
Report often may contain specific mitigation measures to offset impacts. When a project requires mi
phases for completion, assessment and mitigation details can be included in the environmental if
report. Subsequent phases of the development may preclude further general or detailed environn
review. This may lead to faster processing of projects after a master environmental review
assessment and mitigation of impacts is completed and can be utilized for subsequent EIR's.
Additionally, as environmental impact reports may require mitigation measures for adverse impacts
strategies to mitigate these adverse effects can be introduced. A jobs housing balance is a StratE
reduce energy consumption and auto emissions by locating housing and jobs closer together. Car
paid retail and manufacturing jobs, has created an imbalance of a residence population and a secoi
employment population that tax the existing roadway capacity to the maximum at the traditional
hours, By creating a better mix of housing styles and types to create a greater range of and numl
housing units for the current and future employment population, would also place employmen
housing closer together. A mitigating effect is created to consewe fuel, reduce emissions, and rc
traffic impaction.
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with its predominantly single family housing construction over the last 2 decades and the creation of
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CONSTRAINTS: ARTICLE XXXIV OF THE CALIFORNIA CONSTITUTION
Section 1 of Articte XXXlV of the California Constitution provides that no 'tow rent housing project s1
be developed, constructed, or acquired by any 'state public body' until voter approval has been obtain
The election requirement of Article XXXlV could limit the participation of a public body in the developm
of low- and moderateincome housing because of the delays, uncertainties and potential additia
expenses associated with local elections.
MITIGATING OPPORTUNITES:
In general, Article XXXlV requires that two criteria be met: (a) a 'state public body' must 'devel construct, or acquire', (b) a 'tow rent housing project' Article XXXlV would be inapplicable if one of thr
criteria was absent. It would be possible to confine the role of a public body in a housing developm
so that one of the two criteria is not met and an Anicte XXXIV election would not be required
In order to clarify Article XXXIV, in 1976 the Legislature enacted the Public Housing EIecl
Implementation Law (Health and Safety Code, Secuon 37000 et seal. According to that, a 'low r
housing project' does not include the following types of development:
a
b.
Housing with 49% or less lower income occupancy, that is privately owned and is
exempt from property taxation (unless fully reimbursed to all taxing entities):
Housing that is privately owned, is not exempt from property taxation by r8aSOn of i
public ownership and utilizes land banking, property acquisition resale write do
guarantees and insurance of private loans and other assistance not constituting dii
long-term financing from a public body;
Housing consisting of newiy constructed, prlvately owned, one to four family dwellings
located on adjoining sites:
Housing that consists of existing units leased by a state public body from a private OWI
and
Rehabilitation, reconstruction or replacement of an existing low rent housing project
Public body involvement limited to these types of housing developments would still help provide low- i
moderate-income housing and would not be subject to the Article XXXIV election requirement.
Not all activities carried out by public bodies can be defined as 'development, construction, or acquisiti
of a low rent housing project. The meaning of 'develop, construct or acquire' would not be applicz
if the agency's involvement in providing low- and moderate-income housing is limited to Offering
following incentives and concessions:
C. Housing that is developed for owner occupancy rather than rentid occupancy;
d.
e.
f.
a.
b,
C. granting density bonuses; or
d. pass through of land.
Reducing or waiving of planning fees, building plan check and permit fees, or st1
dedication or infrastructure improvements;
modifying or reducing development standards;
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The California Supreme Court in California Housina Finance Aaencv v. Elliot (17 Cal.3d 575 i
concluded that whenever a public body very extensively participates, or assists in not oniy makin!
rent housing project possible but also fully regulating the project so that the result is that the govel
is essentially the landlord, the matter will be subject to the Article XXXlV election requirement. 1
public body that grants a loan for a low rent housing project and the loan is conditioned on
government agency requirements such as review and approval of plans, project financing, operatil
maintenance standards and occupancy would generally constitute development and constructior
housing project and fulfills the criteria for applicability of Article XXXIV.
Any mortgage revenue bond issued or direct financial assistance given by a public body to ass&
development of a low rent housing project would necessitate an Article XXXlV election if these
criteria are also met.
On November 4, 1980, the following measure (Proposition X) was placed on the Carlsbad ballot fc
approval.
‘Do the quaiified electors of the City of Carlsbad, pursuant to Anicle MlV Of the
Constitution of the State of California, approve tne development, construction, and
acquisition of low renr housing projects by the City of Carlsbad. or other Citydesignated
public agency, not to exceed 250 total units on scattered sites throughout the City to
provide living accommodations for low-income senior citizens?‘
Carlsbad voters approved this Article XXXlV referendum to allow no more than 250 units of senic
income housing. However, this authority has not yet been exercised. 1
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CONSTRAINTS: STAFFING
Constraints to housing OppoRunities may also include insufficient staffing. Federal, State and La
reguiatay PfOCedUfQS often call far substantial review of development priar to canmaion. Staffing
fulfill current requirements and for additional regulatory procedures must be identified as a constraint 1 housing if sufficient staffing to meet processing goals and time lines are not allocated. Commun Development activities such as P!anning, Building and Engineering functions are impacted by the pa
and magnitude of development. In addition, as the administration of housing programs are a funaion the City’s Housing and Redevelopment Agency, creation of additional low-income housing opportunitii and the administration of them, may require additional staffing.
Review of the City’s previous element has shown that a variety of programs were never effective implemented due to the increased staff time required for additional housing programs. Future prograr
that add additional administrative tasks to staff will also fail to be implemented if sufficient staffing time not avaiiabie to administer additional housing programs.
MlTiGATlNG OPPORNNITIES:
Insufficient staffing and under-budgeting of positions in City Departments may also act as constraints
housing. Implementing programs to increase affordable, or the production of low income units, i dependent on adequate staffing. Frequently these programs are prioritized below other administrat
and regulatory tasks and as such are not implemented on a timely basis. Housing programs that reqL more administrative and managerial time may result in a need for more staff for it to be effmve.
The City may need to allocate additional financial resources to assure sufficient staffing for housi
programs.
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1 NON-GOVERN MENTAL. CONSTRAINTS
Constraints that are usually beyond the local jurisdiction to control are labeled as non-govern
constraints. Several of these constraints are defined at the State and Federal level but m
addressed by the local jurisdiction sometimes under guidelines that are detrimental to the const
of housing.
CONSTRAINTS: FINANCING
Financing is a key component of housing development. Financing can be broken down into tu
categories: takeout (construction), and permanent (mortgage). Construction financing is usually
term in nature and is used for acquisition and development of property. Mortgage or permanent fin;
is the long-term financing of the project. This debt usually buys out the construction financing
serviced by income received from rents or sales.
If financing, either takeout or permanent, is not available for any of the reasons listed belov
construction will not occur.
Recent developments in the banking and financing industry have had substantial impact I
development of both multi and single family housing. Several recent events have had major effe
the supply of money that has traditionally been used to finance affordable housing.
The 1986 Federal Tax Reform Act substantially changed the rules for real-estate investment with pa
regards to multifamily construction. Recent legislation has reduced tax benefits normally associate
investment in multi-family development. This has had the effect of reducing the amount of I
available for multi-family construction.
1989 Federal Savings and Loan Act restructured and added new regulations to the Savins
Loanflhrift Banking Institutions. These changes limited (1) the amount of money that could be lent
borrower, and (2) mandated exTra capitalization resewes for all Savings and Loans as a ratio to I
lent. (This has had an impact on the ability to acquire money for acquisition and development i
permanent financing.) Impacted the hardest were multi-family builders and small development
units) companies who usually only used one or two lending sources far their developments.
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1 AVAILABIUTY AND USE OF PUBUC FINANCING.
Funds that are available through Federal, State. and Local sources are referred to as public in r
These funds are usually made available at below market (private) interest rates for purposes of prc
low-income housing opportunities. These funds are not widely available and are restricted in the
With the decrease in private market financing for multi-family development, the demand for this fin;
has grown. Competition for these funds is high and availability is not always consistent.
The additional constraint to using government financing is that of restrictions of use and i
administrative burden that sometimes accompanies these funds. Many cities have chosen not to co
for these funds as they do not have the administrative capability to manage them. 1
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LOAN AMOUNT - 8% - 9% - 10% 11% 12%
$60.000 $440 $483 $527 $571 $61 7
$80.000 $587 $644 $702 $762 $803
$1 00,000 $734 $804 $878 $952 $1 028
s120,000 $880 $961 $1 053 $1 143 $1 234
$1 50,000 $1 100 $1 207 $1316 $1 428 $1 543
~200.000 $1467 $1 609 $1 755 $1905 $2057
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TABLE 49
MORTGAGE INTEREST RATES
Fixed Rare First
Max
Lender Int Rate ADt - Pts &r - Loan -
Weils Fargo 10.25 10.53 2.0 30 3187,450
Secuncy Pacfic 10.125 10.40 2.0 30 S 187,4S 0
Fixed Rate Seconds
Far West 10.75 11.16 2.0 IS 393.725
Headand 11.125 11-54 2.0 15 $93,800
Adiusrable Rate First
Int Rare Neg Max
Lender - Rate S Pts- Index Mlarwn AdJ - hot Rate
Union Bank 8.625 10.97 12.5 1 YTB 2.60 6Mo No 13.75
Wells Fargo 8.75 11.3 1.75 6 MTB 2.75 6Mo No 14.0
source: Sari Diego Union -July, 1990
SANDAG (page 10s) L
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I Table 50 contains the cost of funds by several governmental sources.
TAW 50
MONEY RATES AS OF 12-20-90
Prime Rate 10%
Federal Funds Rate
LABOR
high 7 5/16% (-), low 7 3/16%(-)
8 1/8% (+) one month
7 13/16% (-) three months
7 5/8 (-) one year
Treasury Bills 6.86% (-) 13 weeks, 6.74% (-) 26 weeks
Freddie Mac
Fannie Mae
11th Dismct COF
The above key races are a general guide only, they should not be used for acruai uansacrions and r
warranty to their accuracy is rendered.
Source:
30-year €ixed/30-day delivery 9.63% (-)
30-year fixeU30-day deliver 9.53% (->
For December '90 8.05% (+)
h Walton, First C;llifornla Mortgage
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MITlGATlNG OPPORTUNITIES:
Financing constraints may be overcome by several financial tools available to create more affordat
housing.
MORTGAGE REVENUE BONDS
These are bonds sold by the City to create a pool of money for subsidized mortgages. The bonds a
serviced through a return rate on the mortgage or resold on the bond market. The up-front cost
issuing bonds are prohibitively expensive for a small issuing. To reduce the ‘up-from cost of the issuanr
of a Mortgage Revenue Bond that will cover only a small amount of mortgages that a crty may wish
offer, many cities have formed pools in a cooperative effort to spread the up-front cost among =e!
cities or housing authorities. Mortgage revenue bonds can be issued for multi-family or single fam
developments, but multi-family bonds have become less in demand and more difficult to issue due
recent changes in the tax code.
PUBUC FINANCING
me State Housing and Community Development Agency, and HUD offer construction, rehabilitation, a
permanent financing as low as 3% to qualified applicants such as housing authorities or private not-f
profa developers. These funds are competed for based on participation of other funding sources a
local need. A brief list of these programs is listed below:
Federally funded rehab and construction programs;
Section 202
Won 502
Section 515
Section 17 Rental housing rehabilitation.
Section 317 Rehabilitation loans.
Housing and Community Oevdopment Ad Block Grants.
Oiroc! toana for elderly and handicapped housing.
Rural home ownenhip assistance. Rural rental housing assistance.
State funded rehabilitation and construction programs;
Family Housing Osmonstration Pfagram (HCD)
Home Mortgage Purchase Program (CHFA)
Prsdeveiopmont LOM Program (HCD)
Rental Houang Construction Program (HCD)
RenW Howtng Mortgage Loan Program (CHFA)
Sdf Help Housing (CHFA 8 KO)
A8 665 (1982) Bonds - Renter occupied construction
Funds authorized by the Mark-furon Residential Rehabilitation Act and SB 99 - New consrructioo
California Energy Consewation Rehabilitation Program
Oefwed Payment Rehabilitation Loan Fund (HCD)
Home Ownenhip Mortgage Bond Program (CHFA)
Homa Ownenhip Assistance Program (HCO)
Matching Own Payment Program (CHFA)
Natural Disaster Aisistance Program (HCO)
Nan Pmfi Housing Program (CHFA)
Fumworku Housing Grant Program (HCD)
Mobildtomo Park Assistance Program (HCO)
State Logduation Impact Assistance Grant Program (HCO)
StatdLocd Multifamiiy Program (HCD)
Fedoral Emergency Shelter Grants Program (HCO)
Senior Citizen Shared Housing Program (HCD)
This list of financial and assistance programs is not all-inclusive, and many programs may not hi
funding availability at this time. It is imponant that the City familiarize itself with the application proc: and availability of these funds.
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1 LOW INCOME PERMANENT FINANCING
A consortium of banks and savings and loans has formed an organization (SAMCO) designed to private below market permanent financing for low-income projects. This organization, based in San D
is a prime source for below market financing needed for low income projects.
COMMUNITY REINVESTMENT ACT
This Act requires lending institutions to report on their lending activities and how they meet the nee
the community. Lending institutions may face official sanctions for not meeting performance goals. i may have a program to evaluate an institution’s lending practices for its community. It may impor
own sanctions. These sanctions may include withdrawal of funds by the City, or cooperating busine from lending institutions who have not made adequate mortgage or construction financing loans in
community.
REDEVELOPMENT SET-ASIDE FUNDS
Currently State Law required that 20% of tax increment returns be set aside for low-to-moderate inc housing. This is a good source of gap funding or equity positions the City may wish to participate ir qualified low income residential projects.
COMMUNITY DEVELOPMEN? BLOCK GRANT FUNDS
The City of Carlsbad uses the Federally entitled grant funds to support a wide range of senrices
programs that benefit the community’s lower and moderate income households. CbBG funds m:
used for housing purposes in the acquisition of land using these funds and in the funding of rehabitit and preservation programs. The CDBG funds may also be used to fund a wide range of planning st1 and programs which will benefit low and moderate income households. 8
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CONSlRAINTS: PRICE OF LAND
The.pric0 of land Varies depending on location, improvements and us0. me cost of land in Cartsbal
a prime consmint in providing affordable housing opportunity. Carfsbad contains a significant amc
of land with coastal views; a premium that is added to the cost of land. In addition location factors s!
as proximity to freeway access, public facilities, and intangible factors such as image and quali of
contribute significantfy to demand and price. The cost of improving the land, grading and ad1
infrastructure also contributes to the final costs. Cartsbad has a considerable amount of land locate
hilly topography. The added costs of grading required as well as the addaional engineering ,
improvement costs are greater as opposed to flat level land. Costs associated with land have traditior
contributed to around 40 percent to the cost of a home. In Southern California the price of land ant
preparation sometimes may be as high as sixty percent The price of land is also determined on
number of units that the land may yield after constraints such as topography, environmental constra
and density are factored in. The actual yield may be far below the allowable density. Land price
Carlsbad vary substantially. Undeveloped vacant land with varied topography and no improvement
approximately $100-250,000 an acre, with coastal view land slightly higher. Infill residential land, witt
improvements may run as high as $1 million an acre depending on location and densrty. The adr
value and price of land in Carlsbad has severely limited market-rate financed construction for low-incc
households.
MITIGATING OPPORTUNITIES:
Land prices are generally determined in the market place. As such, the availability of non constrai
developable acreage suitable for residential development is higher in areas cfoser to signific
employment centers and areas with significant desirable attributes, Le., coastal vs. inland. Cartsbad
substantial acreage that falls within these attributes. Land pricing is also a factor of yield or return. L
costs are also determined on 'how much' or yield of development that can occur upon a specific prop€
This yield is a product of the General Ptan Density which often determined housing product q
infrastructure or the amount of acreage needed for public improvements, net developable acreage
general market conditions.
Final land prices are determined by how much (if any) entitlement are secured for the land. Thi
important if the land is sold and currently undeveloped but has secured entitlement to build.
Price can be affected by knowing there are considerations such as low income housing that need tC
included in the project. This may affect the project pro-forma and the selling price of the properry r
be adjusted to compensate for this.
Other techniques may be used to supply land at reduced prices. These include:
IMMINENT DOMAIN/FRIENDLY CONDEMNATlON
To assure an adequate supply of housing in all income ranges a city may choose to acquire suit:
property to assure this need is to be me?. Property acquired through friendly eminent don
parcel. Property that is acquired by this method through Yriendly' negotiations usually arrive at
equitable disposition and the property may be acquired a! a below market price.
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proceedings is subject to fair market value but substantial tax benefits may accrue to the owner of
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LAND BANKING
Land that be acquired or purchased that may not be currently used for housing but may be 9,
entitlement at a future date, could be acquired by the City. This land could be resold with entitlemer
a non-profit developer at a reduced price to provide housing affordable to lower income househc
Land may be accepted as an in-lieu contribution for an inclusionary housing requirement. L
purchased or contributed for the purpose of residential construction must be suitable for the appropi
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GOVERNMENT/PUBUC LAND
Surplus property that is owned by the City or another public entrty can be acquired to provide pote
housing opportunities for lower income households. Surplus property is then passed on to a develc
at a negotiated reduced price in exchange for a requirement for more housing affordable to target inci
groups.
CONSTRAINED ACREAGE
Developable acreage that is cotistrained due to government control, may be utilized to increase yiel developable acreage. Currently Carlsbad does not give density credit to acreage that is constrained
to several factors. Density credits may be given to this land and transferred to an adjacent propeq
the purpose of low income housing.
CONSTRAINTS: COST OF CONSTRUCTION
Construction costs may contribute significantly to the affordability and cost of housing. Factors
contribute to construction costs are referred to as 'hard costs' and typically refer to labor and matei
Soft costs are typically a developer's overhead, and carrying costs on acquisition or construction la
Carrying costs are associated with finance and lending constraints as well as processing times as reff
to earlier in this section. 1 LABOR
Labor costs are significantly higher in the southern California region than averages nationwide for sii
employment. The prevailing wage for construction is $1 2.00 - $22.00 per hour average depending on
experience, and labor union affiliation.
AVERAGE CONSTRUCTION COSTS COST PER SQUARE FOOT
The cost per square foot for construction is a general average for the San Diego Region. This may
from builder to builder based upon a number of factors. The average residential construction cos
square foot is indicated: I Multi-Family $38.00 - $45.00 per square foot
$50.00 - $56.00 per square foot
$48.00 per square foot
Single-Family (detached)
Single-Family (anached)
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MlTf GAnNG OPPORTUNITIES:
Costs of construdon in this section refers to labor and materials. The typical labor rate for constructil
workers depends upon the level of skill associated with the job, whether it is union or not and t
avaiiability of construction workers.
Opportunities exist for reduction of costs associated with construction. These include, but are not limit
to:
FACTORY BUILT HOUSING/MANUFACTURED- HOUSlNG
Using new technology, manufactured homes may represent new shelter opportunities in the low Q
moderate income range. Some of the housing construction is conducted offsite and transported to f
construction site. A fast growing alternative to onsite development, construction of flooring and fram
is done in computer controlled factories and then transported onsite for assembly. Estimates on c
reductions using these methodologies may be as high as 30%. The City could encourage develop1
to take advantage of these type of programs. The product is identical in appearance to custom om
stick built single family or multifamily product.
Residential-manufactured home development(R-MHD) are residential developments that h:
characteristics common to both multi-family and singlefamily neighborhoods. R-MHD are incoi
producing properlies as are multi-family complexes. but individual detached manufactured homes in 1
development are owner occupied. Home owners enter into a long-term lease with the partnership
corporation(which may be owned by the tenants) which manages and maintains communrty infrastrucn
R-MHD are typically pegged to area apartment rates. The lifestyle and density patterns are decide
single-family in nature. R-MHD compete in the shelter market between multi-family and condominiur
DEVELOPMENT STANDARDS
Development standards, either modified or as part of administrative policies, sometimes add extra c
because of additional materials required and extra labor. A significant reduction .of costs fron
modification or waiver of the standards can be attained and passed on to the savings of the unit for 11
income housing.
CONSTRUCTlON MANAGEMENT
Development of affordable and low cost housing is sometimes accomplished through special construcl
management techniques. Companies that specialize in low cost housing utilize these spe
management techniques to cut costs. In any low income development, this should be a requirerner
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N ENVIRONMENTAL CONSTRAINTS
The City of Cartsbad faces several major environmental constraints. These constraints are outlined I
in this section.
These constraints may be significant in that mitigation measures may include restriction on develof
that would reduce the net developable acreage in Carlsbad.
CONSTRAINTS: ENDANGERED SPECIES
Currently there are several species of flora and fauna that have been assessed as being endanger1
survival. Under the Federal Endangered Species Act which was designed to prescnbe species tha
be threatened with extinction, the federal government may supersede local authonty to preserve h
management or mitigation measure IS identified or implemented.
Currently there are several species of floral and fauna that are listed on the state and federal endanc
of the endangered species including morafonums or restflctlOflS on local development untc
1 species list.
These are indicated in table 51.
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.
THREATENED urd ENDANGERED SPEClES COMMON TO THE CllY OF CARLSBAD
Sensirive &rishad Ph Spcda:
(I) Acanthominsba ilidofolia (San Diego Thorn Mint) CE CI
(2) Brodiaca filifolia (Thread-lea& Brodioea) CECl
(3) Dudkya viscida (Scky Dudlya) a
(5) Comhrogyne tilaginifolh v. linifolia a
(6) BacchariS M- (Enanitas baccharis) CE c1
StawFed. Status
Note: The following pho have a high potenMl for occurrence in any Carlsbad Coastal Mid Chaparral.
(4) Comamuaphylk divasifolia v. divasifolia
Now: Spccia 1.2, 5, and 6 wiil probably be listed wirhin a year.
Sensitive carisbad Reptile Spda:
(1)
(3)
Sensitive Cahbad Did Species:
(1) Poliopriii melanun Glifornia (Calif. Gnaturcher) c2
(2) Vim kiii pUilus (Least f3ell's Vireo) CEFE
(3) Sterna anrillarum bmwni (Calif. Leau Tern) CEFE
Note: Speaes number one wiil probably be lisred (Fedmlly Endangered) wirhin rwo yun.
Status Definitions:
(1) CE - California Endangered
(2) E- FedemlEn&ngd
(3) CI -
(4) C2 -
Source:
Cnemidophonrr Hypayrhw (Orange Throated Whiptail)
"hamnophis hamondii (Two-striped Caner Snake)
(2) Phrynmoma comnatum (c4aw Horned Lizard) c2
Candidate for Fedemi 'Endangd Spaa srarw. Enough informarion is on file KO suppan the listing of chsc
spaa.
an dare for Fedenl Endangcrcd Species swtw. More infomarion on this speda U needed to support a lGr
San Diego Bidimity projccr. Sensitive Species Within Carisbad City Limits, August, 1990.
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1 CONSTRAINTS: DROUGHT AND WATER SUPPLY
Climatological factors such as drought conditions may constrain housing, both in construction and
term availability
CONSTRUCTION
Water reserves in a region drop and consemation becomes necessary as mandated in various s
alerts, construction grading becomes a low priority and is sometimes hatted. This may push I
construction scheduled and add additional costs to housing. I LONG TERM AVAILABILITY.
Long term availability of water is allocated on a state and regional level and is sometimes beyonc
purview of local municipal governments. On a city's jurisdiction may provide restriction in develop1
in the long term if in coordination with local water authorities.
MITIGATING OPPORTUNITIES:
Water conservation efforts in developments that would significantly reduce water consumption rates
be included as an incentive for low cost housing for future housing developments.
The use of water saving appliances and increased xerophytic landscaping that are consistent
compatible with the City's Landscape Standards should be encouraged with ties to incentives foi
income housing production. Xerophytic landscaping may be substituted for normal 'lush' landsca I standard for low-income projects.
Water conservation would also be encouraged by requiring the use of reclaimed water for gra
purposes during construction periods.
Additional incentives for development may be given if water conservation fixtures and appliance!
utilized in new construction.
Retro-fitting of existing housing units with water conserving appliances or fixtures should be encoura
During times of water alerts and shortages, retro-fitting and the savings produced may allow resid6
development without a net increase in water consumption. D
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CONSTRAINTS: TOPOGRAPHY
Topography is sometimes a key constraint to housing development, as it removes significant acreagl
the clty from development and contributes to the land prices. Carisbad, through an adopted Hilk
Development Ordinance, does not allow significant amounts of grading without required regula
permits.
Land that has slopes of over 40% is precluded from calculating density on the site. Slopes under 4
and greater than 25% are allowed one half of the site’s denslty. Carisbad has over 5,000 acres that
constrained topographically. Hilly land that is allowed for development has significantly more cc
associated with its improvements than flat level land. These cost are usually passed on tu the hc
buyer or renter.
MlnGAnNG OPPORTUNITIES:
The City in order to achieve development compatible with the comrnunrty and preserve unique sc
qualities of hillside topography has developed a hillside ordinance. Provisions of this ordinance call!
no residential development on hillsides with slopes greater than 40%. On slopes with densrty greater 1
25% but less than 40%. density is reduced by one half. A possible incentive for low income hou
would be a density credit in hillside acreage of slopes greater than 25% or less than WO. This wc
increase the yield of low income units over what normally could be provided, especially with developmc
in hillside areas.
The city may make in-kind contributions to odoffsite improvements to lower the cost and pass it
These contributions should be offered as an incentive especially to lower income housing.
CO NSTRAl NTS: SENSITIVE HA8 ITATS
Cartsbad has three coastal lagoons. These lagoons contain a significant amount of migratory birds
other unique flora and fauna. Preservation of these habitats is a key goal in land decisions by the
Sensitive wetland and riparian habitat may also significantly impact devetopment.
MITIGATING OPPOR77JNITlES
The City currently has several sensitive habitats. These include three lagoons, Buena Vista, 1
Hedionda. and Batiquitos. in addition, the City has several watercourses and accompanying npi
habitat. These lands are part of acreage that are adjacent to or within lands that have the potenti
be developed within the next decade.
Currently identified sensitive habitats are listed as constrained lands and not developable. This doe!
affect the net developable acreage as indicated in the Vacant Land inventory which removes this acn
as constrained lands. Preserving this habitat is essential to other land use and quality goals the City
set. Opportunities to preserve these natural senings as identified through environmental assessrn
and other means, may be enhanced by providing density credits on developable residential acreag
these sites if the increase in density would acbieve a housing element goal for low income housing ne
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1 CONSTRAINTS: COASTAL ZONE
Currently a significant portion of undeveloped acreage is situated in the State designated coastal
areas. Development activities of significant impact must be approved by the California Cd
Commission in addition to local approval processes. Often, to protect coastal resources sign
requirements may significantly affect production of lower income units in coastal zone areas. Ca
has additional regulatory policies to preserve agriculture and scenic resources contained in its
Coastal Plans approved by the State.
changes or reduction in residential unit yields or densities are required for projm approval, '
Until this revision of the Housing Element, the City of Carlsbad had mistakenly believed itself to be e:
from portions of Government Code Section 65588 and 65590 (collection of Coastal Zone housing
pursuant to Public Resource Code, Division 20 Section 30519.1. The City now understands that n
fully implement these Governmental Code Sections. Specifically, the City must collect and report C
Zone housing data including, but not limited to, the following:
1)
2)
The number of new housing units approved for construction within the coastal zon
January 1, 1982.
The number of housing units for persons and families of low or moderate incor
defined in Section SO093 of the Health and Safety Code, required to be provided i
housing developments within the coastal zone or within three miles of the coastal
The number of existing residential dwelling units occupied by persons and families
or moderate income that have been authorized to be demolished or convened
January I, 1982 in the coastal zone pursuant to Section 65596 of the Government
The number of residential dwelling units occupied by persons and families of I moderate income, as defined in Section 50093 of the Health and Safety Code, tha
been required for replacement or authorized to be converted or demolished as ide
in paragraph 3). The location of the replacement units, either onsite, elsewhere witt
locality's jurisdiction within the coastal zone, or within three miles of the coasta
within the locality's jurisdiction, shall be designated in the review.
After researching the matter, the City believes that it is not now possible to recapture the di
particular, regarding affordability) from previous years. It is possible to conclude that due to the
adoption and implementation of the Growth Management Ordinance, only a few housing units havt
constructed within the coastal zone in the recent years. In addition, we believe that very few (
affordable housing units within the coastal zone have been demolished or converted since
Realizing our responsibility, the City will henceforth monitor'and record data on housing units conar
converted, and demolished within the coastal zone, as indicated in Housing Element Policy 26.
MITIGATING OPPORTUNITIES:
3)
4)
Atthough the City's current coastal zone plan does not mandate low income housing as a provi:
development as some plans do, opportunities using density bonus ordinances would be utilized in c
zone development. Currenthi most of the City's existing low income housing stock is within the
coastal zone. Preservation and rehabilitation programs may be mandated and implemented throuc
program. The city wiil also implement an inclusionary housing program for all master or specific pl
communities, several of these communities are located in the coastal zone, there wiil be sigr
contributions to the low income housing stock in the coastal areas through this program. Map C c
the City's coastal zones.
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CONSTRAINTS: AGRICULTURE LAND/WILLIAMSON ACT
The City of Carlsbad has a large amount of agricultural land (400 acres) currently that is under t
Williamson Act which is designed to preserve longer term agricultural land for tha! use. me City's poli
is that agricutture will not be a long-term land use for the city and will eventually be phased out. The
areas have not been designated for future use as residential as it is primarity in areas not planned $ residential development such as steep hillsides and airport impact zones.
MITIGATING OPPORTUNll7ES;
The ultimate use for all agricultural land including lands under the Williamson Act will mast likely determined on the physical constraints and the market conditions at that time. Much of the land unc long-term agricultural preservation is not suitable for future residential development as there may significant land use, Le,, airport, environmentat, coastal constraints, These constraints may inck
topography and the City's Growth management caps which limits the amount of total residential unb
build out.
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CARLSSA
SEGMENT
LOCAL COASTAL PROGRAM (LC
B 0 U N D A R Y ,ti$
LCP SEQMINT
~MELLO I
@ELLO I] a AGUA HEDIONOA a EAST 8ATIQUITOS LAGOONIHUNT 3 WEST BATIQUITOS LAGOON/SAMMIS B REDEVELOPMENT AREA
City of hisbad
CONSTRAINTS: AIRPORT UND USE PUN
Carfsbad is horn to the McClellan-Palomar Airpon, a public general aviation faciiity. In 1970, the Sti of Cdiarnia BflaCted a law requiring the formation of an Airport Land Use Commission in each WUI
containing a public airport. Among the duties of this Commission is the formulation of a Comprehens
Land Use Plan (CLUP). In San Diego County the San Diego County of Governments(SAN0AG) has bc
designated as the Airport Land Use Commission. In 1974 the original Land Use Plan for the McClelli Palomar Airport was adopted and in 1986 a revised plan was adopted. The plan was adopted to as in ensuring compatible land use development in the area surrounding the McClellan-Palomar Airport. 7
plan contains the Airport's Influence Area, projected noise contours, clear zone, flight activrty zone, la use compatibility matrix and recommendations. The significant restrictions to housing and residen development are within the flight activity zone and within certain projected noise contour levels The fli! activrty zone contains areas restricted from cenain uses due to crash hazards. The projected no
contour levels are used to quantd'y noise impacts and to determine compatibility with land uses. No
levels are quantified based on a descriptor of daily noise level, the communtty noise equivalent Is
(CNEL). The boundaries of these levels are defined as 'contours. and are depicted on the Airport No
Contour Map, MAP 0.
The contour does not define a land area in which residential uses are unsuitable. Rather, the cont identifies an area in which mitigation measures may have to be utilized to reduce the impact of airc noise on dwelling units other than single family detached.
State Noise Standards have adopted the 65 CNEL contour level as the value defined as a boundary wil which the noise environment is not suitable for residential use.
MlTIGATlNG OPPORTUNITIES:
The General Plan Land Use Map of the Land Use Nement of the General Plan for the City of Carfsl shows the area around the McClellan-Palomar Airport as being industrial in nature, with some agriculti uses. There are no residentially zoned lands and the Land Use Map indicates future industrial and 01 Space Use.
Although the area is primarily industrial there does exist opportunities for residential habitation. The zoning district of the City's Zoning Ordinance allows multifamily residential development of up to 40 u per acre providing it serves with or is built in conjunction with adjoining industrial development I
multifamity development within the 65 CNEL is subject to a noise study and mitigation measures.
The area around the airport also allows commercial land uses that may include, hotels, motels or SE
also allowed in Industrial areas with a conditional use permit.
transient commercial housing structures such as Single Room Occupancy Hotels. Transient Shelters
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AcreageNnit Yield
ACRES General Plan Density (Growth Control Point) ESTIMATED YIELD
OF UNITS.
1391.14 Residential Low (1 .O) 1391
1347.69 Residential Medium (6.0) 8086
59.91 Residential High (19.0) 1138
6620.51 26084
3431.35 Residential Low Medium (3.2) 10980
390.42 Residential Medium .High (1 S) 4489
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It is estimated that around 10 percent of the total developed acreage may M into these categories. would add approximately 700 acres to the existing vacant land. A unit yield would be difficult to estin given the more stringent development controls given to in-fill residential projects and the various dens
that this acreage would be comprised.
The remaining vacant land and its present densities indicate that the yield of units in the 3 highest del categories; RH, RMH and RM is sufficient to produce enough multifamily housing to meet the spec:
year goals. Lower density RL and RLM, are primarily single family densities and can be used ta I moderate and upper income category housing goals, The inventory does point out a diminishing am
of RH (residential high) densny remaining in the vacant and undeveloped areas of the crty. Howeve
discussed within the General Plan Densities portion of Section 111 of this document (page 82), tfiere I exist in excess of 6,000 acres of undeveloped PC (Planned Communlty) and LC (Limited Control) a property within the City. In order to enable the development of affordable housing, the City is willir accommodate General Plan Amendments as necessary to increase residential densities up to 29 d.1 on any PC or LC zoned property or any other residentially designated property (see Policy 3.7.h). 1
is additional under-utilized higher density residential within the redevelopment and in-fill areas of the
This acreage may accommodate additional units at this density range.
Under Growth Management guidel’ines the city may allocate ‘unused‘ units, from projects that have t
built under the Growth Management caps to special housing needs such as the need for lower-inc units. General Plan amendments to increase densities for projects that meet this need, or, density bc provisions to increase the yield of units above the growth control point can be achieved using available ‘bank’ of unused units. An additional strategy would be to decrease the densrty in s acreage designated in the medium residential density range and increase densrty in the medium hi<
high range. This would increase the amount of acreage in the higher end of the density range ne
increase density would not add units and would keep within the Growth Management caps but w reassign densities, if needed, to accommodate alternative housing types that need higher densities !
as apartments or town homes. One adverse effect to this strategy would be to reduce the aval acreage for rnid-density housing such as small lot subdivisions that typically are needed for mode
income housing.
The following maps show the remaining units to be built in each quadrant of the city. Map C show! status of the Local Facilities Management zones. The status for each zone is important as it detem how much acreage is available for development with appropriate facilities. Within the 5 year time fi
for this housing element (1 991 -1 996) 22 of the 25 zones will be avaiiable for developmen The rema three zones may be avadable. but at this time no zone plan for facilities have been adopted.
for multi-family housing and for special housing needs such as low-incomes housing. This stratq
114
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ENERGY CONSERVATION IN HOUSING DEVELOPMENT.
The City of Carlsbad through the introduction of a new housing goal in creating a better jobs ho
batanca for the thy, has instituted a strategy to encourage increased energy conservation UII reducing distance between housing and employment. A secondary benefit is the reduction of veh
emissions and improved air quality.
By reducing potential future commute time and distance for residents, consewation of energy partic
oil and gas, can be promoted. Reduction in distance and travel time may also reduce auto emissio
less commuting to work will occur. Encouragement of future housing in proximity to existing and 1
transit and rail centers will be encouraged to reduce driving.
The City wiil continue the enforcement in Engineering and Building piancheck of the State Ti
guidelines which include energy efficiency standards for new development. Additional use of el
saving appliances especially those built-in to new housing will be encouraged. The Ci will requ
Iower-income projects that utilize City assistance or subsidy to be provided with energy efl
appliances.
Through cooperative efforts with focal utilities, the City wiil encourage retro-fitting existing housing
with appliances and fixture that will increase energy efficiency.
The City of Carlsbad currently has regulations in its subdivisions that require where possible that f
subdivisions take advantage of solar orientation to reduce heating and cooling costs.
116
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) 1
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APPENDIX C
Federal Program Resources for Housing and Community Development
Appendix C: Federal Program Resources Page 21
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ur' VI
3252 b .*I.
CITY OF CARLSBAC
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS]
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APPENDIX D
State and Local Resources and Programs
Appendix D: State Resources Page 22'
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
CALIFORNIA HOUSING REHABILITATION PROGRAM - OWNER COMPONENT
(CHRP-0)
Purpose: Rehabilitation of substandard homes owned and occupied by lower-
income households.
Tvpe & Terms of Assistance: The program provides loans at three percent (3%)
simple interest on the unpaid principal balance. Loans generally carry terms of
five years and can be extended, providing that the household is still eligible, for
additional five year periods. An exception is that loans to elderly households are
repaid at time of sale or transfer.
Eliqible Activities: Rehabilitation required to bring a home into compliance with
the California Health and Safety Code including: repair of code violations,
improvements to ensure handicapped accessibility; room additions; and general
property improvements.
At least 20 percent (20%) of the CHRP-R funds must be awarded to rural areas.
Eligible Applicants: Local government agencies and nonprofit entities
sponsoring owner-occupant housing rehabilitation projects.
Application Procedure: Applications are accepted on a continuous basis.
Authority: Health and Safety Code Section 50660 et seq., Statutes of 1979 and
1988, Chapter 34.
Contact: Project Development - Manager, CHRP-0, (916) 323-37 78.
Monitoring completed projects - Loan Management, CHRP-0, (91 6)
445-6853.
Page 228 Appendix D: State Resources
CITY OF CARLSBAC
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS] I
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CALIFORNIA HOUSING REHABILITATION PROGRAM - RENTAL COMPONENT
(CHRP-R)
Purpose: Preservation and rehabilitation of unreinforced masonry multi-famill
units to increase the ability of the structures to withstand earthquakes anc
rehabilitation or rehabilitation and acquisition of substandard low-income renta
housing to bring the buildings into compliance with the California Health ant
Safety Code.
Tvpe &Terms of Assistance: Loans carry an interest rate of three percent (3%
simple interest. Loans are for a minimum of 20 years for rehabilitation only
and 30 years or more for acquisition and rehabilitation or refinancing an(
rehabilitation.
When funds are used for the seismic rehabilitation of unreinforced masonry
structure, seventy percent (70%) of the assisted units must be occupied by
low-income households. When funds are used for the health and safety
rehabilitation of rental structures, all assisted units must be occupied by low-
income persons.
The minimum number of assisted units is the number of units occupied by low-
restricted by a regulatory agreement.
At least 20 percent (20%) of the CHRP-R funds must be awarded to rural areas
Eliqible Activities: Rehabilitation including seismic rehabilitation, code violatior
rehabilitation, conversion from non-residential to residential use, 01
reconstruction. Eligible projects include single-family or multi-family renta
dwellings, residential hotels, mixed residential and commercial buildings, mixec
owner-occupied and rental buildings, group homes for persons in need oi
special services, congregate homes, and limited equity cooperatives.
Eliqible Applicants: Local Government agencies, for- and nonprofit
income households at the time of application. The rent for assisted units is
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Application Procedure: Applications are accepted on a continuous basis and
rated and ranked at least quarterly.
Authority: Health and Safety Code 50660 et seq., Statutes of 1979 and 1988,
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I Appendix D: State Resources Page 229
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
CALIFORNIA HOUSING REHABILITATION PROGRAM - RENTAL COMPONENT
(CHRP-R)
Contact: Project Development - Manager, CHRP-R, (91 6) 445-6501,
Monitoring of completed projects - Loan Management
FAX (91 6) 327-5942
CHRP-R (91 6) 445-6853.
Page 230 Appendix D: State Resources
CITY OF CARLSBAC
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS: 1
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EMERGENCY SHELTER PROGRAM (ESP) I Purpose: Provide emergency shelter for homeless individuals and families.
Type & Terms of Assistance: Grants. Each county receives a grant allocation
Twenty percent (20%) of total allocation is made available to non-urbar
counties.
Eliaible Activities: Rehabilitation, renovation, expansion of existing facilities
site acquisition (including lease or purchase of an existing site or facility)
equipment purchase, vouchers, operational costs, including but not limited tc
one-time rent, direct and indirect client services and administration of the awarc
(limited to no more than five percent (5%) of a single award).
Eliqible Applicants: Local government agencies and nonprofit corporations thal
shelter the homeless on an emergency basis. It is a threshold requirement for
eligibility that the shelter provide staff and support services to residents.
Application Procedures: In some counties an authorized Local Board of shelter
service providers may distribute, rank and prioritize applications for ESF
funding. Final award determination is made by ESP. Where no Local Board
exists, applications are submitted directly to ESP. Funds are awarded using E
Notice of Funding Availability (NOFA) process. Check with the ESP Prograrr
staff to determine where your application should be submitted.
Authority: Health and Safety Code Section 50080 et seq., Statutes of 1983,
Chapter 1089.
Contact: Manger, ESP, (91 6) 445-0845. I
Appendix D: State Resources Page 231
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
FflMILY HOUSING DEMONSTRATION PROGRAM (FHDP)
Purpose: Development of new affordable rental or cooperative housing that
provides on-site support services for low-income families.
Type & Terms of Assistance: 20 to 40-year, three percent (3%) interest,
deferred-payment loan to decrease construction and long-range operating costs
for Communitv or Conqreqate Housinq which may be conventional rental units
or units in a cooperative.
Community Housing is a development of 20 or more units on one or
more sites. The housing must include a range of unit sizes.
Connrecrate Housinq is a new or rehabilitated large, multi-bedroom
structure occupied by two to ten households. The facility provides
common living areas. Occupants share household responsibilities such
as childcare, cleaning and cooking.
For both Congregate and Community Housing, units must be for very-low-
income households, which is 50% of area median income. The number of
number of units. Twenty to thirty percent (20%-30%) of the assisted units
must be available for elderly persons; the balance must be for families with
children.
On-site support services must be provided and include, but not be limited to --
child care, community rooms, community laundry facilities, job training and
employment opportunities.
To the extent feasible, not less than 20 percent (20%) of FHDP funds must be
allocated to rural areas.
Eliqible Activities: New construction, rehabilitation, or acquisition and
rehabilitation costs for either congregate or community housing developments
occupied by low-income households. The units must be in projects that provide
on-site support services such as, but not limited to, child care, job training, and
employment services.
Eliaible Amlicants: Local government agencies and nonprofit housing
assisted units in each project must be at least thirty percent (30%) of the total
. development organizations.
Apdication Procedures:
Funding Availability (NOFA). Awards are made available through a Notice of
Page 232 Appendix D: State Resources
CITY OF CARLSBAI:
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS
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FAMILY HOUSING DEMONSTRATION PROGRAM (FHDP)
Authoritv: Health and Safety Code Section 50880 et seq., Statutes of 1988
Chapter 15.
Contact: Project Development - Manager, FHDP, (91 6) 327-2069
Monitoring of completed projects: Loan Management, FHDP (91 f
445-6853).
Appendix D: State Resources Page 233
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
FARMWORKER HOUSING GRANT PROGRAM (FWHG)
Puruose: To provide owner-occupied and rental units for low-income
agricultural workers.
Tvpe & Terms of Assistance: Grants to assist development of various types of
housing projects for agricultural worker households. A match of at least fifty
percent (50%) is required.
Grants for Owner & Homeowner New Construction & Rehabilitation -
Lien restrictions are required for twenty years. If the unit is sold before
the tenth year, the full grant amount must be repaid. Between years
eleven and twenty, the grant is forgiven at a rate of ten percent (10%)
a year until it is fully forgiven after twenty years.
Rental Construction Grants - Lien restrictions for assisted units are
required for forty years. If assisted units are sold before the fortieth
year, the grant must be repaid in full.
Rental Rehabilitation Grants - Lien restrictions for assisted units are
required for twenty years. If assisted units are sold before the twentieth
year, the grants must be repaid in full.
Elinible Activities: Any construction-related cost in the development of housing
for agricultural workers, including land acquisition, site development, single
family homes, new construction and rehabilitation, apartments and mobilehome
parks. FWHG funds may also be used for mortgage subsidies.
Eliaible Applicants: Local government agencies, nonprofit corporations, and
federally recognized Indian tribes. Eligible beneficiaries of the grants are
households with at least one member employed in or retired from agricultural
employment.
Application Procedure: Applications are received and reviewed on a continuous
basis.
Authority: Health & Safety Code Section 5051 7.5, Statutes of 1977, Chaptei
927.
- Contact: FWGG Manager, (916) 324-0695.
Page 234 Appendix D: State Resource!
CITY OF CARLSBAC
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS I
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HOME INVESTMENT PARTNERSHIPS PROGRAM (HOME)
Purpose: To assist communities and community housing developmen
organizations (CHDOs) in activities that create or retain affordable housing.
TvDe & Term of Assistance: Allocations of funds are awarded to applicants fo
local housing programs. Match is required for all activities and leverage i:
encouraged. The required term of assistance is dependent on the activit) I funded.
Eliqible Activities: HOME funds may be used for housing rehabilitation, new
construction of housing, acquisition and tenant based rental assistance. Al
activities funded under the HOME Program must benefit lower-income renter:
or owners.
Eliqible Applicants: Generally, eligible applicants are cities and counties that dc
not receive HOME fvnds directly from the U.S. Department of Housing anc
Urban Development and CHDOs proposing activities in these communities.
From time to time the Department may issue special NOFAs making funds
available to all cities, counties and CHDOs in the State.
ApDlication Procedures: Funds are awarded on an annual basis to the State.
The State awards these funds using a NOFA process. Applications are rated
and ranked on a competitive basis and funded in rank order until all funds are
committed. If there are not enough eligible applications to use the funds available a second NOFA will be issued.
Authority: Health and Safety Code Section 50896 et seq., Statutes of 1992, 1 Chapter 16.
Contact: Manager, HOME, (91 6) 322-0356.
Appendix D: State Resources Page 235
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
OFFICE OF MIGRANT SERVICES (OMS)
Purpose: To provide safe, decent, and affordable seasonal housing and support
services to migrant farmworker families during the peak harvest season.
Type & Term of Assistance: The State contracts with local entities to operate
OMS centers located in communities throughout the state. Counties and
grower associations generally provide the land for migrant centers as an in-kind
contribution.
Construction financing for new centers is provided by two sources -- the U.Sm
Department of Agriculture Farmers Home Administration (FrnHA) and
Proposition 84 OMS bond allocations.
Fund sources for reconstruction and rehabilitation of existing centers include the
California Housing Trust Fund, the State Community Development Block Grant
Colonias Setaside (See pages 18 & 19) and the Department of Economic
Opportunity California Energy Conservation Program (CECRP, see page 22).
Operation costs for the state assisted centers are paid from the State general
fund and from rental income receipts.
Eliqible Activities:
migrant centers.
Construction, expansion, rehabilitation and operation of
Eliaible ADDlicants: Local government agencies, housing authorities, nonprofit corporations, school districts and health agencies.
Application Procedures: Funds for operation and rehabilitation of existing
centers are budgeted on an annual basis. Requests for Proposals for new bond-
funded construction projects are issued when funds are available.
Authority: Health and Safety Code Section 5071 0 et seq., Statutes of 1981,
Chapter 1 165; Statutes of 1985, Chapter 967; Statutes of 1988, Chapter 1 12.
Contact: Development of Bond Allocation assisted Centers: Manager OMS,
Bond Projects, (9 1 6) 324-0695
Development of non-bond assisted Centers and management of all
Centers: Program Manager, Monitoring and Management Unit,
(91 6) 327-371 2.
Page 236 Appendix D: State Resource:
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) 1
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PERMANENT HOUSING FOR THE HANDICAPPED HOMELESS (PH)
Purpose: On behalf of community organizations providing affordable housing
for the disabled homeless, the Department will apply to the U.S. Department oi
Housing and Urban Development (HUD) for project funding.
TvDe & Term of Assistance: Grants of up to 50% of total project costs.
Matching funds of at least 50% must be provided by non-federal sources.
When available, funds from the Housing Rehabilitation Loan Fund may be used
by eligible applicants as a portion of the required match. Projects using
combined funds must conform to both HUD and HCD requirements.
Eliqible Activities: Facility acquisition, rehabilitation, and operations for multi-
unit and group home projects developed for the disabled homeless.
Eliqible Applicants: Private nonprofit organizations and public housing agencies.
Application Procedure: When HUD announces that funds are available, awards
are made using the Request For Proposal process.
Authority: PH is administered by the Small Federal Programs Unit. Funds are
authorized by the Stewart B. McKinney Homeless Assistance Act of 1987.
Contact: Manager, PH, (91 6) 445-6000.
Appendix D: State Resources Page 237
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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APPENDIX E
City of Carlsbad Housing Program Summary
Appendix E: Housing Program Summary Page 23E
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&
HOUSING PROGRAM SUMMARY
I HOMEOWNERSHIP
RENTAL
MOBILE HOMES
This pamphlet provides basic information about assistance opportunities for homeowners
rental housing and mobile homes. It includes brief summaries of financing programs avail
from a number of sources. Changes in some of these programs take place frequently and prog
specifics should be obtained from the source.
TABLE OF CONTENTS
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PAGE N
HOMEOWNERS LENDING PROGRAM ...........................
CHFA - California Housing Financing Agency
NAP - Neighborhood Advantage Program ....................
FHP 203K Program ...................................
PERS - Employees Retirement System and
STRS . State Teachers Retirement System ...............
MCC - Mortgage Credit Certification Program .................
.................
CHBP - Community Homebuyer Program ....................
8
PROGRAMS AVAILABLE TO RENTAL HOUSING
Multi-Family Housing Bond Program
Federal and State Low-Income Housing Tax Credits .............
The Affordable Housing Program (AHP) .....................
The State of California Rental Housing Construction
The Savings Association Mortgage Company (SAMCO)
The California Community Re-investment Corporation
The California Housing Finance Agency (CHFA)
....................
........................
Program (RHCP) ................................. ..........
(CCRC) ....................................... ...............
MOBILE HOME PARK RESIDENT OWNERSHIP PROGRAM (MPROP) .....
ATTACHMENTS
First Time Homebuyers Opportunities
HOMEOWNERSHIP LENDING PROGRAMS
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CHFA 0 California Housinq Finance Aaencv
Participating lenders make fixed-rate CHFA loans in certain geographical areas throughout
state. Interest rates are below-market, and vary, depending on the state bond issue wh
generated the proceeds. Loans are for new or resale homes or condos. Maximum loan-to-va
ratio is 95%. First-time homebuyer status and owner-occupancy is required. Maximum grc
annual household income is $43,90Ofor a 1-2 person household, and $50,50Ofor 3 or mc
Maximum purchase price is $149,100 for resale homes and $1 85,000 for new construction.
certain targeted census tracts, income and purchase price limits are higher, and first ti
homebuyer status is waived. Funding for CHFA loans is available sporadically, through IC
lenders, For a list of participating lenders, phone the CHFA office at: (21 3) 736-2355, or (9
3 24-808 8.
CHBP 0 Community Homebuyer Proqram
Borrowers who attend classes sponsored by the lender can receive fixed rate, 95% loan-to-v:
first mortgages with flexible underwriting criteria. Under the CHBP 3/2 Program, 2% of the dc
payment can be a gift or grant. Some closing costs can be paid via seller, gift, or grant. Fu
can be used to purchase detached homes, condos or planned unit developments (PUD) wt
owner-occupancy exceeds 70%. Maximum gross annual household income is $51 ,2
maximum loan amount is $202,300. (See attached list for participants.)
NAP 0 Neiqhborhood Advantage Proqram
Bank of America offers fixed and adjustable rate loans, using flexible underwriting criteria,
homes purchased in certain targeted zip codes and census tracts. Minimum down payment
percent. Up to 40% of the borrower’s income can be used for housing expense in some ca:
Liberal underwriting for tailored loans. No maximum income or loan amount. (See attached
of participants. 1 1 FHA 203K Proqram
This program provides financing to purchase and repair a home; then provides a permar
mortgage when the home is finished. The mortgage amount is based on the projected vah
the property after the work is completed. Condos and cooperatives are not eligible. A fully F
insured first mortgage of up to $124,875 is available for a one-family unit. Contact: San D I HUD office.
PERS Employee Retirement System and STRS 0 State Teachers Retirement Systc
These retirement systems provide mortgage loans to their members through local lenc
Underwriting guidelines with standard practice, but some special benefits apply, including le
fee restrictions and the ability to lock in interest rates. (See attached list for participants.) I
MCC Mortqaqe Credit Certification Prosram
First-time homebuyers purchasing houses or condominiums within an approved jurisdiction t
receive a tax credit equal to 20 percent of the mortgage interest they pay each year on tt
federal income taxes. This increases their take-home pay, which helps them make their monl
mortgage payment, and qualify for a larger first mortgage. Buyers apply through participal lenders. (See attached list for participants.)
2
PROGRAMS AVAILABLE TO RENTAL HOUSING
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Multi-Family Housina Bond Proararn - provides below market financing for developmen
rental projects. As a result of the tax exempt status of the bonds, the interest rate is gener
at least two percent (2%) below conventionally available rates. However, the need to cover
cost of issuing the bonds makes it economically infeasible to use bond financing for smz
projects. There is no pledge of the City's faith and credit in connection with the bonds. Bel
the bonds can be sold, the project must have a loan commitment and credit support to pro\
an "AAA" rating for the bond issue. The credit enhancement can be achieved by a lette
credit, mortgage insurance, surety bond, some third-party guarantee, or their combination.
For fifteen (1 5) years, the project must meet one of the following:
1) a minimum of 20% of the units must be set aside for occupancy by households earl
less than 50% of area median income at rents affordable at such levels.
a minimum of 40% of the units must be set aside for occupancy by households earl
less than 60% of area median income at rents affordable at such levels.
2)
For further information, call the City of Carlsbad Housing and Redevelopment Department, (E
434-281 1.
Federal and State Low-Income Housing Tax Credits - are also available to developers of re
housing. The maximum income and rent restrictions under the tax credit program are genei
the same as the restrictions under the Multi-family Housing Bond Program. The credits pro'
a direct reduction of the tax liability for the owner of the qualified building for a period of ten yc
based on the cost to develop, rehabilitate, or acquire the building and the percentage of units
aside for occupancy by eligible households. The credits can be obtained in two ways:
1) By applying to the State allocating agency and going through a competitive process \
other eligible projects; or
2) Automatically in addition to bond financing as a result of bond allocation of the projc
The applicable credit rate is 9% per year over 10 years or 4% per year over 10 years
acquisition and projects with other forms of Federal subsidy.
If the credits are allocated for the project, they can be used either directly by the owner over
period of 10 years or they can be sold up-front and the proceeds of the sale will be used tow,
the project's equity contribution. On a sale basis, tax credits typically generate $.50 in pro
equity for every tax credit $1.
For further information, call the City of Carlsbad Housing and Redevelopment Department, (t
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434-281 1.
The Affordable Housina Proaram (AHP) - was created by federal financial institutions rei
legislation and is administrated by the Federal Home Loan Bank Board system. A portion of F
profits are utilized for affordable housing. Member institutions competitively apply for funds
will be utilized to make subsidized long term loans to very low, low and moderate income h
buyers, as well as for affordable rental housing. Program priorities include projects that
sponsored by housing agencies and those that leverage AHP funds. For further information
Jim Yacenda at (714) 633-1 271.
The State of California Rental Housina Construction Prosram (RHCP) - provides construcl
and/or permanent loans for the development and construction of new rental housing.
Applicants - Must have site control and demonstrate the capability to develop, construct l
manage rental housing of the size and nature proposed.
Eligible Projects -
1) Can include: five or more rental or cooperative units, a SRO hotel, a group home, (
mobile home park over five units.
At least 30% of all units must be for low and very low-income persons and at least tl
thirds of all units set aside for very low-income persons.
2)
Eligible Use of Funds - Can provide up to 100 percent of development costs but no more than
amount required when considered with other available financing.
Loan Term - Minimum of forty (40) years with ten year extensions possible.
Interest Rate - Three percent (3%) simple interest.
Payments - interest only payable annually; interest payments may be deferred for the econoi
feasibility of the project. Principal, and all unpaid interest id due thirty (30) years after the in
loan date, The loan and repayment may be extended for additional ten-year terms,
Occupancy Requirements - Assisted units must be occupied by very low-income househc
(incomes below 50% of area median income, adjusted for family size) or low-income househc
(incomes below 80% of aEea median income, adjusted for family size) for the entire loan te
Assisted and non-assisted units must be similar in size and amenities.
Rent Limits - Rents are limited to thirty percent (30%) of thirty-five percent (35%) of area rnec
income for very low-income households or thirty percent (30%) of sixty percent (60%) of a
median 'income for low-income households. Assisted units rents may be increased annually
the allowable increase is tied to an inflation factor. No rent restrictions of non-assisted unit
Prepayment - The loan may be prepaid but the loan restrictions and occupancy/rent restrictil
remain for the original loan term.
Loan Assumption - Loans may be assumed by eligible borrowers with the State's approval.
Limits on Returns - The State gives priority to projects: with three bedrooms and over; wt-
serve more very low-income households; which leverage other public/private financing; and wt
are located in areas of great housing need.
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Application Procedure - The State periodically issues a Notice of Funds Available (NOFA).
more information contact the State Department of Housing and Community Development, Rei
Housing Construction Program, Project Development Manager at (91 6) 445-6501 .
The Savings Association Mortqaqe Comoanv (SAMCO) - Pools funds from its savings and 11
member institutions and provides financing for low-income housing. SAMCO is able to fina
difficult, innovative and untried housing projects. Types of projects financed include: rent
SROs, limited equity housing cooperatives, self-help housing, homeless shelters, shared how
for seniors, group homes/disabled, mutual housing association rentals.
Lending Criteria
Affordability : At least fifty-one percent (51 %) of the units must provide houi
for low/moderate income persons.
Type: Permanent financing only. No restrictions on minimum or maxim
loan amount. Most efficient in $1 million to $3 million range.
Loan Term: Thirty (30) year maximum.
Security: First Trust Deed.
Loan to Value: Ratio not to exceed 75%.
Commitment Fee: One percent (1 %) non-refundable.
Commitment Term: One year.
Loan Fee: One percent,
Interest Rate:
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The rate will be fixed for the first ten years at two percent (2%) c
the FHLB-1 lth District Cost of Funds and will be set at the tic
funding. Thereafter, the rate will be adjusted every five years L
maturity with a 4% lifetime cap.
Recorded Regulatory Agreement for some types of projects. Documentation:
Application Procedure - Submit a loan package to SAMCO for review. If acceptable,
proposal is then reviewed by the SAMCO Board of Directors and the member savings instituti
for participation funding. For more information contact: SAMCO, (408) 985-81 IO.
The California Community Re-investment Corporation CCCRC) - Pools funds from Califo
banks to provide permanent long-term financing for affordable low-income housing projects
Type - Permanent fixed rate loans for new construction or substantial rehabilitation.
Term - IO, 15, 30 year maturities, 30 year amortization.
Interest Rate - 150 basis points over Treasury Bonds of comparable maturities for immed
funding loans; 175 basis points for forward commitment loans (plus commitment fee).
Security - First deed of trust.
Loan to Value - 80% maximum.
Debt Coverage Ratio - 1 .I 0:l minimum.
Public Subsidy Allowed - Yes.
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Prepayment Provisions - Allowed.
Loan Size - No minimum; maximum $1 5 million per developer until loan(s) are sold.
Project Size - 5 units minimum.
Affordability Requirements - Required for the life of the loan, minimum requirements:
0 20% or more of the units reserved for households earning 50% or below the a
median income; or
40% or more of the units reserved for households earning 60% or below the a
median income; or
51 % or more of the units reserved for households earning 80% or below the a
median income.
Fees - 2% of loan amount plus $1,000 application fee, plus legal costs, appraisal cost and 01
reimbursable costs.
Priority is Given to Projects With -
e
more units available to low and very low-income families.
more units for larger families.
affordability beyond the minimum term.
areas where the need is greatest,
primary services areas served by CCRC banks.
affirmative marketing plan for tenant selection.
Project Sponsors Review -
development record and credit history.
reserves and/or jurisdictional backing.
all necessary city approvals obtained.
experienced managing agent.
Diversification - Loans to a developer or area are limited to a percentage of total loan pool.
Application Procedure - For further information call Daniel Lopez (81 8) 972-2765.
The California Housinq Finance Aqencv (CHFA) - Provides below market permanent financ
to developers of family, elderly and congregate rental housing. CHFA raises funds by pool
projects into bond issues.
Lending Criteria
Affordability:
Loan Type: Permanent financing only.
Loan Term: Thirty (30) year.
Security: First Trust Deed.
Loan to Value:
At least twenty percent (20%) of the units must provide housing
low-income persons.
Ratio not to exceed 80% of value or 90% of cost.
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Minimum Equity: Ten percent (1 0%) of replacement cost, half of which must co
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from the borrower.
Twenty to 150 units.
Shall not be less than 1.O:l .O.
Minimum 3% of family units; 5% of elderly units.
I Project Type: New construction or acquisition with substantial rehabilitation.
Project Size:
Debt Coverage:
Handicap Units:
Prepayments: Not permitted.
Cost of Issue:
Interest Rate: Below market.
Documentation:
Application Procedure - For further information call Roger Kollias of CHFA at (21 3) 736-23
Earthquake Insurance: Earthquake coverage is required.
Approximately 1 % to 1 1/4%.
Recorded Regulatory Agree me nt .
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MOBILE HOME PARK RESIDENT OWNERSHIP PROGRAM (MPROP)
Type of Assistance: Technical Assistance and Loans
The Mobile Home Park Resident Ownership Program provides financial and technical assista,
to mobile home park residents who wish to purchase their mobile home parks and convert
parks to resident ownership. The technical assistance component of the program was establisl
in 1983 by AB 1008 (McClintock), and in 1984, SB 2240 (Seymour) created a $3 mil
revolving loan fund.
MPROP loans are made to low-income mobile home park residents or to organizations formec
park residents, to own and/or operate their mobile home parks. The program is authorizec
provide the following types of loans:
0 Conversion loans to finance the purchase and conversion of a mobile home park
a resident organization.
Blanket loans to reduce the monthly housing costs for low-income residents I
resident owned/operated mobile home park.
Individual loans to finance the purchase of a mobile home park lot or space.
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Program Requirements
Mobile Home Park conversion projects must have the support of the local government to rea
program financing. Applications must be made with mobile home park residents who must fc
a resident organization, and a local public entity as co-applicants. The local public entity ma)
a city, county housing authority, redevelopment agency, community development commissioi
another unit of government. Resident organizations must represent at least two-thirds of
households in the park and at least two-thirds of the residents must participate in the p
purchase. To be eligible for individual loans, low-income park residents must demonstrate t
their monthly housing costs will exceed 30 percent of their income without assistance from
program and have incomes which are not greater than 80% of the median annual income for
county for which the park is located.
Loan Terms:
Loans to resident organizations are limited to 50 percent of the purchase price plus the convers
costs of the mobile home park. Individual loans are limited to 50 percent of the purchase pi
of the lot or space.
MPROP loans bear an interest rate of 7 percent per annum. Conversion loans must be repaid ul
recordation of permanent financing and cannot exceed a maximum term of three years. -
repayment of Blanket and Individual loans may be scheduled for up to 30 years.
Application Process:
Funds are awarded through a Request for Proposals process and projects are selected 01
competitive basis.
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Eligible applicants: Mobile Home Park residents and a local public entity as co-applicants.
Information Contact:
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Mobile Home Park Resident Ownership Program
Department of Housing and Community Development
Manager, Homeownership Loan Unit
921 Tenth Street
Sacramento, CA 958 14
(916) 455-01 10.
H /Library/Redev/Reports/HY;PRO
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FIRST TIME HOMEBUYERS OPPORTUNITIES
(Revised 01/14/92) Page 1 o
A partial list of Local Lenders who offer programs for first time homebuyers.
- MCC - Mortgage Credit Certificates CHBP = Comnunity Home Buyer Program
FHA Federa I Housing Administration PERS = Pub\ i c Employee Reti rant System
CHFA = California Housing Finance Agency VA - Veterans Admi n i strati on
Alternative Financial Citizens National Mortgage Home Owners Mortgage
San Diego, CA 92129 San Diego, CA 92108 Bonita, CA 91902
Neighborhood Advantage Program BAP = Buyer Assistance Program
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State Teachers Retirement System
NAP =
STRS =
8485 Pathos Ct 2515 Camino del Rio So, Ste 312 4190 Bonita Rd, Ste 208
(619) 538-1202 (619) 296-8766 (619) 479-6505
[MCC/BAP;VAI [MCC/BAP;CHBP; FHA;VAI [MCC/BAP;CHBP;FHA;VAl
First California Mortgage American Mortgage Express Federal Mortgage Funding 3914 Murphy Canyon Rd, Ste A-250 1615 Murphy Canyon Rd, Ste 140 5675 Ruffin Rd, #205
San Diego, CA 92123 San Diego, CA 92108 San Diego, CA 92105 (619) 569-1562 (619) 299-9591 (619) 279-5888
IMCC/BAP;CHFA;CHBP;FHA;VA;NAPl CMCC/BAP;CHBP;FHA;VAl IMCC/BAP;CHFA;CHBP;FHA;VAl
Directors Mortgage GMAC Mortgage Corporation The Hamond Company,
5375 Mira Sorrento PI, Ste 120 6390 Greenwich Dr, #240 The Mortgage Bankers
San Diego, CA 92121 San Diego, CA 92122 5703 Oberlin Dr, S-309
(619) 546-1010 San Diego, CA 92121 (619) 458-9949
IMCC/BAP; CHFA; CHBP; FHA;VAI EMCC/BAP;CHFA;CHBP;FHA;VAI (619) 546-8448
[MCC/BAP; FHA;VAI
AMERIMA/PEMCO F & S Financial Services Cal Coast Mortgage Company 3914 Murphy Canyon Rd, Ste A-I04
San Diego, CA 92123 San Diego, CA 92108 San Diego, CA 92108 (619) 576-0081 (619) 282-6700 (619) 291 -0308
[MCC/BAP; CHBP; VAI [MCC/BAP;CHBP;FHA;VA;203kl CMCC/BAP; FHA;VAI
Cal Plaza Mortgage Company ARCS Mortgage Inc. Home Fed Bank
858 Rio San Diego Dr, Ste 210 San Diego, CA 92108 San Diego, CA 92123-4333 San Diego, CA 92101
(619) 299-4114
[MCC/BAP; FHA;VAI
3443 Camino del Rio So, Ste 314 540 Frazee Ave, Ste 506
4669 Murphy Canyon Rd, Ste 101
(619) 279-1701 (619) 450-8948 [MCC/BAP;CHFA;CHBP;FHA;VAI [MCC/BAP;CHBP;Neighborhood Targeting
5565 Morehouse Dr, Third Floor
Program1
2720 Camino del Rio S, Ste 203 Guild Mortgage Company IMCO Realty Services Nationwide Home Loans
3241 Mission Village Dr
San Diego, CA 92123 San Diego, CA 92108 San Diego, CA 92108 (619) 571-0330 (619) 298-9530 (619) 688-7944 [MCC/BAP;CHFA;CHBP;FHA;VA;PERS;STRSl [MCC/BAP;CHFA;CHBP;FHA;VAI IMCC/BAP;CHBP;FHA;VA;NAPl
Seacoast Lenders, Inc. International Savings Banks PR Mortgage
4540 Kearny Villa Rd, #I10 1455 Frazee Rd, Ste 204 9820 Willow Creek Rd, Ste 100
San Diego, CA 92123 San Diego, CA 92108 San Diego, CA 92131
(619) 279-3211 (619) 692-2815 (619) 586-7100 or (619) 472-7400
[MCC/BAP;CHBP;FHA;VAl IMCC/BAP; FHA;VAI IMCC/BAP; FHA;203kl
U.S. Bancorp Mortgage Leitch Mortgage & Financial Plaza Funding
3110 Camino del Rio S, Ste 309 4535 30th St, Ste 121 6256 Greenwich Dr, #I20
San Diego, CA 92108 San Diego, CA 92116-4293 San Diego, CA 92122
[MCC/BAP;CHBP; FHA;VAl (619) 563-0300
[MCC/BAP; CHBP; FHA;VAl
Uestern Financial Savings Bank Mica1 Mortgage Inc. Residential Mortgage Source 12750 Carmel Country Rd, Ste 213 6165 Greenuich Dr. Ste 300 16466 Bernard0 Ctr Rd, #260
San Diego, CA 92130 San Diego, CA 92122 San Diego, CA 92128
(619) 481-2236 (619) 460-2660 (619) 484-7640
CMCC/BAP;CHBP;FHA;VA;PERSl [MCC/BAP;CHBP;FHA;VAl IMCC/BAP ; VAI
Western Residential Lending The Mortgage Corrpany RNG Mortgage Service
3444 Camino Del Rio No, Ste 101 9988 Hibert St 9888 Carrot Center Dr, #I16
San Diego, CA 92108 San Diego, CA 92131 San Diego, CA 92126
(619) 285-1000 (619) 578-9960 (619) 621-2730
[MCC/BAP;CHBP;FHA;VAl CMCC/BAP;CHBP;VAI [MCC/BAP;CHBP;FHA;VAl
Westmark Mortgage Corporation Mortgage Loan Services SDR Financial, Inc.
990 Highland Dr, Ste 105-A
Solana Beach, CA 92075 San Diego, CA 92111 San Diego, CA 92123 (619) 431-8652 (619) 492-0262 (619) 485-0350 or (619) 435-0135
~~~~ IMCC/BAP;CHBP;FHA;PERS;VAI ~ CMCC/BAP;CHBP;FHA;VAl IMCC/BAP;CHBP;FHA;VAI
2655 Camino del Rio N, Ste 120
(619) 282-5626 (619) 554-0535 [MCC/BAP; CHBP; FHA;VA;203kI
5858 Mt. Alifan Dr, #204 4995 Murphy Canyon Rd, Ste 300
Weyerhaeuser Mortgage Company
8989 Rio San Diego Dr
San Diego, CA 92108
(619) 297-3711 or (619) 259-1707 [MCC/BAP;CHFA; FHA;VA;PERSI
Mortgage Max, Inc. Zeman Mortgage, Inc.
2667 Camino Del Rio S, Ste 307
San Diego, CA 92108 El Cajon, CA 92020
140 W. Park Ave, Ste 220
(619) 293-3845 (619) 442-8871 [MCC/BAP; FHA;VAI IMCC/BAP;CHBP; FHA;VA; 203kl
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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APPENDIX F
Housing and Support Service Providers
Appendix F: Housing and Support Service Providers Page 26’
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1 Local Technical Assistance
HOUSING AND SUPPORTIVE SERVICES REPORT
COMPREHENSIVE HOUSING 1 AFFORDABILITY STRATEGY
FOR THE CITY OF CARLSBAD
October 1993
san Diego 43
ASSOCIA33ON OF
San Diego Association of Governments
First Interstate Plaza, Suite 800
401 B Street, San Diego, CA 92101
(61 9) 595-5300
Prepared for the City of Carlsbad
Through the Local Technical Assistance Program
MEMBER AGENCIES: Cities of Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitas,
Escondido, Imperial Beach, La Mesa, Lemon Grove, National City, Oceanside, Poway,
San Diego, San Marcos, Santee, Solana Beach, Vista, and County of San Diego
U.S. Department of Defense, and Tijuana/Baja California Norte
ADVISORY/LIAISON MEMBERS: California Department of Transportation, S.D. Unified Port Distric
Board of Directors
SAN DIEGO ASSOCIATION OF GOVERNMENTS
The San Diego Association of Governments (SANDAG) is a public agency formed voluntarily by local governments to assure overall areawide planning and coordination for the San Diego region.
Voting members include the incorporated Cities of Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitas, Escondido, Imperial Beach, La Mesa, Lemon Grove, National City, Oceanside,
Poway, San Diego, San Marcos, Santee, Solana Beach, Via, and the County of San Diego. Advisory and Liaison members include CALTRANS, U.S. Department of Defense,
San Diego Unified Port District, and TijuanaBaja California.
CHAIRWOMAN: Hon. Gloria McClellan VICE CHAIRMAN: Hon. Mike Bixler SECRETARY-EXECUTIVE DIRECTOR: Kenneth E, Sulzer
CITY OF CARLSBAD
Hon. Bud Lewis, Mayor
(A) Hon. Ann Kulchin, Councilmember
(A) Hon. Julianne Nygaard, Councilmember
CITY OF CHULA VISTA Hon. Leonard Moore, Councilmember
(A) Hon. Tim Nader, Mayor
CITY OF CORONADO Hon. Mary Herron, Mayor (A) Hon. Thomas Smisek, Councilmember
CITY OF DEL MAR
Hon. Elliot Parks, Mayor
(A) Hon. Henry Abarbanel, Councilmember
(A) Hon. Ed Colbert, Councilmember
CITY OF EL CAJON
Hon. Harriet Stockwell, Deputy Mayor
(A) Hon. Mark Lewis, Councilmember
(A) Hon. Richard Ramos, Councilmember
CITY OF ENCINITAS
Hon. Maura Wiegand, Councilmember
(AI Hon. Gail Hano, Deputy Mayor
CITY OF ESCONDIDO
Hon. Jerry Harmon, Mayor
(A) Hon. Lori Holt Pfeiler, Councilmember
CITY OF IMPERIAL BEACH
Hon. Mike Bixler, Mayor (A) Hon. Marti Goethe, Councilmember
CITY OF LA MESA Hon. Art Madrid, Mayor
(A) Hon. Barry JanQ, Councilmember
(A) Hon. Jay LaSuer, Councilmember
CITY OF LEMON GROVE
Hon. Brian Cochran, Mayor
(A) Hon. Jerome Legerton, Councilmember
CITY OF NATIONAL CITY
Hon. Rosalie Zarate, Councilmember
(A) Hon. Michael Dalla, Vice Mayor
CITY OF OCEANSIDE
Hon. Dick Lyon, Mayor (A) Hon. Nancy York, Councilmember
ClTY OF POWAY Hon. Don Higginson, Mayor
(A) Hon. Bob Emery, Deputy Mayor
(A) Hon. Mickey Cafagna, Councilmember
CITY OF SAN DIEGO
Hon. Judy McCarty, Councilmember
(A) Hon. Tom Behr, Deputy Mayor
CITY OF SAN MARCOS
Hon. Lee Thibadeau, Mayor
(A) Hon. Mark Loscher, Councilmember
CITY OF SANTEE
Hon. Jack Dale, Mayor
(A) Hon. Hal Ryan, Councilmember
CITY OF SOLANA BEACH
Hon. Marion Dodson, Councilmember
(A) Hon. Paul Tompkins, Deputy Mayor
(A) Hon. Joe Kellejian, Councilmember
CITY OF VISTA
(A) Hon. Scott Packard, Councilmember
COUNN OF SAN DIEGO
Hon. Brian Bilbray, Chairman
(A) Hon. Pam Slater, Vice Chair
(A) Hon. John MacDonald, Supervisor
STATE DEPT. OF TRANSPORTATION
(Advisory Member) James van Loben Sels, Director (A) Gary Gallegos, District 1 1 Director
US. DEPARTMENT OF DEFENSE
(Liaison Member)
CAPT. Tom Gunn, CEC, USN
Commanding Officer Southwest Division
Naval Facilities Engineering Command
SAN DIEGO UNIFIED PORT DISTRICT
(Advisory Member)
Jess Van Deventer, Commissioner
TIJUANABAJA CALIFORNIA
(Advisorv Member) Hon. Hector G. Osuna Jaime Presidente Municipal de Tijuana
Hon. Gloria E. McClellan, Mayor
Revised September 16, 1993
I ABSTRACT
TITLE Housing and Supportive Services Report
for the City of Carlsbad
Comprehensive Housing Affordability Strategy
San Diego Association of Governments
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AUTHOR
DATE. October 1993
ABSTRACT The City of Carlsbad is required to prepare a
ComprehensiveHousing Affordability Strategy
that details the jurisdiction’s needs for housing
affordable to very low, low, and moderate
income households The City of Carlsbad
requested SANDAG’s assistance in the
administration and analysis of a survey of the
social service agencies in the region The
purpose of the survey was to learn about the
programs that are offered by the agencies that
can provide services to lower income persons,
including those at risk of homelessness The
survey was mailed to 916 organizations in the
San Diego region This report summarizes the
results of the survey.
... 111
TABLE OF CONTENTS
.. EXECUTIVE SUMMARY ............................................ vi1
INTRODUCTION .................................................. 3
SUMMARYOFRESULTS ............................................ 7
Introduction ................................................... 7
Discussion of Responses ......................................... 7
METHODOLOGY ................................................... 15
SUMMARY OF RESPONSES ......................................... 19
APPENDIX ..................................................... 31
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EXECUTIVE SUMMARY
EXECUTIVE SUMMARY I
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Introduction
The City of Carlsbad is required to submit a Comprehensive Housing Affordability Study
(CHAS) to the Department of Housing and Urban Development (HUD) in order to be eligible
to apply for federal housing program funds. The CHAS requires an assessment to determine the
needs in the city for affordable housing. A survey of housing and social service agencies was
conducted to determine what services are available to lower income persons in the city who are
in need of affordable housing.
Survey Contents
, The survey requested information about the agency, its clients, and its programs. The questions
asked about the organization, housing-related activities, the clients, the areas served, the agency's
mission and programs, plans for future programs and funding, and knowledge of the federal
housing funding programs
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Summarv of Survey Results
Region-wide, 28.7% of the agencies receiving surveys responded. Of the 257 respondents, 8C
agencies provide services in the City of Carlsbad.
Organization More than four-fifths of the responding agencies providing services in the City oj
workers and nearly three-quarters of the agencies employ fewer than part time persons. More
than half of the responding agencies use volunteers.
Housing-Related Activities One-third of the agencies provide housing counseling services. P
few agencies provide housing finance, development, and rehabilitation. General social servicc
programs and case management are primary activities, but a quarter provide services for homeles:
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Carlsbad are not-for-profit organizations. Half of the agencies employ fewer than ten full timf
1 persons as primary activities
R nearby north county cities.
Agency Clients. Responses to these questions show that the agencies provide service!
predominantly to lower income clients and to all minority groups. Services are provided to a1
homeless subpopulations and those at risk of becoming homeless.
Mission and Programs. Nearly three-quarters of the agencies provide direct services to clients
Programs and activities are greatly varied but a major portion of these are services which coulc
benefit homeless populations or persons at risk of homelessness. A greater percentage of thl
agencies provide housing related and counselinghnformation services than the other activities.
Areas Served Agencies providing services in the City of Carlsbad provide services also in othe
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Plans for Programs and Funding. Agencies responding to these questions expect to continue
existing programs, many at increased volume. Half of the agencies expect to receive federal
funding next year and to apply for additional funding.
Familiarity with Federal Programs. Responding agencies are most familiar with CDBG funds and
with rental programs for lower income households, Overall, many agencies are not familiar with
the federal housing programs.
... Vlll
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INTRODUCTION I
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Comurehensive Affordable Housing Strategy
The National Affordable Housing Act of 1990 requires that a jurisdiction applying for certain
federal housing program funds must have a Comprehensive Housing Affordability Strategy
(CHAS) which has been approved by the Department of Housing and Urban Development
(HUD). The CHAS details the jurisdiction’s needs for housing affordable to very low, low, and
moderate income households It describes market conditions, sets out a five year strategy that
establishes priorities for meeting those housing needs, identifies resources expected to be available
for the provision of affordable and supportive housing, and establishes a one year investment plan
outlining the intended uses of resources. There are 16 federal housing programs which required
an approved CHAS as a condition of receiving funds.
Needs Assessment 1 The needs assessment is an important part of the CHAS, In the needs assessment, the jurisdiction
must provide data on lower and moderate income households in that locale and their need for
affordable housing, especially for those populations who are homeless and those who are at risk
of becoming homeless. In addition, the needs assessment must include information about housing
and social services provided in the community by both the public and private sectors for the
populations in need of supportive housing.
One method of obtaining information about the needs of the community, in which the housing
programs are to be administered, is to conduct a survey of the social service providers. The
purpose is to learn what services are available to persons who need affordable housing In order
to accomplish this in the most effective manner, the staffs of the entitlement cities and the urban
County joined in the preparation and distribution of a single survey form for the entire region.
The procedures followed in conducting the survey are described in the Methodology section
This report presents the information from the social services survey conducted for the CHAS for
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the City of Carlsbad.
Contents of Report
This report is divided into the following sections: the executive summary highlighting significant
results of the survey, the introduction discussing the purpose of the survey, the summary of the
more important responses, a detailed presentation of the responses, the description of the
methodology, and a copy of the survey instrument. I
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SUMMARY OF RESULTS
SUMMARY OF RESULTS I
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Introduction
The survey was titled "Affordable Housing Survey." The introductory paragraph explained that
the responses would be used to help the jurisdictions to prepare their affordable housing
documents. It is possible that many agencies which are not involved in services related to
housing chose not to respond because of this focus on housing. Thus, the responses are relevant
non-respondents, which received surveys.
The survey requested information about the agency, its clients, and its programs. The questions
were grouped as follows.
1. Organization: questions 1 and 2.
2. Housing-related activities: question 3.
3. Areas served: question 5. 1 4. Clients: questions 4, 6, 7.
5.
6. I 7.
u only to those agencies that replied and cannot be attributed to all agencies, both respondents and
Mission and programs: questions 8, 9, 10.
Plans for future programs and funding, questions 11, 12, 13, 14, 15.
Agency's familiarity with federal housing programs, questions 16, 17.
Discussion of the Responses
A total of 86 surveys were returned by agencies providing services to residents of Carlsbad.
1. Organization (1, 2)
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Summary. More than four-fifths of the responding agencies providing services in the City
of Carlsbad are not-for-profit organizations. Half of the agencies employ fewer than ten
full time workers and nearly three-quarters of the agencies employ fewer than part time
persons. More than half of the responding agencies use volunteers.
Type of Organization (1). Of the 257 agencies in the region responding to the survey,
one-third (33%) provide services to the residents of the City of Carlsbad. Nearly all
(95%) of the agencies responded to question 1. Many (84%) of the agencies serving
Carlsbad and responding to this question are not-for-profit organizations. Of the
remaining agencies, 6% are for-profit organizations, 6% are public agencies, and the rest
are "other" agencies.
Employment (2). Four-fifths (80%) of the agencies reported that they have full-time
employees but half of these agencies (54%) employ fewer than ten persons. Another 30%
employ between 10 and 50 persons. More than half (55%) of the agencies have part-time
employees and 70% of these employ fewer than ten persons. Only 57% of the agencies
reported using volunteers, but one-third (36%) of these agencies have more than 100
volunteers each. A quarter (28%) have fewer than ten volunteers.
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2. Housing-Related Activities (3)
Summary. A few
agencies provide housing finance, development, and rehabilitation. General social service
programs and case management are primary activities, but a quarter provide services for
homeless persons as primary activities.
Housing (3a). One-third (35%) of the agencies provide housing counseling with 7%
reporting this is a primary activity.. Fewer than 20% of the agencies provide other
housing related services.
Social Services (3b). Half (50%) of the agencies reported,that their major activity is
social services; a total of 71% of the responding agencies provide this activity. A quarter
(24%) of the agencies listed case management as the major activity with a total of 46%
providing this activity. A quarter (24%) of the agencies listed shelter and other services
for the homeless, a special-needs population, as a primary activity.
One-third of the agencies provide housing counseling services.
3. Areas Served (5)
Summary. Agencies providing services in the City of Carlsbad provide services also in
other nearby north county cities.
Areas Served (5). All agencies responded to this question. Nearly half (44%) of the
responding agencies provide services throughout the San Diego region. Nearly three-fifths
(57) of the agencies focus services in the City of Carlsbad. Agencies providing service!
in Carlsbad also provide services in Oceanside and Encinitas (37% each), in Escondidc
(34%), and Vista (26%). A smaller percentage of the agencies also focus services in othe
cities in the region.
Agency Clients (4, 6, 7)
Summary. Responses to these questions show that the agencies provide service,
predominantly to lower income clients and to all minority groups. Services are provide(
to all homeless subpopulations and those at risk of becoming homeless.
Income of Clients (4). More than half of the responding agencies provide services to ver
very low income clients (less than 30% of median income). Thirty-eight percent of th
agencies reported that 75% or more of their clients are in this,income category. Service
are provided to very low income clients (30%-50% of median income) by 42% of th
responding agencies and almost a quarter (23%) of the agencies provide services to 101
income clients (50%-80% of median income). Only 15% of the agencies provide service
to clients with more than 80% of median income. Between 42% and 85% of the agencit
did not respond to these questions on client income.
Ethnicity (6). Two-thirds of the responding agencies reported that their clients incluc
non-hispanic whites, non-hispanic blacks, and/or hispanics. Half (49%) of the agencic
reported that their clients include Native Americans and 58% reported that their clien
include Asians. One-quarter (27%) of the agencies replied that their clients incluc
persons who are identified as non-hispanic other. Between 33% and 73% of the agencif
did not respond to individual questions in this category.
4.
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Special Needs Populations (7). Of the 83% of the agencies responding to this question,
79% provide services to special needs populations. More than four-fifths (83%) of the
responding agencies reported that they provide services to homeless populations, primarily
adults. Nearly half (44%) of the agencies provide services to homeless children and youth
and two-thirds (67%) provide services to families with children.
The chart presented in the detailed responses is read across. For example, 20% of the
agencies provide services to homeless persons with severely mentally ill (SMI); 4% of all
the responding agencies report that between 1% and 9% of their clients are SMI. Thirty-
one percent of the agencies provide services to homeless subpopulations that abuse alcohol
or other substances and a quarter provide services to persons with combined SMI &
alcohol/drug abuse. Twenty-two percent provide services to veterans and 21% provide
services to persons with AIDS/HIV+ and to farm workers. Twenty percent or fewer of
the responding agencies provide services to other homeless subpopulations.
There are services to all non-homeless populations in the City of Carlsbad. Persons with
developmental disabilities and persons with AIDS/HlV+ receive services from a quarter
(24%) of the agencies. Twenty-two percent of the agencies provide services to persons
with SMI, persons with alcohol/drug abuse, and persons with developmental disabilities.
Twenty percent or fewer of the responding agencies provide services to other non- 1 homeless populations.
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5. Mission and Programs (8, 9, 10)
Summary. Nearly three-quarters of the agencies provide direct services to clients.
Programs and activities are greatly varied but a major portion of these are services which
could benefit homeless populations or persons at risk of homelessness. A greater
percentage of the agencies provide housing related and counselinglinformation services
than the other activities.
Mission (9). All agencies answered this question. Seventy-one percent of the agencies
reported that their mission is providing services directly to clients. Another 16% listed
their mission as either education or advocacy for clients. Twelve percent of the
responding agencies are for-profit companies or civiclcommunity service organizations.
Programs (8, 10). Two open-ended questions were asked about each agency's programs.
Question 8 asked about the programs and the answers were coded to correspond with the
agency's activities, question 10. Only 62% of the agencies responded to question 8,
programs, and not all of these agencies responded that their programs are similar to their
activities.
Of, those responding to question 8, half (49%) reported having programs relating to
housing/emergency shelter and a quarter provide counseling/referral(25%) and health care
(26%) services. Seventeen percent or fewer of the agencies are involved in each of the
other program areas. Although none reported programs specific to alcohol/substance
abuse, services to those persons could be included in other programs provided.
Question 8 also requested the number of persons or households served by each program.
Fifty-seven percent of the agencies replied by giving the number of persons served. Of
those responding, almost half (46%) replied that one or more programs serve IO,OOO or
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more persons. One-third (35%) reported that one or more of their programs serve
between 500 and 1,000 clients and one-third (35%) serve between 1,000 and 4,000
persons. Twenty percent of the agencies reported that they serve fewer than 50 persons
in one or more programs.
Only a quarter (24%) responded with the number of households served One-quarter
(24%) of the responding agencies reported one or more programs serve more than 5,000
households. Almost half (48%) of the agencies reported that one or more programs serve
less than 50 households.
Respondents to question 10 listed between one and six main activities. A quarter (26%)
reported that at least one of their main activities is housing related and a quarter (24%)
reported that counseling is a main activity. The other main activities were distributed
among the agencies with no more than 16% reporting any one of the other services as a
main activity.
Agency Plans for Programs and Funding (1 1, 12, 13, 14, 15)
Summary. Agencies responding to these questions expect to continue existing programs, many at increased volume. Half of the agencies expect to receive federal funding next
year and to apply for additional funding.
Program Plans (1 1, 12). Eighty-six percent of the agencies responded to question 11
More than four-fifths (84%) of the responding agencies expect to continue with currenl
activities at a similar or at an increased volume for the next fiscal year and only 4%
expect to reduce activities. Twelve percent of the agencies expect to change activities in
the next fiscal year and 54% plan to start new programs.
Eighty-three percent of the agencies responded to question 12. In the next five years,
79% plan to continue with current activities, at either a similar or at an increased volume.
Of the 18% of the agencies than plan to change activities, 80& plan to start new
programs None plans to end programs in either time period.
Funding Plans (13, 14, 15). Eighty-four percent of the agencies responded to questior
13 regarding the receipt of federal funds. Of the responding agencies, 39% reportec
receiving federal funds in the previous year Half (52%) received funds from tht
Department of Health and Human Services (HHS) and 28% received funds from tht
Department of Housing and Urban Development (HUD). Thirty-eight percent of tht
responding agencies reported receiving Community Development Block Grant (CDBG
funds but these were received indirectly through the jurisdictions (and thus were no
"direct" federal funds).
Only 30% of the agencies serving the City of Carlsbad reported the amount of federa
funds received. Half of the agencies received less than $50,000 per program, but 35%
received more than $1 million in one or more programs.
Eighty-four percent of the agencies replied to question 14. Over half (55%) of th
responding agencies reported that they expect to receive federal funds in the next year
Of these, 35% expect funds from HHS and 32% expect funds from HUD Thirty percen
of the responding agencies expect to receive CDBG funds through a jurisdiction (no
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"direct" federal funds) Thirty-five percent of the agencies reported on the amount of
funds that they expect to receive in the next fiscal year One-third (33%) expect funding
of $1 million or more and 70% expect to receive less than $100,000 per program
Three-quarters (74%) of the agencies responded to question 15 Of these, 58% expect to
apply for federal funds with a quarter (26%) planning to apply to HUD, 13% planning
to apply to HHS, and nearly a half (44%) will apply for programs not identified in the
survey response. Fifteen percent expect to apply for CDBG funds through a jurisdiction
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7 Familiarity with Federal Programs (1 6)
Summary. Responding agencies are most familiar with CDBG funds and with rental
programs for lower income households Overall, many agencies are not familiar with the
federal housing programs
Experience with Programs (1 6) Response rates to this question averaged 60% Three-
quarters (78%) of the agencies reported having knowledge of the first program listed,
CDBG funds, with nearly a half (42%) being very knowledgeable. About two-thirds of
the respondents (averaging 62% of the agencies) have some familiarity with the rental
voucher program and rental certificate program and almost half of the respondents are
familiar with public housing development. There is less familiarity with other housing-
related programs
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METHODOLOGY
METHODOLOGY I
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1ntroduc.tion
The methodology selected for this study was a mail-out, mail-back survey, with follow-up
procedures implemented to increase the rate of response.
The County of San Diego is responsible for the CHAS for the unincorporated communities and
the seven smaller cities of Coronado, Del Mar, Encinitas, Imperial Beach, Lemon Grove, Santee,
and Solana Beach. Joining the Urban County for the 1994 CHAS are the cities of Poway, San
Marcos, and Vista. The remaining entitlement cities in the San Diego region preparing individual
CHAS submissions are Carlsbad, Chula Vista, El Cajon, Escondido, La Mesa, National City,
Oceanside, and San Diego.
The staffs of the County Department of Housing and Community Development (HCD) and the
entitlement cities formed a CHAS coordinators ad hoc committee. They agreed to distribute a
services to clients in more than one jurisdiction. It was decided that it would be more useful to
the agencies and improve consistency in reporting housing services needs if a single survey
instrument was distributed to each social service agency on behalf of all the jurisdictions.
All the jurisdictions are member agencies of the San Diego Association of Governments
(SANDAG) which has a Local Technical Assistance program to assist its members in research
activities such as surveys. The committee requested that SANDAG conduct the survey and
tabulate the results.
I single survey of social service agencies in the region because many of the agencies provide
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Survey
The committee members reviewed the sample survey prepared by ICF Corporation and provided
by the HUD training program for the CHAS. Minor revisions were made to the form to make
it more appropriate to the housing and social service agencies in the San Diego region.
SANDAG formatted the survey text for easier response tabulation. The survey began with an
introductory paragraph stating the purpose of the survey and stressing the importance of tht
recipient’s participation. As surveys were returned, the mail label with the corresponding numbe:
was removed from the second set of labels. After the cutoff date for returning the surveys, i
second survey was sent to the remaining addresses. Included with each survey was a postage
paid business reply envelope to encourage a response.
Agency List
Committee members submitted names and addresses of social service agencies within thei
jurisdictions to the County HCD staff. The names were compiled alphabetically and thl
addresses were checked for accuracy. Duplicate names were removed from the list. Twc
identical sets of mail labels were produced by the County HCD, each numbered sequentially
The surveys were numbered as well.
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The mail labels were rechecked, additional duplicate labels were removed, and three agencies
were added to the list All surveys were numbered consecutively and matched with the label of
the same number for mailing Nearly 60 surveys were
returned because the address was incorrect New addresses were located for 37 of these and
surveys were remailed to them. To implement the follow-up procedures, two mailings were
conducted
A total of 916 surveys were mailed
Response Rate
Two weeks following the mailing, only 77 responses had been received, for a return rate of 8 6%
A second mailing of about 820 surveys was made, with a cover letter encouraging agencies to
respond CHAS committee members phoned agencies in their jurisdictions and requested their
participation in the survey A total of 257 surveys were returned for a final response rate of
28.7% Ten additional surveys were returned too late to be included in the final tabulation
SANDAG received phone calls from several dozen agencies stating that the survey did not apply
to them because they had no programs related to housing They were asked to respond at leasi
to questions 9 and 10, regarding the agency’s mission and programs, and return the form Mosi
of these agencies did reply with these questions answered.
The non-response rate was over 70%. There could be several reasons for this Many of the
larger social services agencies conduct more than one program Some of these agencies received
only one survey form and others received a survey for each office and/or for each program
Some of those agencies receiving more than one survey form responded for each program and
others responded on one survey form for all its programs
It is possible that many of the agencies consider their services as not relevant to housing
programs and that therefore they chose not to respond It is possible, too, that some agencies do
not have records of services and clients in the categories asked by the survey and were unable,
in the time required, to reanalyze their records to respond to the survey form
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SUMMARY OF RESPONSES
I993 Affordable Housinn Sumo--Carlsbad I
I SUMMARY OF RESPONSES-AGENCIES THAT SERVE THE CITY OF CARLSBAD
1 The information reported here represents responses by agencies stating that they focused their activities in tht
of Carlsbad as well as those stating that they focused their activities in "all areas" of the San Diego region (a t( 1 86 agencies).
Q1. TYPE OF ORGANIZATION (n=82)
84% Non-profit
6% For profit
5% Local public agency
1% State public agency - 5% Other
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1 100%
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1 Q2a. NUMBER OF FULL-TIME EMPLOYEES (n=69)
35% Less than 5
19% 5 to9
30% 10to49
4% 50 to 99
1% 200to299
- 4% 300 or more
6% 100 to 199
100%
Q2b,. NUMBER OF PART-TIME EMPLOYEES (n=47)
55% Less than 5 15% 5 to9
19% 10to49
4% 50 to 99
6% 100to 199
0% 200 to 299
- 0% 300 or more
I Q2c, NUMBER OF VOLUNTEERS (n=49)
10% Lessthan5
18% 5 to9
29% 10to49
6% 50 to99
10% 100to 199
6% 200 to 299 - 20% 300 or more
100%
1 The number in parenlheJes (n=xr) followng each quesrion represents the number ofpeople thar responded 10 that question
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1993 Affordable Housing Survev--Carlsbad
43. HOUSING/SOCIAL SERVICE ACTIVITIES OF AGENCY (n = 86)
Primary Not
Involved Activity Involve
in Activity of Agencv In Activ
Housing
Housing finance (multiple family) 7% 4% 90' Housing finance (single family) 5% 1% 94'
Housing counseling 28 % 7% 65'
New housing development (for homeowners) 2% 2% 95'
New housing development (for renters) 6% 6% 88'
Property management 8% 2% 90
Housing rehabilitation (for homeowners) 1% 1% 98
Housing rehabilitation (for renters) 4% 5% 92
Housing program administration 7% 1% 92
Social Services SociaUhuman service program 21 % 50 % 29
Philanthropic 5% 1% 94
Operate shelter for the homeless 12% 11% 78
Provide meals/services for the homeless 12% 15% 73
Case management 22 % 24 % 54
Q4a. PERCENTAGE OF CLIENTS THAT HAW FAMILY INCOMES GREATER THAN 80% OF f
MEDIAN INCOME (NOTE: AREA MEDIAN INCOME = $43,900) (n = 86)
6%
7%
2%
0%
0%
0%
0% - 85%
100%
1 % to 9% of clients
10% to 19% of clients
20% to 29% of clients
30% to 39% of clients
40% to 49% of clients
50% to 74% of clients
75% of clients or more
None or no response
Q4b. PERCENTAGE OF CLIENTS THAT HAVE FAMILY INCOMES 50% to 80% OF AREA ME
INCOME (NOTE: AREA MEDIAN INCOME =$43,900) (n=86)
6%
5%
1 76
1 %
2%
2% 77% None or no response
100%
1 % to 9% of clients
10% to 19% of clients
30% to 39% of clients
40% to 49% of clients
50% to 74% of clients
75 % of clients or more
6% 20% to 29% of clients
The number in parentheses (n =x) following each question represents the number of people that responded to that question.
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1 YYJ Aroraume nuuJLnx xuvo--Lurisiiaa I
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I Q4c. PERCENTAGE OF CLIENTS THAT HAVE FAMILY INCOMES 30% to 50% OF AREA ME
INCOME (NOTE: AREA MEDIAN INCOME =$43,900) (n =86)
12%
6%
6%
6%
4%
7%
1 %
1 % to 9% of clients
10% to 19% of clients
20% to 29% of clients
30% to 39% of clients
40% to 49% of clients
50% to 74% of clients
75% of clients or more
59% None or no response
Q4d. PERCENTAGE OF CLIENTS THAT HAVE FAMILY INCOMES LESS THAN 30% OF i
MEDIAN INCOME (NOTE: AREA MEDIAN INCOME =$43,900) (n = 86)
1 %
4%
4%
0%
7%
38% 42% None or no response
100%
1 % to 9% of clients
10% to 19% of clients
20% to 29% of clients
40% to 49% of clients
50% to 74% of clients
75% of clients or more
5 % 30% to 39% of clients
Q5. AREAS WHERE AGENCY’S ACTIVITIES ARE FOCUSED: (n=86) 57% Carlsbad 2% National City
9% Chula Vista 37% Oceanside
5% Coronado 14% Poway
21% Del Mar 14% SanDiego
13% El Cajon 22% San Marcos
37% Encinitas 1% Santee
34% Escondido 14% Solana Beach
7% Imperial Beach 26% Vista
11% LaMesa 11 % County of San Diego (uninc. area)
8% Lemon Grove 44% All areas of the region
Adds to more than 100% due to multiple responses
PERCENTAGE OF CLIENTS THAT ARE NON-HISPANIC WHITE (n=86) 0 Q6a.
1 %
2%
6%
8%
6%
34%
9% 34% None or no response
1 % to 9% of clients
10% to 19% of clients
20% to 29% of clients
30% to 39% of clients
40% to 49% of clients
50% to 74% of clients
75 % of clients or more
The number in parentheses (n =x) following each question represents the number of people that responded 10 that question
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1993 Affordable Housing Survev--Carlsbad
Q6b. PERCENTAGE OF CLIENTS THAT ARE NON-HISPANIC BLACK (n=86)
19%
30%
9%
4%
1 %
0%
0% - 37%
100%
1% to 9% of clients
10% to 19% of clients
20% to 29% of clients
30% to 39% of clients
40% to 49% of clients
50% to 74% of clients
75% of clients or more
None or no response
Q6c. PERCENTAGE OF CLIENTS THAT ARE HISPANIC (n=86)
6%
20%
14%
9%
7%
6% - 33%
100%
1 % to 9% of clients
10% to 19% of clients
20% to 29% of clients
30% to 39% of clients
40% to 49% of clients
75% of clients or more
None or no response
6% 50% to 74% of clients
Q6d. PERCENTAGE OF CLIENTS THAT ARE NON-HISPANIC NATIVE AMERICAN (n = 86)
45 %
2%
0%
0%
0%
0%
1% - 51 %
100%
1 % to 9% of clients
10% to 19% of clients
20% to 29% of clients
30% to 39% of clients
40% to 49% of clients
50% to 74% of clients
75% of clients or more
None or no response
Q6e. PERCENTAGE OF CLIENTS THAT ARE NON-HISPANIC ASIAN (n=86)
51%
6%
1 %
0%
0%
0%
0% 42% None or no response
100%
1% to 9% of clients
10% to 19% of clients
20% to 29% of clients
30% to 39% of clients
40% to 49% of clients
50% to 74% of clients
75% of clients or more
The number in parentheses (n=xr) following each question represents the number of people that responded to that question.
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1993 Affordable Housina Survn--Carlshad I
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1 Q6f. PERCENTAGE OF CLIENTS THAT ARE NON-HISPANIC OTHER (n=86)
23 %
2%
0%
0%
0%
0%
1 % - 73%
100%
DOES AGENCY FOCUS ON POPULATIONS WITH SPECIAL NEEDS? (n=71)
21% No
79% Yes:
1 % to 9% of clients
10% to 19% of clients
20% to 29% of clients
30% to 39% of clients
40% to 49% of clients
50% to 74% of clients
75 % of clients or more
None or no response
47,
Homeless Populations:
67 %
44%
83%
Homeless families with children
Homeless individuals age 17 or younger
Homeless individuals age 18 or over
Adds to more than 100% due to multiple responses
PERCENTAGE OF CLIENTS IN EACH SPECIAL NEEDS POPULATION (ASKED ONLY OF T
RESPONDING "YES" TO QUESTION 7) (n=71)
NO
1%-9% 10%-19% 20-29% 30%-39% 40%-49% 50%-74% 75% + &
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Homeless Sub~opulations: 1 Severe mental illness (SMI) 4% 6% 0% 3% 0% 0% 7%
1 Domestic violence 6% 3% 6% 3% 0% 1% 1%
1 Veterans 9% 9% 3% 1% 0% 0% 1%
1 Frail elderly 4% 3% 0% 1% 0% 0% 4%
1 Physically disabled 6% 6% 0% 0% 0% 0% 11%
I related diseases 7% 7% 1% 0% 0% 0% 9%
Alcohollother drug abuse 6% 1% 4% 3% 6% 3% 9%
SMI & alcoholidrug abuse 7% 7% 1% 0% 4% 3% 3%
Homeless youth 7% 4% 1% 0% 0% 1% 4%
AIDSlrelated diseases 7% 4% 3% 0% 0% 0% 7%
Farm workerslday laborers 7 % 4% 4% 0% 0% 1% 4%
Other 0% 0% 0% 1% 0% 1% 6% I Non-Homeless Populations:
Elderly 6% 4% 1% 1% 0% 0% 4%
Severe mental illness 6% 4% 4% 0% 0% 1% 7%
Developmentally disabled 14% 6% 0% 1% 0% 0% 3%
Persons with alcohol/
Persons with AIDS and
Veterans 6% 7% 3% 3% 0% 0% 1%
Farm workerdday laborers 6 % 4% 1% 1% 1% 0% 1% l Other 1% 0% 0% 1% 1% 0% 6%
other drug addition 4% 1% 3% 3% 0% 6% 6%
1 The number in parentheses (n =xr) follaving each question represents the number of people that responded to that question
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1993 Affordable Housina Survey-Carlsbad
Q8a. PROGRAMS AGENCY IS INVOLVED IN: (n=53)
8% Advocacy for clients--community service
9% AIDS/HIV+
6 % Community/economic development
25 % Counseling/information/referral
15 % Crime prevention
8% Child care
9% Disabled persons services
17 % Job training
15 % Food-nutrition
26% Health care
4 % Education-schools
49% Housinglemergency shelter
11 % Legal assistance
13% Mental health
11 % Senior services
0% Substancelalcohol abuse
9% Recreationheen programs
6% General social services
0% Other
Adds to more than 100% due to multiple responses
NUMBER OF PEOPLE SERVED ANNUALLY IN ABOVE PROGRAMS: (n=49)
12% 10to49
18% 50to99
27% 100to 199
18% 200 to 299
8% 300 to 399
35% 500 to 999
35% 1,000 to 4,999
16% 5,000 to 9,999
45% 10,000 or more
Adds to more than 100% due to multiple responses
NUMBER OF HOUSEHOLDS SERVED ANNUALLY IN CURRENT PROGRAMS (ANSWERE
AN ALTERNATIVE TO NUMBER OF PEOPLE SERVED) (n=21)
48% Less than 50
29% 50 to 99
33% 100to499
24% 500 to 999
14% 1,000 to 4,999
24% 5,000 or more
Adds to more than 100% due to multiple responses
Q8b.
8% Lessthan10
6% 400 to 499
QSc.
The number in parentheses (n=xx) jollowng each question represents ?he number ojpeople that responded to that question.
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1993 Affordable Housina Survey--Carlsbad I
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I QO. AGENCY’S MISSION STATEMENT (n = 86)
7 1 % Direct services to the needy
16 % Advocacy/education
12 % Commerciallcommunity service
7 1 % Churchlreligious activities
100%
MAIN ACTIVITIES OF AGENCY: (n=86)
16 %
1 1 % Community/economic development
24 % Counseling/informati onlreferral
QlO.
Advocacy for clients--community service
9% AIDS/HIV+
8% Crime prevention
6% Child care
11 % Disabled persons services
6% Job training
12 % Food-nutrition
7 % Education-schools
12% Health care
26% Housing/emergency shelter
6% Legal assistance
7% Senior services
7 7% Substance/alcohoI abuse
7 % Recreationlteen programs
12% General social services
6% Other
Adds to more than 100% due to multiple responses
AGENCY’S PLANS FOR THE NEXT YEAR: (n=74)
34%
4%
50%
12% Change activities:
46% Expand existing programs
36%
18 %
5% Mental health
Q1 I. Continue with current activities at a similar volume
Continue with current activities, but at a reduced volume
Continue with current activities, but at an increased volume
Start new programs that are similar to existing programs
Start entirely new programs
0% Other/end program
Q12. AGENCY’S PLANS FOR THE NEXT FIVE YEARS: (n=71)
14%
3%
65%
18 % Change activities:
20% Expand existing programs
53%
27% Start entirely new programs 1 0% Otherlend program
Continue with current activities at a similar volume
Continue with current activities, but at a reduced volume
Continue with current activities, but at an increased volume
Start new programs that are similar to existing programs
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I The number in parentheses (n=xx) following each question represents the number of people that responded to that question.
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Q13. DID AGENCY RECEIVE DIRECT FEDERAL FUNDS IN THE LAST FEDERAL FISCAL Y
(OCTOBER 1 1992 THROUGH SEPTEMBER 30 1993): (n=72)
39% Yes:
61% No
PROGRAM SOURCE OF LAST YEAR'S FEDERAL FUNDS: (n=29)
HUD (includes Sect 202, HOPWA, etc.)
HHS (includes Head Start,OCS, Mental Health, Medicare, etc.)
28%
52%
10% Department of Education
7% Department of Justice
3% Department of Labor
38%
3%
7% Other
Federal funds through other agency or locallstate government
New or expanded program, not identified
Adds to more than 100% due to multiple responses
AMOUNT OF FEDERAL FUNDS RECEIVED LAST FEDERAL FISCAL YEAR: (n=
19% Less than $10,000
3 1 % $10,000 to $49,999
27% $50,000 to $99,999
27% $100,000 to $249,999
8% $250,000 to $499,999
12% $500,000 to $999,999
35% $1 million or more
Adds to more than 100% due to multiple responses
DOES AGENCY EXPECT TO RECEIVE DIRECT FEDERAL FUNDS IN THE NEXT FEDE
FISCAL YEAR (OCTOBER 1 1993 THROUGH SEPTEMBER 30 1994) (n=72)
45% No
55% Yes:
Q14.
PROGRAM SOURCE OF NEXT YEAR'S FEDERAL FUNDS: (n=37)
HUD (includes Sect 202, HOPWA, etc.)
HHS (includes Head Start,OCS, Mental Health, Medicare, etc.)
32%
35%
3% Department of Education
5% Department of Justice
3% Department of Labor
30%
14%
Federal funds through other agency or localhtate government
New or expanded program, not identified
8% Other
Adds to more than 100% due to multiple responses
AMOUNT OF FEDERAL FUNDS EXPECTED NEXT FEDERAL FISCAL YEAR: (n= 3 % Less than $10,000
27% $10,000 to $49,999
40% $50,000 to $99,999
20% $100,000 to $249,999
7% $250,000 to $499,999
10% $500,000 to $999,999
33% $1 million or more
Adds to more than 100% due to multiple responses
The number in parentheJes (n=xr) following each quesrion repreJents the number of people thal reJponded to that question
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FEDERALLY FUNDED PROGRAMS
LEVEL OF EXPERIENCE
No Know a httle about Know enough about Very knowledgc
Fdanty the program, but the program to apply about the prog
for funds not enough to apply
for funds
PROGRAM
CDBG (n=64) 22 % 11% 25 % L
HOME (n=58) 59 % 19% 10%
HOPE 1 (n=56) 75 % 23 % 2%
HOPE 2 (n=58) 72 % 24 % 2%
HOPE 3 (n=56) 77 % 21 % 2%
ESG (n=56) 71 % 18% 7%
HOPWA (n=55) 67 % 16% 4%
Shelter Plus Care (n=57) 65 % 11% 12%
Safe Havens (n=56) 82 % 13% 5%
Rural Homeless Housing (n=56) 80 % 7% 5%
Sec. 202 Elderly (n=57) 67 % 23 % 4%
Supportive Housing (n=57) 58 % 18% 14%
: Sec. 811 Handicapped (n=58) 62 % 26 % 7%
PROGRAM
Moderate Rehab SRO (n=55)
Rental Vouchers (n=56)
Rental Certificates (n = 55)
Public Housing Development
(n=53)
Public Housing MROP (n=53)
Public Housing CIAP (n=53)
DOE/Other Energy Programs
LIHTC (n =55)
FmHA (n=55)
Lead-Based Paint Abatement
(n=53)
Other Homeless Housing
program (SPECIFY) (n=35)
Other (SPECIFY) (n= 19)
(n = 52)
FEDERALLY FUNDED PROGRAMS
LEVEL OF EXPERIENCE
No Know a Me about Know enough about Very knowledgea
Famihanty the program, but the progam to apply about the proga
not enough to apply
for funds
for funds
55 % 29 % 13% L
38 % 32 % 20 % 1
40 % 33 7% 16% 1
53 % 32 % 8% I
19% 11% 6% 1
76 % 13% 6% (
69 % 27 % 2%
78 % 11% 4%
71 7% 15% 7%
72 % 19% 8%
71 % 3% 11% 11
90 % 0% 0% 1
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1 APPENDIX
AFFORDABLE HOUSING SURVEY (1 993) B
B The cities and communities of San Diego County are developing a strategic plan for
affordable housing. This is part of an effort to produce a Comprehensive Housing
Affordability Strategy (CHAS) for each city and community of San Diego. A CHAS is 1 required for all cities and communities receiving housing funds from the U.S. Departmenl
Housing and Urban Development (HUD). Part of our CHAS will include a description of c
housing delivery system: who does what related to housing and social/human services, t 1 much of it do they do, and where do they do it?
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Please help us by completing this questionnaire and returning it in the enclosed postage-1
return envelope within two weeks. If you have any questions, please contact Nan Valeri
the San Diego Association of Governments (SANDAG), 595-5365.
Thank you--we appreciate your time and cooperation in this effort.
The Cities of Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitas, Escondido, Imperial Beact
La Mesa, Lemon Grove, National City, Oceanside, Poway, San Diego, San Marcos, Santee, Solana Beach
Vista, and the County of San Diego. E
1 Name of Agency:
Street City Zip Code
Phone:
1 , Address: 1 Contact Person:
1. Non-profit I 2. For profit
3. Local public agency
4. State public agency l 5. Other (PLEASE SPECIFY)
1- Full-time Part-time Volunteers
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I. THIS ORGANIZATION IS:
2. PLEASE WRITE IN THE NUMBER OF EMPLOYEES AT THIS AGENCY:
3. THE FOLLOWING IS A LIST OF HOUSING AND SOCIAL SERVICE RELATED ACTlVlTI
FOR EACH ACTIVITY, PLEASE CIRCLE THE NUMBER "1" IF THIS AGENCY IS INVOL
IN THAT ACTIVITY AND THE NUMBER "2" IF IT IS A PRIMARY ACTIVITY OF THIS
AGENCY.
Agency is Primary Activity
Involved in Of This
This Activitv Aaencv
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1 B. Housing finance (multiple family 1 2
[ E. New housing development (for renters) 1 2
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A. Housing finance (single family) 1 2
C. Housing counseling 1 2
D. New housing development (for homeowners) 1 2
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(continued) Agency is Primary Activity
Involved in Of This
This Activitv Aqencv
F. Property management 1 2
G. Housing rehabilitation (for homeowners) 1 2
I. Housing program administration 1 2
Social Services
J. Social/human service program 1 2
K. philanthropic 1 2
L. Operate shelter for the homeless 1 2
M. Provide meals/services for the homeless 1 2
N. Case management 1 2
H, Housing rehabilitation (for rental property) 1 2
4. THE AREA MEDIAN FAMILY INCOME AS DEFINED BY HUD IS $43,900. PLEASE WI
IN THE APPROXIMATE PERCENTAGE OF YOUR CLIENTS THAT HAVE ANNUAL FAN
INCOMES IN EACH OF THE FOLLOWING RANGES: (PERCENTAGES SHOULD ADD TI
100%) - % Above 80 percent of the area median income
YO Between 50 percent and 80 percent of the area median income
% Between 30 percent and 50 percent of the area median income
% Less than 30 percent of the area median income
100 %
5. THIS AGENCY'S ACTIVITIES ARE FOCUSED IN THE FOLLOWING AREAS: (PLEASE
CIRCLE ALL THAT APPLY)
I. Carlsbad 11. National City
2. Chula Vista 12. Oceanside
3. Coronado 13. Poway
4. Del Mar 14. San Diego
5. El Cajon 15. San Marcos
6. Encinitas 16. Santee
7. Escondido 17. Solana Beach
8. Imperial Beach 18. Vista
9. La Mesa 19. County of San Diego
10. Lemon Grove (Unincorporated area)
6. THE RAClALlETHNlC COMPOSITION OF THIS AGENCY'S CLIENTS IS: (PERCENTAGI
SHOULD ADD TO 100%)
% White (non-Hispanic)
% Black (non-Hispanic) YO Hispanic (all races)
% Native American (non-Hispanic)
% Asian/Pacific Islander (non-Hispanic)
% Other (non-Hispanic) PLEASE SPECIFY:
100%
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7. DOES THIS AGENCY FOCUS ON POPULATIONS WITH SPECIAL NEEDS?
1.
2.
7A. WHICH SPECIAL NEEDS POPULATIONS? (CIRCLE ALL THAT APPLY)
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No (SKIP TO QUESTION 8)
Yes (PLEASE ANSWER QUESTION 7A) 1
Home I ess Po P u I ati o n s:
1. Homeless families with children
2.
3.
Homeless SubDopulations (PLEASE CIRCLE ANY OF THE FOLLOWING GROUPS 7
YOUR AGENCY FOCUSES ON. IN ADDITION TO CIRCLING THE NUMBER THAT
CORRESPONDS TO EACH SUBPOPULATION, INDICATE THE PERCENTAGE OF T
GROUP THAT FALLS INTO EACH CATEGORV. PERCENTAGES MAY ADD TO M
Homeless individuals age 17 or younger
Homeless individuals age 18 or older 3
THAN 100% SING AN INDIVIDUAL MAY FALL INTO MORE THAN ON€ CAT€@
4. Severe mental illness (SMI) only %
5. Alcohol/other drug abuse only %
6. SMI and alcohol/other drug abuse %
7. Domestic violence %
8. Homeless youth YO
9. AIDShelated diseases YO
10. Veterans %
11. Farm workerdday laborers %
Non-Homeless Populations (PLEASE CIRCLE ANY OF THE FOLLOWING GROUPS
THAT YOUR AGENCY FOCUSES ON. IN ADDITION TO CIRCLING THE NUMBER
THAT CORRESPONDS TO EACH POPULATION, INDICATE THE PERCENTAGE 01
THIS GROUP THAT FALLS INTO EACH CATEGORY. PERCENTAGES MAY ADD
MORE THAN 100% SINCE AN INDIVIDUAL MAY FALL INTO MORE THAN ONE
CATEGORY)
13. Elderly %
14. Frail elderly %
15. Severe mental illness %
16. Developmentally disabled %
17. Physically disabled YO
18. Persons with alcohol/other drug addiction %
19. Persons with AIDS and related diseases % 20. Veterans %
21. Farm workerdday laborers %
22. Other (SPECIFY) %
8. PLEASE INDICATE THE PROGRAMIS1 YOUR AGENCY IS INVOLVED IN AND THE
NUMBER OF HOUSEHOLDS OR INDIVIDUALS YOU SERVE EACH YEAR. 1 people OR
people OR
people OR 1 people OR
household!
household:
household!
household: I 3
9. WHAT IS YOUR AGENCY'S MISSION STATEMENT?
10. PLEASE DESCRIBE THE ACTIVITIES OF YOUR AGENCY IN ONE OR TWO PARAGRA
11. WHAT ARE YOUR AGENCY'S PLANS FOR THE NEXT YEAR?
1. Continue to do what we have been doing at a similar volume
2. Continue to do what we have been doing, but at a reduced volume
3. Continue to do what we have been doing, but at an increased volume
4. Chanqe our activities (PLEASE EXPLAIN HOW YOUR ACTIVITIES WILL CHANGE
12. WHAT ARE YOUR AGENCY'S PLANS FOR THE NEXT FIVE YEARS?
1. Continue to do what we have been doing at a similar volume
2. Continue to do what we have been doing, but at a reduced volume
3. Continue to do what we have been doing, but at an increased volume
4. Change our activities (PLEASE EXPLAIN HOW YOUR ACTIVITIES WILL CHANGE
13. DID YOUR AGENCY RECEIVE DIRECT FEDERAL FUNDS IN THE LAST FEDERAL FISC
YEAR (OCTOBER 1 1992 THROUGH SEPTEMBER 30 1993)?
1. No
2. Yes:
Amount Received: $ Program Source:
Amount Received: $ Program Source:
Amount Received: $ Program Source:
4
I
I 2. Yes:
14. DO YOU ANTICIPATE RECEIVING DIRECT FEDERAL FUNDS IN THE NEXT FEDERAL
FISCAL YEAR (OCTOBER 1 1993 THROUGH SEPTEMBER 30 1994)?
1. No
Amount Anticipated: $
Amount Anticipated: $ Program Source:
Program Source: . 8
E
I
1 15. DO YOU PLAN TO APPLY FOR ANY FEDERALLY FUNDED PROGRAMS?
1. No
2. Yes (PLEASE SPECIFY)
16. PLEASE INDICATE YOUR LEVEL OF EXPERIENCE WITH EACH OF THE FOLLOWING
FEDERALLY FUNDED PROGRAMS. (CIRCLE THE NUMBER UNDER THE MOST
APPROPRIATE RESPONSE) I
5 I
PROGRAM
Moderate Rehab SRO
Rental Vouchers
Rental Certificates
Public Housing
Public Housing MROP
Public Housing CIAP
DOE/Other Energy
Development
Programs
LIHTC
FmHA
Lead-Based Paint
Abatement
Other Homeless Housing
program (SPECIFY)
Other (SPECIFY)
FEDERALLY FUNDED PROGRAMS
LEVEL OF EXPERIENCE
No Know a little Know enough Very
Familiarity about the about the
program, but program to apply
not enough to for funds
apply for funds
knowledgabl
about the
program
1 2 3 4
1 2 3 4
1 2 3 4
1 2 3 4
1 2 3 4
1 2 3 4
1 2 3 4
1 2 3 4
1 2 3 4
1 2 3 4
1 2 3 4
1 2 3 4
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COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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APPENDIX G
Resources for Lead Hazard Abatement
Appendix G: Resources - Lead Hazards Page 32:
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
FEDERAL RESOURCES
Department of Housing and Urban Development (HUD)
Office of Lead-Based Paint Abatement and Poisoning Prevention (202) 755-1 822
U.S. Department of Housing and Urban Development
451 7th Street, SW
Room B-I 33
Washington, D.C. 2041 0
Lead-based paint abatement grants program. Contact: Ellis Goldman.
Field Offices
HUD Field Offices have copies of additional resources available for review by CHAS
preparers. Contact your local HUD field office for more information.
HOME Information Center (800) 998-9999
Office of Affordable Housing
To request a copy of the lead section from CHAS: Spring Training Manual (Chapter 4C
and Appendix 6).
Centers for Disease Control and Prevention (CDC)
Lead Poisoning Prevention Branch (404) 488-7330
4770 Buford Highway, NE
Building 101, Mail Stop 742
Atlanta, GA 30341
Lead poisoning prevention grant programs. Contact: Dave Forney.
Three publications are available:
Important Facts About Childhood Lead Poisoning Prevention (1992) - a
pamphlet for parents
Preventing Lead Poisoning in Young Children, A Statement by the Centers for
Disease Control - October 199 1
Strategic Plan for the Elimination of Childhood Lead Poisoning, February 199 I
Page 326 Appendix G: Resources - Lead Hazards
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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Environmental Protection Agency (EPA)
Toxic Substances Control Hotline (202) 554-1404
For a copy of Strategy for Reducing Lead Exposures, February 1992
Safe Drinking Water Hotline (800) 426-479 1
Staff will answer questions about lead in drinking water, including public water
supply, and lead pipedead solder in private or public dwellings. Free
informational brochures and state lists of labs approved to test lead in water are
available.
OTHER RESOURCES
The Alliance to End Childhood Lead Poisoning (202) 543-1 141
227 Massachusetts Avenue, NE
Suite 200
Washington, D.C. 20002
The Alliance is a national, non-profit organization focused on preventing
childhood lead poisoning. Its goal is to launch an effective national prevention
program through education, policy and advocacy efforts. The Alliance publishes
a bi-monthly newsletter, The Alliance Alert, and a federal legislative summary
Membership is $25/year and includes both publications. Other publications
available from the Alliance at cost include:
National Action Plan for Preventing Childhood Lead Poisoning, Januar)
1993
Understanding Title X: A Practical Guide to the Residential Lead-Base[
Paint Hazard Reduction Act of 1992
The Model State Law (available July 19931
Childhood Lead Poisoning: A Blueprint for Prevention (available in 1993
Framework for Action to Make Private Housing Lead-Safe (available ir
19931
Resource Guide for Financing Lead-Based Paint Clean-up
A Guide to Medicaid for Childhood Lead Poisoning Prevention Program:
and Other Public Health Providers
1
Appendix G: Resources - Lead Hazards Page 32;
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Association of State and Territorial Health Officials
41 5 Second Street, NE
Suite 200
Washington, D.C. 20002
(202) 546-5400
Contact: David Fischer, M.P.H., J.D.
CDC's 199 1 Statement on Preventing Lead Poisoning in Young Children:
Assessing Its Impact on State Health Agencies , ASTO 1992 Survey
Results, December 1992
Environmental Defense Fund (202) 387-3500
1875 Connecticut Avenue, NW
Suite 101 6
Washington, D.C. 20009
At A Crossroads: State and Local Lead-Poisoning Prevention Program
in Transition, June 1992
Hour of Lead: A Brief History of Lead Poisoning in the United States,
June 1992
Legacy of Lead: America's Continuing Epidemic of Childhood Lead
Poisoning, A Report and Proposal for Legislative Action, March 1990
National Center for Education in Maternal and Child Health (703) 524-7802
2000 15th Street, North
Suite 701
Arlington, VA 22201
Childhood Lead Poisoning Prevention, A Resource Directory
National Conference of State Legislatures (303) 830-2200
1560 Broadway, Suite 700
Denver, CO 80202
Contact: Douglas Farquhar
State Lead Poisoning Prevention Directory, 1992
Lead Poisoning Prevention Guide for Legislators, 1993
Page 328 Appendix G: Resources - Lead Hazards
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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National Lead information Center
101 9 19th Street, NW
Suite 401
Washington, D.C. 20036-51 05
Lead Hotline (800) LEAD-FYI (532-3394)
The federal Lead Hotline provides general information to the public. Callers will
be mailed an information package on lead. The basic information package
contains a basic EPA brochure and three fact sheets on "Home Repairs and
Renovations," "Testing your Home for Lead" and "Questions Parents Ask
About Lead Poisoning." One copy is available to individuals at no charge.
Multiple copies are available at cost. Operated by the National Safety Council.
Clearing house (800) 424-LEAD (424-5323'
The Clearinghouse phone line is staffed and provides more technical information
for professionals. Staff will provide specific information on request. Operated
by the National Safety Council.
HUD USER
PO Box 6091 I Rockville, MD 20850
(800) 245-2691 or (301) 251-51 54
HUD USER is a centralized source of publications produced by the U.S.
Department of Housing and Urban Development. Publications available at cost
include:
Lead-Based Paint Risk Assessment Protocol
Comprehensive and Workable Plan for the Abatement of Lead-Basec
Paint in Privately Owned Housing: A report to Congress, 199 I
Lead Abatement Training for Supervisors and Contractors
I
Regional Lead Training Center
One Dupont Circle
Suite 61 5
Washington, D.C. 20036
The National University Continuing Education Association Program (202) 659-31 3(
Contact: Ryan Lordos for information on the national availability of contractor
worker, or inspector training. The Regional Lead Training Center can also bf
contact directly. The lead and branch centers are listed below: I
Appendix G: Resources - Lead Hazards Page 32!
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
EPA Regions 1 and 2
University of Massachusetts (Amherst) (41 3) 545-5201
Cornell University, New York State School of Industrial and Labor
Relations
EPA Regions 3 and 5
University of Cincinnati, OH (51 3) 558-1 730
American Federation of State, County and Municipal Employees
Cleveland Department of Public Health
Greater Cincinnati Occupational Health Center
University of Illinois-Chicago, Midwest Training Center
University of Minnesota, Midwest Center for Occupational Health and
Safety
Chicago Area Committee on Occupational Safety and Health
Alice Hamilton Occupational Health Training Center
Pennsylvania College of Technology
Consortium of Occupational Health Professionals
Chicago Center for Neighborhood Technology
Marshall University
Indiana Community Action Programs Director’s Association, Inc.
Southeast Michigan Coalition on Occupational Safety and Health
Wisconsin Energy Conservation Corporation
Minnesota Building Research Center
University of Findlay
Corporation for Ohio Appalachian Development
Old Dominion University
West Virginia University
University of Maryland at Baltimore (41 0) 706-1 849
EPA Regions 4 and 6
Georgia Institute of Technology (404) 894-3806
Louisiana State University
Texas A&M University
EPA Regions 7 and 8
University of Kansas (91 3) 897-8500
University of Utah
EPA Regions 9 and 10
University of California-San Diego (61 9) 534-61 57
University of California-Davis
Oregon State University
Page 330 Appendix G: Resources - Lead Hazards
CITY OF CARLSBAC
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS 1
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APPENDIX H
City of Carlsbad Monitoring Plan
Appendix H: Monitoring Pian Page 33
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
I. Contract Standards and Procedures
The City of Carlsbad Housing and Redevelopment Department will require that
contract standards for activities funded by the City from federal programs/resources
include the following provisions, where appropriate:
A. The Housing and Community Development Act of 1974 (Public Law 93-
383) as amended;
Regulations of the Department of Housing and Urban Development
relating to Community Development Block Grants (Title 24, Chapter V,
Part 570 of the Code of Federal Regulations commencing with Section
570. I];
B.
C. Regulations of the Department of Housing and Urban Development
relating to environmental review procedures for the Community
Development Block Grant program (Title 24, Chapter V, Part 58 of the
Code of Federal Regulations commencing with Section 58.1);
Title VI of the Civil Rights Act of 1964 (Public Law 88-352); Title Vlll of
the Civil Rights Act of 1968 (Public Law 90-284); Section 109 of the
Housing and Community Development Act of 1974; Section 3 of the
Housing and Development Act of 1968; Executive Order 1 1246;
Executive Order 1 1063; and any HUD regulations hereto issued or to be
issued to implement these authorities relating to civil rights;
The Uniform Relocation Assistance and Real Property Acquisition Policies
Act of 1970 and regulations adopted to implement that Act in the Code
of Federal Regulations, Title 24, Part 42;
OMB Circular A-87 entitled "Cost Principles Applicable to Grants and
entitled "Audits of State and Local Governments", OMB Circular A-I 10
entitled "Grants and Agreements with Institutions of Higher Education,
Hospitals, and Other Nonprofit Organizations"; OMB Circular A-122
entitled "Cost Principles for Non Profit Organizations"; and OMB Circular
A-133 entitled "Audits of Institutions of Higher Education and Other
Nonprofit Institutions I' ;
24 CFR Part 85 entitled "Uniform Administrative Requirements for Grants
and Cooperative Agreements to State and Local Governments";
D.
E.
F.
Contracts with State and Local Governments": OMB Circular A-I 28
G.
Page 332 Appendix H: Monitoring Plan
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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H. 24 CFR Part 570, Section 570.502 "Applicability of Uniform
Administrative Requirements" of the regulations of the Department of
Housing and Urban Development relating to the Community Development
Block Grant Program;
24 CFR Part 570, Section 570.503 "Agreements with Subrecipients" of
relating to the Community Development Block Grant Program;
24 CFR Part 570, Section 570.504 "Program Income" of the regulations
of the Department of Housing and Urban Development relating to the
Community Development Block Grant Program. Any program income
earned by a City or organization, unless eligible provisions are otherwise
provided, in carrying out the activities of the Agreement shall be returned
to the City;
I.
the regulations of the Department of Housing and Urban Development
J.
K. 24 CFR Part 570, Section 570.505 "Use of Real Property" of the
regulations of the Department of Housing and Urban Developmenl
relating to the Community Development Block Grant Program;
24 CFR Part 570, Subpart K of Part 570, Sections 570.600-570.612
"Other Program Requirements" of the regulations of the Department 01
Housing and Urban Development relating to the Community Developmenl
Block Grant Program;
The following laws and regulations relating to the preservation of historic
places: Public Law 89-665 the Archeological and Historical Preservatior
Act of 1974 (Public Law 93-291), and Executive Order 1 1593 includinc
the procedures prescribed by the Advisory Council on Historic
Preservation in 36 Code of Federal Regulations, Part 800;
The Labor Standards Regulations set forth in Section 570.705 of 24
CFR, Part 570;
The Architectural Barriers Act of 1968 (42 U.S.C. Section 41 51);
The Hatch Act relating to the conduct of political activities (Chapter 15
L.
M.
N.
0.
P.
of Title 5, U.S.C.);
Q. The Flood Disaster Protection Act of 1974 (Public Law 93-234 and thc
regulations adopted pursuant thereto) 24 CFR, Chapter X Subpart B;
Appendix H: Monitoring Plan Page 33:
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
R. The Clean Air Act (42 U.S.C. Section 1857 et seq.) and the Federal
Water Pollution Control Act, as amended (33 U.S.C. Section 1251 et
seq.) and the regulations adopted pursuant thereto (40 CFR, Part 15);
The Drug-Free Workplace Act of 1988 (Public Law 100-690);
No member, officer or employee of the City, or member of a Board of
Directors of a non-profit organization, or its designee or agents, no
members of the governing body of the locality in which the program is
situated, an no other public officials of such locality or localities who
exercises any functions or responsibilities with respect to the program
during hidher tenure or for one year thereafter, shall have any interest,
direct or indirect, in any contract or subcontract, or the process thereof,
for work to be performed in connection with the program assisted under
the Grant, and that it shall incorporate, or cause to be incorporated, in
all such contracts or subcontracts a provision prohibiting such interest
pursuant to the purposes of this certification;
The City or the organization certifies, that in accordance with Section
31 9 of Public Law 101 -1 21, to the best of its knowledge and belief that:
1. No Federal appropriated funds have been paid or will be paid, by
or on behalf of the undersigned to any persons for influencing
S.
T.
U.
II. Compliance with Regulations
To ensure compliance with statutory and regulatory requirements, the City of Carlsbad
Housing and Redevelopment Department (HRD) will review project sites and
documentation and provide ongoing monitoring of such activities.
A. Consistency with CHAS or Elinibility Under Proqrarn Requlations. Prior
to participation in any program subject to CHAS requirements, the
Housing and Redevelopment Department of the City will determine the
projects consistency with the City's CHAS andlor eligibility under the
specific program's regulations. A certification will be prepared that
summarizes how the proposed project or activity is in compliance with
the CHAS. This certification will become a part of the documentation in
the files of the project and maintained in the permanent monitoring files
of the City. The project eligibility determination will also become a part
of the documentation in the files of the project and maintained in the permanent monitoring files of the City.
Page 334 Appendix H: Monitoring Plan
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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B. Statutorv and Reaulatorv Compliance, Following the approval 01
allocations of federal funds and prior to entering into a contract with the
City, organizations and project implementing City departments will be
required to attend a pre-contract training session. At this trainina
session subrecipients will be given an overview of the federal program,
the Agreement to be entered into with the City, and the regulator\
requirements of the federal program. Subrecipients will also be providec
a copy of all related regulations of the federal program. A copy of the
agenda and a list of all subrecipients in attendance will be maintained ir
the appropriate project file.
Performance Report. Approximately quarterly subrecipients are requirec
to prepare a summary of the services or activities provided and the
number of low and moderate-income persons assisted.
Reauest far Reimbursement. Approximately quarterly subrecipients wil
prepare a request for reimbursement of federal funds allocated to thc
project. The request will also include information regarding the tota
federal fund allocation made by the City, expenditures for the period
expenditures to date, and the balance of federal funds in the projec.
account.
Preconstruction Conference. Following award of construction contracts
HRD staff and organizations and project implementing City department:
will hold a preconstruction conference to discuss issues related to projec.
construction activities. Contractor and subcontractors representative:
will be required to attend the preconstruction conference. A copy of thf
agenda and minutes of conference will be maintained in the appropriatt
C. 8
D.
E.
I project file.
HRD staff will advise the contractor and subcontractor representative!
of the following:
1 . Federal Labor Standards Provisions, including:
a. Applicable minimum wage rates
b. Employee interviews
2. Applicable minimum wage rates
3. Equal Opportunity requirements, including:
a. Form 257 - Monthly Employee Utilization Report.
Appendix H: Monitoring Plan Page 33!
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
F. Monitoring Visits. At least once a year, HRD staff will visit each
organization and project implementing City department for review of each
HRD staff will utilize a monitoring visit checklist in that review, in whole
or in part, and will maintain this form and subsequent memoranda or
correspondence in the appropriate project file to document the visit and
subjects discussed and/or reviewed.
Monitorinq. HRD staff will utilize a project checklist monitoring report to
provide a summary of the project and key actions to be taken and dates
of completion for each activity. HRD will maintain this form in the
appropriate project file.
federally funded project status and compliance with HUD requirements.
G.
IIt. Monitoring of City Goals
The City's Housing and Redevelopment Department will review the success of
Carlsbad's affordable housing development program on a quarterly basis. Upon
completion of a quarter (9/30, 12/31, 2/30 and 6/30), Housing and
Redevelopment Department Staff will prepare a report which outlines the
I' q u a rte r a c c o m p I ish men t s . 11 The report w i I I a I so o ut I i ne the 'I u n met go a Is and
objectives" and identify a "timeline" for meeting the remaining goals and
objectives.
The "quarter accomplishments" report will indicate whether or not the City's
programs are being carried out in accordance with this CHAS and in a timely
fashion. Also, the report will identify the steps which need to be taken to
c o r r e c t any i n c o n s i s t e n cy and/or 'I u n m e t I' objective .
Page 336 Appendix H: Monitoring Plan
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ACTION REQUIRED COMPLETION DATE
Eligibility Determination
Environmental Review Clearance
Su brecipient
Agreement(s1
Subrecipient
Training
Subrecipient Monitoring
Visit
Final 'Project Payment
Audit Submitted to City (if applicable)
PROJECT CLOSED
Payroll Record Payment Authorized
Completion Date:
Corrections/Findings
If any
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CITY OF CARLSBAD
SUBWECIPIENT MONITORING VISIT
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM I
I
Organization: I Project Name: 1 Contact Person: Phone No.: 1 1 1 Date of Visit: City Staff Person:
I [ ] General Proqram Files - Necessary records pertaining to the CDBG funded program, p
filed and labeled, including but not limited to the following:
[ ] Incorporation documents
ITEMS REVIEWED:
[ 1 Bylaws
[ I Articles of incorporation
[ 3 Other:
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[ 1 Board of Directors actions/minutes
[ 1 Program needs assessments
[ I Citizen comments, complaints or letters of appreciation
[ ] General correspondence, public and City
[ I Program policies
[ ] Client fee schedules
[ ] Personnel policies
[ 1 Fringe Benefits
[ 1 Other:
[ I Agreement with the City
[ I Certified insurance policies and certificates of insurance I ] Fiscal documents, including expenditure documentation
[ 1 Invoices
[ ] Receipts
[ ] Time cards
[ ] Pay stubs
[ ]Canceled checks
[ 1 Mileage records
[ ] Other:
] An accurate and complete listing of CDBG funded equipment or vehicles is C
file, including make, model, serial number, purchase price, and use location.
[ ] Program audit and pertinent correspondence
[ 8 [ I Other:
Revised. 1011 5/93
(VISIT FRM) Page
Organization:
Project Name:
Date of Visit:
[ ] Contract Activitv Files - Files for each separately funded CDBG service/activity, proper1
and labeled, including but not limited to the following:
[ ] Activity descriptions, including goals, objectives, units of service to be provided,
target groups, other funding sources, etc.
[ I Notices and advertisements
[ I Correspondence pertaining to the service/activity
[ 1 Sub-contracts and procurement records
[
[ ] Activity progress documentation
[ ] Other:
[ 3 Quarterlv ReDorts
J Client direct benefit documentation (client counts by ethnicity and female h
households) kept current, without double counting of clients.
[
[ I Adequate program progress indicated
] Quarterly activity performance reports have been submitted to the City.
[
[ ] Fiscal Manaqement
1 Units of service provided per the terms of the Agreement with the City
[ ] The organization has a fiscal system which accurately tracks its financial coni
including but not limited to the following:
[ J Fiscal tracking system including reports on program allocations, obligz
expenditures, balances, and totals.
[ ] Program income documentation showing revenue, expenditures, profit/los
net income generated directly from use of CDBG
[ 1 Cash management policies, including petty cash transaction records.
[ 1 City has authorized all budget amendments.
[ ] Audits
[
[
] City has received a copy of the most recent audit under the Federal Single Aud
] All audit findings regarding the organization's CDBG funds have been adeq
addressed and resolved.
[ 1 Insurance
[ 1 Organization maintains through the term of the Agreement with the City the foll
types of insurance:
[ 1 Worker's Compensation
[ I Errors and Omissions Liability
[ 1 Professional Liability
against the City waived"), endorsements, and coverages required by the Agrec
with the City are contained in the insurance documents.
- [ I Comprehensive General and Automobile Liability
[ 1 All stipulations (including "primary and non-contributing" and "subrogation
Revised: loll 5/93
(VISIT.FRM) Page
I Organization: i Project Name: , Date of Visit:
[ 1 Clientele Income Qualification
f
[
] Clientele Income Documentation meets the requirements of the Agreement n
City.
3 List of HUD Section 8 income limits is current.
i
I [ I Service Performance
[
[
[ I [ 1 Eaubment
[
[ ] The City has authorized all non-expendable project purchases.
I Program performance follows the schedule outlined in the Agreement with th
I Program provides full scop of services defined in the Agreement with the Cit I Performance quality is consistent with the terms of the Agreement with the n
I Equipment is used for the funded service and is well maintained.
OBSERVATIONS/COMMENTS:
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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APPENDIX I
City of Carlsbad CHAS Mailing List
Appendix I: CHAS Mailing List Page 34
ADL PLANNING ASSOCIATES ADULT PROTECTIVE SERVICES AGATEP, DONALD
5962 LA PLACE CT #205 651 EUCALYPTUS PO BOX 590
CARLSBAD CA 92008 VISTA CA 92083 CARLSBAD CA 92008
AID TO VETERANS OF AMERICA AIDS FOUNDATION AIDS FUND RAISER
JOHN F CULLEN, CEO ATTN: PETE B. VIGIL RICHARD McGAW
701 HOLLOWGLEN RD 4080 CENTRE ST 349 PINE AVE
OCEANSIDE CA 92057 SAN DIEGO CA 92103 CARLSBAD CA 92008
ALPHA PROJECTJCASA RAFAEL ALTA VISTA ENTERPRISES AREA XIII DISABILITIES BOARD
CHRIS MEGASON 1921 PALOMAR OAKS WAY #200 Am: SARACOURON
1237 GREEN OAK RD CARLSBAD CA 92008 6160 MISSION GORGE ROAD, SU
VISTA CA 92083 SAN DIEGO CA 92120-3411
ARJANA DEVELOPMENT ARMED SERVICES Y ARMINGTON HOMES
10850 WILSHIRE BLVD #SO0 KARINA KINGMAN KURT BAUSBACK, MGR
LOS ANGELES CA 90024 602 FOURTH ST 701 PALOMAR AIRPORT RD STE
OCEANSIDE CA 92054 CARLSBAD CA 92009
ASSESSMENTKRIS INTERVENTION ASSOC OF RETARDED CITIZENS ASSOC RETARDED CITIZENS
FOR HOMELESS MENTALLY ILL DR RICHARD FARMER EXEC
1701 MISSION AVE STE A 1221 RIDGE RD 5384 LINDA VISTA RD #lo0
OCEANSIDE CA 92054 VISTA CA 92083 SANDIEGO CA 92108
SD/NO COUNTY CHAPTER
BANK OF AMERICA STATE BANK BARRIO ASSOCIATION BEING ALIVE
ATTN: MITCH THOMPSON ATTN: OFELIA ESCOBEDO AWN: HANKRAMIREZ
450 B STREET STE. 1000 720 ROBINSON STREET
SAN DIEGO CA 92 10 1 CARLSBAD CA 92008 SAN DIEGO CA 92 103
1611 JAMES DR
BOWEN, MIGNON BRENNAN KATKOV DEV CORP BROTHER BENNO'S
2290 NOB HILL DR
CARLSBAD CA 92008 SANDIEGO CA 92123 3260 PRODUCTION AVE
4499 RUFFIN RD #300 HAL HAWK, EXEC DIRECTOR
OCEANSIDE CA 92054
CALIFORNIA BUILDERS CALIF COASTAL COMMISSION CA HSG PARTNJZR COW (CHPC)
PO BOX 142 ATTN: CHUCKDAMM SUE REYNOLDS
CARLSBAD CA 92008 31 11 CAM DEL RIO NORTH # 200 450 B ST STE 1010
SAN DIEGO CA 92108-5722 SANDIEGO CA 92101
CALIFORNIA INDIAN LEGAL SERVICES
POBOX2457 . 1145 LINDA VISTA DR #I03 KATHLEEN WELLMAN, PRES
ESCONDIDO CA 92025 SANMARCOS CA 92069 4213 ISLE DR
CAMPESINOS UNIDOS, INC CARING RESIDENTS OF CARLSBt
CARLSBAD CA 92008
CARLSBAD SENIOR CENTER CASA de AMPARO CASA DE AMPARO
3096 HARDING ST CAROLYN FOX ALEX VERDUCI
CARSLBAD CA 92008 PO BOX 4 10 PO BOX 438
SAN LUIS REY CA 92068 SAN LUIS REY CA 92068
CE DISABLED SERVICES CHICANO FEDERATION OF SA
I
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CATHOLIC CHARITIES
ISTER RAYMONDA DUVALL ATI" REVSHIDELER COW INC
49 CEDAR PO BOX 495 PO BOX 8116
SAN LUIS REY CA 92068 SAN DIEGO CA 92101 SAN DIEGO CA 92101
CITY OF ENCINITAS CITY OF OCEANSIDE CITY OF SAN MARCOS
OUSING & COMMUNITY DEV DIR HOUSING & COMMUNITY DEV DIR HOUSING & COMMUNITY DEV
05s VULCANAVE 320 N HORNE ST 105 W RICHMAR AVENUE
CMITAS CA 92024-3633 OCEANSIDE CA 92054 SAN MARCOS CA 92069 L
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HOUSING & COMMUNITY DEV DIR HELEN BROWN A'ITN. IRMACASTRO
STA CA 92084 SANTAANA CA 92703 SAN DIEGO CA 921 02
00 EUCALYPTUS AVE 431 S BRISTOL ST #6 6 10 22ND STREET
OMMUNITY INTERFAITH svs COMMUNITY RESOURCE CTR COMMUNITY RESOURCE CTR
621 ROOSEVELT ST STE 102 JUDY CASHMORE SARAH ROSENFIELD
CARLSBAD CA 92008 3138 ROOSEVELT ST STE H 656 SECOND ST
CARLSBAD CA 92008 ENCINITAS CA 92024
ONGRESSMAN RON PACKARD CONSTRUCTION INDUSTRY FOUNDATION COSTA PALMAS
N POLESE AIDE ATTN FRANKPANARISI 2856 LUCIERNAGA ST 121 PALOMAR AIRPORT RD 6336 GREENWICH DRIVE STE F CARLSBAD CA 92008
SAN DIEGO CA 92122 CARLSBAD CA 92008
COUNTY OF SAN DIEGO COUNR OF SAN DIEGO CROSBY MEAD BENTON & ASS
'ITN GABE RODRIGUEZ OFFICE OF AIDS COORDINATION 5650 EL CAMIN REAL #200
ANDIEGO CA 92123-1815 POST OFFICE BOX 85524
989 RUFFIN RD AI" JEFF WYNNE CARLSBAD CA 92008-7128
SAN DIEGO CA 92186-5524
ISABLED NETWORK CTR ECUMENICAL SERVICE CTR ENCINITAS FAMILY HEALTH C
MOSES LLOYD SHARON EVERSON, DlR WILLIE HOOPER
101 MISSION AVE 125 SO TREMONT STE A 610 SECOND ST
EANSIDE CA 92056 OCEANSIDE CA 92054 ENCINITAS CA 92024
PISCOPAL COMMUNITY SVS ESPERANZA HCD CORP E Y.E
AMILY HEALTWJOSE RODRIGUEZ 990 HIGHLAND DR STE 106 MANhV MEDRANO
101 COPPERWOOD WAY STE G SOLANABEACH CA 92075 332-C RANCHEROS DR
EANSIDE CA 92054 SAN MARCOS CA 92069
FARM ADVISOR FIELDSTOMEnA COSTA ASSO( AMILY SERVICE ASSOC OF SD
ARLSBAD CA 92009 5555 OVERLAND BLDG 4 CARLSBAD CA 92018
SAN DIEGO CA 92123
120 PASEO DEL NORTE STE N1 COUNTY OPERATIONS CENTER PO BOX 9000-266
FMTERNITY HOUSE &gFFyg$;;iMiRA SCOTTHELBERG 7720 EL CAMINO REAL
2588 D EL CAMINO REAL #250 CARLSBAD CA 92009 CARLSBAD CA 92008
GALEY & KEMMERLY HOMES
GOOD SAMARITAN HOUSE GOOD SAMARITAN HOUSE GOOD SHEPHARD ASSEMBLY 01
ATIN: MANAGER PAM LEWIS LOST LAMB MINISTRY 902 FIRST ST 125 S TREMONT POST OFFICE BOX 1035
OCEANSIDE CA 92054 OCEANSIDE CA 92054 CARLSBAD CA 92018
GREEN VALLEY ALTERNATIVE GREEN VALLEY PARTNERSHIP HABITAT FOR HUMANITY
449 ENCINITAS BLVD #IO0 PO BOX 1062 ALOMA CARTER
ENCINITAS CA 92024 LA JOLLA CA 92038 707 BROADWAY B-2 RM 4
SANDIEGO CA 92101
HALLMARK MANAGEMENT ASSOC HEARTLAND HUMAN RELATIONS HILLMAN PROPERTIES WEST IN[ SYDNN I NOVELL CLARA HARRIS PAUL KLUKAS
3500 FIFTH ST STE 302 PO BOX 1062 201 1 PALOMAR AIRPORT RD #2(
SAN DIEGO CA 92103 LA MESA CA 92044 CARLSBAD CA 92009
HISPANOS UNIDOS HISTORIC PRESERVATION COMM HOFMAN PLANNING ASSOCIATE
411 W 9thAVE STE 1 ENGINEERING DEPT 2386 FARADAY AVE STE 120 ESCONDIDO CA 92025-5034 2075 LAS PALMAS DR CARLSBAD CA 92008
CARLSBAD CA 92009
HOSPICE OF THE NORTH COAST HOUSE OF MARTHA & MARY
NATHAN CLARK, EXEC DIR DORA STEVENSON KLAUS MENDENHALL
2380 CAMINO VIDA ROBLE STE F 605 SAN DIEGO ST 6336 GREENWICH DR STE F
CARLSBAD CA 92009 OCEANSIDE CA 92054 SANDIEGO CA 92122
HOUSING OPPORTUNITIES INC
HUMANITAS FOUNDATION INTERFAITH SHELTER NETWORK JACK HENTHORN & ASSOCIATES
LYNN SKINNER MARK NIEZ, DIR 5431 AVENIDA ENCINIAS STE G
PO BOX 83308 3435 CAMINO del RIO SO STE 108 CARLSBAD CA 920084408
SANDIEGO CA 92138 SAN DIEGO CA 92108
JL CONSTRUCTION COMPANY KPMG PEAT MARWICK LAGUNA ASSOCIATES 5966 LA PLACE CT STE 200 ATTN MARKSELMAN 2620 ACUNA CT CARLSBAD CA 92008 750 "B" ST CARLSBAD CA 92009 SAN DIEGO CA 92101
LA POSADA GUADALUPE
EDWARD PRECIADO, PROGRAM MGR 1950 5th AVE PO BOX 727 2472 IMPALA DR SANDIEGO CA 92101 CARDIFF CA 92007
CARLSBAD CA 92008
LA PRENSA SAN DIEGO LEAGUE OF WOMEN VOTERS
LEGAL AID SOCIETY LEXINGTON MORTGAGE CO LIFELME COW SERVICE!
CATHERINE RODMAN PO BOX 2145 ATn'J. SHIRLEY COLE
216 S TREMONT CARLSBAD CA 92018 200 EFFERSON ST OCEANSIDE CA 92056 VISTA CA 92084
LIGHTFOOT PLANNING GROUP LOVE, INC LIFETIME ASSISTANCE & SERVICES
Am: DR. BRUCE BAUMGARTEN 13 15 UNION PLAZA PO BOX 1894 374 NORTH HIGHWAY 101 STE C OCEANSIDE CA 92054
ENCINITAS CA 92024 CARLSBAD CA 92018
MAAC PROJECT h4ARRIOTT CORPORATION McINTIRE GROUP
TTN ROSEJOHNSON CHERYL NAITRESS 5055 AVENIDA ENCINAS #210
606 HOOVER AVE 3130 S HARBOR BLVD STE 400 CARLSBAD CA 92008
SANTA ANA CA 92704
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@J ATIONAL CITY CA 91950
DWAY DRIVE DEVELOPMENT NON-PROFIT FEDERATION FOR HCD
450 B ST #lo10 120 STEVENS AVE
SANDIEGO CA 92101 SOLANABEACH CA 92075
NO COAST AHLZEIMER'S CTR
3910 CHAPMAN ST STE A RICH JUAREZ SUE KOPCZYSKI PROGRAM DIR
AN DIEGO CA 92110
0 COAST NEIGHBORHOOD REC CTR NO COUNTY CHAPLAINCY
lTN LEACCARDI REV RAFAELMARTINEZ ALFRED0 R ALVARADO
EANSIDE CA 92054 ENCINITAS CA 92024 OCEANSIDE CA 92054
NO COUNTY COMMUNITY SVS
560 GREENBRIAR DR STE C 620 SECOND ST 605 SAN DIEGO ST
NO COUNTY INTERFAITH COUNCIL/
430 N ROSE ST
NO COUNTY SENIORS IN ACTIC
VISTA CA 92084
0 COUNTY HSG FOUNDATION
65 E GRAND AVE STE B ROWLAND CRISIS CTR 1970 E VISTA WAY ST!? 101
ESCONDIDO CA 92025 ESCONDIDO CA 92025
OCEANSIDE COMM ACTION GROUP OFFICE OF SOCIAL CONCERN O'GARA & COMPANY
ARLENE ULRICH EXEC DIR 4070 MISSION AVE MIKE O'GARA
05 SAN DIEGO ST OCEANSIDE CA 92056 PO BOX 1633 B, EANSIDE CA 92054 CARLSBAD CA 92008
ARTNERSHIP FOR AFFORDABLE HSG PILGRIM CONGREGATIONAL CHURCH POST CONSULTANTS
2020 CHESTNUT AVE 28 PALMARK ST
PETER KUCHINSKY Am' JILL THURLOW KIM POST
3484 SITIO BORDE
STA CA 92083 CARLSBAD CA 92008 CARLSBAD CA 92009
ROJECT CHOOSE PSYCWCOUN SERVMO CO RANCHO CARRlLLO ASSOC
LBA BISHOP, EXEC DIR
f OCEANSIDE BLVD #B
550 W VISTA WY VISTA CA 92083
c/o BOB LADWIG
1947 CAMINO VIDA ROBLE #IO
CARLSBAD CA 92008 EANSIDE CA 92054
ALTY EXECUTIVES REG TASK FRCE ON HOMELESS REVISIONS RESOURCES
NANCY CALVERLY WRY FRANK LANDERVILLE
560 CARLSBAD BLVD 655 FOURTH AVE STE 36 761 1 PRiMAVERA WY
SAN DIEGO CA 92101 CARLSBAD CA 92009-8237
SANDAG
401 "B" ST #SO0
SANDIGO CA 92101
SALVATION ARMY/OCEANSIDE
OCEANSIDE CA 92054
f;wy STE 200 401 SAN DIEGO ST FIRST INTERSTATE PLAZA
SANDAG - INTERGOV RELATIONS
FIRST INTERSTATE PLAZA
SANDERSON, AMOS "SANDY"
2985 VALLEY STREET ATM DIRECTOR
SAN DIEGO HOUSING COMMI! 1
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01 "B ST #800 CARLSBAD CA 92008 1625 NEWTON AVE
AN DIEGO CA 92101 SAN DIEGO CA 92113
SD CO-HOUSING COALITION
A'ITN: FREDCAGLE MATT JUMPER, EXEC DIR SANDRA YWSHIRO
3046 FENELON STREET 4456 VANDEVER AVE #9 PO BOX 85524
SAN DIEGO CA 92106 SAN DIEGO CA 92120 SAN DIEGO CA 92186-5524
SD INTERFAITH HOUSING FOUNDATION SAN DIEGO MENTAL HEALTH P
SD REGNL CNTR DEVELOP DISABLED
DAN CLARK KIM Z GIBBENS 4186 N SORRENTO VALLEY BLW
4355 RUFFIN ROAD 5922 EL CAJON BLVD SANDIEGO CA 92121
SAN DIEGO CA 92123 SAN DIEGO CA 92115
SD SERVICE CTR FOR THE BLIND SAN DIEGO WOMAN
SCHIZOPHRENICS IN TRANSITION SER HIRING CENTER SO CALIFORNIA TRIBAL CHAIN TJMHIRD JIM LUNDGREN, DIR ASSOC
144 COPPER AVE 5958 EL CAMINO REAL PO BOX 1326
VISTA CA 92083 CARLSBAD CA 92008 VALLEY CENTER CA 92082
SON", ROBERT ST MICHAEL'S EPISCOPAL CHURCH ST PATRICK COMMUNITY SERV
3346 GARFIELD ST 2775 CARLSBAD BLVD 3568 HARDING ST
CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92008
STRATFORD COMMUNITIES THURLOW, RON - MFCC-DEPT OF HEALTH TODD, JOHN 4403 MANCHESTER AVE SERVS NO COASTAL REGION 3440 GARFIELD ST ENCINITAS CA 92024 1701 MISSION AVE STE A CARLSBAD CA 92008 OCEANSIDE CA 92054-23 19
TRANSIENT LODGING PROGRAM TURNING POINT CRISIS CTR WELLNESS COMMUNITY
401 SAN DIEGO ST 1738 S TREMONT BARBARA COOK
OCEANSIDE CA 92054 OCEANSIDE CA 92054 3760 CONVOY STE 320
SAN DIEGO CA 921 1 1
WESTERN INST FOR MENTAL HEALTH
JUDY CANTERBURY 4490 VON KARMEN 5460 CARLSBAD BLVD
119 S DITMAR ST NEWPORT BEACH CA 92058 CARLSBAD CA 92008 OCEANSIDE CA 92054
WILLIAM LYON COMPANIES WOLDER, JEW S
WOMEN'S RESOURCE CTR YMCA OZ NO COAST 4 DESIGN GROUP
WVA BLEDSOE CHRISS LAURA A MUSTARI L.C.S.W.DIR 702 4th ST
3355 MISSION AVE STE 111 215 BARNES OCEANSIDE CA 92054 OCEANSIDE CA 92054 OCEANSIDE CA 92054
LH:vd 8/93
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) I
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APPENDIX J
City of Carlsbad CHAS Public Notices and Invitations
Appendix J: CHAS Public Notices & Invitations Page 35
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
(CHAS)
THE PUBLIC IS HEREBY NOTIFIED THAT a public hearing before the City Housing
Commission to accept public comments on the City of Carlsbad’s housing needs and
priorities and strategies for addressing these needs to assist the City in the development
of its Five-Year Comprehensive Housing Affordability Strategy (CHAS) is scheduled for
August 12, 1993 at 6:OOpm in the City Council Chambers located at 1200 Carlsbad Village
Drive. Interested persons may also submit comments, in writing or verbally, to the Housing
and Redevelopment Department until 5:OOpm on Monday, September 13, 1993. Public
comments received will be considered and included in the development of the draft CHAS
document.
The intent of the CHAS is to create an impetus for a jurisdiction to examine its housing
needs in a holistic way, establish goals and develop a plan for carrying out those activities.
The CHAS serves as an action-oriented management tool.
If you have comments and/or questions regarding the City of Carlsbad’s CHAS, please
contact Leilani Hines at (619) 434-2811. Written comments may be mailed or personally
delivered to: 2965 Roosevelt Street, Suite B, Carlsbad, Ca. 92008, Attn: Leilani Hines.
I
CITY OF CARLSBAD I COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
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The National Affordable Housing Act (NAHA) was signed into law on November 28, 1990 th
reaffirms the nation’s commitment to provide all Americans with safe, decent, and affordab
housing. The centerpiece of the Affordable Housing Act is a Five-Year Comprehensive Housir
Affordability Strategy (CHAS). The CHAS replaces both the Housing Assistance Plan (HAf
required under the Community Development Block Grant program and the Comprehensi
Homeless Assistance Plan (CHAP) required under McKinney Homeless Assistance Act program
As of Fiscal Year 1992, all jurisdictions seeking direct federal assistance for housing programs a
required to have a HUD-approved CHAS. In addition, any applicant for housing assistance fund
whether a local unit of government or another entity (e.g. Public Housing Authority, non-pro
organization, etc.), must include in its application a certification from the appropriate jurisdiction th
the proposed activities are consistent with the jurisdiction’s housing assistance strategies i
established in its CHAS.
Existing HUD programs subject to an approved CHAS include, but are not limited to:
1.
2.
3.
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I HOME - a housing program that creates affordable housing opportunities through ne
construction, rehabilitation, and acquisition of existing housing;
Community Development Block Grant program (CDBG);
Supportive Housing for the Elderly (Section 202) program; and I 4. Emergency Shelter Grants (ESG) program.
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The City of Carlsbad has an approved CHAS for the period of October 1, 1991 to September 3
1996. Due to recently released 1990 census statistics on housing and population, all jurisdictioi
are required to submit for approval a new Five-Year CHAS for the period of October 1, 1993
September 30, 1998. The deadline for submitting a CHAS to HUD for approval is December 2
Currently, the City is in the process of developing and completing its CHAS. Consistent with citiz
participation and involvement requirements of the CHAS process, the City will be holding a put
hearing during the CHAS development period to obtain views of citizens, government officia
developers, non-profit organizations and other interested parties on the City’s housing needs a
priorities and strategies for addressing these identified needs. You are invited to attend this put
hearing so that we may hear your ideas, comments, or concerns. In addition to this public hearir
the City will be accepting comments, in writing or verbally, at the Housing and Redevelopmc
Department until 5:OOpm on September 13, 1993. There will also be a 30day public commc
period on the draft document in October prior to City Council consideration for final adoption oft Draft CHAS in early December. If you have any questions or comments regarding the CHP
please contact Leilani Hines at (619) 434-281 1.
PUBLIC HEARING
CITY OF CARLSBAD HOUSING COMMISSION
THURSDAY, AUGUST 12,1993
6:OOPM
CITY COUNCIL CHAMBERS
1200 CARLSBAD VILLAGE DRIVE
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
(CHAS)
THE PUBLIC IS HEREBY NOTIFIED THAT the City of Carlsbad has prepared its Draft Comprehensiv
Housing Affordability Strategy (CHAS) for the period from October 1, 1993 to September 30, 1998 and it
Draft Annual CHAS Performance Report for Fiscal Year 1993 as required by Federal Public Law 101-625
also known as the Cranston-Gonzalez National Affordable Housing Act. The CHAS replaces previous plan
such as the Housing Assistance Plan (HAP) and the Comprehensive Homeless Assistance Plan (CHAP).
The intent of the CHAS is to create an impetus for a jurisdiction to examine its housing needs in a holisti
way, establish goals and develop a plan for carrying out those activities. The CHAS serves as an actior
oriented management tool.
As identified in the CHAS, the general policy of the City of Carlsbad is to assist very low and low-incom
groups as a first priority through the use of available Federal, State, and local resources. Due to th
identified regional need for new housing for very low and low-income households, the City’s first priorit
for assistance will also be construction or creation of new affordable housing for such households.
The CHAS Annual Performance Report provides a summary of progress on affordable housing in Carlsbad
The report also provides an accounting of the funds available and funds used during Federal Fiscal yea
1992-93.
The City of Carlsbad’s Draft CHAS and Annual Performance Report will be available for public review ani
comment from November 22, 1993 to December 21, 1993. Copies of the document are available at th
Carlsbad City Library (1250 Carlsbad Village Drive), La Costa Branch Library (7750 #M El Camino Real
City Hall (1200 Carlsbad Village Drive, Community Development Department (2075 Las Palmas Drive)
and the Housing and Redevelopment Department (2965 Roosevelt Street). Written or verbal comments wil
be accepted until 5:OO pm on December 21, 1993 at the Housing and Redevelopment Department.
A public hearing to present, accept public comments on, and authorize the submittal of the final CHAS an
Annual Performance Report to the U.S. Department of Housing and Urban Development is scheduled befor
the City Housing Commission and the City Council.
Housing Commission City Council
December 9, 1993 at 6:OO pm
City Council Chambers
1200 Carlsbad Village Drive
December 14, 1993 at 6:OO pm
City Council Chambers
1200 Carlsbad Village Drive
If you have comments andlor questions regarding the City of Carlsbad’s CHAS or Annual Performance
Report, please contact Leilani Hines at (619) 434-2811. Written comments may be mailed or personally
delivered to: 2965 Roosevelt Street, Suite B, Carlsbad, Ca. 92008, Attn: Leilani Hines.
CITY OF CARLSBAD
COMPREmNSIVE; HOUSING AFFORDABILITY STRATEGY
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I The National Affordable Housing Act (NAHA) was signed into law on November 28, 1990 that reaffir
nation’s commitment to provide all Americans with safe, decent, and affordable housing. The centerF
the Affordable Housing Act is a Five-Year Comprehensive Housing Affordability Strategy (CHAS). The
replaces previous plans such as the Housing Assistance Plan (HAP) and the Comprehensive Ho
Assistance Plan (CHAP). u As of Fiscal Year 1992, all jurisdictions seeking direct federal assistance for housing programs are reqi
have a HUD-approved CHAS. In addition, any applicant for housing assistance funds, must includ
application a certification from the appropriate jurisdiction that the proposed activities are consistent i
jurisdiction’s housing assistance strategies as established in its CHAS.
Existing HUD programs subject to an approved CHAS include, but are not limited to:
2.
3. I 4.
I deadline for submitting a CHAS to HUD for approval is December 31, 1993.
HOME;
Community Development Block Grant program (CDBG);
Supportive Housing for the Elderly (Section 202) program: and
Emergency Shelter Grants (ESG) program.
Due to recently released 1990 census statistics on housing and population, all jurisdictions are req
submit for approval a new Five-Year CHAS for the period of October 1, 1993 to September 30, 195
The City of Carlsbad has prepared its Draft Comprehensive Housing Affordability Strategy (CHAS) for thi
from October 1, 1993 to September 30, 1998 and its Draft Annual CHAS Performance Report for Fisc
1993. As identified in the CHAS, the general policy of the City of Carlsbad is to assist very low and low
groups as a first priority through the use of available Federal, State, and local resources. Due to the ic
regional need for new housing for very low and low-income households, the City’s first priority for as!
will also be construction or creation of new affordable housing for such households. 1 The CHAS Annual Performance Report provides a summary of progress on affordable housing in C
The report also provides an accounting of the funds available and funds used during Federal Fiscal ye;
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I 93- The City of Carlsbad’s Draft CHAS and Annual Performance Report will be available for public rev
comment from November 22, 1993 to December 21, 1993. Copies of the document are availabli I Carlsbad City Library (1250 Carlsbad Village Drive), La Costa Branch Library (7750 #M El Camino R
Hall (1 200 Carlsbad Village Drive, Community Development Department (2075 Las Palmas Drive),
Housing and Redevelopment Department (2965 Roosevelt Street). Written or verbal comments will be i 8 until 500 pm on December 21, 1993 at the Housing and Redevelopment Department.
A public hearing to present, accept public comments on, and authorize the submittal of the final Ct I Annual Performance Report to the U.S. Department of Housing and Urban Development is schedule
the City Housing Commission and the City Council.
Housing Commission City Council
December 9,1993 at 6:OO pm
City Council Chambers
1200 Carlsbad Village Drive
December 14,1993 at 6:OO pm
City Council Chambers
1200 Carlsbad Village Drive
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If you have comments and/or questions regarding the City of Carlsbad’s CHAS or Annual Petformar
Report, please contact Leilani Hines at (61 9) 434-281 1. Written comments may be mailed or perso I delivered to: 2965 Roosevelt Street, Suite B, Carlsbad, Ca. 92008, Attn: Leilani Hines.
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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APPENDIX K
City of Carlsbad CHAS Summary of Public Comments
Appendix K: CHAS Summary of Public Comments Page 35
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Summary of Comments Received During Development Process
Aid to Veterans of America Contact Person: John Cullen
701 Hollowglen Road (61 9)
Oceanside CA 92057
Comment:
Preference should be given to American veterans in housing assistance
programs.
Response:
The City of Carlsbad Section 8 Rental Assistance program gives a local priority
to households where the head of the household or the spouse is a Veteran or
a family of a Veteran.
AIDS Foundation San Diego Contact Person: Pete B. Vigil
San Diego CA 92103
4080 Centre Street (61 9) 686-5085
Comment:
For the Annual Plan of the CHAS, AIDS Foundation San Diego would like
persons living with AIDS to be given a local priority for the City's Section 8
Rental Assistance program due to the unfortunate terminalnature of the disease
and the long waiting time often associated with receiving housing assistance.
For the Five- Year Strateg y, AIDS Foundation San Diego would like to request
that the housing needs of persons living with HIWAIDS be given separate
consideration, such as seniors, when providing affordable housing
opportunities.
Response:
HRD staff has researched the need to give persons living with HIV/AIDS
separate consideration when providing affordable housing opportunities, such
as the Section 8 Rental Assistance program and development of affordable
dwelling units. Staff has determined that, at this time, persons living with
HIV/AIDS should not be given separate consideration when providing affordable
housing opportunities for several reasons.
Staff understands that persons living with HIV/AIDS are in many cases in need
of housing assistance and due to the terminal nature of the disease,
unfortunately, do not have the time for the often long waiting period to receive
housing assistance. However, staff also believes that in fairness, it would not
be appropriate to give persons living with HIV/AIDS separate consideration in
Page 360 Appendix K: CHAS Summary of Public Comments
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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housing assistance programs when many other persons with other terminal
illnesses, such as leukemia or cancer, are in much the same circumstances.
In addition, staff is aware that there are federal resources that specifically
address the needs of persons living with HIV/AIDS while there are no federa
housing resources that specifically address the needs of other terminal illness
groups. The Housing Opportunities for Persons with AIDS program (HOPWA]
provides funds for acquisition, rehabilitation and construction of affordabk
housing and rental assistance for persons living with AIDS. Ecumenical Service
Center located in San Diego currently operates housing assistance programs foi
persons living with HIV/AIDS through an allocation of HOPWA funds. This
assistance is available for the entire San Diego County region.
Lastly, the limited resources available for affordable housing to all lower-income
households, including the homeless and those with special needs, require thal
the City utilize its resources to effect the greater good. Staff believes tha’
within the City of Carlsbad, there are a great many lower-income households
requiring assistance and that the housing assistance needs of those person:
with special needs, such as persons living with HIV/AIDS, can also be
adequately met when addressing the housing needs of the lower-income
population as a whole.
City of Carlsbad Housing Commission
Comment:
Time is the biggest obstacle to developing affordable housing projects forlowel
income households. The City needs to streamline the development process
ResDonse:
As a result of a Customer Service Workshop to determine ways in which thi
Community Development Department could improve service delivery to thi
public, the City is reviewing and considering revising, where appropriate: 1
various project application requirements, 2) project review procedures, 3
environmental review procedures, 4) fee payment schedules (or policies fo
subsidization) and/or 5) other City policies and procedures which have beel
identified by the development community as having a negative impact on the1
efforts to develop affordable housing in Carlsbad.
In addition, City staff is committed to working with all developers of affordabl
housing. A City Housing Team, comprised of staff from the Engineerinc
Planning and Housing and Redevelopment Departments, meets with developer
to discuss and provide comments of affordable housing proposals prior t
submitting a formal application. A preliminary review application is als
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Appendix K: CHAS Summary of Public Comments Page 36
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
required for all inclusionary housing projects. The City stresses much
preliminary work to be conducted so that many issues can be discussed and
mitigated prior to submission of a formal development application.
An guidebook to the inclusionary housing requirements and development
process is available to the public. This guidebook provides the public with an
understandable discussion of the City's inctusionary housing requirements and
the development process to be followed,
Comment:
The City should perform an in depth analysis of the housing needs of its
residents instead of relying on U.S. Census data. CDBG funds could be looked
at as a funding source for this analysis.
Response:
HRD staff has researched the possibility of conducting an in depth analysis of
the housing needs of its residents and has determined that such an analysis
would not be feasible at this time. Currently, staff utilizes U.S. Census data to
determine the housing assistance needs of its residents. The use of U.S.
Census data is limiting due to the collection of information every ten years.
Housing assistance needs can also be based upon the Section 8 Rental
Assistance program waiting list. However, such an analysis would be limited
to very low-income households only.
In order to provide an analysis of the affordable housing needs of all Carlsbad
residents and to conduct an analysis on a greater periodic basis than ten years,
large funding resources would be needed. Due to limited resources available
to conduct such an analysis, the analysis would have to be limited to a sample
of Carlsbad residents and an infrequent surveying of residents. Therefore, staff
has determined that an in-depth analysis conducted by the City will not provide
a more accurate picture of the affordable housing needs of Carlsbad residents
than already provided by the U.S. Census or the Section 8 waiting list.
Comment:
There is a need for public service activities and not just the creation and
preservation of affordable housing in regards to the allocation of CDBG fund
allocations. More funds should be allocated to these needed public service
activities.
Response:
While staff understands the need for public service activities, such as homeless
services, and the dwindling funding resources available for such activities, the
City is prohibited from allocating any more Community Development Block
Grant (CDBG) funds than it already allocates for public service activities. One
Page 362 Appendix K: CHAS Summary of Public Comments
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
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of the federal regulations pertaining to public service activities funded by the
CDBG program states that "the amount of CDBG funds obligated within a
program year to support public service activities must not exceed 15 percent
of the total grant awarded to the grantee for that year."
Comment:
The City needs to identify hospices and homeless centers that provide services
to Carlsbad.
Response:
The City has identified both Carlsbad organizations that provide services to the
homeless as well as regional homeless programs and services that service the
needs of Carlsbad. A list of such organizations, programs and services can be
found in Section I, Tables 1.5, 1.6 and 1.7 and Appendix F of this CHAS.
Appendix K: CHAS Summary of Public Comments Page 36: