HomeMy WebLinkAbout2008-04-22; City Council; 19415; Implementing a grant program for householdsCITY OF CARLSBAD
AND
HOUSING AND REDEVELOPMENT COMMISSION
AGENDA BILL
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AB# 19,415
MTG. 4/22/08
DEPT. HRED
APPROPRIATION OF FUNDING FOR A
DOWN PAYMENT AND CLOSING COST
LOAN AND/OR MINOR HOME REPAIR
GRANT PROGRAM
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RECOMMENDED ACTION:
ADOPT Council Resolution No.2008-121 APPROVING appropriation of federal HOME
Investment Partnership and Housing Trust funds to implement a Down Payment and Closing Cost
Loan and/or Minor Home Repair Grant Program for lower income households.
450 _APPROVING appropriation of Redevelopment LowADOPT Commission Resolution No.
and Moderate Income Housing Set-Aside Funds to implement a Down Payment and Closing Cost
Loan and/or Minor Home Repair Grant Program for lower and/or moderate income households.
ITEM EXPLANATION:
As a member of the San Diego County HOME Investment Partnerships (HOME) Consortium, the City
is eligible to receive federal funds to create affordable housing opportunities through the County of
San Diego, which is the lead agency for the Consortium. The City Council has approved an allocation
of up to $836,020 in HOME funds for a Down Payment and Closing Cost Assistance (DPCCA)
Program for low income households. At the time of allocation of the HOME funds, staff indicated that
a more detailed program description and a request for appropriation of the program funding would be
presented at a later date for Council approval.
In addition to the HOME funds, staff is recommending that Housing Trust Funds and Redevelopment
Low and Moderate Income Housing Set-Aside Funds be appropriated as well to expand this program
for both lower income and moderate income households. The HOME and Housing Trust funds may
be used for low income households only. The Redevelopment Housing Set-Aside Funds may be used
for affordable housing programs for both low and moderate income households. The HOME funds
will be used for DPCCA only. The Housing Trust Funds will be used for both the DPCCA and Minor
Home Repair Grant (MHRG) Program but for lower income households only. The Redevelopment
Housing Set-Aside funds will be used to finance the DPCCA as well as the MHRG program. However,
it can be used to provide assistance to both lower and moderate income households both inside and
outside the redevelopment areas. Staff is recommending an appropriation of $500,000 from the
Redevelopment Housing Set-Aside fund and $163,980 from the Housing Trust Fund. The total
appropriation from the three noted funds will be $ 1,500,000 for the subject programs. Program
descriptions are attached for review. The attached resolutions authorize the appropriation of funds as
noted above.
DEPARTMENT CONTACT: Debbie Fountain, (760) 434-2815, dfoun@ci.carlsbad.ca.us
FOR CITY CLERKS USE ONLY.
COUNCIL ACTION: APPROVED
DENIED
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AMENDED
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CONTINUED TO DATE UNKNOWN
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PROGRAM SUMMARY
The DPCCA program will provide zero interest "silent second" loans that must be repaid when the
residential unit is sold. There will be no monthly payments. The DPCCA may be used to purchase
attached or detached residential product within the city limits of the City of Carlsbad. The home must
represent the buyer's primary place of residence. The residential unit may not be used as income
property. The buyer will not be permitted to rent the unit or any rooms within the unit to another party.
For low income households (80% or below the Area Median Income), the loan through the DPCCA
program shall be based on need but not exceed $20,000. For moderate income households (81% to
120% of Area Median Income), the loan through the DPCCA shall be up to 5% of the fair market value
of the unit, with the maximum loan amount set at $40,000.
Buyers with a gross household income equal to or less than 120% will be eligible to participate in the
DPCCA program. The funding source utilized to make the loan will depend on the income level of the
household. To qualify for a loan under this program, the buyers must meet the stated income
requirements and be able to qualify for a conventional mortgage to finance the remainder of the home
purchase. In addition, final monthly housing costs for the buyer shall not exceed 30% of the gross
monthly household income. Verification of the affordable housing payments/cost shall be required.
Additional criteria and restrictions are outlined in the attached program description.
The MHRG program will provide grant funds not to exceed $5,000 maximum per owner-occupied
housing unit for minor home repairs, home accessibility and/or exterior clean-up. The goals of this
program are to: 1) maintain safe homes and attractive neighborhoods, 2) preserve and improve the
quality of the housing stock, 3) assist seniors to age in-place or the disabled to remain in their home,
and/or 4) to enhance security of the home. The funding source will vary depending on income level of
the household and type of project. To qualify for a grant under this program, the homeowner must
meet the income requirements, provide a scope of work prepared by a licensed contractor, and
ensure that all repairs are made in compliance with current building and/or fire codes. The residential
unit to be rehabilitated or improved must be owner-occupied and must be located within the city limits
of the City of Carlsbad. The grant funds must be used to make minor repairs to conditions threatening
the health and safety of the occupants, or to make the home accessible to disabled or elderly people.
The funds may be used for clean-up and/or debris removal and painting of the exterior of the home on
a case-by-case basis. There shall be only one grant of funds allowed per property every 5 years.
The Housing and Redevelopment Department will be responsible for administration of the program,
and, if the attached resolutions are approved, the Housing and Redevelopment Director will be
authorized to approve and disburse the loans and/or grants.
FISCAL IMPACT
The City Council previously allocated up to $836,020 in HOME funds to assist buyers of affordable
housing in Carlsbad with a DPCCA Program. This action will appropriate the funding for this program.
The County of San Diego HOME Consortium will reimburse the City for up to $836,020 in Housing
Trust Funds used on the DPCCA Program. Funding for the DPCCA and MHRG Programs will also be
provided with an appropriation of $163,980 from the Housing Trust Fund and $500,000 from the
Redevelopment Housing Set-Aside Fund, which have current unreserved fund balances of
approximately $10.6 million and $3.9 million respectively. It is important to note that both the City
Council and the Housing and Redevelopment Commission must approve the findings of benefits to
expend the Redevelopment Housing Set-Aside Funds outside the Village and South Carlsbad Coastal
Redevelopment Areas.
It is anticipated at this time that contractor services will be employed to assist with implementation of
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this program. The costs for the contractor services will be included in the program costs and be paid
from the above noted appropriations. No additional funding will be required for the contractor services.
ENVIRONMENTAL REVIEW
The DPCCA Program is a home purchase loan program and not a project under CEQA because it will
not cause, or create a project that will cause, a direct physical change in the environment or a
reasonably foreseeable indirect physical change in the environment. Per the California Environmental
Quality Act (CEQA), the MHRG program is categorically exempt from CEQA and a determination has
been made that it will not have a significant effect on the environment. The MHRG program is exempt
per 15301 (a) (Existing Facilities) of CEQA.
EXHIBIT
1 .City Council Resolution No. 2008-121 , approving an appropriation of federal
HOME Investment Partnership ($836,020) and Housing Trust ($163,980) funds to implement a Down
Payment and Closing Cost and/or Minor Home Repair Grant Program for low and/or moderate
income households.
2. Housing and Redevelopment Commission Resolution No. 450 approving an appropriation
of Redevelopment Housing Set-Aside Funds ($500,000) to implement a Down Payment and Closing
Cost and/or Minor Home Repair Grant Program for low and/or moderate income households.
3. Down Payment and Closing Cost Assistance Program Description
4. Minor Home Repair Grant Program Description
CITY COUNCIL RESOLUTION NO. 2008-121
2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING AN
3 APPROPRIATION OF FEDERAL HOME INVESTMENT
PARTNERSHIP FUNDS AND HOUSING TRUST FUNDS FOR
A DOWN PAYMENT AND CLOSING COSTS ASSISTANCE
5 LOAN PROGRAM AND/OR MINOR HOME REPAIR GRANT
PROGRAM.
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WHEREAS, a Consortium of local governments in San Diego County have formed to
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obtain HOME Investment Partnership Program (HOME) funds; and
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WHEREAS, it is the desire of the City of Carlsbad to appropriate HOME funds for a
Down Payment and Closing Costs Assistance Program to benefit lower income households; and
jj WHEREAS, the Carlsbad Housing Trust Fund was established pursuant to Chapter
12 21.85.110 of the Carlsbad Municipal Code to collect fees and other funds paid in compliance
13 with the City's Inclusionary Housing Ordinance, Chapter 21.85 of the Carlsbad Municipal
14 Code; and
WHEREAS, it is the desire of the City of Carlsbad to appropriate Housing Trust Funds
for a Down Payment and Closing Costs Assistance Program and/or a Minor Home Repair
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Grant Program to benefit lower income households; and
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WHEREAS, it is the desire of the Carlsbad Redevelopment Agency to also provide
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funding for said Down Payment and Closing Cost Assistance Loan and/or Minor Home Repair
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Grant Program for low and/or moderate income households and to appropriate Redevelopment
Agency Housing Set-Aside funds for said program which shall be authorized by separate
23 resolution of the Housing and Redevelopment Commission.
24 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
25 Carlsbad, California, as follows:
26 l. The above recitations are true and correct.
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The City Council appropriates $836,020 in HOME funds to implement a Down
2 Payment and Closing Cost Assistance Program to provide up to $20,000 in the form
of a zero-interest "silent second" loan for lower income households purchasing an
affordable attached or detached residential unit within the City limits of the City of
Carlsbad.
5 3. The City Council appropriates $163,980 in Housing Trust funds to assist in the
financing for the Down Payment and Closing Cost Assistance Program noted above,
6 and to provide grant funds in the form of a zero-interest forgiven loan (after five
years) to implement a Minor Home Repair Program for existing lower income
7 homeowners and their respective homes within the City of Carlsbad.
4. That the expenditure of monies from the Low and Moderate Income Housing Fund,
which shall be approved by the Housing and Redevelopment Commission by separate
resolution, for the purposes of providing additional funding for said program are and
will be of benefit to the Village and South Carlsbad Coastal Redevelopment Project
Areas and the general community of Carlsbad based on the following findings:
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a. The Village Redevelopment Area currently consists of a number of restaurants,
12 hotels, time-share projects and small retail operations which depend on and
offer employment at low to moderate income wages. Improving housing for
low/moderate income households and/or assisting low/moderate income
households to purchase affordable housing throughout the community is
beneficial to maintaining and/or increasing the labor supply and/or supporting
the existing employees working within the Village Redevelopment Area.
16 b. The South Carlsbad Coastal Redevelopment Area is proposed to have several
new restaurants, hotels, time-share projects and small retail operations which
17 will also depend on and offer employment at low to moderate income wages.
The proposed program will assist in improving existing housing stock for
18 low/moderate income households and/or assisting existing low/moderate
income wage earners to purchase affordable housing. This program will
ultimately benefit the project area by providing an employee pool which is
located in close proximity to the project area.
21 5. The Finance Director is hereby authorized to appropriate said funds for said
programs, and the Housing and Redevelopment Director is authorized to administer
22 said programs on behalf of the City of Carlsbad, including approval and
disbursement of said loans and/or grants and execution of all related program
23 documents.
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PASSED, APPROVED AND ADOPTED at a Joint Special Meeting of the City
Council and Housing and Redevelopment Commission of the City of Carlsbad on the
22nd day of April, 2008, by the following vote to wit:
AYES: Council Members Lewis, Kulchin, Hall, Packard and Nygaard.
NOES: None.
ABSENT: None.
ATTEST:
Clerk ,
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1 HOUSING AND REDEVELOPMENT COMMISSION
RESOLUTION NO. 450
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A RESOLUTION OF THE HOUSING AND REDEVELOPMENT COMMISSION
3 OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING AN
APPROPRIATION OF REDEVELOPMENT HOUSING SET-ASIDE FUNDS
FOR A DOWN PAYMENT AND CLOSING COSTS ASSISTANCE LOAN
5 PROGRAM AND/OR MINOR HOME REPAIR GRANT PROGRAM FOR LOW
AND/OR MODERATE INCOME HOUSEHOLDS WHO ARE PURCHASING
6 AND/OR OWN HOMES WITHIN THE CITY OF CARLSBAD, BOTH INSIDE
AND OUTSIDE THE VILLAGE OR SOUTH CARLSBAD COASTAL
7 REDEVELOPMENT AREAS.
8 WHEREAS, the Redevelopment Agency of the City of Carlsbad, hereinafter referred to
9 as "Agency", is a Community Redevelopment Agency organized and existing under the
Community Redevelopment Law, Health and Safety Code Section 33000, etc.seq,, hereinafter
referred to as the "Act", and desires to assist in the financing of a Down Payment and Closing
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Costs Assistance Program and/or Minor Home Repair Grant Program for low and/moderate
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income owner households both inside and outside the Village or South Carlsbad Coastal
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Redevelopment Areas; and
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WHEREAS, the Agency is authorized to implement the Redevelopment Plan for the16
Carlsbad Village and South Carlsbad Coastal Redevelopment Project Areas; and
18 WHEREAS, Section 33334.2 of the Act requires that not less than twenty percent (20%)
19 of all taxes which are allocated to the Agency for purposes of increasing and improving the
20 community's supply of low and moderate income housing; and
21 WHEREAS, pursuant to Section 33334.2 of the Act, the Legislature declares its intent
77 that the Low and Moderate Income Housing Set-Aside Fund shall be used to improve and
23 increase the supply of affordable housing within the community; and
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WHEREAS, to carry out the purposes of increasing and improving the community's
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supply of low and moderate income housing, Section 33334.2(e) of the Act states that the Agency
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may exercise any or all of its powers, including without limitations, acquiring land or building
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sites, improving land or building sites with onsite or offsite improvements, donating land to
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3 income households, or persons or families of low and moderate income, or other powers to carry
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out the purposes of the Act; and
WHEREAS, pursuant to Section 33334.2(g) (1) of the Act, the Agency may use said
funds outside the project area(s) upon a resolution of the Agency and the Legislative body that the
use will be of benefit to the project area(s); and
WHEREAS, it is the desire of the Agency to establish a Down Payment and Closing
Cost Assistance Loan and/or Minor Home Repair Grant Program for low and/or moderate10
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private or public persons or entities, constructing buildings or structures, acquiring buildings or
structures, providing subsidies to, or for the benefit of, very low income households, lower
income households and to appropriate Redevelopment Agency Housing Set-Aside funds for
said program.
NOW, THEREFORE, BE IT RESOLVED by the Housing and Redevelopment
Commission of the City of Carlsbad, California, as follows:
1. The above recitations are true and correct.
2. The Housing and Redevelopment Commission appropriates $500,000 in
17 Redevelopment Housing Set-Aside funds to implement a Down Payment and
Closing Cost Assistance Program to provide up to $20,000 for lower income
households and 5% of the fair market value of a home purchase, or $40,000
maximum for moderate income households in the form of a zero-interest "silent
second" loan to purchase an affordable attached or detached residential unit within
the City limits of the City of Carlsbad, and to fund a Minor Home Repair Grant
Program for Low and Moderate Income Households in the form of zero-interest,
forgivable loan.
3. That the expenditure of monies from the Low and Moderate Income Housing Fund for
the purposes of funding said program are and will be of benefit to the respective
Project Area(s) based on the following findings:
a. The Village Redevelopment Area currently consists of a number of restaurants,
hotels, time-share projects and small retail operations which depend on and
offer employment at low to moderate income wages. Improving housing for
low/moderate income households and/or assisting low/moderate income
households to purchase affordable housing throughout the community is
beneficial to maintaining and/or increasing the labor supply and/or supporting
the existing employees working within the Village Redevelopment Area.
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b. The South Carlsbad Coastal Redevelopment Area is proposed to have several
new restaurants, hotels, time-share projects and small retail operations which
will also depend on and offer employment at low to moderate income wages.
The proposed program will assist in improving existing housing stock for
5 low/moderate income households and/or assisting existing low/moderate
income wage earners to purchase affordable housing. This program will
6 ultimately benefit the project area by providing an employee pool which is
located in close proximity to the project area.
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4. That the Low and Moderate Income Housing Set-Aside Funds will promote the City of
8 Carlsbad's housing goals and satisfies specific requirements of the Community
Redevelopment Law to expend a portion of its tax increment to produce and/or
improve affordable housing for low and moderate income persons.
' That the expenditure of the subject Low and Moderate Income Housing Set-Aside
Funds to assist the City of Carlsbad and Carlsbad Redevelopment Agency in providing
financial assistance for the subject programs is consistent with the Village
12 Redevelopment Area Low and Moderate Income Housing Set-Aside Spending
Strategy/Plan.
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6. The Finance Director is hereby authorized to appropriate said funds for said
4 programs, and the Housing and Redevelopment Director is authorized to administer
said programs on behalf of the City of Carlsbad and Carlsbad Redevelopment
Agency, including approval and disbursement of said loans and/or grants and
execution of all related program documents.
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PASSED, APPROVED AND ADOPTED at a Joint Special Meeting of the
Carlsbad Housing and Redevelopment Commission and Carlsbad City Council held on
the 22nd day of April, 2008, by the following vote:
AYES: Commission Members Lewis, Kulchin, Hall, Packard and Nygaard.
NOES: None.
ABSENT: None.
TJSA HILDABRAND,
(SEAL)
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EXHIBIT 3
CITY OF CARLSBAD & CARLSBAD REDEVELOPMENT AGENCY
DOWN PAYMENT AND CL0SINd COST ASSISTANCE PROGRAM
The City of Carlsbad and Carlsbad Redevelopment Agency provides down payment and closing
cost financial assistance to low and moderate income homebuyers purchasing a home in
Carlsbad. This down payment and closing cost assistance is in the form of a zero-interest "silent
second" loan that must be repaid together with contingent interest (appreciation share) when the
residential unit is sold or there is a transfer of ownership. There are no monthly payments on the
loan. The funds may be used to purchase an attached or detached residential product within the
City limits of Carlsbad. The home must represent the buyer's primary residence. The buyer will
not be permitted to rent the unit or any rooms within the unit to another party.
This assistance is available under the following terms:
Maximum Loan Amount: For low income households (80% or below the San Diego Area
Median Income, adjusted for household size), the loan shall be based on need but not to exceed
$20,000. For moderate income households (81% to 120% of the San Diego Area Median
Income, adjusted for household size), the loan shall be up to 5% of the fair market value of the
unit, with the maximum loan amount set at $40,000. The funding source for the loan shall be
dependent upon the income level of the household.
Deferred Payment: The loan requires no monthly payments (principal or interest) as long as the
buyer lives in the home as a primary residence and is not in default on any other loans recorded
against the property. The loan and contingent interest are not due until the property is sold or
ownership is transferred.
Interest or Shared Appreciation: At sale or ownership transfer, the borrower repays the
principal plus contingent interest (or a share of appreciation). The City/Agency will share in the
appreciation gained on the value of the property in direct proportion to the dollars loaned at the
time of purchase. For example, if the City or Agency provided 30% of the original purchase
price through the assistance and/or other public subsidies, it would receive 30% of the net
appreciation (less the value of eligible capital improvements) upon the sale of the property.
Other Terms: The loan is secured by a promissory note, a recorded subordinate deed of trust
and a recorded regulatory agreement. The City/Agency's loan may be prepaid in full at any time
without penalty. The first mortgage used with this program may not have balloon payments,
negative amortization, principal increases, or deferred interest, and may not be an option
adjustable rate loan.
Eligible Units
Any single-family or multi-family ownership unit in Carlsbad is eligible, including detached
homes, townhouses, condominiums, live/work units, limited equity cooperative units, and co-
housing.
EXHIBIT 3
Eligible Borrowers
Applicants must be low- to moderate-income households based on the total household's current
gross income (less than 120% of the San Diego Area Median Income, adjusted for household
size). The gross income of all household members 18 years of age or older are included when
determining income eligibility. Documentation is required to verify the gross household income
of all members of the household which are 18 years of age or older.
The borrower must occupy the home purchased through the program as his/her primary
residence (which means that the borrower must reside within the home at least 10 months of the
year). The borrower shall be required to submit an annual certification and proof of occupation
of said home.
Borrowers must meet the credit requirements and underwriting standards of the lender providing
the first mortgage on the property. Borrowers must also have adequate funds to provide any
remaining down payment and/or closing costs to purchase the unit.
Total Housing Costs for the Borrower(s) shall not exceed 30% of the gross monthly household
income. Verification of the affordable housing payments/cost shall be required
Application Process
The Program Administrator will complete an initial screening of all potential applicants to
confirm:
1. The applicant is purchasing an eligible home within the City of Carlsbad.
2. The applicant intends to reside within the home as a primary residence.
3. Initial information indicates that the applicant qualifies for the assistance.
After initial eligibility has been determined, the Program Administrator will provide the
applicant with the necessary packet of information to submit to the primary lender and escrow
officer to provide instructions on the assistance and to verify income eligibility. A credit report,
title report and property appraisal shall be required as part of the verification documentation.
The loan will be secured by a promissory note, a recorded subordinate deed of trust and
regulatory agreement.
Program Administration
The Carlsbad Housing and Redevelopment Department shall be the program administrator. The
Housing and Redevelopment Director is authorized to administer the program on behalf of the
Carlsbad Redevelopment Agency and City of Carlsbad, and may set forth additional policies and
procedures as determined to be appropriate to maintain the integrity of the program and provide
for its intended implementation.
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EXHIBIT 4
CITY OF CARLSBAD AND CARLSBAD REDEVELOPMENT AGENCY
MINOR HOME REPAIR GRANT PROGRAM
The Minor Home Repair Program provides a grant in the form of a 0% interest, deferred loan
which is forgiven by 20% per year for each year up to 5 years that the home remains under the
original grant ownership. If the home is sold (or there is a transfer of ownership) prior to
expiration of the 5 year term, the portion of the loan which has not yet been forgiven must be
repaid at the time the home is sold or there is a change in ownership. These grants are available
to lower and moderate income households who own and occupy their home as their primary
residence, and which is located within the jurisdictional boundaries of the City of Carlsbad,
California. The program goals are to 1) maintain safe homes and attractive neighborhoods; 2)
preserve and improve the quality of the housing stock; 3) assist seniors to age in-place or the
disabled to remain in their home; and/or, 4) to enhance security of the home.
Applicant Eligibility
Grants through the Minor Home Repair Program are available to households earning less than
120% of the San Diego Area Median and adjusted according to household size per the U.S
Department of Housing and Urban Development. The gross household income of all household
members 18 years of age or older are included when determining income eligibility. The source
of funding for these grants will be determined on a case-by-case basis according to the household
income, type of project, and location of home within the city boundaries. The applicant must
own and live in the home that is identified for repairs. The home must be the primary residence
of the applicant and be located within the jurisdictional boundaries of the City of Carlsbad. These
grant funds may not be combined with any other form of public assistance for the subject repairs.
All other funding for the subject repairs must be provided through a private source.
The applicant must be current on all loan payments, property taxes and/or any other assessed fees
and not be under the threat of property foreclosure for any other reason. The applicant may be
required to pay a fee for a credit report and title report for said property to determine eligibility if
determined to be necessary, and will be required to submit documentation for income
verification.
Eligible Costs
The grant funds may be used to make minor repairs to remedy unsafe living conditions, such as
leaky plumbing, broken windows, faulty light switches or unsafe electrical wiring, defective
water heaters, or inadequate door and window locks. The funds may also be used to remove
architectural barriers to wheelchair access by installing ramps, widening doorways; installing
accessible showers, tubs and toilets; installing safety hand rails, grab bars, and levers; and to
install devices for the hearing- and sight-impaired. On a case-by-case basis, grant funds may be
used to improve the appearance of the exterior of a residence. Eligible expenses may include
minor landscaping, driveway repair, fencing, and removal of debris, overgrown shrubbery, and
hazardous trees, and exterior home painting.
EXHIBIT 4
The applicant must submit a scope of work prepared by a licensed contractor and said scope of
work must be approved by the City of Carlsbad. All repairs and/or rehabilitation must be
completed in accordance with City Building Codes and other related codes. The applicant shall
be required to pay for said improvements and then request reimbursement from the City of
Carlsbad, or the City may agree to make payment directly to the contractor. A licensed
contractor must certify that the work has been completed before payment or reimbursement shall
be provided.
Application Process
The Program Administrator will complete an initial screening of all potential applicants to
confirm:
1. The applicant is improving or repairing an eligible home within the City of Carlsbad.
2. The applicant intends to reside within the home as a primary residence.
3. Initial information indicates that the applicant qualifies for the assistance.
4. Initial information indicates that the proposed improvements/repairs are eligible
expenses.
After initial eligibility has been determined, the Program Administrator will provide the
applicant with the necessary packet of information to proceed with the repairs and/or obtain the
loan/grant proceeds. A credit report and title report may be required as part of the verification
documentation.
The loan/grant will be secured by a promissory note, a recorded subordinate deed of trust and
regulatory agreement.
Program Administration
The Carlsbad Housing and Redevelopment Department shall be the program administrator. The
Housing and Redevelopment Director is authorized to administer the program on behalf of the
Carlsbad Redevelopment Agency and City of Carlsbad, and may set forth additional policies and
procedures as determined to be appropriate to maintain the integrity of the program and provide
for its intended implementation.