HomeMy WebLinkAbout1992-11-17; Housing & Redevelopment Commission; 221; 1992 Federal Home Investment Partnership Program. ‘-
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HOUSING AND T’DEVELOPMENT COMMISSI-I - AGEN
AUTHORIZATION TO SUBMIT APPLICATION FOR 1992 AB#.L TITLE:,,,,,.; FOy DEPT. Hl3.e
MTG. II-1 7- 82 LL a L 5 INVESTKEXT PARTBERSKP PROGRAM
FUNDS AN” pxpE%Q $3QQ,cC)fJ IF! RPTIUm7T C\DMUhTT ..--.A. YY”L *LYL,
DEPT. RED. LOW F, FIODER_A_TE INCOME HOUSING FUNDS FW, PROPOSED RENTAL ASSISTANCE PRnGsW
I RECOMMENDED ACTION:
APPROVE Housing and Redevelopment Commission Resolution Nos.&q and,A18 AUTEORIZING staff to submit an application to the California State Department of Housing and Community Development for 1992 Federal HOME Investment Partnership Program funds in the amount of $1 million to provide rental assistance opportunities to very low income residents within the City of Carlsbad; AUTHORIZING the Housing and Redevelopment Director to execute a standard agreement, if selected for HOME funding, and any related documents necessary to participate in the program; and, AUTHORIZING appropriation of $300,000 in Redevelopment Low and Moderate Income Housing Funds to the proposed rental assistance program.
ITEM EXPLANATION:
The National Affordable Housing Act of 1990 provides Federally administered block grants to the nation's states, cities and counties. One of the major programs funded under the noted housing act is the HOME Investment Partnerships Program (HOME). The purpose of the program is to assist in the acquisition, development, construction, or rehabilitation of housing affordable to persons or families of low income and to provide direct assistance to low income families in the form of tenant- based rental assistance.
HOME funds were allocated by a formula to eligible participating jurisdictions, state and local governments, throughout the United States. Although the City of Carlsbad is not entitled to receive funding directly from the federal government, we are eligible to apply for funds through the State of California Department of Housing and Community Development.
The intent of the HOME program is 1) to expand the supply of decent, safe, sanitary and affordable housing, primarily rental housing; 2) to strengthen the abilities of state and local governments to provide housing; 3) to assure that federal housing services, financing, and other investments are provided to state and local governments in a coordinated, supportive fashion.
In July of 1992, the State was allocated $42.6 million for the HOME program to distribute statewide. The Department of Housing and Community Development has prepared regulations to operate the State's HOME program and is making these funds available through a Notification of Funding Availability (NOFA) process. Individual applications are limited to $1 million, per agency, and can include the entire range of activities that are eligible under HOME or can be restricted to one activity. The City must compete with other eligible agencies for these HOME funds.
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For program year 1992, staff recommends that the City Council authorize the submission of an application for HOME funds in the amount of $1 million for a tenant-baaed rental assistance program. If approved for funding, this new program will expand upon the City's existing rental assistance program. Currently, the City is providing rental assistance to approximately 448 very low income households. Staff anticipates that we would be able to assist an additional 91 very low income households if we receive the requested HOME funds from the State.
Due to the City's experience with operating its own rental assistance program for nearly twenty four years, staff believes that Carlsbad will be very competitive in the noted application process. The attached application includes a description of the proposed HOME tenant-based rental assistance program. In general, the proposed program will be administered in the same fashion as the existing rental assistance program. The one major difference in the proposed program is that the assistance will be provided . to Carlsbad residents only. Under the federal Section 8 program, the City is not allowed to limit assistance to residents only; participants can live in other cities and still benefit from our program. Under the program proposed for HOME funding, if a person moved out of the City of Carlsbad, he/she would be required to forfeit the rental assistance.
Staff believes the City's best opportunity to compete successfully for HOME funds in this first round of funding is through a rental assistance proposal. This type of program will provide the most immediate benefits to those in need as well as serve our Housing Element goals. Therefore, staff recommends that Carlsbad apply for the available funds.
FISCAL IMPACT:
Per the program implementation guidelines set forth by the State, all HOME funds are to be expended for actual rental assistance payments. Administrative costs are not currently an eligible expense. Therefore, at this time, the City would not be allowed to use any of the requested funds for administration of the proposed rental assistance program. It is staff's understanding that new legislation may authorize the use of up to 10% of the HOME funds for administration; however, it is not known how this will affect the State's administration of the program.
If approved, the new program will be administered by existing staff within the Housing and Redevelopment Department. At this time, staff is recommending that $82,000 in Redevelopment Low and Moderate Income Housing Set-Aside funds be appropriated to cover any additional administrative overhead costs which may be incurred by the City as a result of implementing the new program
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over a two year period. If HOME funds are eventually made available for administrative costs, staff requests the flexibility to modify the attached application to reflect a change in the financing source for administrative charges.
Staff is recommending that a total of $300,000 in Redevelopment Low and Moderate Income Housing Funds be appropriated to this proposed HOME Rental Assistance Program for implementation purposes. This is important l'leverage" that will make the request for HOME funds more competitive. No more than $82,000 of the funds will be used for program administration. The remaining funds of $218,000 will be used to provide additional rental subsidies to eligible participants. By combining the redevelopment housing funds with the HOME funds, if received, the City will be able to assist a total of at least 91 additional very low income households to obtain affordable housing in Carlsbad.
No fiscal impact on the General Fund is anticipated at this time. The Housing and Redevelopment Department recently purchased new computer software for administration of the rental assistance program which we believe will substantially improve efficiency of the existing Section 8 program. This means that the Housing and Redevelopment Department will be able to administer the new HOME Rental Assistance program as well as the existing program with no new staff.
EXHIBITS:
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Resolution No.&(]/l authorizing staff to submit an application for HOME Investment Partnership Program funds in the amount of $1 million for a Rental Assistance Program
Resolution No.318 authorizing appropriation/expenditure of $300,000 in Redevelopment Low and Moderate Income Housing Funds inside and outside the Carlsbad Village Project Area for the purposes of providing a rental assistance program to very low income households
HOME Application for Funding
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RESOLUTION NO. 217
A RESOLUTION OF THE HOUSING A.ND REDEVELOPMENT COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, AUTHORIZING TEE SUBMITTAL OF AN APPLICATION TO THE CALIFORNIA STATE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT FOR FUNDING UNDER THE HOME
INVESTMENT PARTNERSHIPS PROGRAM AND THE EXECUTION OF A STANDARD AGREEMENT AND ANY RELATED DOCUMENTS
IF SELECTED FOR SUCH FUNDING.
WHEREAS, the City of Carlsbad Housing and Redevelopment
Commission wishes to apply for and receive an allocation of
funds through the HOME Investment Partnerships Program
(hereinafter referred to as "HOME1'); and
WHEREAS, the California Department of Housing and
Community Development (hereinafter referred to as the
l@Department) has issued a Notice of Funding Availability for
the HOME program and is authorized to approve funding
allocations which will be made available directly through
U.S. Department of Housing and Urban Development (HUD) to be
used for the purposes set forth in Title 24 of the Code of
Federal Regulations, part 92, and Title 25 of the California
Code of Regulations commencing with section 8200; and
WHEREAS, the City of Carlsbad Housing and Redevelopment
Commission wishes to submit an application to obtain from
the department an allocation of HOME funds;
NOW, THEREFORE, BE IT RESOLVED by the Housing and
Redevelopment Commission of the City of Carlsbad,
California, as follows:
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PAGE 2 RESOLUTION NO. 217
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1. That the City of Carlsbad Housing and
Redevelopment Commission shall submit to the department an
application to participate in the HOME program which will
request a funding allocation for a tenant-based rental
assistance program located within the city limits of the
City of Carlsbad.
2. That if the application for funding is approved,
the City of Carlsbad Housing and Redevelopment Commission
agrees to use the HOME funds for eligible activities in the
manner presented in the application as approved by the
Department and in accordance with regulations cited above.
It also may execute any and all other instruments necessary
or required by the Department or HUD for participation in
HOME.
3. That the City of Carlsbad Housing and
Redevelopment Commission authorizes the Housing and
Redevelopment Director and/or City Manager to execute in the
name of the City of Carlsbad Housing and Redevelopment
Commission, the application, the Standard Agreement, and all
other documents required by the department or HUD for
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: /I PAGE 3 1 RESOLUTION NO. 217
4 participation in the HOME program, and any amendments
5 thereto.
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7 PASSED, APPROVED AND ADOPTED at a regular meeting of
a the City of Carlsbad Housing and Redevelopment Commission
9 held on the 17thday of NOVEMBER I 1992 by the
10 following vote, to wit:
11 AYES: Commissioners Lewis, Kulchin, Larson, Stanton, Nygaard 12 NOES: None
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RESOLUTION NO. 218
A RESOLUTION OF THE HOUSING AND REDEVELOPMENT
COMMISSION OF TEE CITY OF CARLSBAD, CALIFORNIA
FINDING AND DETERMINING TEAT THE USE OF MONIES FROM TEE LOW AND MODERATE INCOME HOUSING FUND OUTSIDE TEE PROJECT AREA WILL BENEFIT THE PROJECT AREA AND AUTHORIZING TBE EXPENDITURE OF SUCH FUNDS
NNEREAS, the Redevelopment Agency of the City of
Carlsbad, hereinafter referred to as ltAgencyll, is a
Community Redevelopment Agency organized and existing under
the Community Redevelopment Law, Health and Safetv Code
Section 33000, et seq., hereinafter referred to as the
"Act" ; and
WHEREAS, the Agency is authorized to implement the
Redevelopment Plan for the Carlsbad Village Redevelopment
Project Area; and
WEEREAS, Section 33334.2 of the Act requires that not
less than twenty percent (20%) of all taxes which are
allocated to the Agency pursuant to Section 33670 of the Act
shall be used by the Agency for purposes of increasing and
improving the community's supply of low and moderate income
hous ing ; and
WHEREAS, pursuant to Section 33334.2 of the Act, the
Legislature declares its intent that the Low and Moderate
Income Housing Fund shall be used to improve and increase
housing in the community; and
WHEREAS, to carry out the purposes of increasing and
improving the community's supply of low and moderate income
housing, Section 33334;2 (e) of the Act states that the
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PAGE 2 RESOLUTION NO. 218
Agency may exercise any or all of its powers, including
without limitation, acquiring land or building sites,
improving land or building sites with onsite or offsite
improvements, donating land to 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, or persons or families of low and moderate
income, or other powers to carry out the purposes of the
Act; and
WHEREAS, subsection (g) of Section 33334.2 of the Act
authorizes the Agency to use monies from the Low and
Moderate Income Housing Fund inside or outside the Project
Area, but the agency may only use the funds outside the
Project Area upon resolution of the Agency and the City
Council finding that such use will be of benefit to the
Project Area; and
WHEREAS, the City Council, serving as the Housing and
Redevelopment Commision for the Agency, desires by this
resolution to declare that the expenditure of monies from
the Low and Moderate Income Housing Fund outside the Project
Area for the purposes of providing rental subsidies to lower
income will be of benefit to the Project Area;
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PAGE 3 RESOLUTION NO.218
NOW, THEREFORE, BE IT RESOLVED by the Housing and
Redevelopment Commission of the City of Carlsbad, California
as follows:
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That the Recitals above are fully incorporated into this resolution and finding.
That the expenditures of monies from the Low and Moderate Income Housing Fund for the purposes of providing rental subsidies to lower income households both inside and outside the Project Area, in which such funds are generated, are and will be of benefit to the respective Project Area.
That the Housing and Redevelopment Commission hereby authorizes the Agency to expend a maximum of $300,000 from the Low and Moderate Income Housing Fund for the purposes of providing a rental assistance program for lower income households.
That the Low and Moderate Income Housing Funds will be used in combination with Federal Home Investment Partnership Program Funds (HOME) to finance the costs of providing rental subsidies to lower income households
PASSED, APPROVED AND ADOPTED at a regular meeting of
the Housing and Redevelopment Commission of the City of
Carlsbad held on the 17th day OfN()VmEB, 1992 by the
following vote to wit:
AYES: Commissioners Lewis, Kulchin, Larson, Stanton, Nygaard
NOES: None
ABSENT: None
ATTEST:
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CITY OF CARLSBAD
HOME
HOME INVESTMENT PARTNERSHIPS PROGRAM
APPLICATION FOR FUNDING
SUBMITTED
TO
STATE OF CALIFORNIA
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
NOVEMBER, 1992
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HOME-l, 5192
Home Iovestmeot Partnershlpa Program (HOME) APPLICATION
CalUornla Department of Housing and Community Development Dlvtsioo of Community AMrs, HOME Fhgram P. 0. Box 952054,lSOO T&d Stree& Sacrameoto, CaIUornla 942524054 (916) 327-3645
This application, if approved for funding, will be a part of your standard agreement with the department. All sections of this
application, including attachments and exhibits must be complete and accurate.
If there are any questions about the application or if you require technical assistance, please contact program staff at the above address or phone number.
SeetiooI: APPLICATION SUMMARY
A.
B.
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F.
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G.
NAME OF APPLICANT: CITY OF CARLSBAD
APPLICANT ADDRESS: 2965 ROOSEVELT STREET, SUITE B, CARLSBAD, CA. 92008
CH~~~N&fE~.~:' RAY PATCHETT, CITY MANAGER
CONTACT PERSON AND TITLE: DEBBIE FOUNTAIN, SR. MANAGEMENT ANALYST
TELEPHONE NUMBER: (619 434-2935 FAX NUMBER: (61% 720-2037
ACTMTIES AND AMOU-NTS FOR WHICH APPLYING:
Substantial Rehabilitation s -O-
Moderate Rehabilitation $ -O-
New Construction -O- Acquisition $ -O- Tenant-Based Rental Assistance $ 1.000.000
TOTAL $ 1,000*000
CITY AND COUNTY OF PROPOSED SAN DIEGO COUNTY
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section IL APPLICANT INFORMATION *
A APPLICANT
1. The Applicant is a (check one): 1x1 city [ IcQmty t lC=)O
2 Years applicant has been involved in operating housing programs: 24 years
3. If the applicant has any unresolved audit findings, describe the fmdings and provide a description of how the findings have been or will be addressed. Label as ‘A’ITACHMENT 1. AUDIT FINDINGS.
4. If applicant is a CHDO, provide the following:
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a copy of the Internal Revenue Service and California Franchise Tax Board exemption letters; a copy of the corporation’s most current lInancial statemenq
c a copy of the corporation’s bylaws, articles of incorporation, and current certification from the California Secretary of State;
d. a description of the governing board composition, including the names of the board members showing
which members represent the lower-income neighborhood and who fulfill the requirements of the l/3 representation from that neighborhood as defined by 24 CFR section 922; and c a plan descriiing the program of tenant participation in management decisions for rental projects pursuant to 24 CFR section !X!.303. m
Label as ‘A’ITACHMENT 2 CHDO DOWMENTATION AND FINANCIALS.
5. a. Attach a ~.rrative description of the applicant’s experience and administrative skills for implementing housing programs. *’
b. Submit a list of projects or programs you have operated or implemented in F last five years that includes the folIowing
(1) (2) Sources J-e of of Funds ImPm (4) Dates
(9 (6) No. of Funds
Units ml-J
c . Provide references from funding sourcea with whom you have worked in the programs noted above. Include namu, addresses and phone numbers of contacts. Label as ‘Al’TA CHMENT 3. APPLICANT REFERENCES.”
6. IA, by contract number, all open contracts with the department for which HOME funds have been awarded. Label as ‘ATI’ACI-MENT 4. HOME OPEN CONTRACE.’
B. SUBCONTRACIQRS - If you are retaining the servicea of a subcontractor (consultant, public housing authority, or nonprofit organization) to operate the program or any component of the program, please provide the information below. If the setvicea of more than one subcontractor are being used please attach additional sheets.
Subcontractor Name: NOT APPLICABLE
1. Alldrus:
2 Phonenumber: ( ) Faxnumberz [ )
3. Contact Person: Title:
2
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Attach a summary of each subcontractor’s relevant experience in housing activities and qMli6catiOm for providing the services for which you will contract as requested in section A above and a copy of a letter of intent or contract executed by the subcontractor. If the subcontractor is a CHDO, provide the information requested in A4. above. Label as
‘An,4CI-&fENT 5. SUBCONTRACTOR QUALIFICATIONS AND COMMITMENT’.
!.G!cdonlxL LOCAL, DATA
A CENSUS INFORMATION - Provide the information requested below as reported in the most recent U.S. Census:
B.
1. Percentage of families at or below poverty level: 6.89, 2 Percentage of RENTER households in the lower-income group: 359.
3. Percentage of RENTER households in the lower-income group that are overpaying: 22%
4. Percentage of OWNER households in the lower-income group: 12%
5. Percentage of OWNER households in the lower-income group that are overpaying 3%
* SEE ATTACHMENT A "CENSUS INFORMATION METHODOLOGY" FOR MORE INFORMATION HOUSING ELEMENT COMPLIANCE - Indicate the status of the local housing element of the General Plan
1. Substantive compliance: X
(Substantive compliance is demonstrated by a letter loom the department which sets forth iInding that the housing element adopted within the time frames required by section 65588 of the Government Code includes that substance essential to every requirement of Article 10.6, commencing with section 65580, of Ghapter 3 of Division 1 of Title 7 of the Government Code.)
2 Procedural compliance: (procedural compliance means that the local public entity has complied with all procedures required by law
for the department’s review of a draft housing element, local adoption of the element, and submission of the
adopted element to the department.)
3. Not in compliance:
(Not in compliance means an incomplete housing element has been submitted to the department, the housing element is obsolete, or no housing element has been submitted to the department)
Secth IV. LOCAL PROGRAM SUMMARY
A PROGRAM ADMINISTRATION
1. ADMINISTRATNE BUDGET - Provide a budget, detailing the applicant’s costs to operate a HOME
program, including a breakdow of staff time. Also identify the source of funding which will pay the
administrative costs of the program. Label as “ATTACHMENT 6. ADMINIST&WIVE BUDGET.
2 STAFFING - Provide a list of the staff assigned to implement and operate the HOME program. Include a job description of the overall duties of each person who will work on the program, and a description of related experience for each staff person listed If staff has not been hired, provide a job description for each vacant position. Label as ‘ATTACHMENT 7. STAFFING DESCRIPTION”.
3. SCHEDULE - Provide the anticipated quarter-byquarter schedule for the HOME program. . ‘Ihis should include all administrative and programmatic activities, by quarter in which each activity will be in the set-up
phase. Ail activities shall be set up within 24 months from the date the department has entered into an agreement with HUD to operate the HOME program. This date will be published in the NOFA Label as
‘ATTACHMENT a QUARTERLY SCHEDULEg.
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4: RJXJSE PLAN - If you are a State recipient and are proposing to maintain funds locally, provide a reuse plan in accordance with section 8206(f) which describes, at a minimum, how HOME funds and matching funds wih be reused for HOME-eligible activities, how funds will be deposited and segregated, and how funds will be secured in full compliance with applicable HOME requirements. Label as “ATTACHMENT 9. REUSE PLAN’.
B. PROGblhi DESIGN AND PROCESS - Provide a detailed plan which describes the following. Label as ‘AlTAC- 10. PROGRAM DESIGN AND PROCESS.
1. For all activities:
a. Describe how HOME funds will be used in combination with other available public or private funds, including the terms and conditions for which HOME funds will be made available.
b. Describe the source of other funds, the amounts available, status of availability, expiration dates, evidence of funding, and the terms and conditions using the following format:
(1) Source of Funds
(2) Total Dollar AmouW (3) Match Amount
This includes match and leverage.
Attach letters of intent or support from each funding source proposed for use.
c. Describe how HOME funds will be used to address the wmmunity’s housing needs. Include the number of units to be assisted with HOME funds, by activity.
2 For rehabilitation or rehabilitation with acquisition projects:
a. Describe your program procedures, including, at a minimum, selection of particular projects, property inspection procedures, work write-up, cost estimating, wntractor selection, preconstruction conference, complaint resolution, and rent structures or proposed resale controls.
b. Describe the proposed length of aEordability.
3. -For new wnstruction or new wnstruction with acquisition:
a. Describe proctxlures employed for marketing, site selection, proper zoning and land use designations, permit processing and rent structures or proposed resale controls (as applicable).
b. Describe the proposed length of affordability.
c In areas which have not been designated by HUD to allow new wnstruction:
0) in a neighborhood revitalization area, provide evidence required by 24 CFR section 92.209.
(Q in an area which has a special housing need, provide evidence that a high priority need for such housing exists in the jurisdiction and that there is not a supply of vacant, habitable, public housing units in excess of normal vacancies resulting from turnovers that could meet
the specified need pursuant to 24 CFR section 92.210.
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4. For tenant-based rental assistance:
. a. Describe the manner in which the tenant-based rental assistance program will be administered, including what agency will have responstbility for program administration.
b. Describe the minimum tenant contribution to be charged, the current rent standard for units of comparable size not assisted with HOME funds and how the assistance will be provided to an owner who leasea units to assisted families.
seetloa v. GOVERNING BOARD RESOLUTION
Attach the resolution, duly executed by the governing board of the local jurisdiction, granting authority to make application to the department for a funding commitment from the HOME program. Label as “ATT’ACI-IMENT 11. GOVERNlNG BOARD RESOLUTlON”. A sample resolution is included in this application package as Exhibit B.
SectIon VI. LEGISIATIVE REPRESENTATIVES
Indicate all Legislators who represent any portion of the proposed setvice area.
Adednbers of the State Assembly Members of the State Senate
pisect number: 73rd . . WILJ-w District Addrm 4845 SIESTA DRIVE
City:-- 97n5h
District number: 18~ h
Name:4
DiStliCt &Jdrw 2121 PALOMAR AJRPORT ROti, STE. 100
ciy rip- PA 92009
District number: 'lbth Name: -T FRAZEE District AddresS: 3088 PI0 PICO, STE. 200
city: CARLS~NJ, LA. YSJU%
District number:
Name:
District
Address
Members of the US. House of Representativea
District number: 6 I,-+
Name:ev fb-mzu~~ P~GJ.&JM District Address: 3450 COLLEGE AVENUE, STE. 220
City:- ??I , G
District number:
Name:
DiStriCt
Ad&US:
City:
section vu. APPLICANT CERTIFICATION ANTI CO- OF REWONSlBILITY
As the official designated by the governing body, I hereby.ccrti@ that if approved by the department for a HOME funding (applicant name) assumes the responsibilities speciEed in the HOME regulatio
(1) it posers the legal authority to apply for the allocation and to execute the proposed program;
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(2,
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(3)
(4)
(5)
(6)
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it has resolved any audit 6ndinp or performance problems for prior local, State, or Federal housing and community development programs;
before committing funds to a project, it will evaluate the project in accordance with guidelines that it adopts for this purpose and will not invest any more HOME funds in combination with other Federal assistance than is neceasaq to provide affordable housing;
if applicable, it will meet all necessary neighborhood revitalization or special needs requirements of 24 CFR sections 92209 and 92210 to allow new construction activities in the area of service;
if a CHDO, its board composition complies with the requirements for CHDGs as contained in the definition
contained in 24 CFR section !Z.2;
it will comply with all statements and regulations governing the HOME program;
the information, statements, and attachments contained in this application are, to the best of my knowledge and belief, true and correct
I authorize the Department of Housing and Community Development to contact any or all of the agencies listed in this application. All information contained in this application is acknowledged to be public lnfotmatiott.
Signature
EVAN E. BECKER
HOUSING AND REDEVELOPMENT DIRECTC
Title m
Ope Name) Date
skctiamvIxro ExEIIBrrs
Exhibit A - Attachment Checklist
Exhiit B - Sample Governing Board Resolution
.
NOTE: Review your application and Attachments/Exhibits for completeness, as incomplete packages will not he rated.
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HOME APPLICATION
ATTACHMENTS
1 ATTACBNENT A. CENSUS INFORMATION METHODOLOGY
Attached for review are copies of four (4) pages from the "1990 Census of Population and Housing, Summary Tape File 3" which include statistics used by the City of Carlsbad to provide the census information requested under Section III, Local Data of this application for HOME funding. The following methodology was used to calculate/provide the requested percentages:
3. PERCENTAGE OF FAMILIES AT OR BELOW POVERTY LEVEL. .
Page 19 of Summary Tape File 3 indicates that 4,284 or 6.8% of the total number of persons in the City of Carlsbad are below poverty level. The census information provided to the City by SANDAG does not include a breakdown on percentage of families at or below poverty level.
2. PERCENTAGE OF RENTER HOUSEBOLD IN THE LOWER-INCOME GROUP:
According to the California Department of Finance, the population and housing estimates for the City of Carlsbad (as of January 1, 1991) indicate that the average *@person per household" size is 2.479. To determine the percentage of renter households in the lower-income group, based on the Summary Tape File 3 information, the
a.
b.
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City used-the-following methodology= -
"Lower Income" was assumed to represent 80% or below of the San Diego County Median ($41,300).
Since the average household size is 2.5 in Carlsbad, we calculated an "average 80% II income figure of $28,150 ($26,500 (2 person) + $29,800 (3 person) = $56,300 divided
by 2 = $28,150).
The Summary Tape File 3 does not have a clear break in statistics to reflect how many renter households have incomes at $28,150 or below. The best we could do was to identify the number of renter households with incomes at $19,999 or below, which is 2,366, to ensure that the households are in the low income category.
Per the City's Housing Element, the total number of renter households in Carlsbad is estimated to be 10,443 (according to Department of Finance, Demographic Research Unit). If the City uses the Census Information provided in Summary Tape File 3, the total number of renter households at or below $19,999 is 2,608. This represents approximately 25% of the renter household population as indicated on the application.
As an additional note, for the purposes of preparing the City's Comprehensive Housing Affordability Strategy (CHAS), the San Diego Association of Governments (SANDAG) estimated that the City of Carlsbad has a total of 4858 renter households which fall into the low income category (80% of county median). If this number is
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used to calculate the requested percentage, it would indicate that 47%, rather than 25%, of the renter households in Carlsbad fall into the lower income category.
3. PERCENTAGE OF RENTER HOU8EHOLDS IN THE LOWER-INCOME GROUP THAT ARE OVERPAYING:
As noted above, the population and housing estimates for the City of Carlsbad (as of January 1, 1991) indicate that the average "person per householdff size is 2.5. To determine the percentage of renter households in the lower-income group, based on the Summary Tape File 3 information, the City used the following methodology:
a. "Lower Incomeff was assumed to represent 80% or below of the San Diego County Median ($41,300).
Since the average household size is 2.5 in Carlsbad, we calculated an "average 80% )I income figure of $28,150 ($26,500 (2 person) + $29,800 (3 person) = $56,300 divided by 2 = $28,150).
b. The Summary Tape File 3 does not have a clear break in statistics to reflect how many renter households have incomes at $28,150 or below. The best we could do was to identify the number of renter households with incomes at $19,999 or below, which is 2,366, to ensure that the households are in the low income category.
c. The total number of renter households in Carlsbad is estimated to be 10,443. If the City uses the Census Information provided in Summary Tape File 3, the total number of renter households at or below $19,999 which are overpaying (greater than 30% of income on housing costs) are 2255. This represents approximately 22% of the renter household population as indicated on the application.
As an additional note, for the purposes of preparing the City's Comprehensive Housing Affordability Strategy (CHAS), the San Diego Association of Governments (SANDAG) estimated that the City of Carlsbad has a total of 2257 renter households which fall into the low income category (80% of county median) and are paying more than SO% of their income on rental housing costs. If this number is used to calculate the requested percentage, it would also indicate that 22% of the renter households that fall into the lower income category are overpaying - but at a 50% level rather than a 30% level.
4. PERCENTAGE OF ONNER HOUSEHOLDS IN THE LOWER-INCOME GROUP. .
As noted above, the population and housing estimates for the City of Carlsbad (as of January 1, 1991) indicate that the average "person per householdff size is 2.5. To determine the percentage of owner households in the lower-income group, based on the
. Summary Tape File 3 information, the City used the following methodology:
a. "Lower Income" was assumed to represent 80% or below of the San Diego County Median ($41,300).
Since the average household size is 2.5 in Carlsbad, we calculated an "average 80%" income figure of $28,150 ($26,500 (2 person) + $29,800 (3 person) = $56,300 divided
by 2 = $28,150).
b. The Summary Tape File 3 does not have a clear break in statistics to reflect how many owner households have incomes at $28,150 or below. So, again we identified the number of owner households with incomes at $19,999 or below, which is 2,064, to ensure that the households are in the low income category.
c. The total number of owner households in Carlsbad is estimated to be 17,407. If the City uses the Census Information provided in Summary Tape File 3, the total number of owner households at or below $19,999 is 2,064. This represents approximately 12% of the owner household population as indicated on the application.
As an additional note, for the purposes of preparing the City's Comprehensive Housing Affordability Strategy (CHAS), the San Diego Association of Governments (SANDAG) did not provide any estimates on owner households.
5. PERCENTAGE OF OWNER HOWBEHOLDS IN THE LOWER INCOME GROUP THAT ARE OVERPAYING:
As noted above, the population and housing estimates for the City of Carlsbad (as of January 1, 1991) indicate that the average "person per householdIf size is 2.5. To determine the percentage of owner households in the lower-income group, based on the Summary Tape File 3 information, the City used the following methodology:
a. llLower Income" was assumed to represent 80% or below of the San Diego County Median ($41,300).
Since the average household size is 2.5 in Carlsbad, we calculated an "average 80%" income figure of $28,150 ($26,500 (2 person) + $29,800 (3 person) = $56,300 divided
by 2 = $28,150).
b. The Summary Tape File 3 does not have a clear break in statistics to reflect how many owner households have incomes at $28,150 or below. So, again we identified the number of owner households with incomes at $19,999 or below, which is 2,064, to ensure that the households are in the low income category.
.
c. The total number of owner households in Carlsbad is estimated to be 17,407. If the City uses the Census Information provided in Summary Tape File 3, the total number of owner households at or below $19,999 which are overpaying is 601. This represents approximately 3% of the owner household population as indicated on the application.
As an additional note, for the purposes of preparing the City's Comprehensive Housing Affordability Strategy (WAS), the San Diego Association of Governments (SANDAG) did not provide any estimates on owner households who are overpaying in terms of total housing costs.
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LALIFORNIA OEPARTMENT OF FINA&' ' r . OEHOCRAPHIC RESEARCH UNIT
REPORT E-5 PRELIH
' PAGE 44
SAN OIECO COUNTY POPULATION AND HOUSING ESTIHATES PRINTED
JANUARY 1, 1991 05/03/g I
CONTROLLEO ------- POPULATION ------e -e-e_ HOUSING UNITS* -e-w- PERSON
PER
HOUSE- GROUP PERCENT HOUSE-
c I TY TOTAL HOLO QUARTER TOTAL OCCUPIEO VACANT HOLD
CARLSBAO -----_-________________"4f"4_____"'9"1__---!~~!------~~~!~------~~~~~-----~~~~----~~~~~-
CHULA VISTA 138722 137338 1384 50928 48goo 3.98 2.809 ------------------------------------------o---- -----------------------------------------
CORONA00 26589 17177 9412 9339 7498 19.71 2.291 ---------------------------------------ho----- ------o---------_---o--------------------
OEL MAR 4884 4858 26 2532 2227 12.05 2.181 ~-~~~~~~~~~~~-~__~_~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~-~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
EL CAJON 89310 87429 1881 34463 32933 4.44 2.655 ~~~--~---~~-~--_-~-~-~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
ENCINITAS 55959 54059 1900 22236 20893 6.04 2.587 ~-~---~-~~--------~-~~~~~~~~~~~~~~~~~~~~~~~~~~~-~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
ESCONOIOO 110771 109355 1416 42573 39646 6.88 2.758 ~-~-~-~-~~-~~~-~-~---~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
IMPERIAL BEACH 26645 259% 660 9611 9083 5.49 2.861 --------------~-------------------------~~~~~~~~~~~
LA MESA 53253 52004 1249 24211 23262 3.92 2.236 ~--~~~---~-~--~------~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~.~~~~~~~.~~~~.~~~~~~~~~~~~~~~~~~~~
LEMON GROVE ~~~~~~~~~~~~~~~~~~~,~~~~~~!!~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~?~~~~~~~~~~
NATIONAL CITY 55742 48256 7486 15292 . 14803 3.20 3.260 ~--~-----~----~-----~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~.~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
OCEANSIDE 133734 132369 1365 52607 48271 a.24 2.742 ~-~-~------~--~--~---~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~.~~~~~~~~~~~~~~~~~~~~~~~~~~~
POWAY 44474 44073 401 14568 14130 3.01 3.119 ~-~------~----------~~~~~~.~.~~~~~~.~~~~~~~~~~~~~~~~~~~~~~~~~~~~-~~-~~~~-~~~~-~~~~~~~-~~
SAN OIEGO 1130034 1082581 47453 436872 411058 5.91 2.634 ~-~-~--------------~-~~.~..~~~..~~~.~.~~~~~~~~~.~~~.~.~~~~.~.~~~-~~~~-~~-~-~~-~-~-------
SAN HARCOS 40233 40103 130 14769 13959 5.48 2.873 --------------~-----.~~~~~~~~.~..~~~...~-~.~~~~~~~~.~~.-~~~~-~-~-------------------------
SANTEE 53198 51557 1641 18317 17809 2.77 2.895 ---------------------~~~~~~..~.~~.~.~.~-~~.~~~~.~~~~~.~.~~~~~.~~~~~~~-~-~~-~------------
SOLANA BEACH 13024 12967 57 6394 5515 13.75 2.351 -~-----~-----~-------.~~~.~..~.~~.~.~~.~~~~~~~~~~~~~~.~~~~~~.~~~-~-~--~-~--------- e--e--
VISTA 74234 72522 1712 27909 25868 7.31 2.804
TOTAL INCORPORATE0 2139381 2059159 80'222 819025 769683 6.02. i.675
. ATTACBEENT 1. AUDIT FINDINGS
The Housing and Redevelopment Department will be responsible for administering the HOME funds program if approved by the State of California. The Department currently operates two other federally funded programs: the Community Development Block Grant (CDBG) program and the Section 8 Rental Assistance Program. The City of Carlsbad received its llentitlementll status for the CDBG program in 1987. The City's Housing Authority was established in 1969 and has been operating a rental assistance program since that time.
To the best of our knowledge, the City's' Housing Authority has IJQ unresolved audit findings as of the date this application was submitted to the State Department of Housing and Community Development for review and consideration. Also, the City of Carlsbad has no unresolved audit findings for its Community Development Block Grant Program.
. . .
ATTACHMENT 2. CHDO DOCUMENTATION AND FINANCIAL8
This attachment is not needed for this application. The applicant is the City of Carlsbad.
ATTACHMENT 3. APPLICANT REFERENCE8
The following references are provided for the federally funded programs the City has administered over the past five to six years:
FEDERAL DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT PROGRAMS:
FAYE BARNES CDBG REPRESENTATIVE HUD LOS ANGELES OFFICE 1615 W. OLYMPIC BOULEVARD LO8 ANGELES, CA. 90015 (213) 251-7248
MICHELE MCINTYRE SECTION 8 RENTAL ASBISTANCE REPRESENTATIVE HUD LOS ANGELES OFFICE 1615 W. OLYMPIC BOULEVARD LOS ANGELE8, CA. 90015 (213) 251-7188
.
ATTACHMENT 4. HOME OPEN CONTRACTS
The City of Carlsbad has no open contracts with the State of California Department of Housing and Community Development for which HOME funds have been awarded.
ATTACHMENT 5. SUBCONTRACTOR QUALIFICATIONS AND COMMITMENT
The City of Carlsbad does not intend to use any subcontractors to implement the tenant-based rental assistance program outlined within this application for HOME funding. The City of Carlsbad's existing Housing Authority will administer the proposed program.
5a. Narrative Description of the City of Carlsbad's experience and administrative skills for implementing housing programs.
The City of Carlsbad established its own Housing Authority in 1969. For nearly twenty four (24) years, the City of Carlsbad has been operating at least one housing program - rental assistance. Also, at various times, over the twenty four year period, the City, through its Housing Authority and/or Redevelopment Agency has operated a residential rehabilitation program, assisted with conversion of mobilehome parks from private party to tenant-owned parks and assisted with the construction/financing/monitoring of affordable housing projects.
The City of Carlsbad, through the Housing Authority and/or Redevelopment Agency, has operated or implemented the following housing project/programs over the last five to seven year period:
Sources Type of Property Dates Number of Funds of Funds Program Types Units Expended
Federal Rental Rental 1987 to 473 $8.5 Section Subsidy 1992 (incl. 25 million 8 approved (apex. 1 10/92)
Housing Purchase Mobile 1988 9 147,726 Set- Pads homes Aside Redevel- opment
Mortgage Finance - Rental 1985 106* -O- Revenue Assist Bonds
N/A Density Rental/ 1985 47* -O- Bonus Owner 1986 10* 1988 44*
* Note - The number of units noted are those units within an assisted project which provided housing affordable to low income (80% of county median or below).
As part of the 1991-96 Housing Element, a number of goals and objectives have been identified which outline the various programs/activities to be implemented by the City of Carlsbad in our effort to aggressively pursue the provision of affordable housing for low and moderate income households within the community. The programs include, but are not limited to, the following: Inclusionary Housing Requirement, per City Ordinance, for all Master Plan Communities and Qualified Subdivisions; rehabilitation of rental and owner-occupied housing units; public and/or non-profit construction of.new housing units; provision of
shelter for homeless persons/families; construction of farmworker housing; and, construction of additional senior housing units.
The City of Carlsbad has made a strong commitment to the community as well as the State of California to make every effort to develop affordable housing opportunities for low and moderate income households. Our primary focus will be on the needs of low and very low income households. The rental assistance program outlined within this application is designed to assist the very low income households .of Carlsbad.
ATTACEMENT 6; ADMINISTRATIVE BUDGET
The City of Carlsbad estimates the administrative cost of operating the proposed tenant-based rental assistance program at approximately $41,000 per year, or $ 82,000 for the entire two year program. If administrative costs become an eligible, expense within the federal or state HOME program, the City will finance these costs through that program to the extent allowed by applicable regulations. However, if administrative costs remain an ineligible expense or allowable charges are not sufficient to cover the costs of administration, the City will use existing Redevelopment Housing Set-Aside funds for the purposes of covering administrative costs related to the HOME-funded tenant- based rental assistance program.
The Carlsbad Housing Authority intends to incorporate the Home- funded rental assistance program into the City's existing Section 8 Rental Assistance program for implementation purposes. A new computer software program is presently being installed to improve the operation of the City's rental assistance program(s).
Attached is a two year administrative budget for the proposed tenant-based rental assistance program outlined within this application. The costs to operate the HOME Rental Assistance Program were based on administrative fees (per certificate/ voucher) allowed for the Section 8 Rental Assistance Program.
CITY OF CARLSBAD
HOME RENTAL ASSISTANCE PROGRAM
FEDERAL FISCAL YEARS 1993/94
ESTIMATED
A/C ADMINISTRATION BUDGET
OBJ ACCOUNT DESCRIPTION (2-YEAR PROGRAM)
1100 Regular Salaries 36,250
1200 Overtime Salaries 250
1300 Part-time Salaries 1,500
1910 Disability & Unemployment 400
1920 Retirement 5,440
1930 Worker’s Compensation ‘100
1940 Health & Life Insurance 3,840
1970 Social Security/Medicare 370
PERSONNEL TOTAL 48,150
2130 Insurance 5,000
2170 Data Processing 700
2190 Misc Services From Other Departments 14,150
2210 Heat & Light 300
2220 Telephone & Communications 800
2240 Water 100
2350 Property Rental 3,200
2420 Off ice Equipment Maintenance 2,600
2471 Audit Services 1,000
2474 Legal Services 0
2484 Custodial Services 650
2485 Temporary Help 1,450
2510 Advertising & Publications 300
2520 Dues & Subscriptions 500
2530 Postage 150
2540 Printing 600
2550 Off ice Supplies 1,050
2660 Special Departmental Supplies 200
2673 Computer Software 100
2940 Travel Expense 1.000
MAINT. & OPERATIONS TOTAL 33,650
PROGRAM TOTAL 82,OOfI
. . \
ATTACHMENT 7. STAFFING DESCRIPTION
.
The existing Carlsbad Housing Authority will be responsible for administering the tenant-based rental assistance program proposed for funding under this HOME application. The City currently employs a total of four (4) persons who will have direct responsibility for administration of the HOME Rental Assistance program. The staff members are as follows:
0 REGINALD HARRISON - HOUSING PROGRAM MANAGER
Mr. Harrison is responsible for directing the activities of the City of Carlsbadls Section 8 Rental Assistance Program and assisting with the development of affordable housing within the city limits. He has been an employee of the City since July of 1992.
Prior to employment with the City of Carlsbad, Mr. Harrison worked for the San Diego Housing Commission. He began as a Housing Specialist in January of 1985 and was promoted to Assistant Housing Manager in June of 1988. His final position with the Commission was Area Housing Manager; he served for approximately two years in this supervisory position before seeking new employment with the City of Carlsbad.
Mr. Harrison is a valuable asset to the City of Carlsbad. He has over seven and a half years of experience in housing. He was responsible for implementing the Section 8 Housing Voucher Program for the San Diego Housing Commission; assisted in the administration of 6,500 Section 8 Certificates, Vouchers, State After-Care and Moderate Rehabilitation Subsidies for the Commission; and supervised the daily operations of 450 public housing units in San Diego.
Mr. Harrison is well-qualified to supervise the administration of an additional 91 rental assistance vouchers/certificates if the City is approved for the HOME funding requested in this application.
0 AMY VILLALOBOS - MANAGEMENT ANALYST
Ms. Villalobos has been employed by the City of Carlsbad for over 20 years for the purposes of administering, or assisting with the administration of, housing programs. Presently, Ms. Villalobos serves as a caseworker within the existing Section 8 Rental Assistance Program. She is responsible for all tasks related to the casework, excluding routine Housing Quality Standard (HQS) inspections. In an emergency situation, she does, however, conduct HQS inspections. Ms. Villalobos has the experience necessary to assist the City in administering the tenant-based rental
-
assistance program outlined within this application for HOME funding.
0 CATHY GARY - HOUSING SPECIALIST I
Ms. Gary has been employed by the City of Carlsbad's Housing and Redevelopment Department for nearly four (4) years. Her title is Housing Specialist I. Ms. Gary performs all caseworker tasks associated with her assigned cases, excluding routine HQS. However, she does conduct HQS inspections as necessary. Prior to her employment with the City of Carlsbad, Ms. Gary worked as an Employment Counselor and Labor Specialist for the County of New York for ten (10) years. She also served as a Claims Representative for the Social Security Administration following graduation from Queens College in New York.
Ms. Gary is well-trained in providing rental assistance and is equipped to handle additional certificates/vouchers, if the City is approved for HOME funding.
0 MARIA CAMPA - CLERK TYPIST II
Ms. Campa's primary responsibility is to provide clerical support to the Section 8 Rental Assistance Program. She serves as receptionist to greet clients and provide information about the program. Ms: Campa also schedules participant/applicant interview appointments and inspections and tracks changes in program participant status, prepares correspondence, and updates applicant waiting list information on a regular basis.
Ms. Campa has been working for the City of Carlsbad, in the Section 8 Rental Assistance program, for over four (4) years. Prior to employment with the City of Carlsbad, Ms. Campa worked for the City of Oceanside's Personnel Department.
Ms. Campa recently successfully completed the Section 8 Housing Specialist Certificate Program sponsored by Nan McKay.
The following three (3) staff members will also assist in the administration of the Rental Assistance Program:
0 EVAN BECKER - HOUSING AND REDEVELOPMENT DIRECTOR
Mr. Becker has been working in the Housing and Redevelopment field for approximately 20 years. He has been employed by the City of Carlsbad since September, 1992. Prior to employment with the City of Carlsbad, Mr. Becker served as the Executive Director of the San Diego Housing Commission for four years and Assistant Executive Director for the Redevelopment and Housing Authority in Norfolk, Virginia for
-
sixteen years.
In his position with the S.D. Housing Commission, Mr. Becker was responsible for comprehensive housing development and management programs and policy, including the Housing Trust Fund. His responsibilities included direction/guidance of the Section 8 Rental Assistance and other Public Housing Programs.
As the Assistant Executive Director for the Redevelopment and Housing Authority in Norfolk, Virginia, Mr. Becker was responsible for assisted housing development and redevelopment, including nationally recognized programs in downtown revitalization and waterfront development.
With Mr. Becker's considerable experience in the operation of public housing programs, he is well-qualified to guide the administration of an additional tenant-based rental assistance program if the City is approved for the HOME funding requested in this application.
0 PAUL YORK - BUILDING INSPECTOR
Mr. York will be responsible for conducting the Housing Quality Standard inspections for the HOME Rental Assistance Program as well as the existing Section 8 Program. He has been conducting these inspections for the Carlsbad Housing Authority for approximately one (1) year.
0 BECKY FALK - CLERK TYPIST II
Ms. Falk's position is currently funded under the redevelopment budget for the City of Carlsbad. However, she provides backup clerical support for the existing Section 8 Rental Assistance program as required. Ms. Falk will continue to provide clerical support, as necessary, for the HOME-funded tenant-based rental assistance program.
Ms. Falk has been a Clerk Typist II in the City of Carlsbad's Housing and Redevelopment Department for approximately six (6) months. Prior to employment in this department, she worked for the City Manager's Office and the Purchasing Department of the City of Carlsbad for a total of approximately 4 years.
Although Ms. Falk does not have a considerable amount of experience in housing programs, she is learning quickly and performing well in providing clerical support to the existing program.
With the staff noted above, the City of Carlsbad's Housing Authority has both the experience and the administrative capacity to conduct a high quality tenant-based rental assistance program with HOME funding from the State of California.
EXHIBIT A
CJTV OF CARLSBAD
JOB DESCRIPTION
J -TITLE: Housing Program Manager
DEPARTMENT: Housing and Redevelopment Department
BASIC FUNCTION:
Under general direction, administers and coordinates programs, activiies and
functions relating to the City’s Section 8 Rental Assistance Program. Performs related
responsibilities as required.
DISTINGUISHING CHARACTERISTICS;
This is an advanced journey level housing program classification. This position
administers a variety of programs and/or functions in the area of Section 8 housing
rental assistance and is responsible for all aspects of management and supervision of
employees providing technical support to this area. This is an unclassified position
that provides administrative assistance to the Housing and Redevelopment Director.
KEY RESPONSIBILlTlES;
Acts in a staff capacity to implement the authority of the Housing and Redevelopment
Commission, City Manager, and Department Head.
Supervises, trains and evaluates subordinates.
Assists in the development and implementation of objectives, procedures and
priorities.
Reviews program regulation changes and assists in the rev&ii of appropriate agency
policies and procadure8.
Explains tfw Socdon 8 Rental Assistance Program to prospective participants, owners,
and property M: schedules, coordinates and conducts briefing sessions.
Schedules and intewiews housing program participants to determine initial and
continued eligibiii. _’
Verifies infOrmatiOn plOvid9d by appliCanta and pIOgrm partidMn@.
Analyzes and determines the need for interim rent changes and completes all
processing necessary to effect appropriate rent changes.
Prepares and establishes participant, landlord and related office files.
Prepares and maintains a variety of reports, records and fiscal documents including
periodic activity reports.
Makes home visits when necessary to determine initial and continuing eligibility and
performs quality control on housing quality standards.
Answers questions on the Section 8 Rental Assistance Program in person and by
telephone; refers participants and applicants to other service agencies as appropriate.
Processes and advises participants and owners regarding transfers.
Maintains appropriate records of required accounts payable to owners and processes
requests for payments on a regular schedule.
Answers the telephone and assists the public in giving information as required.
Performs related duties as required.
REPORTING AND RELATIONSHIPS;
This position reports to the Housing and Redevelopment Direotor and supervises
assigned personnel.
DESIRABLE QUALIFICATIONS;
KncMedae of;
0 Modem office practices and procedures.
0 .Statistical and recordkeeping methods.
0 Applicable looal, state and federal regulations, rules and procedures.
0 ConversatMal Spanish language.
Ski irr;
l m presentaWn and preparation.
l Rumarch and f3hWcai methoda.
0 Short- and long-range organisational planning.
Abilitv to: 0 Property interpret and make recommendaWn and d&siona in
aocordance with lawa, regulations, and policies impacting Section 8
housing administration.
0 Develop and maintain effective working relationships.
0 Complete, prepare and maintain a variety of records, reports and files.
a Direct, evaluate, and supervise the work of assigned staff.
0 Communicate clearly and concisely, orally and in writing, including bi-
lingually in Spanish.
0 Utiliie micro-computer and software packages necessary for satisfactory
job performance.
EXPERIENCE AND EDUCATION:
Any combination of equivalent experience and education that could likely provide the
required knowledge, skill, and ability is qualifying. A typical way to obtain the
knowledge, skill, and ability would be:
0 Two (02) to four (04) years of responsible experience in the
administration of Section 8 housing programs, operations, and activities.
0 Experience or educatiorr equivalent to a Bachelor’s degree from an
accrediied college or university with major course work in social service
programs and/or public administration.
0 Possession of a Sectiorr 8 Training Course Cettkate of Completion as
issued by a H.U.D. recognized agency.
0 Possession of, or ability to obtain, an appropriate, valid California Driver’s
license.
C:\WPS1\FILESWSQMGMT.JOE -
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nAMAcMEN1 ANALYST
Attachment R Resolution No.
DEFINITION
Under direct supervision, to perform professional technical, analytical and administrative work; and to do related work as assigned.
DISTINGUISHING CHARACTERISTICS
Incumbents of this class perform a variety of professional administrative tasks
of moderate difficulty with a minimum of supervision. Duties require the
ability to perform organizational and budget analysis and the ability to choose
among a number of alternatives in solving problems. Work is normally reviewed
on completion for overall results.
EXAMPLES OF DUTIES
Assist in the development of goals, objectives, policies and priorities for the organizational function to which assigned.
Conduct surveys and perform research and statistical analysis on admininstrative, fiscal, personnel and operational problems.
Analyze data and make recommendations on the formulation of policy and
procedure, and staffing and organlzational changes.
Compile materials and prepare reports, operation manuals and publications and
assist in the maintenance of records and accounts.
Design and implement systems and forms for use in operational situations.
Assist Ln the coordination of purchasing, personnel and other routine Administrative functions and activities.
May be requested to represent the City in the comrmnity and at professional meetings as required.
Assist in budget preparation, analysis and administration.
Assist in the coordination of activities with other City departments and
divisions and with outside agencies.
Supervise, train and evaluate assigned staff.
QUALIFIC~TICM
Knowledge of
Principles of organization, administration, budget and personnel management.
Methods and techniques of research, statistical analysis and report
presentation.
MANAGEMENT 4NALYST, Continued . .
Ability to
Communicate clearly and concisely, orally and in writ Ing.
Properly interpret and make decisions in accorddnce with laws, regulations md
policies.
Supervise, train, and evaluate assigned staff.
Experience and Education
Any combination equivalent to experience and education that could likely provide
the required knowledge and abilities would be qualifying. A typical way to obtain the knowledge and abilities would be:
Experience
One year of administrative, budgeting, or related analysis experience
similar to which may be acquired while performing dutfes similar to those
assigned tb the Management Assistant class or while working in an intern capacity. A master’s degree may be substituted for a year of experience.
Education
Equivalent to a bachelors degree from an accredited college or university with ma.jor work in public administration or related field.
HOUSING SPECIALIST I
Attachment Resolution No.
Performs eligibility, inspection, placement and relocation work for the City's Section 8 Housing Assistance program.
TASK LIST
Interviews and advises applicants seeking admission to the housing program, and
counsels tenants to ensure compliance with Tenant Occupancy Regulations.
Prepares applications, on behalf of applicants and reviews all documents required
of applicants.
Maintains documentation according to established program guidelines.
Verifies income and housing status through written inquiry or telephone contacts.
Makes computations to determine eligibility and recertifications.
Reviews and resolves complaints from tenants; conducts informal counseling to resolve complaints. \
Calculates tenant and housing assistance plan portions of contract rent according
to established program guidelines, including establishment and administration of accounts receivables.
Answers questions and gives information related to the housing program.
Prepares documents to process payments.
Assists in the preparation of special statistical reports.
Conducts applicant briefing sessions.
Interviews and advises applicants seeking admission to the program.
Makes computrtlons to determine client eligibility.
Perfoqs rdated duties as required.
ICAT=
Know1 edae of
Rules and regulations involved in HUD housing programs.
Methods of statistlcal data collection and analysis.
Recordkeeping and reporting procedures.
HOUSING SPECIALIST I, Continued
Ability tq
Complete complex forms accurately.
Work effectively with program applicants, tenants and property owners.
lxoerience and Education
Any combination equivalent to the education and experience that could likely provide the required knowledge and abilities. A typical way to obtain the knowledge and abilities would be:
Experience: One year of experience working with a HUD Section 8 program.
Education: Equivalent to the completion of the twelfth grade, preferably
supplemented by specialited secretarial or business training.
Ability to conmnunicate clearly and concisely in English and Spanish.
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CLERK TY!‘IST I
CLERK TYPIST II
DEFINITION
Ur&r general supervision, to type a variety of materials varied general clerical duties; and to do related work as
DISTINGUISHItIG CW?ACTERISTICS
and to perform
assigned.
Clwk Typist !: This is the entrance level for clerical employees who are required to have typing skills but no previous clerical experience. Employees in this c?ass normally irk under continuous supervision performing a group of
repetitive or closely related duties according to established procedures.
Generally work is o5served and reviewed both during its performance and upon
completion, and changes in procedure or exceptions to rules are explained as
they arise. Clerk Typists I are normally considered to be on a training
status. As assigned responsibility and breadth of knowledge increase through
successful job performance, skill development, and experience incum5ents may
reasonably expect their positions to be, reassigned to the next higher class of
Clerk Typist II. Under this training concept, positions assigned to the class
of Clerk Typist II which become vacant may reasonably be filled at the Clerk
Typist.1 level. 4 *
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Clerk T.ypist II: Positions in this class are normally filled by advancement from the lower grade of Clerk Typist I, or, when filled from the outside, r6--
qui re prior clerical experience. A Clark Typist II Works under genera1 super-
vision, and is expected to perform a wide variety of typing and general clerical
duties requiring.only occasional instruction or assistance. Adequate perform-
ance at this level requires the kncwledge of departmental procedures and the
ability to choose cmng a limited number of alternatives in solving routine
problems and setting priorities. A Clerk Typist II is expected to work product-
ively even in the absence of supervision. Employees in this class may often
have contact with the public, answering a variety.of procedural questions or
giving out information imn established records. \/ark is normally reviewed
upon completion and for overall results.
EXPMLES OF OUT IES
Perform a wide variety of clerical work including typing, proofreading, filing;
checking and recording information on records.
Clay provide primary cl~:~ic~l support to an operating section or division where shorthand skills arc rtz required.
Answer the -,z:cphone 51-e wait on the general public, giving information as
required. .
Type letter:, memoranduxr, or other materials, from oral direction, rough draft, copy, notes G r transcribing machine recordings.
Operate add,:ng machine and other office .appl<ances. .
Sort and fiie documents and r&o& according to predetermined classifications,
maintaining alphabetical, index, and cross-reference files.
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Clerk Typist I, Clerk l,,,ist II (C0nt'd.J (I .
4' ,I EXAMPLES OF DUTIES
Orders, receives, checks and m :tains office supplies and related invnetory.
Check invoices and Equisi tions, and perform arithmetical calculations.
Receive, sort and,distribute incoming and GUtCJOing mail.
Serve as receptionist.
Prepare simple statistical reports.
Serve as telephone operator-receptionist as assigned.
QUALIFICATIONS
'Knowledge of:
Clerk Typist I
English usage, spelling, granrmar, and punctuation.
Clerk ?ypist' II ’ .
Above, plus a knowledge of office methods and equipment.
, . Ability to: 4
Clerk Typist I -.
Perform routine clerical work. r.
Learn and operate office appliances, and learn office methods,
rules, and policies.
Understand and carry out oral and written directions.
Type at a speed of not less than 50 words a minute from clear copy.
Work cooperatively with others.
Clerk Typist II
Perform work of average difficulty, including compiltng data for reports and making arithmetical calculations. .
Operate office appliances.
Understand.and carry out oral and written directions.
Type at a, speed of not less thair 60 words a minute from clear copy.
Work cccperativzly :,it:-: others. . .
Experi ?tc? and E,'~erz!cn I
Clerk Typist I
Any cc3inaticn equfva?ent to the experience and education could likely provid o the reduired kruwledge and abil5ties. .
that *
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Clerk Typist 1, taie1.K lyp15C AI \~i:f.~ U.J -
Experience and Education
Clerk Typist II
Any combination equivalent to the experience and education that
would likely provide the required knolfledge and abilities. A
typical way to obtain the knowledge and abilities would be one
year of experience performing duties comparable to those of a
Clerk Typist 1.
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ATTACHMENT 8. QUARTERLY SCHEDULE
Fortunately, the City of Carlsbad's Housing Authority already operates a very successful Tenant-Based Rental Assistance Program which is funded through the Federal Section 8 program. Therefore, the City will be able to immediately begin to implement the program proposed for HOME funding upon approval. Based on the assumptions that 1) the State of California will provide executed contracts to approved agencies by the end of January, 1993, 2) the City will be funded for the full request, and 3) that 91 households can be assisted through the proposed program, the following proposed quarterly schedule is presented for reviews
QUARTER
FIRST
SECOND
THIRD
FOURTH
~ ACTIVITY 1 QUARTERLY I TOTAL LEASE-UP LEASE-UP
DETERMINE ELIGIBILITY h PROCE88 15 15
DETERMINE ELIGIBILITY L PROCES8 20 35
DETERMINE ELIGIBILITY L PROCESS 25 75
DETERMINE ELIGIBILITY C PROCE88 31 91
It is anticipated that the City of Carlsbad's Housing Authority will be able to process 91 households for participation on the HOME Rental Assistance Program within one year after approval of the funding. Since the HOME Rental Assistance Program requires a two year contract with participants, the second year of the program will simply require maintenance of the 100% lease-up . rate. If initial participants become ineligible for the program or choose to terminate their assistance, the Housing Authority will process a new applicant from the existing Section 8 Rental. Assistance Program to maintain the 100% lease-up rate.
ATTACEMENT 9. REUSE PLAN
Since the City of Carlsbad intends to operate a tenant-based rental assistance program with the HOME funds, if approved, there will be no funds available for reuse. The rental assistance will be offered in the form of a monthly "grant" to eligible participants. The funds, however, will be paid directly to the property owner as required by federal regulations for the HOME program.
.
ATTACRMENT 10. PROGRAM DESIGN AND PROCESS
If approved for HOME funding by the State of California, the City of Carlsbad intends to operate/administer a tenant-based rental assistance program to complement the City's existing Section 8 Rental Assistance program. The City anticipates that it will be able to assist at least 91 additional very low income households through the proposed program.
The City of Carlsbad intends to use the $1 million requested in HOME funds in combination with $300,000 in Redevelopment Housing Set-Aside funds to administer the rental subsidies program proposed within this application. To the extent possible, a percentage of the HOME funds will be used to cover the administrative costs of the program. If HOME funds are not made available for administration, the City will commit a maximum of $82,000 of the noted Redevelopment Housing Set-Aside funds for the purpose of financing necessary and appropriate administrative charges. Attached is a Carlsbad Housing and Redevelopment Commission Resolution authorizing the use of the Redevelopment Housing Set-Aside funds for the noted program.
The City of Carlsbad's Comprehensive Housing Affordability Strategy (CHAS) identifies a strong need for rental assistance within the community. Attached are copies of the "Needs Assessment" and 11Strategies11 sections of the City's 1991-96 CHAS. The "Needs Assessment" summarizes available data on the most significant current housing needs of very low income, other low income and moderate income families. The 'VStrategies@t section outlines the general plans and priorities to be pursued over the five year period of the CHAS.
As noted in the CHAS, there are 3104 very low income and 1754 other low income renter households currently residing in Carlsbad. It is estimated that approximately 1,427 of these low income households currently pay more than 50 percent of their income on housing costs. The CHAS also indicates that there are approximately 652 very low income and 314 low income elderly renter households in Carlsbad. It is estimated that 43 percent (415) of these very low and low income elderly renter households are paying more than 50 percent of their income for housing.
It is the general policy of the City of Carlsbad to assist low and very low income households as a first priority through the use of available Federal, State and local resources.
Based on the represented need to assist renter households who pay more than 50% of their income on housing costs, the tenant-based rental assistance program outlined within this application for HOME funding is both necessary and appropriate to the City's efforts to provide affordable housing opportunities in Carlsbad.
Attached for review is the City of Carlsbad's llProgram Design and
. . .
Process" description for the proposed tenant-based rental assistance program. Also, attached is a chart which outlines the differences/similarities between the City's existing Section 8 Program and the proposed HOME Rental Assistance Program.
HOME INVESTMENT PARTNERSHIPS
PROGRAM [HOME]
TENANT-BASED
RENTAL ASISTANCE ’
HOME PROGRAM PLAN
L .
SECTION 1: PROGRAM OVERVIEW
1.1 Purnose
The Housing and Redevelopment Department of the City of Carlsbad proposes to provide tenant-based rental assistance to approximately 91 low-income families for a two year period. This will be accomplished by using approximately $l,OOO,OOO of its Federal Fiscal Year (FFY) 1992 and 1993 HOME allocation and 300,000 of it's Redevelopment Housing Set-Aside Funds. All participants will come from the Section 8 waiting list. The program will be administered by the Housing Authority of the City of Carlsbad.
1.2 Public Benefit
Currently, approximately 475 low-income families in the City are receiving rental assistance through the Section 8 Voucher and Certificate programs. These programs are administered by the Housing Authority and are designed to make an eligible family's rent affordable, i.e .,pay no more than 30 percent of their income toward rent and utilities. Not withstanding these programs, the City of Carlsbad's Comprehensive Housing Affordability Strategy (WAS) shows that there are still approximately 3104 low-income renter households in the City in need of rental assistance. While rent burden is a struggle for any family, it is particularly troublesome for a family whose head of household or spouse is enrolled in an educational or job training program. For that reason, assistance under the HOME program will be targeted to those families that demonstrate a commitment to self sufficiency.
Once the program plan contained herein is approved and the HOME funds are made available to the City, the Housing Authority will notify eligible applicants about the availability of this program through a variety of outreach efforts which conform with affirmative marketing procedures.
a
SECTION 2: FINANCIAL AND IMPLEMENTATION PLAN
2.1 Budaet
HOME allocation - the $l,OOO,OOO in HOME funds will be used to subsidize 75 families in FFY 92 and 93. The administrative costs for this program will be absorbed under the existing Affordable Housing Program. The monies requested includes an amount to cushion against contingencies such as an increase in payment standard or decreases in the income of participating families.
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l Includee 58 contingency cushion
Leverage funds - The City of Carlsbad will contribute $300,000 in funds from its Redevelopment Housing Set-Aside account to subsidize 16 families in FFY 92-93.
Other resources - In the case of participants who are engaging in self sufficiency activities, every effort will be made to link their housing with assistance from appropriate social service agencies.
Additional resources - the Housing Authority of the City of Carlsbad currently administers two tenant based rental assistance programs, the Section 8 Certificate and Housing Voucher Program.
2.2 Time line
Notification to the waiting list of the availability of HOME funds will occur upon approval of the program plan.
Based upon previous experience, the leasing plan is as follows:
1st Qtr. 2nd Qtr. 15 ~- 20
SECTION 3: PROGRAM
3.1 Summarv
The purpose of this
3rd Qtr. 4th Qtr.
25 31
PLAN
program is to provide rental assistance to 91 low-income families, using $l,OOO,OOO of the City's FFY 92 and 93 HOME allocation and 300,000 of the City's Redevelopment Housing Set-Aside funds. The program will be administered by the Housing Authority of the City of Carlsbad. The Housing Authority is currently responsible for managing the Section 8 Certificate and Voucher Programs.
3.2 Beneficiaries
Rental assistance will be provided to approximately 91 eligible HOME-assisted participants for a two year period. Priority will be provided to those families whose head of household or spouse is enrolled in an educational or job training program. Additional rent reduction will be realized by those families who lease units in the unimpacted areas of the City.
Once the waiting list has been exhausted of the targeted families, then other applicants, in waiting list order, will be screened for HOME-assisted eligibility.
3.3 Tenant Eliaibilitv
All participants of the HOME program will come from the Section 8 waiting list. Priority will be given to those very low income families who have a Federal Preference, local priority and are engaged in self sufficiency activities.
When HOME assistance expires, tenants selected from the waiting list may return to the waiting list and qualify for the same tenant selection preferences as when they were selected for HOME assistance. In any case, where assistance under the Section 8 program becomes available to the Housing Authority, recipients of HOME-funded tenant-based rental assistance will qualify for Section 8 assistance to the same extent as when they received the HOME funded assistance.
Participants will be required to maintain residence within the boundaries of the City of Carlsbad.
3.4 H usin o Quality Standards o
Housing Units occupied by a family receiving tenant-based assistance provided with HOME funds must meet the performance and acceptability requirements set forth in the Housing Quality Standards (HQS) inspection guidelines. A list of those standards is available through the Housing Authority. They are the same standards used for the Section 8 programs.
Cooperative housing units are prohibited from participation on the program.
3.5 Rent Reasonableness
A lease for a participating family will be disapproved if the rent is not reasonable, based on the rents that are charged for comparable unassisted rental units.
. .
. 3.6 Pavment Procedures
The market rents for unassisted units in the City of Carl&ad are as follows:
1BR 2BR 3BR 4BR 583 686 923 1200
The Fair Market Rents (FMR), as established by HUD, effective October 1,1992, are as follows:
1BR 2BR 3BR 4BR 618 725 908 1016
The HOME tenant based assistance program will use the payment standard as set forth in the Section 8 Voucher program. However, as part of the City's effort to encourage greater housing opportunities in newly developed communities, a higher standard will be used in the unimpacted areas. The payment standards are as follows:
1BR 2BR 3BR 4Br ' Impacted areas: 552 647 810 906
Uninmacted areas: 583 684 857 959
Participants in the program will have the ability to pay up to the difference between the "rent Standard" and 30% of the family's monthly adjusted income. However, the participant must pay a minimum of $50.00 per month toward rent and utilities. The Housing Authority will pay the difference between the contract rent and the tenant's contribution to the landlord. Payment of assiskance shall only be provided directly to owners of the units which are occupied by families participating in the HOME tenant-based rental assistance program.
Participants will pay a security deposit equal to one mcnth contract rent. The HOME program will not be responsible for damage or abuse beyond the security deposit.
3.7 Terms of Rental Assistance Contract
Provided the HOME program is funded annually, tenant-based rental assistance, on behalf of eligible recipients, will be provided for two year terms. The assistance given to eligible tenants would be renewed upon expiration, with a demonstrated continued need and eligibility. The contract for assistance would be between the Housing Authority and the landlord. Because the assistance is tenant-based, the contract would terminate upon expiration of the tenant's lease.
3.8 Termination of Assistance
All grounds for denial or termination of assistance under the HOME tenant-based assistance program are the same as outlined by 24 CFR section 883.210. Additionally, the Housing Authority may terminate assistance if the tenant is evicted by the landlord for cause. If the tenant's ir-.*;ome goes above the Section 8 lower income limit at recertification, assistance must be terminated.
An owner may not terminate the tenancy or refuse to renew the lease of a tenant of rental housing assisted with HOME funds, except for serious or repeated violations of the terms and conditions of the lease.
Section 4 Prohibited Lease Provisions
l Agreement to be sued. Agreement by the tenant to be sued, admit guilt, or to a judgement in favor of the owner in a lawsuit brought in connection with the lease.
0 Treatment of Property. Agreement by the tenant that the owner may take, hold or sell personal property of household members without notice to the tenant and a court decision on the rights of the parties. This prohibition, however does not apply to an agreement by the tenant concerning disposition of personal property remaining in the housing unit after the tenant has moved out of the unit. The owner may dispose of this personal property in accordance with State law.
l Excusing the owner from responsibility. Agreement by the tenant not to hold the owner or the owner's agents legally responsible for actions or failures to act, whether intentional or negligent.
0 Waiver of notice. Agreement by the tenant that the owner may institute a lawsuit without notice to the tenant.
0 Waiver of legal proceedings. Agreement by the tenant that the owner may evict the tenant or household members without instituting a civil court proceeding in which the tenant has the opportunity to present a defense or before a court decision on the rights of the parties.
l Waiver of a jury trial. Agreement by the tenant to waive any right to a jury trial.
0 Waiver of right to appeal court decision. Agreement by the tenant to waive the tenant's right to appeal or to otherwise challenge in court a decision in connection with the lease.
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. 0 Tenant chargeable with cost of legal actions regardless of outcome. Agreement by the tenant to pay attorney fees or other legal costs even if the tenant wins the court proceeding by the owner 'against the tenant. The tenant, however, may be obligated to pay costs if the tenant loses.
Section 5: Recordkeeninq
In accordance with HOME regulations, the following records are required for each unit which receives a subsidy on behalf of an eligible tenant:
1. Records demonstrating that the unit meets housing quality standards.
2. Records demonstrating that the unit meets the rent reasonableness standards.
3. Records demonstrating compliance with the city's HOME affirmative marketing and fair housing policies.
4. All other requirements which may be applicable pursuant to HOME guidelines.
Section 6: Monitorinq
In accordance with HOME regulations, each unit which receives a subsidy on behalf of an eligible tenant must be monitored as follows:
.l. Annual recertification of tenant income and eligibility requirements.
2. Annual review of rent and utility allowances.
3. Annual on site housing quality inspections.
4. Annual review of owner compliance.
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CITY 01 CARL8BA.D cONPREEEMSIVB EOUSIHO APPORDADILITY STRATEGY (Cm)
SECTIOBI I. COlU4UNITY PROIfLl
PART 1. NEEDS AS81SSl4HMT
This put summerise8 l veileblo dete on the mo8t signifiasnt currsnt housing mods of very low income, other low incono and moderato income families end projeote those nssds over ths five
yaar cEA8 psriod, October 1, 1991 to Ssptember 30, 1996. This part also summerizes the most significant current supportive housing needs of homeless psrsons 8nd others with specisl nssds.
A. Housing Assistance Needs
1. Current estimates. Table lA, "Housing Assistance Needs of Low and Moderate Income Householdsn, provides 1990 Census data, updated October 1, 1991, for the City of Carlsbad on housing needs of households of very low income (0 to 50 percent of county median income) and other low income (51 to 80 percent of county median ' income). The data is further analyzed by household characteristics (elderly, small and large family non- elderly).
Using this information, 51 percent (4,858 households) of the total number of renter households in the City of Carlsbad are low income. Of this total, 3,104 households are very low income and 1,754 are other low income. A significant number of these households are experiencing cost burdens in terms of housing costs. Of the low income households, 72 percent (3,509 households) are small family households (two to four related persons).
According to the 1990 Census, of all renter households, 841 or 8.9% live in overcrowded conditions. This percentage applied to low income renter households would result in 432 households. Overcrowded is defined as a housing unit containing more than 1.01 person per bedroom.
The City Housing Authority estimates the number of low income households that meet Federal preferences for priority admission to rental assistance programs is 70 percent. 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.
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There are 390 households currently receiving housing assistance through HUD-administered programs including Section 8 vouchers/certificates. An additional 297 are assisted through non-federally assisted housing programs such as mortgage revenue bonds, city senior ordinance and density bonuses.
The housing needs of the elderly and persons with disabilities not requiring supportive services require architectural design features that accommodate physical disabilities, access to health care, grocery stores/pharmacies, and a convenient, economical means of transportation. Location, planning and design of these facilities should facilitate social communication and independence.
2. Fi e v ar nroiectiong During the next five years as part-o: its regional ihare, the City of Carlsbad is expected to need 2,509 new housing units for lower income households, of which 1,443 are very low income and 1,066 are low income housing units. In accordanci with state law, regional share identifies the need for new housing units by jurisdiction and distributes that need to all income groups: very low whose income does not exceed 50 percent of regional median, low whose income is between 50 percent and 80 percent of regional median, moderate whose income is between 80 and 120 percent of regional median and above moderate whose income exceeds 120 percent of regional median.
Foreseeable changes in housing needs that may result from those employed or expected to be employed in the City, but not currently residing there, are incorporated into the San Diego Association of Government's (SANDAG) regional 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, 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.
B. Supportive Housing Needs of Homeless Persons
1. Current estimates Table lB, nHomeless Population - Totals", provides'1990 Census data on the homeless in
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the City of Carl&ad. It shows a total count of 941 homeless persons.
The San Diego Regional Task Force on the Homeless estimates that there are approximately 5,600 urban homeless persons in San Diego County, of which 1,600 sleep in emergency shelters.
The Regional Task Force on Homeless estimates that families account for approximately 33 percent of the homeless population in the region. These families tend to be resident homeless families or transient, intact families headed by a single parent, usually the female.
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.
Adults account for approximately 75 percent of the urban homeless. This homeless category includes .. families and single adults. The majority of single adults are young 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.
It is estimated that 33 percent of the single-homeless- adult population suffer from severe and persistent mental illness. Evidence indicates that up to 50 percent of the County's homeless adult population may be active substance abusers. Data is currently unavailable regarding racial/ethnic status of homeless, special needs by family type, and special needs by sheltered and unsheltered status, as noted in Table lC, Special Needs.
The rural homeless are generally farmworkers and other day laborers, many of whom became legal residents after the passage of the Immigration Reform and Control Act of 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 of families need family housing.
The facility and service needs of homeless families and individuals are many and varied. These needs include emergency shelter, transitional housing, social
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2.
- services (i.e., job ooun88ling/training), mental health services and general health servicesi. Existing service agencies indicate that a growing need exists for limited-term shelter or transitional facilities for homeless individuals and families.
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 and 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.
The County Department of Health Service8 is participating in two projects directed at assisting ~ mentally ill homeless persons:
a. Stewart B McKbnev/M’l;raEf H-s Rm . . Demonstration Protect: A three year research demonstration project targeting severely and persistently mentally ill homeless persons. Participants (360) are randomly assigned to one of four conditions involving case management services combined with various housing options.
b. . Collaborative Transitional Housinu Prow : A transitional, supported housing project for homeless persons managing severe and persistent mental illness and alcohol and/or drug abuse problems.
At-risk uonution 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 of their income on housing in the
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City of Carlsbad. These households are at risk of becoming homeless.
But it is not only the very low income households which are at risk. is the second According to Lomas Mortgage USA, San Diego 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 homeless.
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 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.
c. Supportive Housing Needs for Others with Special Needs
1. Current estimw The following information was gathered from a vkiety of sources. It is typically regional iq scope due to the lack of more specific local data.
a. Elderlv and frail elderu Table 1A provides 1990 Census data for the City on elderly households. It shows that there are approximately 966 low income elderly renter households. Based on regional percentages, 43 percent of low income elderly renter households are estimated to pay more than 50 percent of their income for housing. The health and social needs of these elderly are significantly impacted when so much of their limited resources goes to housing.
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.
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(2)
(3)
(4)
Health Care - because the elderly have a higher rate of illness, easy access to health care fSCiliti88 is crucial.
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).
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 chre facilities, group homes, Single Room Occupancy (SRO) housing and other housing that includes a planned service.component,' Needed services 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 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, legal 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
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Multi-purpose Senior Services Program, the Linkages Program, a Management and Assessment of Social and Health needs program, and an AIDS Waiver Program.
b. . . . . . Persons with uhvsical disabllltieg Based on the SANDAG factor of 7 percent of &he total population having a disability, it is estimated that there are 2,500 households with a physical disability in the City of Carlsbad. This segment of the population is increasing due to lower death rates and higher longevity rates resulting from advances in medicine. The special needs required for housing physically disabled individuals include not only affordability but also special construction features to provide for access and use according to the particular disability of the occupant. The location of housing for disabled people 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.
c. Persons with mental 0 lllnesg .
The following section provides conservative estimates of need based on the California Department of Mental Health standard that one to two percent of persons in the general population suffer a serious mental illness. There are an estimated 990 adults who suffer from serious and persistent mental illness in Carlsbad, based on the City's 1990 Census adult population of 49,499. 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. It is estimated by the Regional Task Force on the Homeless that one-third of persons who are
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homeless al80 Suffer from S*riOUS and persistent mental illness. An estimated 50 percent of the homeless mentally ill also have substance abuse problems.
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 served by San Diego Mental Health Services (SDMHS), approximately 80 percent of clients have an annual income of $12,000 or less - an income somewhat below the $13,600 maximum annual gross income for the Section 8 program. '
Pm~dedim V . Area Board XIII, the advocacy organization for% developmentally disabled persons in San Diego County, states that 25,450 to 54,620 developmentally disabled persons reside in San Diego County. Historically, housing for developmentally disabled persons in group homes is cited in the Annual Program Development Fund Needs Assessment.
However, the Department of Developmental Services in Sacramento reports, in its recent study, that there are 25,450 developmentally disabled adults in San Diego County.
The San Diego County Regional Center (SDCRC) prepares a Resource Development Plan annually which is presented to the State Department of Developmental Services. SDCRC's philosophy is that all developmentally-disabled adults who are unable to live on their own should reside in group homes with 6 or less persons. SDCRC reports that in the past year there were at least 49 developmentally disabled persons whose housing needs were left unmet for six months.
. . . . Persons rth HIVlELfection and with AIDS followin: provides a rough estimate of
. The
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current and future housing assistance needs for persons living in San Diego County with the HIV infection, and with AIDS. These estimates are based on assumptions rather than solid data. The figures should be regarded as a "best guess" given current knowledge, particularly when they are broken down into small numbers by individual jurisdictions.
Most available HIV/AIDS planning documents have not attempted to estimate or project housing needs. Several reports, however, have estimated that 5 percent of all people with HIV infection may need 90 days temporary shelter during the course of a year, and that 5 percent of persons with AIDS need group home or long-term residential placement of up to 12 months. (The numerical data in this section was obtained from the Office of AIDS Coordination, Department of Health Services, County of San Diego.)
Countv id8 Estm It is estimated that- there i:e nearly 30,600 persons with HIV infection in San Diego County. Five percent of that total would indicate that'1,450 to 1,500 people with HIV infection will need 90 days of temporary shelter during 1991, that is 130,000 to 135,000 bed-days or a daily average of 350 to 370 beds. This number would still be within the expected range for 19920 1995.
To estimate the number of people living with AIDS in the County of San Diego, figures are extrapolated from the State projections for 1991 and 1992. These assume a similar growth in numbers of persons living with AIDS through 1995.
es bv Snecific Juris&tiow The only basis to estimate distribution of H;V infection and/or AIDS by jurisdiction 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 reporting.
The percentage of cumulative case reporting in the City of Carlsbad, as a percentage of
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f.
the regional total, is .9 percent. This translates to 20 cases when applied to the county case total of 2,211. This proportion of the County-wide estimates is also applicable in terms of go-day sheltcpr and long-term housing needs for 1991. Long-term housing need estimates for those with HIV should be increased 33 percent annually through 1995.
. Foster QllJ&g~ The County Foster Program is finaked by the State of Care
California. Under this program, a licensed family may receive $350 - $500 a month for each foster child. The average number of monthly placements of foster children rose to 6,283 in 1989-90 from 2,781 placements in 1984-85, an increase of 126 percent. There are currently 6,283 children in foster care. (The numerical data in this section was obtained from the Office of Child Services, Department of Health Services, County of San Diego.)
Inadequate housing for families seeking foster care placement is not significant. The housing needs of foster children are greatest when the foster child reaches the age of 18 years and no longer qualifies for State- funded foster care. It is estimated that one- third of those currently in foster care will become homeless when they reach the age of 18 years.
According to the Child Services Division of the County of San Diego Health Services Department, rental assistance is the best way to prevent homelessness among foster care children reaching the age of 18 years. However, given the limited funding and constraints involved with federally-funded rental assistance programs, it is not currently possible to target federal rental assistance to this population.
. . . . 9. Fanrilies PartlciEatrnab Proarglg. The City Housing Authority (CHA) does not yet have an estimate of the number of households currently on the federal Section 8 Rental Assistance Program waiting list which would be eligible to participate in a Housing Authority Self-Sufficiency program. However, by the end of fiscal year 1992, we anticipate that we will complete our
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analysis and have a better understanding of the federal legislation which mandates the nself-sufficiencyn program to begin in 1993.
The City has requested a copy of the "self- sufficiency program " legislation from the U.S. Department of Housing and Urban Development. Upon completing our review of that legislation, the City will have a more complete understanding of the required program and be able to determine which of the applicants on our waiting list would be eligible to participate in the program.
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SECTION II. PIVS YEAR 8TIUTLGY
PART 3. STRATEGIES
This part states the City of Carlsbad~s general plans and priorities to be pursued over the five year period (1991-1996) of the CEAS. It flows from the City of Carlsbad~s overall analysis of nesds and markst and inventory conditions, es dsscribed in Parts 1 and 2. The five year strstegy desaribes the City of Carlsbad's 8CtfOn plan for addrsssing imbalance8 bstwsen it8
BS8dm for housing 88SiStanC8 and its affordable housing and
supportive housing and services iavsntory.
. A. General Policv Strateuv
It is the general policy of the City of Carlsbad to assist low and very low income groups as a first priority through use of available Federal, State and local resources. In accordance with state law, a vary low inoome household is one whose gross household income does not exceed 50 percent of the median income for San Diego County, which is currently $41,300 for a family of four. A low income household is one whose gross household income is between 50 and 80 .percent of the median income for San Diego County.
The regional housing needs statement for San Diego reflects a greatly increased need for housing opportunities in the low and very low income ranges. The regional need statements indicates that Carlsbad's share of low income housing should be 40% of its new development within the next'five years. 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 housing units over the next five years for low income (including 1,066 for very low income) households.
B. PRIORITIES
The City of Carlsbad has a significant need for construction or creation of new housing units which are affordable to low and very low income households. As stated previously, it is estimated that the City will need approximately 2500 units of new housing for low and very low income households over the next five years (1991-1996). Consequently, our first priority for assistants will be construction or crsation of new affordable housing units. Our regional Nf8ir8h8r8W objsctive is to provide 1,125 units of new affordable housing. However, the City h88 committed to providing a
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tot81 of at lo8St 1400 units of am housing 8ffordSblo to low md vorp low income houSeholdS.
Where appropriate and consistent with federal regulations for the Community Development Block Grant Program and state regulations for the use of Redevelopment Tax Increment funds, these financing sources will be used to create additional housing units for low and very low income households through 1) new housing production, 2) substantial and moderate rehabilitation, 3) in-kind public improvements, and/or 4) provide rental or homebuyer assistance programs. The City will also fund public service agencies which provide programs related to and supporting physical community revitalization and/or housing development activities.
Outlined below are the programs to be financed by the City of Carlsbad during the next five years in an effort to provide low and very low income households with affordable housing. These priorities are based on the identified need for assistance among all subgroups of low and very low income persons and an assessment of the resources likely to be available during the five year period of this CHAS: ._
1. Develop new COnst2XWtiOa, provide 8Ub8t8ati81 reh8bilit8tion 8ad rSl8t.d infr8StrUStUrO.
"New construction" refers to the acquisition of land and the development of housing units, either single family or multi-family. NSubstantial rehabilitation" refers to the improvement of a property (housing units) in accordance with Section 8 Housing Quality Standards. The City will complete substantial rehabilitation when necessary to provide housing to low and very low income households that is decent, safe, sanitary and affordable. "Related infrastructure" means street, underground water and sewer systems, drainage systems, electrical supply lines, etc. needed to support a housing development.
2. ACqUi8itiOa Of f8eilitieS/hOUSiag UaitS 8ad moder8te reh8bilit8tiOa.
"Acquisition of facilities/housing units" refers to City participation in the purchase of existing housing units, such as apartments, condominiums or townhomes, or other buildings suitable for temporary shelter. The units purchased would provide affordable housing for moderate, low and very low income households (with particular emphasis on low and very low income households). "Moderate Rehabilitation'@ means rehabili- tation involving a minimum expenditure of $1,000 per unit to upgrade substandard units to a decent, safe and sanitary condition.in compliance with the Housing
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. Quality Standards, or other standards acceptable to the U.S. Department of Housing and urban Development.
3. Provide rental and/or hero buyor 8ssistmco.
"Rental assistance" may mean providing a tenant with financial assistance (tenant-based) ~1; restricting the rent of a given rental unit to no more than 30 percent of gross income (project-based). A mhome buyer assistance@@ program may include counseling on various topics such as 1) family budget planning, 2) the home purchase market and 3) methods of financing a home. Also, the program may include various forms of financial assistance, perhaps in the form of interest subsidies.
4. Provide support facilities and services.
"Support facilities and servicesn are defined as those facilities/services which either assist residents to obtain/maintain affordable housing in Carlsbad and/or provide temporary shelter for the homeless, near homeless and/or migrant farmworkers.
Below is the narrative analysis of CHAS Table 3 "Priorities for Assistance Among Different Categories of Low and Very,Low Income Households With Needs For Assistance":
In establishing its priorities, the City of Carlsbad has considered not only who among the various categories of low income households are most in need of assistance but also which of the assistance programs outlined above will best meet the housing needs of the identified households. The priorities emerged from many considerations, among them the City's analysis of its housing stock and market conditions, its analysis of the relative housing needs of its low and very low income families and its assessment of the resources likely to be available over the five year period (1991-96) of this CHAS.
The various programs have been assigned priority numbers which reflect the City of Carlsbad's general assessment of its overall priorities for the next five years and the focus of its investment strategy. This priority assessrent will serve as a guide; ths priorities may be amended as needed in aoordination with the 0.8. Depmtment of Rousing and Urban Devalopmont.
A.low income elderly household is defined as: a one or two person household containing at least one person of 62 years of age and/or a non-elderly handicapped individual, including those currently institutionalized but who are capable of "group home" living, with a gross household income which is less than 80
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percent of the county median for San Diego ($41,300); this . amounts to $33,050 for a family of four.
The following program priorities have been set for this group of households:
Level 1 priority: develop new construction, substantial rehabilitation, related infrastructure
Level 2 priority: provide moderate rehabilitation and/or acquisition of facilities/units
Level 3 priority: provide rental or homebuyer assistance and/or develop support facilities and services
There are approximately 652 very low income and 314 low income elderly renter households in Carlsbad. It is estimated that 43 percent (415) of these very low and low income elderly renter households are paying more than 50 percent of their income for housing. The characteristics of persons over the age of 65 years of age indicate that they have a need for smaller, low cost housing units which provide easy access to public transportation and health care facilities. These factors will guide the development of new housing in Carlsbad for low income households. The second best way to assist this group is through moderate rehabilitation of existing housing suitable for renting. "
It is also estimated that there are 2,500 households in Carlsbad with a physical disability. The special needs required for housing physically disabled individuals include not only affordability but also special construction features to provide for access and use according to the particular disability of the occupant.
LOU INCOME NON-ELDERLY. SMALL FAMILY RENTER HOOSEHOLD~
There are 2212 very low and 1,297 low income, small family (2-4 persons), renter households in Carlsbad; this represents 72 percent of the total number of low income renter households. It is estimated that 1,427 low income renter households pay more than 50 percent of their income on housing in Carlsbad. Also, it is estimated that 8.9 percent of low income renter households in Carlsbad live in overcrowded conditions.
The following program priorities have been set for this group of households:
Level 1 priority: Provide moderate rehabilitation and/or acquisition of units/facilities
Level 2 priority: Develop new construction, substantial rehabilitation, related infrastructure
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Level 3 priority: Provide rental or homebuyer assistance - and/or develop support facilities and services
A quick and less expensive method for providing affordable housing to this group of households is through purchase of existing units and preservation by moderate rehabilitation. A second method f-r assisting this group is construction of new units, substantial rehabilitation and related infrastructure.
There are approximately 240 very low and 143 low income non- elderly large (5 or more persons) renter households in the City of Carlsbad; this represents an estimated 8 percent of the low income renter households. Presently, their is a shortage of large (3 or more bedrooms) rental units in Carlsbad. Consequently, a significant number of these large family households are living in overcrowded conditions. There is a need for new construction of larger affordable rental units to provide housing assistance to these households.
. It is estimated that 1,427 low income renter households pay more that 50 percent of their income on housing costs.
The following program priorities have been set for this group of households:
Level 1 priority: develop new construction, substantial rehabilitation, related' infrastructure
Level 2 priority: provide moderate rehabilitation and/or acquisition of units/facilities
Level 2 priority: provide rental or homebuyer assistance and develop support facilities and services
New construction of larger, more affordable rental units appears to be the best method for serving the needs of this low income household group because the market does not currently supply an adequate number of properly sized units for large families in Carlsbad. Large families currently approved for rental assistance payments through the City of Carlsbad's Section 8 program have a difficult time locating an appropriately sized rental unit. They often must locate housing in another city to remain eligible for the rental assistance.
The second most effective method for providing assistance to this group of households is acquisition and rehabilitation of existing large rental units. At the same time, some form of affordable rental rate guarantees will assist the City in maintaining the long term affordability of these,rehabilitated units. The City would also like to develop a first time homebuyer program to
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. assist low income households in "moving out" of the rental market . and into a more permanent affordable "home" environment. .
LOW INCOME HWSLE88 PERaON8 W3,?J3 ~XGRMFp FARHUORK~
According to the 1990 census, Carlsbad has approximately 941 - homeless persons within the city limits. It is estimated that families account for approximately 33 percent of this homeless population. These families tend to be resident homeless families or transient, intact families headed by a single parent, usually a female. Adults account for approximately 75 percent of the urban homeless; this category includes families and single adults. The majority of single adults are young 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 rural homeless are generally farmworkers and other day laborers. The majority (95%) of these are males living alone. . However, families are beginning to join them. They need safe aqd sanitary housing, which could be a congregate living arrangement.
The facility and servirle needs of homeless families,and individuals are many and,varied. Existing service agencies indicate that a growing need exists for limited-term shelter or transitional facilities for homeless individuals and families.
The following program priorities have been set for this group of households:
Level 1 priority: develop support facilities and services
Level 2 priority: provide for,acquisition of housing units and moderate rehabilitation
Level 2 priority: provide rental assistance
Level 3 priority: develop new construction, substantial rehabilitation and related infrastructure
To appropriately assist homeless families and individuals (including migrant farmworkers), the City must first address the most immediate needs for temporary shelter, food, clothing, social services, etc. Therefore, the first priority will be the development of adequate support facilities and services. The second priority is to move the homeless into permanent housing; the most effective method for providing permanent housing appears to be through acquisition of existing housing units and/or rental assistance/guarantees. If acquisition of existing units is not feasible, the City will consider construction of new units to
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create additional affordable housing opportunities for the ' homeless; this activity is given a level 3 priority.
LOU INCOXP ROW WITH 8Pu
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.
The following program priority has been set for this group,of households:
Level 1 priority: develop support facilities and services
It appears that the most effective method for addressing the needs of homeless persons with special needs is to fund projects and/or agencies which provide the specialized services required to assist these households.
LOU INCOMI "AT-RISK" SOUSEROLD~
The V8at-riskn 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 individual, 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.
The following program priorities have been set for this group of households:
Level 1 priority: develop support facilities and services
Level 2 priority: provide rental assistance
Due to the fact that this group of households has very special
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immediate needs which 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 of facilities and services. After the basic needs have been met, the City may then provide rental assistance as a ncrisis management" tool.
The mother households with special needs" category includes households with persons who are mentally ill, developmentally disabled, AIDS or HIV infection victims, foster children, and families eligible to participate in an economic self-sufficiency program.
The following program priorities have been set for this group of households:
Level 1 priority: develop support facilities and services
Level 2 priority: provide rental assistance
Level 3 priority: develop new construction, substantial rehabilitation and related infrastructure and provide acquisition of existing housing units and moderate rehabilitation
The first priority for this group is to provide for their immediate basic needs. The lack of access to basic needs often lead this group of households to be homeless, near homeless, or living in unstable and/or substandard housing situations. Special need individuals require intensive guidance, in most cases, with monitoring and access to support services to maintain a sense of independence. The second priority is to provide rental assistance when needed to create access for this group to affordable housing. Our third priority is to provide additional affordable housing units through new construction and/or acquisition and rehabilitation of existing market units and, ultimately, guaranteeing their future affordability.
At the time this strategy was developed, the City had no information on the specific needs of "other low income renter householdsW in Carlsbad. Therefore, for purposes of setting priorities, we have assumed that the needs of all other low income renter households are similar to those of the "small, low income renter household. The following program priorities have been set for group of households:
Level 1 priority: Provide moderate rehabilitation' and/or acquisition of units/facilities
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Level 2 priority: Develop new construction, substantial rehabilitation, related infrastructure
Level 3 priority: Provide rental or homebuyer assistance and/or develop support facilities and services
It appears that the quickest and least expensive method for providing affordable housing to this group of households is through purchase of existing units and preservation by moderate rehabilitation. The second most effective means to assisting this group is construction of new units, substantial rehabilitation and related infrastructure.
EXIBTINQ LOW INCOME HOMEOWNERS AND FIRST TIM11 LOW INCOl4R HO~UYERa
At the time this strategy was developed, the City had no information on the specific needs of low income households who own their home. Therefore, for purposes of setting priorities for this group of households, we have assumed that the primary needs of this group are 1) support facilities and services for low income households who may be in jeopardy of losing their homes; 2) rehabilitation for long-time homeowners; and, 3) homebuying' assistance for households who would like to purchase a home for the first time. .The following program priorities have been established for this group,of households:
. Ima-T-e Home0 wners:
Level 1 priority: Support Facilities and Services for long-time homeowners who may be in jeopardy of losing their home
Level 2 priority:' Moderate Rehabilitation/Acquisition for long-time homeowners with substandard units
Level 3 priority: Develop new construction, substantial rehabilitation, related infrastructure
. . Homebuvers with and without chuen.
Level 1 priority: Providing 'first-time homebuyer assistance to qualifying low income households
Level 1 priority: Develop new construction, substantial rehabilitation, related infrastructure
Level 3 priority: Moderate Rehabilitation/Acquisition
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Level 3 priority: Develop support facilities and services
For low income household8 who currently own their home, it is assumed, for purposes of this strategy, that their needs center around maintaining their home (in both structural and financial terms). Therefore, it appears that our primary focus for assistance to this group should be rehabilitation of substandard and/or near substandard housing units and 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 an existing unit cannot be rehabilitated or the cost of the home is simply too expensive for the household, the City will consider the provision of relocation assistance - to help the household locate a more affordable housing unit. Construction of new units for existing homebuyers receives only a level 3 priority.
For low income households (with or without children) who would like to own their home, the primary need is assumed to be . financing. It is often difficult for low income households with no previous homeownership history to obtain financing to purchase a home. The City's primary form of assistance for this group of ' 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 low income homebuyers. Since.' there is also a shortage of housing units available which are affordable to low income homebuyers, the City will also give high priority to the new construction of housing units.
The City may consider, as a level 3 priority, the acquisition and rehabilitation (if necessary) of existing condominiums, townhomes or single family homes for the purposes of Vesalen to low income households. If the City identifies support facilities and services which can provide assistance to low income first-time homebuyers, we will consider funding for them.
C. Governmental and Non-Governmental Constraints and ODDortunities to Housiac~ DeveloDment
This part explains the extent to which the costs or incentives to develop, maintain or improve affordable housing in the City of Carlsbad are affected by local or state public policies, as embodied in statutes, ordinances, regulations or administrative procedures and processes.
Although development constraints apply to all housing production, they significantly impact housing that is affordable to low income households. Table 3A outlines the governmental and non- governmental **constraints and mitigating opportunities" which have been identified by the City of Carlsbad as part of our Housing Element. These @@constraints and mitigating opportunities" are discussed in more detail in "Section Three" of the Carlsbad
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Housing Element. This section is included in Appendix A to this . . CHAS.
D. QIE@
This part descr-<be8 the progr8ms and services to be provided, and the special initiatives to be undertaken, to implement the City of carlsbad~s five year strategy to provide affordable housing for low and very low income households aad 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, most likely, DQ& be able to meet/address all of the needs of the groups/households identified within this five year strategy section. However, every effort will be made to provide housing assistance to as many low income persons (including those with special needs and the homeless) as possible during the next five year period (1991-96). Highlighted below are programs and activities which represent the strategy to be used by the City to address the specific affordable housing needs of low and very low income households (including those with special needs and the homeless) in Carlsbad:
PROGW #l AND #2. .
TO INCREASE THE SUPPLY OF STANDARD, AFFORDABLE HOUSING THROUGH THE CONSTRUCTION OF NEW UNITS AND ACQUISITION AND/OR REHABILITATION OF EXISTING HOUSING UNITS.
Btrategy Summary:
Acquisition and Rehabilitation: The City/Redevelopment Agency will acquire deteriorating and substandard rental housing from private owners, utilizing various local, state and federal funding sources for rehabilitation. Of the rental units acquired for rehabilitation, approximately 20% will be set-aside for households in the very low income range. The remaining 80% will be set-aside for households in the low and moderate income range.
. De New Housmu velooment: New housing development will be primarily achieved through private/public sector partnership efforts. The City will assist in the effort by 1) modifying codes and standards which will reduce the cost of housing but retain quality design and architecture; 2) ensuring that there is sufficient developable acreage in all residential densities to provide varied housing types for all economic ranges; 3) encouraging adaptive reuse of older commercial or industrial buildings for combined living/working spaces; 4) encouraging increased integration of housing with non-residential development.
The City's new Inclusionary Housing requirement for Master Plan
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communities and qualified subdivisions will place responsibility * upon private developers to be part of the "affordable housing crisis* solution by building *low income affordable units within all new housing developments.
The City has also assumed responsibility itself for producing/ creating at least 200 units of new housing over the next five years. Of the Z.70 new units, a minimum of 100 will be made available to very low income households. At this time, the City
expects to produce/create these new units by purchasing existing housing units and guaranteeing their long term affordability and/or direct participation in the construction of new very low income affordable housing units.
. . rae Fwlv Unit Develonment: In those developments where the City requires the developer to include 10 or more units of affordable housing for low income households, at least 10 percent of the total units will be required to have 3 or more bedrooms.
. * Senior Housina De velooment: The City will study the feasibility of creating one or more .low income senior housing projects in Carlsbad in an effort to provide 200 additional units of housing for this group.
. J~~~v Houdna RemlregDent for Affw#able Housina. l The City will require that a minimum of 15 percent of all units approved for any master plan community, residential specific plan or qualified subdivision be affordable to low income households. If it is economically not feasible to build the required units, the developer may be able to make an in-lieu contribution consisting of funds, land or some other asset to the City for use in providing shelter to low income households. The City will conduct a study to determine the appropriate in-lieu contribution to be paid by developers who cannot, in fact, build the required units. It is anticipated that approximately 1050 units of low income affordable units will be created through this inclusionary housing requirement.
. * Lower Income Hous&na Develoount Incentives : The City will develop a "density bonus ordinance I0 which will permit a minimum density bonus of 25 percent and one or more additional economic incentives or concessions in return for a developer guaranteeing that a minimum of 50 percent of the units for seniors or other special need households or 20 percent of the units for low income households or 10 percent of the units for very low income households. These units must remain affordable for a period of not less than 30 years.
The City will also consider development standards for alternative housing types, such as hotels, managed living units, homeless shelters and farm worker housing. The City will authorize alternative housing projects through a Conditional Use Permit or Special Use Permit.
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In addition, the City will review its development fees, schedules * for fee payment and development permit process. The City will consider subsidizing the Public Facility Fees, and possible other related development fees, as well as priority processing on application8 for low income housing projects.
. Jn-Kind ImDroVements : The City will contribute in-kind infrastructure improvements (i.e., street, sewer, etc.) to low income housing projects when necessary and/or approptiate to ensure development.
The City will annually set priorities for its future low income and special needs housing. Priority will be given to the housing needs for low income households (incl. handicapped, seniors, large family and very low income) in the guidance provided to the private sector for new housing construction and for the use of city funds.
ler Housina DeveloDment: The Planning Department will study the relationship 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 for permitted substandard lots; 2) the appropriate floor areas for.' associated houses; and, 3) the applicability of providing density bonuses as to achieve reduce4 development costs.
d Bau The.City will implement a land banking program, under which it will acquire land suitable for development of housing affordable to low 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.
He f&?litate ust : The city will create a Housing Trust fund to the ionstruction and rehabilitation of affordable housing for low income households.
Enerav Conservation: The City will promote energy and resource conservation in all new housing development.
. . OoeD and Fair Housba Oooortunities : The City will disseminate and provide information 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 in Carlsbad. The City will continue its program of referring fair housing complaints to the appropriate agencies for further action. Also, the City will assure that information on the availability of assisted, or below-market housing is provided to all low income and special needs households. The Housing and Redevelopment Department will provide information to local military and student housing offices on the availability-of low 4income housing in Carlsbad.
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TO PROVIDE RENTAL ASSISTANCE TO ALLEVIATE THE RENTAL COST BURDEN, INCLUDING SEVERE COST BURDEN, EXPERIENCED BY LOW INCOME FAMILIES AND INDIVIDUALS L TO PROMOTE HOMEOWNERSHIP OPPORTUNITIES.
Btrategp Bummary:
Section 8 Rental Assistance: The City will continue administration of it9 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.
The City will encourage the development of new affordable housing units for first time homebuyers through a city-funded mortgage revenue bond program. This program will primarily focus on moderate income households. However, when feasible, low income households will also be assisted through this program.
. Lo-1 utndlna Proarams : The City will work with local lenders and the local development community to secure funding and develop additional lending programs through local private an! ,Sta$e and Federal Housing Programs for first-time homebuyers.
TO PROVIDE SUPPORT FACILITIES AND SERVICES TO EITHER ASSIST RESIDENTS TO OBTAIN/MAINTAIN AFFORDABLE HOUSING IN'CARLSBAD AND/OR PROVIDE TEMPORARY SHELTER FOR THE HOMELESS, NEAR HOMELESS, MIGRANT WORKERS OR OTHER PERSONS WITH SPECIAL NEEDS.
Strategy Summary:
Q l The City will work with and assist local community groups, social welfare agencies, farmland owners and other interested parties to provide shelter for the identified permanent and migrant farm workers of Carlsbad. . . Translthnal Shelters and AssWce for the Home- l 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- profits and charitable organizations in securing state funding for the acquisition, construction and management of these shelters. The City will provide Community Development Block Grant funds to non-profit social service agencies that provide services to the homeless and near homeless in Carlsbad and to an agency which will provide a 240hour referral service for transient
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homeless individuals and families.
The City will provide funding, through its Community Development Block Grant Program, to public/social service agencies which provide housing-related assistance (i.e., shelter, food, clothes, transportation, etc.) to the homeless, near homeless, seniors, handicapped and/or other special need hc-seholds.
The city of Carlsbad will use available State, Pederal and Local resources to fund the programs, services aad special initiatives strategies outlined above. Funding souraes include, but not limited to: 1) federal Community Development Block grant funds; 2) federal Section 8 Rental Assistance funds; 3) Redevelopment Agency 20% 8et-Aside Tax Increment fuads; 4) In-Lieu Pees, if established by the City; 5) Mortgage Revenue and Housing Revenue Bonds; 5) federal H.0.P.E and H.0.Y.B funds; 6) Community Reinvestaent Act funds from local fiaaacial institutions; 7) federal Xmergency Shelter Grant Program funds; 8) federal and/or state farmworker housing funds; and/ox 9) other state and/or federhl programs for financing housing projects.
E. JNSTITUTIONAL STRUCTURBt
This section will identify the institutional structure through which the City of Carlsbad will carry out its affordable and supportive housing strategy and provide an assessment of the ,,' institutional structure for carrying out its five-year strategy.
The public agency institutional structure established to carry out this affordable housing strategy includes departments of the local unit of government (City of Carlsbad), for-profit developers (private industry) and nonprofit organizations responsible for assisting various housing needs groups within the City of Carlsbad.
A. CITY OF CARLSB&Q
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 and Redevelopment Advisory
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Committee (HRAC).
HRAC! 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); two members of existing organizations located within the redevelopment project arsa; one residential owner/occupant from within the redevelopment project area; two business persons from within the redevelopment project area; and two persons trained or experienced in architecture or urban design, human relations, housing, urban development, building construction, social services or other relevant business or professions.
ainsl Re8DOnSibilitiOs of the Bousigq 8nd Redevolomnent -:
1.
2.
3.
4.
Administer Community Development Block Grant Program (CDBG) - Approximately $369,000 in CDBG funds were allocated to various community development activities in 1991-92. A substantial amount of these funds for the next five years will be allocated to projects which address the affordable housing needs of low and .. moderate income families/households in Carlsbad.
Administer Housing Authority/Federal Section 8 Rental Assistance Program - The Housing Authority provided approximately 390 Section 8 Rental Assistance Certificates and Vouchers to eligible participants from July 1, 1991 to December 31, 1991 in Carlsbad. It is anticipated that an additional 58 units will be provided by June 30, 1992. From July 1, 1992 to June 30, 1996, the City hopes to increase the total number of rental assistance participants to, at least, 548.
Administer Mortgage Revenue Bond Program - The Department will assist with issuance of new Mortgage Revenue Bonds and continue to monitor existing requirements for several housing developments in Carlsbad which participated in past bond issues.
Implement Housing Element Programs - The Department will be primarily responsible for impluont8tion of a majority of the programs and/or activities outlined within the City's Housing Element adopted in October, 1991. The Department will work with local private for- profit and non-profit developers to create additional affordable housing opportunities in Carlsbad for low income households.
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81 Res~ons~tios of the Pl~ulCo~ P-aloQUDt DOD=-
1. Preparation of ordinances and policies for Implementation of Housing Element Program8 - The Planning Department will be primarily responsible for developing applicable ordinances, policies, plans, studies, surveys, etc. Housing Element. required to implement the City's
2. Assist in development of Affordable Housing - The Department(s) will assist the Housing and Redevelopment Department in implementing the programs identified in this five year strategy for developing new affordable housing units. In addition, the Department(s) will review affordable housing projects and monitor progress in addressing/meeting the needs of low income households in Carlsbad.
3. Development of Homeless and Farmworker Shelters- The Department(s) will be primarily responsible for developing and implementing the programs necessary to create shelter for the homeless and migrant farmworkers in Carlsbad.
ities of the B-u Dement& ,
1. Monitor and report on existing housing units which'are substandard within Carlsbad. The Department will be responsible for identifying substandard units which are eligible for rehabilitation and reporting these units to the Housing and Redevelopment Department for funding assistance.
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Table 38 outlines the workplan for the City of Carlabad's 1991-96 Housing Element. The workplan identifies the housing element program and the city department(s) responsible for assuming the nleadn on implementation. Also, the workplan indicates the timeline for implementing the various programs.
Private, for-profit housing developers will assist in the effort to create additional affordable housing units in Carlsbad. Per the City of Carlabad's proposed Inclusionary Housing Ordinance, a minimum of 155 of all housing units approved for any master plan community, residential specific plan or qualified subdivision must be affordable to low income households. It is anticipated that private developers will create at least 1050 units of new affordable housing . for low income households during the five year period of this CHAS as a result of the inclusionary housing
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requirement. The City staff will work Closely with private industry to develop housing which is affordable to and meets the needs of low income households in Carlsbad.
C. PROFIT ORGANIZqTIOyS
Nonprofit organizations will play a vital role in the development of affordable housing in the City of Carl&ad. The City will work with nonprofit organizations to advocate for and develop affordable housing. A list of nonprofit organizations which can provide assistance to the City will be prepared for reference purposes. Upon identification of appropriate nonprofit organizations, every effort will be made by city staff to contact them and employ their assistance in the effort to implement the programs outlined within this CHAS and Carlsbad's Housing Element.
D. NOFGGVERNMENTS (SANDAG). .
SANDAG plays a significant role in assisting local governments to prepare housing development plans, especially the Housing Elements required by California State Law. SANDAG also functions'as an important clearing house for .- housing development information and training center for legal requirements of housing development and related affordable housing programs.
F. ASSBSSMEMT Or TEB I#STITUTIO~ STRWTVRB FOR CARILYIloo OUT T= FIVB YEAR STRATEGY~
This section shall provide an assessment of the uieting atrengthe and gaps in the delivery of progrue and l ervioee, including efforts to make ume of available housing, l ooial service and mental and other health care resources and identifies proposed l otione to strengthen, coordinate and integrate those institutions and delivery systems.
The City of Carlsbad has made a strong commitment to increasing the supply of affordable housing for low income households within the community. A significant amount of staff time has been, and will continue to be, dedicated to developing a "strategyn for implementing each of the housing programs ,outlined within the Carlsbad 1991-96 Housing Element. The City will make every effort to develop private/public partnerships which will result in the creation of new affordable housing units for low income households.
The City has already taken several steps towards its goal of creating a winimum of 1400 new units of affordable housing for lower income households. First, the City adopted its 1991-96 Housing Element which outlines a number of programs critical to the development of affordable housing. Second, city staff met with local private housing developers and nonprofit organization
representatives to identify the Wobetacles/constraintsW to developing affordable housing in Carlsbad. As a result of these meetings, staff is prepared to recommend various methods (i.e., adjustment of development standards, subsidy for development fees, density increases, etc.) for mitigating these identified nobstacles/ constraints " to creating affordable housing. Third, Housing and Redevelopment and Planning Staff have had several meetings with a number of for-profit and non-profit developers who are proposing various affordable housing projects in Carlsbad. Finally, a public workshop was held on January 15, 1992 to discuss the programs needed to create new affordable housing units. city council, Planning Commission and Design Review Board (Redevelopment) members were present to discuss the issues and provide direction to City Staff.
Housing and Redevelopment Staff has also developed two (2) affordable housing slide shows which are being used, and will continue to be used, to educate the public on the need for affordable housing in Carlsbad and the type of beneficiaries (very low, low and moderate income households). Elected officials (City Council) have agreed to take the political actions necessary to create affordable housing in Carlabad. However, the problems associated with the NIMBY (Not-In-My-Back-Yard) syndrome need to be addressed through education programs in order to . reduce the amount of opposition to specific projecte.which will be presented at.later dates.
Due to financial constraints, the City of Carlsbad is limited'in its ability to meet all of the housing needs of low income households. However, a sincere effort will be made to combine city resources with private industry and nonprofit agency resources to meet as much of the need as financially feasible within the time period identified within this CHAS'.
The City will also be legally constrained in solving the undocumented migrant worker housing and related human service needs. These unmet needs are a result of Federal legal, financial and structural limitations which prevent Federal, State and local agencies from legally providing certain services to undocumented individuals.
Presently, the process for reviewing and approving affordable housing projects is very time-consuming. The City must implement changes to the process in order to create affordable housing unite in a more timely fashion.
The delay in providing new rental assistance payments to low income households also presents a problem. The federal regulations and lack of adequate funding for the City's Section 8 Rental Assistance Program create significant constraints to providing quick access to the assistance. The City currently does not have an emergency housing payment program. However, the City has provided funding to a local nonprofit organization to provide counseling and services coordination assistance to those
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households which are "near homeleee.n
The City proposes to strengthen, governmental institutional, coordinate and integrate the nonprofit and private delivery systems outlined above through on-going "strategy and development" meetings between city staff, private developers, nonprofit organizations and various financial institutions. Through regular meetings, the City will continue to identify the constraints to affordable housing and develop/implement programs to mitigate them. The key to successful development of affordable housing for low income households in Carlsbad is oommuaicatfon flexibility and l deguate funding. The City 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 Housing Element on an annual basis. The monitoring system will allow the City to identify the strengths and weaknesses of the various programs implemented to create affordable housing for low income ' households.
G. COORDINATION OF RESOURCRg
This section describea'tbe'Cit]t of Carlebadge plan for using available program, service and speoial initiative reeoureee in a coordinated and integrated manner to l ahieve its affordable and supportive housing goals.
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. Theme sources include, but are not limited to, Community Reinvestment funds (financial institutions), nonprofit 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 for the construction of affordable housing and development of related services, depending on the opportunities and constraints of each particular project.
1. FEDERAL HOUSING AND URBN 0s-W
The City of Carlsbad is "entitled" to federal Community Development Block Grant funds and will continue to submit its @*statement** requesting these funds on an annual basis as long as the program funds are available.
The City will also continue to apply for l dditionel Section
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8 Rental Assistance Program funding as it becomes available.
If funding is available to the City and we are eligible, Carlsbad may apply for HOPE grant and HOME funds depending on the program requirements.
3. - FED- PR-IUn;b12_
If program eligible, the City may apply for U.S. Farmers Home Administration funds and Federal Tax Credits for Low Income Housing.
The City is not presently aware of all of the various federal funding programs which may be available to us and/or other nonprofit organizations to assist in our effort to finance the development of affordable housing for low income households in Carlsbad. However, as we research and identify the various programs, we may apply for additional federal funding and/or encourage nonprofit organizatione to apply for the funding.
3. STAT8 DEPARTMENT OmTY qEVI!LOP~ . .
After researching the state funding programs in further detail and upon eligibility determination, the City may apply for funding under the following:
Office of Migrant Services Farmworker Housing Grant Program Proposition 84 Housing Funds Proposition 77 Housing Funds Proposition 84 Farmworker Housing Funds California Housing Finance Agency California Housing Rehabilitation Program State HCD Land Purchase Loan Program State HCD Predevelopment Loan Program
4. CITY 08 Cm
The following programs/funding sources are available or may be available for the development of affordable housing for low income households in Carlsbad:
Redevelopment Agency Housing Set-Aside Funds Carlsbad General Fund Density Bonus/Fee Subsidy Program In-Lieu Fees (on all residential developments) Linkage Fees (on all non-residential developments) Tax-exempt Financing Technical Assistance
5. PRIVATE SOURCES:
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Funding for low income affordable housing projects may also be available through the following sources:
Savings Associations Mortgage Company (SAMCO) Local Initiatives Support Corporation (LISC) Private Foundations Local financial institutions
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