HomeMy WebLinkAbout1993-09-28; Housing & Redevelopment Commission; 239; Tenant-Based Rental Assistance ProgramDEPT.-
RECOMMENDED ACTION:
Adopt Housing and Redevelopment Commission Resolution No. a?6 APPROVING the appropriation
of $250,000 in Redevelopment Low and Moderate Income Housing Set-Aside Funds to meet the matching
funds requirement for an application to the State of California for $1 million in 1993 Federal Home
Investment Partnership Program Funds.
ITEM EXPLANATION:
The National Affordable Housing Act of 1990 provides Federally administered block grants to states, cities
and counties. One of the major programs funded under the noted housing act is the HOME Investment
Partnerships Program. 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 Ilet entitled to receive funds
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 and 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 1993, the State was allocated approximately $20 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 those 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 a single activity. The
application process is competitive for these HOME funds.
For program year 1993, staff has recommended that the City Council authorize the submission of an
application for HOME funds in the amount of $1 million for a tenant-based 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 473 very low income households. Staff
estimates that an additional 100 very low income households could be assisted with the use of the proposed HOME funds.
Because of the City’s experience in operating a rental assistance program for nearly twenty five (25) years,
staff believes that Carlsbad will be very competitive in the noted application process. In general, the
proposed program will be administered in the same fashion as the existing Section 8 Rental Assistance
Program (see HOME application).
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Staff believes the City’s best opportunity to compete successfully for HOME funds 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 has recommended that the City Council authorize
submission of an application for these funds.
Regulations for the HOME program require the City of Carlsbad to provide a 25 % match of funds for the
amount of requested funds ($1 million). Therefore, we must provide matching funds in the total amount
of $250,000. The regulations do not allow the use of other federal funds to meet the match requirement.
Consequently, staff is recommending that $250,000 be appropriated from the Redevelopment Low and Moderate Income Housing Set-Aside fund for the proposed program.
The Housing Commission reviewed staffs request to submit an application for the HOME funding on
September 9, 1993. They recommended approval of the application with one change from staffs original
proposal. The description of the proposed Tenant-Based Rental Assistance Program, within the HOME
application, originally included a provision that participants receiving this assistance from the City would
be required to reside in Carlsbad, without exception. The Housing Commission felt that this was too
restrictive and that the participants should be allowed to use their rental assistance in another city if they
were unable to locate an acceptable rental unit within Carlsbad. The Commission was concerned that there
might be inadequate rental housing opportunities within Carlsbad and, therefore, present a problem to the
applicant otherwise eligible for the assistance.
Although the HOME application, including the program description, has been revised to reflect the
Housing Commission’s recommendation regarding the residency requirement, staff believes the program
will be very difficult to implement if the City allows the assistance to be “portable” because other
jurisdictions will not be able to administer Carlsbad’s custom-designed program within their area. The
administrative problems created by establishing a “portability” feature outweigh the benefits to be obtained
by allowing a participant to take his/her assistance to a rental unit outside the city limits. It will be staffs
recommendation that the City Council approve the original recommendation to restrict the use of the rental
assistance to Carlsbad residents only.
The Housing Commission also recommended approval of the appropriation of the $250,000 in
Redevelopment Low and Moderate Income Housing Set-Aside funds to the proposed project to meet the
matching funds requirement for the application.
FISCAL IMPACT:
Staff currently estimates the cost of administering the proposed program to be approximately $41,000 per
year, or $82,000 for a two year program. Per the program implementation guidelines set forth by the State,
the City of Carlsbad may use five percent (5 %) of its grant.award, or a total of $50,000, for administrative
costs. Staff is recommending that the City use the available $50,000, if approved by the State, and $32,000
in Redevelopment Low/Moderate Income Housing funds to cover the administrative expenses for the
proposed program.
To apply for the noted HOME funds, the City must meet a “matching funds” requirement. For the program
proposed, the matching funds requirement is $250,000. As stated above, since the City cannot use other
federal sources to meet this requirement, staff is proposing that the City use Redevelopment Low/Moderate
Income Housing Funds. A portion ($32,000) of these funds will be used to cover administrative expenses
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AB# J-17
and the remaining funds ($218,000) would be used to provide additional rental assistance to very low
income households.
With $1 million from the HOME program and $250,000 in Low/Moderate Income Housing funds, staff
estimates that 100 additional very low income households can be provided rental assistance.
At this time, staff does not anticipate a fiscal impact on the General Fund. The Housing and
Redevelopment Department will administer the new program as well as the existing Section 8 program with
no new staff.
EXHIBITS:
l- Housing and Redevelopment Commission Resolution hto. 2 3 6 authorizing the
appropriation of $250,000 in Redevelopment Low and Moderate Income Housing Set-Aside
Funds for a Tenant-Based Rental Assistance Program to be funded through the HOME
program.
2- HOME Application, including program description (document on file in the City Clerk’s
Office).
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A RESOLUTION OF THE HOUSING AND REDEVELOPMENT
COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA
TO APPROVE THE APPROPRIATION OF $250,000 IN
MATCHING FUNDS FROM THE REDEVELOPMENT LOW
AND MODERATE INCOME HOUSING SET-ASIDE FUNDS
FOR A TENANT-BASED RENTAL ASSISTANCE PROGRAM
TO BE FUNDED ADDITIONALLY WITH HOME FUNDS AND
AUTHORIZING THE HOUSING AND REDEVELOPMENT
DIRECTOR TO EXECUTE DOCUMENTS
WHEREAS, the Redevelopment Agency of the City of Carlsbad,
hereinafter referred to as “Agency”, 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
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WHEREAS, Section 33334.2 of the Act requires that not less than
twenty percent (20%) of all taxes which are allocated to the Agency for purposes of
17 increasing and improving the community’s supply of low and moderate income
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19 I! housing; and
20 WHEREAS, pursuant to Section 33334.2 of the Act, the Legislature
21 declares its intent that the Low and Moderate Income Housing Set-aside Fund shall be
22 used to improve and increase housing in the community; and
23 WHEREAS, to carry out the purposes of increasing and improving the
24 community’s supply of low and moderate income housing, Section 33334.2 (e) of the
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Act states that the Agency may exercise any or all of its powers, including without 26 I
27 limitations, acquiring land or building sites, improving land or building sites with onsite
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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, the Housing and Redevelopment Commission APPROVES the
expenditure of $250,000 from the Low and Moderate Income Housing Set-aside Fund
both inside and outside the Redevelopment Project Area for the purposes of providing
rental subsidies to lower income households;
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and
Redevelopment Commission of the City of Carlsbad, California, as follows:
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The above recitations are true and correct.
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 Redevelopment Project
Area, in which such funds are generated, are and will be of benefit to the
respective Project Area.
The Housing and Redevelopment Commission authorizes the Agency to
expend a maximum of $250,000 from the Low and Moderate Income
Housing Set-aside Fund for the purposes of providing a rental assistance
program for lower income households.
That the Low and Moderate Income Housing Set-Aside 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.
The Housing and Redevelopment Commission hereby authorizes the
Housing and Redevelopment Director to execute documents required for
the appropriation of $250,000 in matching funds from the
Redevelopment Low and Moderate Income Housing Set-aside Funds in
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order to provide rental assistance opportunities for low income residents
within the City of Carlsbad.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the
Housing and Redevelopment Commission of the City of Carlsbad, California, held on
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the 28th 5 day of September, 1993, by the following vote, to wit:
6 AYES: Commission Members Lewis, Stanton, Kulchin
7 NOES: None
8 ABSENT: None
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ABSTAIN: None
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(Seal)
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r-’ IL CITY OF CARLSBAD
_ HOUSING AND
REDEVELOPMENT
DEPARTMENT
APPLICATION
FOR
1993 HOME INVESTMENT
PARTNERSHIP FUNDS
INCORPOFWED
OCTOBER 1,
1993
STATE OF
CALIFORNIA
HOME APPLICATION
TABLE OF CONTENTS
APPLICATION MlRM
AUDIT FINDINGS, ATTACHMENT 1
CHDO -ATION, A’ITACHMENT 2
EXPERENCE, A’ITACHMENT 3
REFERENCES, ATI’ACHMENT 4
SUBCONTRAC’IOR QUALIFICATIONS, AlTACFlMENT 5
HOUSING ELEMENT STATUS, AlTACHMENT 6
BUDGET, ATTACHMENT 7
STAFFINGDESCRIPTION, ATI’ACHMENT 8
QUARTERLY SCHEDULE, ATI’ACHMENT 9
PROGRAM DESIGN AND PROCESS, ATTACHMENT 10
GOVERNING BOARD RESOLUTIONS, ATTACHMENT 11
EXHIBIT A, ATI’ACHMENT CHECKLIST
EXHIBIT B, BUDGET
EXHIBIT C, STAFFING
EXHIBIT D, QUARTERLY SCHEDULE
EXHlBITE,GO IBXNING BOARD RESOLUTIONS
EXHIBlTF,CHASNEEDSASSEsSMENTANDSTRATEGIES
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Home Investment Partnerships Program (HOME)
APPLICATION
HOME-l, 3193
California Department of Hobsing and Community Development
Division of Community Affairs, HOME Program
PO Box 952054, 1800 Third Street, Sacramento, California 94252-2054
(916) 322-0356
This application, if approved for funding, will be a part of your standard agreement with the department. In
order to be considered for funding, all sections of this application, including attachments and exhibits must be
complete and accurate. PLEASE DO NOT REVISE THIS FORM IN ANY MANNER. ALL ATTACHMENTS
SHOULD BE SUBMITTED AT THE END OF THE APPLICATION FORM. Use Exhibit A, Attachment Checklist,
as an aid in completing the application. Refer to Sections 8200 through 8220 of the California Code of
Regulations for further information.
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.
Section I: APPLICATION SUMMARY
A. NAME OF APPLICANT: Citv of Carlsbad
B. APPLICANT ADDRESS: 2965 Roosevelt Street, Suite B, Carlsbad CA 92008
C. CHIEF EXECUTIVE NAME AND TITLE: Rav Patchett, Citv Manaoer
D. CONTACT PERSON AND TITLE: Rennie Harrison, Housina Proaram Manaaer or Debbie Fountain, Senior
Management Analvst
E. TELEPHONE NUMBER: (619) 434-2811 FAX NUMBER: (619) 720-2037
F. ACTIVITIES AND AMOUNTS FOR WHICH APPLYING:
First-Time
Activity Rental Owner-Occupied Homebuyer
Substantial Rehabilitation $ 0 $ 0 $ 0
Moderate Rehabilitation $ 0 $ 0 s 0
New Construction $ 0 $ 0 $ 0
Acquisition Only $ 0 $ 0 $ 0
Tenant-Based Rental Assistance $ 950,000 $ll////fl/l//fl// $/l/l//l////////
Program Administration $ 50,000 $ 0 $ 0
TOTAL $ 1 ,ooo,ooo $ 0 $ 0
G. CITY AND COUNTY OF PROPOSED ACTIVITIES: Carlsbad, San Dieao Countv
RURAL: [ IYES [Xl NO
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Section II. APPLICANT INFORMATION
A. APPLICANT
1. This applicant is a (check one):
[X 1 City [ 1 County I ICHDO
2. Years applicant has been involved in operating housing programs: ApDroximatelv 25 Years
3. Describe any unresolved audit findings, monitoring findings, or performance problems in all
federal, state, or local programs or funding sources described in Attachments 3 and 4 and
describe how the findings or performance problems have been or will be addressed. This
information will assist in the determination of applicant capability pursuant to Section 8204.
Label as “ATTACHMENT 1. AUDIT FINDINGS/MONITORING FINDINGS/PERFORMANCE
PROBLEMS.”
4. If applicant is a CHDO and has not received prior certification as a CHDO from the department,
provide the information requested in section 8204(d)(l) and label as “ATTACHMENT 2. CHDO
DOCUMENTATION AND/OR FINANCIALS.” (Not Applicable)
5. If applicant is a CHDO, and has been certified as a CHDO by the department pursuant to
section 8204(d), provide a copy of the letter issued by the department which states that the
CHDO applicant has met the definition of CHDO pursuant to 24 CFR section 92.2 and label as
“ATTACHMENT 2. CHDO DOCUMENTATION AND/OR FINANCIALS.” (Not Applicable)
6. a. Attach a narrative description of the applicant’s experience and administrative skills for
implementing housing programs.
b. Using the following format and including all of the following categories (l-6), submit
a list of all projects or programs you have operated or implemented in the last five
years, including all department-administered projects or programs you have operated
or implemented.
(1)
Sources
of Funds
(2)
Type of
Program
(3)
Property
Types
(4)
Dates
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No. of
Units
(6)
Funds
Label sections 6.a. and 6.b. as “ATTACHMENT 3. EXPERIENCE.”
7. Provide references from all funding sources, including construction financing, with whom you
have worked in the programs noted above. Include names, addresses and phone numbers of
contacts. NOTE: Letters of references are not requested. Label as “ATTACHMENT 4.
APPLICANT REFERENCES.”
6. SUBCONTRACTORS - If you are retaining the services of a subcontractor as defined in Section
8201 (dd), please provide the information below. If the services of more than one subcontractor are
being used, please attach additional sheets.
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Subcontractor Name: Not A,.,,icable to DrODOSed project
1. Address:
2. Phone Number: ( ) FAX Number: ( )
3. Contact Person: Title:
Attach a summary of each subcontractor’s relevant experience in housing activities and qualifications
for providing the services for which you will contract as requested in sections 2., 3., 6., and 7. Attach
a copy of a letter of intent from the subcontractor and the draft contract or contract fully executed by
the applicant and subcontractor. If the subcontractor is a CHDO, provide the information requested
in A.4. above. Include a detailed description of services to be provided. If proposing a request for
proposal process for the selection of subcontractor(s), please describe the process for subcontractor(s)
sections, the minimum qualifications required, and the contract to be used. Label as “ATTACHMENT
5. SUBCONTRACTOR QUALIFICATIONS AND COMMITMENT”.
Section Ill. LOCAL DATA
A. CENSUS INFORMATION - The department will compile the information required below as reported in
the most recent U.S. Census for the jurisdiction in which a project is located. If you are proposing
activities in more than one jurisdiction, the department will compile the information for each jurisdiction.
1.
2.
3.
Percentage of families at or below poverty level:
Percentage of RENTER households in the low-income group
that are overpaying:
Percentage of OWNER households in the low-income group
that are overpaying:
B. HOUSING ELEMENT COMPLIANCE - Is the local housing element of the General Plan in substantive
compliance? Yes X No -
Substantive compliance is demonstrated by a letter from the department which sets forth findings 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 Chapter 3 of Division 1 of Title 7 of the Government Code. Provide the compliance letter
and label as “ATTACHMENT 6. HOUSING ELEMENT STATUS”.
Section IV. LOCAL PROGRAM SUMMARY
A. PROGRAM ADMINISTRATION
1. BUDGET - Provide budgets, using the form provided and included as Exhibit B to this
application. Each activity requires a separate budget form. The budget shall detail the costs
to operate a HOME program through the period of project completion, including a breakdown
of applicant and subcontractor staff time. Also identify all sources of funding which will pay
the costs of the program (both administrative and activity costs) and provide evidence of
commitment (including terms and conditions of such funds) from those sources as an
attachment to the budget form. Include a narrative describing how you will address any long-
term monitoring of projects assisted with HOME funds. Label as “ATTACHMENT 7. BUDGET”.
+ Information to be provided by California Department of Housing and Community Development, Division
of Community Development
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2. STAFFING - t .dvide a list of the staff assigned to impler ,..nt and operate the HOME program.
Include a job description of the HOME-specific duties of each staff person and a descript& of
related experience for each staff person listed (applicant and subcontractor staff). If staff has
not been hired, provide a job description for each vacant position. Include this information with
the staffing form provided and included as Exhibit C to this application. Label as
“ATTACHMENT 8. STAFFING DESCRIPTION”.
3.. SCHEDULE - Provide the anticipated quarter-by-quarter schedule for each activity proposed
using the two forms provided and included as Exhibit D to this application. Include evidence
to substantiate the information provided in the schedule. All 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 9.
QUARTERLY SCHEDULE”.
PROGRAM DESIGN AND PROCESS - Provide a detailed plan which describes the following. Label as
“ATTACHMENT 10. PROGRAM DESIGN AND PROCESS”.
1. For all activities:
a. Provide a narrative describing the use of HOME activities. 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. If more than one
HOME activity is being proposed, describe the use of funds on each activity. If you are
proposing owner-occupied rehabilitation or a newly constructed first-time homebuyer’s
project in a subdivision and all projects will be alike or very similar, indicate the number
of the projects and the proposed use of funds for a sample unit.
b. Describe the procedures to be used to ensure compliance with all applicable federal
overlay requirements including, but not limited to, environmental, labor standards, and
relocation.
C. Describe the community’s housing needs and how HOME funds will be used to address
the needs. If you are proposing activities in more than one community, provide a
description of each community’s needs and how the proposed program(s) will be used
to address the needs. Include the number of units to be assisted with HOME funds, by
activity.
d. If you are proposing to use HOME funds in any form other than a loan, provide an
explanation of the use of funds and a justification supporting the use of a form other
than a loan. Describe the specific circumstances in which such assistance will be
provided.
e. If you are proposing a specific project and a portion of the project will be combined
with commercial space, provide the funding source and dollar amount of the total
development cost that will be attributable to the development of the commercial space.
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, contractor
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selection, preconstruction conference, complaint resolution, and rent structures or
proposed resale controls.
b. Describe the proposed length of affordability’and method of ensuring such affordability.
3. For new construction or new construction with acquisition:
a. Describe procedures 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.
4. For first-time homebuyer assistance:
a. Describe the manner in which families and properties will be selected.
b. Describe the period of affordability and how funds will be reused if HOME funds are
repaid prior to the expiration of the affordability period.
C. If you propose to use funds in a manner different from what is in the department’s
approved program description, describe such proposed use. NOTE: All proposals not
described in the department’s approved program description will require approval by
HUD prior to disbursement of funds. If HUD does not approve the proposal, the
applicant will be required to use a method already approved by HUD. Approval of such
a proposal will be a condition of any award by the department if the applicant receives
an award.
5. 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 responsibility 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 leases units or to assisted families.
C. Describe the manner for selecting assisted households. If selecting households from
a list developed in accordance with section 8211 (a)(2), include the method used to
establish such a preference list.
Section V. GOVERNING BOARD RESOLUTION
Attach the resolution, duly executed by the governing board of the local jurisdiction or CHDO, granting
authority to make application to the department for a funding commitment from the HOME program. Label as
“ATTACHMENT 11. GOVERNING BOARD RESOLUTION”. A sample resolution is included in this application
package as Exhibit E. Be sure that the resolution authorizes the signatory for submittal of this application, and
the resolution is an action of the governing body of the applicant.
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Section VI. LEGISLATIVE REPRESENTATIVES
Indicate all Legislators who represent any portion of the proposed service area.
Members of the State Assembly
District number: 73rd
Name: William Morrow
District Address: 302 No. Hill Street
City: Oceanside, CA 92054
District number: 74th
Name: Robert Frazee
District Address: 2121 Palomar Airport Rd. #105
City: Carlsbad, CA 92009
Member of the State Senate
District number: 38th
Name: William Craven
District Address: 2121 Palomar Airport Rd. #lOO
City: Carlsbad, CA 92009
District number:
Name:
District Address:
City:
Members of the U.S. House of Representatives
District number: 5 1 st District number: 48th
Name: Congressman Randy “Duke” Cunninnham Name: Conqressman Ron Packard
District Address: 613 W Vallev Parkwav. 320
City: Escondido CA 92025 District Address: 221 E Vista Wav, #205
City: Vista CA 92084
Section VII. APPLICANT CERTIFICATION AND COMMITMENT OF RESPONSIBILITY
As the official designated by the governing body, I hereby certify that if approved by the department for a
HOME funding allocation, the Citv of Carlsbad (applicant’s name) assumes the responsibilities specified in the
HOME regulations and certifies that:
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(2)
(3)
(4)
(5)
it possesses the legal authority to apply for the allocation and to execute the proposed program;
it has resolved any audit findings 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 necessary to provide affordable housing;
if a CHDO, its board composition complies with and will continue to comply with the
requirements for CHDOs as contained in the definition contained in 24 CFR section 92.2;
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.
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I authorize the Department of Housing and Community Development to contact any agency which may assist
in determining applicant capability. All information contained in this application is acknowledged to be public
information.
Signature
Housina & Redevelooment Director
Title
(Type Name) Date
Section VIII. EXHIBITS
Exhibit A - Attachment Checklist
Exhibit B - Budget
Exhibit C - Staffing
Exhibit D - Quarterly Schedule
Exhibit E - Governing Board Resolution
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ATTACHMENT 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 'lentitlementtV 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
JJQ 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.
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ATTACBMENT 2. CHDO DOCUMENTATION AND FINANCIAL0
This attachment is not needed for this application. The applicant is the City of Carlsbad.
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ATTACHMENT 3. EXPERIENCE.
The City of Carlsbad established its own Housing Authority in 1969. For nearly twenty five (25) years, the City of Carlsbad has been operating at least one housing program - tenant-based rental assistance. Also, at, various times, over the twenty five 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 1993 million 8 (apw. 1
Housing Purchase Mobile 1988 9 147,726 Set- Pads homes Aside Redevel- opment
CDBG Residen- Owner 1983- 7 73,387 funds tial Occupied, 1988 Rehab. Single Family
Mortgage Finance - Rental 1985 106* -O- Revenue Assist 1993 (re- Bonds fund/new issue)
N/A Density Rental/ 1985 47* -O- Bonus Owner 1986 lo* 1988 44*
* Note - The number of units noted are those units within two assisted projects which provided housing affordable to low income (80% of county median or below). A total of 528 rental units were produced through the Mortgage Revenue Bond financing mechanism.
For information purposes, the City of Carlsbad issued refunding bonds in the amount of $15,920,000 for the Multifamily Rental Housing project known as Park La Costa in May, 1993. The purpose 10
of the refunding was to reduce the interest rate on the bonds thereby reducing the cost to the property owner (La Costa Partners) to operate the apartments. The City benefitted through the maintenance of 64 housing units affordable to lower income households for a longer period of time.
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.
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ATTACHMENT 4. APPLICANT REFERENCE8
The following references are provided regarding funding sources for the programs noted in Attachment 3:
FEDERAL DEPARTMENT OF HOUBING AND URBAN DEVELOPMENT PROGRAMB:
FAYE BARNES CDBG REPRESENTATIVE BUD LOS ANGELES OFFICE
1615 W. OLYMPIC BOULEVARD
LOS ANGELES, CA. 90015
(213) 251-7248
MICHELE MCINTYRE
SECTION 8 RENTAL ASSISTANCE REPRESENTATIVE HUD LOS ANGELES OFFICE
1615 W. OLYMPIC BOULEVARD
LOS ANGELES, CA. 90015
(213) 251-7188
The following contacts are related to the reissuance of bonds for the Park La Costa Apartment project in Carlsbad, California:
BOND TRUSTEE: MS. LETICIA SABINIANO FIRST TRUST OF CALIFORNIA, NATIONAL
ASSOCIATION
101 CALIFORNIA STREET, SUITE 1150
SAN FRANCISCO, CA. 94104
(415) 274-2540
LETTER OF CREDIT BANK: MR. NEAL DRUB
BANK OF AMERICA NATIONAL TRUST AND
SAVINGS ASSOCIATION 450 B STREET, SUITE 950 SAN DIEGO, CA. 92101 (619) 230-5302
STATE MONITORING AGENCY: MR. STEVE JUAREZ CALIFORNIA DEBT ADVISORY COMMISSION
915 CAPITOL MALL, ROOM 400 P.O. BOX 942809 SACRAMENTO, CA. 94209-0001 (916) 653-3269
12
;- A
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.
13
ATTACHMENT 6. HOUSING ELEMENT STATUS.
On May 26, 1993, the Department of Housing and Community Development, Division of Housing Policy Development, forwarded a letter to the City indicating that the Adopted Housing Element Amendment submitted by Carlsbad complied with State Housing Element Law. It is our understanding that the letter indicates that our Housing Element is in substantive compliance with the regulating Government Code.
The compliance letter is attached for further review.
14
.. -:.-..i C’ cl1 :FORII!A - SUSINESS. TRAN: - ?TATlON AND HOUSING AGENCY ___. i- .-._- A---
-‘.-:.z:.XNT OF HOUSING AND COMMUNITY DEVELOPMENT _ -. .-..T.. 4-$F ..l.a41’: ‘41 HOUSiNG POLICY DEVELOPMENT
-.-’ zyxxr, r,UGLn 430 ..:-.a -. ,- $j;zjJ . . . . _\/_.
: .:., -..iLYTO. CA 34252-2033
::3-3i:Li 6;‘l.Y ,916) 323425 __ _
May 26, 1993
_ - - ___ . Ray Patchett -? 2 L v Manager c- i_ City of Carlsbad 2E73 Las Palmas Drive r. -. -.-, -*T> ,A +Z=_->kk.d, California 92009
seay Xr. Patchett:
* I’..z : Review of Carlsbad's Adopted Housing Element Amendment
Tlhsnk you for submitting Carlsbad's adopted housing element z.:enrkent , received April 5, 1993 for our review. As you know, ..'?- p--e .G required to review adopted housing elements and report our fly-Z,irJ:s -2 to-the locality (Government Code Section 65585(h)).
Gur June 12, 1992 review letter found that the City's draft ;m- c u P i =.-;;g element amendment addressed the statutory requirements, 1;; 3. rtly on the basis of the City's commitment to adopt and rzTler;lent certain,programs (i.e., density increases, alternative kc;;sing, relaxation of development standards, and inclusionary re,c;-uirenents) and once adopted, would comply with housing element 1 %W * The City has since adopted the revisions and completed the a~~ptio!l of all‘of these programs? Therefore, we are pleased to find the adopted amendment complies with State housing element isw (Article 10.6 of the Government Code).
As you kno~,'th& Department's HOME program 'regulations include housing element status as a rating factor in the ecmpetitive app&ication process for HOME funds. Jurisdictions -.+-ith an adoptedL$housing element (including any amendments to the element) in compliance with State housing element law, as determined by the Department, receive significant extra points if their application has met the threshold criteria. Points are awarded to jurisdictions with an adopted housing element in compliance on or before the date HOME applications are due to the State . This finding of compliance will ensure that any Carlsbad. application for HOME funds would be eligible for the bonus. points.
_ .__ .-- . Xav Patchett >:,-- - - -.;G 2
I -
The i';otice of Funding Availability (NOFA) for the next :.I:.llc",1ilJ cycle is scheduled to be released during the summer of - -*g3. -/ To:- further information on the HOME program, please ;z;*eLa.r_'< Chris Webb-Curtis of this Department at (916) 327-3586.
As +-d may know, Government Code Section 65400 requires each ? -,-al -'d-u- 912;: ning agency to provide an annual report to its 1qisla-Live b d o y on the status of the local general plan and its' .cz;g-rsss in implementation. Chapter 1441, **Statutes of 1990 added _--_ - .'- '-.IC L this annual report must also include the localityts progress ,- 2eet ing -_. its share of the regional housing need (for each '-:come group) determined pursuant to Section 65584. -- Chapter 889 s'+a", utes of 1991 now requires that a copy of this report be
sxSmi.t-ted to the Department of Housing and Community Development
i;iEhin 30 days o f its receipt by the local legislative body.
-Therefore, the City should establish a system for monitoring its '.- ,T Trogrzss in meeting regional housing needs and implementing -IV using clement programs. Should the City's 1993 or subsequent .::?;?.Lal re‘ Gorts reveal that affordable housing development is not l:r,z>ing :oace with new construction goals, or that programs are 1.; a<. mee-king stated objectives, the element should be amended to Fnelude additional or alternative programs and incentives. The City is advised that its ability to demonstrate the ETpropriateness of programs for the 1996-2001 planning period ;.:lil be based in part upon the progress made during the current ;olanning period.
Ye wish you continued success in implementing your housing program and we encourage you to re-apply for the upcoming round of HOME funding. If you would like assistance in implementing
recur housing program, 2 (316) 327-2644. please contact Gary Collord of our staff at
In accordance,with their requests pursuant to the Public I?:zcerds Act, we are forwarding copies of this letter to the gersons and organizations listed below.
zw
4
I
Thomas B. Cook Deputy Director
16
., -.”
-‘-A- . Ray Patchett _. - .:cls 3 -t
ee. uCI. Xlchael J. Holzmiller, Planning Director, City of Carlsbad Catherine Rodman, Legal Aid Society of San Dieqo Jeffrey Francis, California Public Interest Research Group Jose Rodriguez, California Rural Legal Assistance Claudia Smith, California Rural Legal Assistance Frank Landerville, Regional Task Force on the Homeless Eoward Stacklin Bnn Pathy, Attorney at Law Xaren Warner, Cotton/Beland/Associatez Kenneth Sulzer, San Diego Association of Governments Kathleen Mikkelson, Deputy Attorney General Bob Cervantes, Governor's Office of Planning and Research Dwight Hanson, California Building Industry Association Kerry IIsrrinqton Morrison, California Association of Realtors Xarc Brown, California Rural Legal Assistance Foundation Rob Kiener, California Coalition for Rural Housing Susan DeSantis, The Planning Center
A
ATTACHMENT 7. 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 proposed two year program. The City will finance these administrative costs through the HOME program to the extent allowed by applicable regulations. It is our understanding that the City may use $50,000 of the total funds we are eligible to receive ($1 million total) for administrative costs. Therefore, the City intends to use $50,000 in HOME funds and $32,000 in Redevelopment Housing Set-Aside funds for the purposes of covering administrative costs directly 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 has been installed to improve the operation of the City's rental assistance program(s).
Exhibit B provides a breakdown of the charges as related to the $50,000 in HOME funds which the City has indicated it will use to cover a portion of administrative costs for the proposed program. Since Exhibit B only represents a portion of the two year budget for the proposed Tenant-Based Rental Assistance Program. A full two year budget breakdown is attached to Exhibit B for your additional information. 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.
Also attached to Exhibit B is a letter from the City's Housing and Redevelopment Director, Mr. Evan Becker, committing the use of $250,000 in Redevelopment Housing Set-Aside funds to the proposed Tenant-Based Rental Assistance Program. As stated previously, $32,000 of these funds will be used to cover administrative costs, if necessary, and the remaining $218,000 will be used to provide direct rental assistance to eligible households.
The Rental Assistance Program proposed within this application will be administered over a two year period. Carlsbad Housing Authority staff will conduct an annual recertification to determine the continued eligibility of participants. If a participant no longer is eligible for the program, the rental assistance will be terminated. The same process the Housing Authority uses for monitoring the eligibility of participants and use of Section 8 (federal) funds will be used for monitoring the HOME-funded program. This process is outlined within the Section 8 Administrative Plan and the program description for the HOME- funded program as outlined within the application. A copy of the Section 8 Administrative Plan has been included with this application for information purposes.
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ATTACHMENT 8. 8TAFFING 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 dire& responsibility for administration of the HOME Rental Assistance program. The assignment of responsibilities/tasks for staff related to the HOME program will be the same as those assignments for administration of the existing Section 8 Rental Assistance Program. Exhibit C to this application provides a personnel summary for your review.
The staff members are as follows:
0 REGINALD HARRISON - HOUIJING PROGRAM MANAGER
Mr. Harrison is responsible for directing the activities of the City of Carlsbad's 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 nearly eight (8) 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 100 rental assistance vouchers 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 nearly 21 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 19
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 SPECIALI8T 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.
l MARIA CANPA - 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 nearly five (5) 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
20
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 over one (1) year.
0 TEMPORARY CLERICAL ASSISTANCE
As necessary and appropriate for efficient and effective administration of the HOME-funded Tenant-Based Rental Assistance Program, temporary clerical assistance may be employed to ensure the timely completion of program tasks.
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.
21
CITV OF CARLSBAD JOB DESCRIPTION
JOB TIT&g Housing Program Manager
DEPARTMENT., Housing and Redevelopment Oepartment
BASiC FUNCTION;
Under general direction, administers and coordinates programs, activities and
functions relating to the City’~ %ztiOn 8 Rental Assistance Program. Performs related
responsibilities as required.
. DlSTlNGUlSH~NG CHARACTERISTICS,
This is an advanced journey level housing program dassikation. l’hia positi&
administers a variety of programs and/or functions h the area of Section 8 housing
rental assistanca and is responsible for alI aspecb of andsupervisiiof employees providing technical support to thii area This b arr
that provides administrative assistance to tb Housing + v Dire&t. _ . *
* ‘KEY RESPOhSIBIL?rlEW,
Acbinastaff~~toim~~~ot~Horrsingarrd~
Commission, City Manager, a&Department Head.
Supervises, trains and. evaluates subordinates.
. Assists in the development and impbwtatbn of objectIvea, procedure8 and
priorities.
Reviews program regulation change8 and assists in the rewision of appropriate agency
policies and procedures.
Explains the Sactfon 8 Rental Assistance Program to prospective paMpants, owners,
and prop& frmageq schedulee, coordinate8 and conducts brief@ wsions.
Schedules and intewiews -housingprogramparticipentstodeterm~ir\itkland
continued eligibility. .
Verifies infotrnatbn provided by appbnta and program pMic&Ma
. .
22
processing necemary to effect appropriate rent changes.
Prepares and ostabliihes participant, landlord and related office files.
Prepares af?d maintains a variety of few, recotds and fiti documents in&ding periodic activii repW9.
Makes home v&b when flec&SsafY to determine initial and continuing eligibility and
performs quality control on housing quality standards.
Answers questions on the Section 8 Rental Assistarm Program in person and by
telephone; refers participants and applicants to other service agencies as appropriate.
Processes and advises participants and ownen regarding transfers.
Maintains appropriate records of required accounts payable to owners and processes
request9 for payments or\ a regular schedule.
Answers the telephone and assisk the public in giving information m re@rfi.
Perlorrhsrelateddutiesasrsqui~ed.. . T ’ ..- . . REPORT’INQ AND R~TlONSkllPQ,
This posit& reports to the Housing and RsdeW&MWwM Directorand~ assigned @sonne(.
. DESIRABLE QUALJFICATIONS,
0 Modem office practices and procedures. 0 Statistical and recordketeping method8.
0 Applicable local, atate and federal regulationa, rule18 and proc8dws.
l Convwsathnal spar&h language.
skiil 0 ~~=ww--- 0 fk8earchandstadstWm~.
l short- and long-range organizatiorral plaming.
Abilitv to; 0 Propwtyinterpretandmaker~arrd~in
accordancewithlaw8,reguhtions,andpdkb8hpacUngSection8
housing adrninistrabkrr.
23
0 w and maintain effective working relatioriships.
l bnpkto, prepare and maintain a variety of records, report3 and files.
l Dinct, svaiuat0, and SupeMhe the work of assigned staff.
l cornn~~icate deafly and concisely, orally and in writing, including bi-
Ungualty in Spanish.
l lJtiliu0 $cr~mputer and software packages necessary for satisfactory job peWman-.
EXPERIENCE AND EDUCATION;
Any combination of equivalent exfaerience and education that could likely provide the
required knowledge, skill, and abilii is qualifying. A typical way to obtain the
knowledge, skill, and ability would be:
0 Two (02) to four (04) years of responsibk experience in the
administration of Ssction 8 housing programs, operaths, and actf+&s.
. l Expwmceofeducationequivalenttoa~s~eetimas,
accreditedcollegeorun~~major~~workh~~
programs and/or public admiiistrath
l PosseNMI of a SeWJ.6 Tfainkrgcouss CWtMcaWti qqqth as
i&s&d by a H.U.D. reCog&ed agency. .,
0 POss8ssion of, or abilii to obtain, an appropriate, valid California Orivsr’s
license.
C:\wmVnESVIBOMOMI.X# OQIollso
Attachment R
NANACUENl ANALIS Resolutton, No.
DEFINITION
Under direct supervision, to perform profekional technical, analytical and administrative work; and to do related work as assigned.
OISTINGUISHINC 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 (X OUTIES
Assist in the development o? 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 starting and organizational changes. ._
. . . mpi ie materials anil. prep&- reports; operation manuals”“dnd publicatiorrs and“ desist in the maintenance of .reoords and accosts.
Oeslgn and implement systems and forms for use in operational situations.
Assist in the coordination of purchasing, personnel and other routine Administrative functions and activities.
Hay be requested to represent the City in the community and at professional
meetings as required.
Assist in budget preparation, analysis and adminlstratfon. ._
Assist in the coordination of activities with other City departments and
divisions and with outside agencies.
Supervise, train and evaluate assigned stat?.
QUALIFICATIONS
‘r Know1 edge of
Principles of organization, administration, budget and personnel mnagecrent.
Methods and techniques of research, statistical analysis and report
presentatfon.
25
MANAGEMENT 4NALYST, Continued
Ability to
Communicate clearly and concisely, orally and in writ tng.
Properly interpret and make decisions in accordance with laws, regulations and
policies.
Supervise, train, and evaluate assigned staff.
Exper fence 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 dbllities would be:
Experience
One year of administrative, budgeting, or related analysis ewperlence
similar to which my be acquired while perfoctnfng duties 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 ot experience.
Education
Equivalent to a bachelors degree fron an accredited college.or ‘university with major work in public adminfst,ratlon. or .related- field.
.
26
4
Attachment Resolution No.
Performs eligibl]ity, inspection, placement and relocation work for the City's Section B Housing .;ssistance program.
TASK
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 revlewr all documents required
of applicants.
Maintains documentation according to establfshed program guidelines.
Verifies income and housing status through wrltten Inquiry or telephone contacts.
Makes computations to determine ellgfbllity and recertlficationt.. '
Revleus and resolves complaints frm tenants; conducts informal counrellng'to
resoTve complaints.
. - .
Calculates tenant and housing assistance plan portions of contra&rent according'
to estab!ished program guidelines, including establishment and admlnirtratlon of accounts receivables.
AnswersquestIons and gives information related to the housing program.
Prepares documents to process payments.
Assists in the preporatlon of special statlstlcal reports.
Conducts applicant briefing sessions.
Interviews and advises applicants seeklng admission to the progru.
Makes computations t6 determine client ellgiblllty.
Perfoqs related duties as required.
QUAL c
Rules and regulations involved in HUD housing program.
Methods of statistIca data collectlon and analysis.
Recordkeeping and reportlng procedures.
27
HOUSING SPECIALIST I, Continued
Abilitv tq
Complete complex forms accurately.
Work effectively with program applicants, tenants and property owners,
oerience 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 specialized secretarial or business training.'
Y om CHARACTFRISWS
Ability to conxnunicatr clearly and concisely In English and Spanish.
28
CLERK TYPIST I
CLERK TYPIST II
DET: INITlOll .
Under general supervls ion, to type a variety of materials and to perform varied general clerical duties; and to do related work as assigned.
DISTINCUISHIHG WARACTERISTICS .
Clerk Typist ?: This is the entrance level for clerical employees who are
required to liave typing SkittS bu t no previous clerical experience. Employees in this c?ass normally ~crk Under continuous supervision performing a group of
repetitive or closely related duties according to established procedures. Generally work is observed 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 incwzents may
reasonably expect their positions to be reassigned to the next higher class of
Clerk Typist Il. Under this training concept, positions assigned to the class
of Clerk Typist II which become vacant may reasonably be filled .at the Clerk
Typist I level. 4 * . .
Clcik T:?dst Ii: -'Pos.;.ii.o& in 'thi,i dlass'are'nomally filledby advancmnt
from the i .er grade of.Clerk Typist.1, or, when filled from the outsEd&, r&
qtrire prio; clerical experience. A Clerk Typist I I works under general 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 a.mong 3 limited number of alternatives in solving routine
problems and setting priorities. A Clerk l'ypist II Is expected to work pmduct-
ively even in the absence of supervision. Employees in this ilass may often
have contact with the public, answering a variety.of procedural questions or
giving out informtio!s ims established records. Hark is normally revimed
upon completion and for overall results.
EXAH'LES Of I&TIES
Perform a wide variety of clerical work including typing, proofreaJing, filing; checking and recording Mormation on records. .
Nay providr primary clz*~c~l support to an operating section or division where
shorthand rkjlls arc K; reqtiired.
Answer the 2.:: cphonb J ;- .i :.-:zit on the general public, giving information as
required. .
Type letter:, i mmora&uzs, or other materials, from oral dlr&tlon, rough draft, copy, notes cr transcribing machine recordings.
Operate add%g machine wd other office.appliances. .
Sort and fiie documents and r&&s according to predetcmlned classifications,
maintaining alphabetical, index, and cross-reference fib.
.
29
-
Clerk Typist I, C'- k Typist II (Cont'd.)
f
.
e EXANPLES Of DUTIES
Orders, receives, checks and mc :tains offtce supplies and related invnetov.
Check invofces and requisitions, and perform arithmetlcal ctlculations.
Receive, sort and.distribute incoming and outgoing mail.
Serve as receptfonist.
Prepare simple statistical reports.
Serve as telephone operator-receptionbt as assigied.
.
:
f’ --
67 .
QUALIFICATIONS
'Knowledge of:
Clerk Typist I
English usage, spe!ling, gra.mr,
Clerk Typist II *
Above, plus a kno(&ledge of office
Ability to: 4
Clerk TWst I .
PerfoE routine ~lkd~a7 irork.
and punctuation.
.
methods and equipment.
.
-
Learn &nd 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 djfflculty, including compiling data
for reports and making arithmetical calculations.
Operate office appliances.
Understand and carry out oral and wrItten d1rectlons.
Type at a speed of not Jess thair 60 words a minute fba clear copy.
Work c:sperativalz :,it:3 others. . w . Expcri c-ze and Eizczzicn
l
Clerk Typist I
l Any cc3inat4cn equive?ent to the experience and education that could likely provid G the rerjujred km&ledge and abjlities. .
.
l
30
C\crr; iypm A, LIClri l)t'lA. Al \bk#iSb b., h
Experience and Education
Clerk TyDitt 11
Any cohhatton equivalent to the experience and education that
would likely provide the required knotfledge and abilities. A typical way to obtain the knov/ledgc and abilities would be one year of experience performing duties comparable to those of a
Clerk Typist 1.
.
. .
. .
. ._.
-_
2
.
.
l
.
6..
\ l .
. .
; l
. .
.
31
.-
ATTACHMENT 9. 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, 1994, 2) the City will be funded for the full requested amount, and 3) thdt 100 households can be assisted through the proposed program, the quarterly schedule as proposed in Exhibit D to this application is realistic for program implementation purposes.
It is anticipated that the City of Carlsbad's Housing Authority will be able to process 100 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. We do not anticipate any problems in "leasing uptV the proposed vouchers within one year and/or maintaining the program the second year.
32
h
ATTACHMENT 10. PROGRAM DESIGN AND PROCESS
A detailed plan describing 1) the _ _ _ use of HOME funds for HOME activities; 2) procedures to be used to ensure compliance with federal regulations; 3) the community's housing needs and how the use of HOME funds will address them; 4) the form for using the HOME funds; and 5) the manner in which the tenant-based rental assistance program will be administered is attached for your review.
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 100 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 $250,000 in Redevelopment Housing Set-Aside funds to administer the rental subsidies program proposed within this application. A portion ($50,000) of the HOME funds will be used to cover the administrative costs of the program. In addition, the City will use $32,000 in Redevelopment Housing Set-Aside funds to cover the administrative costs not reimbursable through the HOME program due to the llcaplI on available funding for this purpose. Attached is a Carlsbad Housing and Redevelopment Commission Resolution authorizing the use of a total of $250,000 in Redevelopment Housing Set-Aside funds for the noted program/purpose.
The City of Carlsbad's Comprehensive Housing Affordability Strategy (CHAS) identifies a strong need for rental assistance within the community. Attached as Exhibit F are copies of the "Needs Assessment" and "Strategies" 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 l'Strategies" section outlines the general plans and priorities to be pursued over the five year period of the CHAS. This application for funding is in compliance with the strategies/priorities outlined within the City of Carlsbad's approved 1991-96 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.
The need for rental assistance is further demonstrated by the fact that the City currently has 1100 households on the Section 8 Waiting List. In order to assist the households waiting for rental subsidies, the City must obtain additional funding for the 33
program. The HOME funds, requested in this application, will be used to meet a significant need within the community.
Based on the represented need to assist renter households who pay more than 50% of their income on housing costs, the tenant-baaed 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.
As stated previously, attached to this narrative is the City of Carlsbad's wProgram 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.
.
34
HOME INVESTMENT PARTNERSHIPS
PROGRAM (HOME)
TENANT-BASED
RENTAL ASSISTANCE
HOME PROGRAM PLAN
35
2965 Roosevelt St., Ste. f3 l Carlsbad, CA 92008-2389 l (619) 434-281 O/281 1 l FAX (619) 720-2037
SECTION 1: PROGRAM OVERVIEW
1.1 Puroose
The City of Carlsbad Housing and Redevelopment Department proposes to provide
tenant-based rental assistance to approximately 100 low-income families for a two
year period. This will be accomplished by using approximately $1 million of its
Federal Fiscal Year (FFY) 1994 and 1995 HOME allocation and $250,000 of its
Redevelopment Low and Moderate Income Housing Set-aside Funds. All participants
in the rental assistance program will come from the Section 8 Waiting List. A priority
will be given those very low income applicants who have a Federal Preference, qualify
for a local priority (residency) and are engaged in “self sufficiency” activities.
The program will be administered by the Housing Authority of the City of Carlsbad.
1.2 Public Benefit
Currently, 473 low-income families in the City of Carlsbad are receiving rental
assistance through the Section 8 Certificate and Housing Voucher 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 (CHAS) shows that there are still
approximately 3,051 low-income renter households living within the City who are 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 very low income families who qualify for a‘ Federal
Preference, local priority (residency) and demonstrate a commitment to self-
sufficiency.
Once the program plan contained herein is approved and the HOME funds are made
available, 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.
SECTION 2: FINANCIAL AND IMPLEMENTATION PLAN
2.1 Budaet
HOME Funds - The $1 million in HOME funds will be used to subsidize 100 families
in FFY 94 and 95. Five percent of those funds, $50,000, will be used to offset the
administrative expenses of operating the program.
36
HOME Allocation Rental Assistance 80 460 ’ 5,938 950,000
Set-Aside - Rental Assistance 20 480 5,938 2 18,000
Administrative Costs - HOME 50,000
Administrative Costs - Set-Aside 32,000
Total
Matching Funds - The City of Carlsbad will contribute $250,000 in matching funds
from its Redevelopment Low and Moderate Income Housing Set-Aside account. Those
funds will allow us to subsidize an additional 20 families with tenant-based rental
assistance, in FFY 94/95 and pay $32,000 in administrative expenses.
Other Resources - In the case of participants who are engaged in self-sufficiency
activities, every effort will be made to link their housing needs 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 Programs. Staff will be able to draw upon its experience in the
administration of those programs while administering the HOME tenant-based rental
assistance 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.
15
2nd Qtr. 3rd Qtr.
20 35
4th Qtr.
30
SECTION 3: PROGRAM PLAN
3.1 Summary
The purpose of this program is to provide rental assistance to 100 low-income
families, using $1 million of the City’s FFY 94 and 95 HOME allocation and $250,000
37
of the City’s Redevelopment Low and Moderate Income Housing Set-aside funds. The
program will be administered by the Housing Authority of the City of Carlsbad. The
design of the program will be similar to the Section 8 Certificate and/or Housing
Voucher Program (see program comparison chart). The Housing Authority is currently
responsible for managing 473 Section 8 Certificates and/or Housing Vouchers.
The proposed distribution of units to be leased by bedroom size is as follows:
IBR 2BR 3BR
25 50 25
This total number of units anticipated to be assisted (100) provides for a financial
cushion against contingencies such as an increase in the payment standards or
decreases in the income of participating families.
3.2 Beneficiaries
Rental assistance will be provided to approximately 100 eligible HOME-assisted
participants for a two year period. Priority will be provided to those very low income
families qualify for a Federal Preference, local priority and whose head of household
or spouse is enrolled in an educational or job training program.
Once the Waiting List has been exhausted of the targeted families, other applicants,
in Waiting List priority and date and time of application, 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.
38
A
3.4 )iousina Qualitv Standards
Housing Units occupied by a family receiving HOME tenant-based rental assistance
must meet the Housing Quality Standards (HQS) as outlined in 24 CFR 882.109.
Those are the same standards used in the administration of the Section 8 Program,
A list of those standards is available through the Housing Authority.
Cooperative housing units are prohibited from participation in the HOME program.
3.5 Rent Reasonableness
A lease for a participating family will be approved if the rent requested is reasonable
when compared to rents that are charged for comparable unassisted rental units in the
neighborhood.
3.6 Pavment Procedures
The Fair Market Rents (FMR), as established by HUD, effective October 1, 1992, are
as folio ws:
1BR 2BR 3BR
618 725 908
The HOME tenant-based assistance program will use the payment standard as set
forth in the Section 8 Voucher program. The payment standards a’re as follows:
IBR 2BR 3BR
583 684 857
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 assistance shall be provided directly to
owners of units which have passed the HQS inspection and are occupied by families
participating in the HOME tenant-based rental assistance program.
Participants will pay a security deposit equal to the lesser of (a.) two months “total
tenant payment” (30% of monthly adjusted income), or (b-1 one month’s contract
rent. In no case will the security deposit be less than $100.00. The HOME program
will not be responsible for damage or abuse to the unit beyond the security deposit.
39
3.7 Terms of Rental Assistance Contract
Provided the HOME program is funded bi-annually, tenant-based rental assistance will
be provided in two year terms. The assistance given to eligible tenants will be
renewed upon expiration of the contract and availability of funds with a demonstrated
continued need for assistance. Th.e contract for assistance will be between the
Housing Authority and the landlord. Because the assistance is tenant-based, the
contract may terminate upon expiration of the tenant’s lease.
3.8 Termination of Assistance
Grounds for denial or termination of assistance under the HOME tenant-based
assistance program are the same as outlined in 24 CFR section 883.210. Those are
the same termination procedures used by the Section 8 Program. Additionally, the
Housing Authority may terminate assistance if the tenant is evicted by the landlord for
cause. Termination must occur if the tenant’s income goes above the Section 8 lower
income limit at the annual recertification date.
An owner may not terminate the tenancy or refuse to renew the lease of a tenant
assisted with HOME funds except for serious or repeated violations of the terms and
conditions of the lease.
SECTION 4: PROHIBITED LEASE PROVISIONS
0 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. However, this prohibition 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.
0 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
40
h
the tenant has the opportunity to present a defense or before a court decision on the
rights of the parties.
0 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.
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: RECORD KEEPING
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: MONITORING
In accordance with HOME regulations, each unit which receives a subsidy on behalf
of an eligible tenant must be monitored as follows:
1. 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.
41
PROGRAM COMPARISONS
SECTfON 8 CERTIFICATES & VOUCZHERS
vs
HOME RENTAL ASSISTANCE
42
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ATTACHMENT 11. GOVERNING BOARD RESOLUTION.
A resolution approved by the Carlsbad City Council is attached as Exhibit E which authorizes the submission of this application and the Housing and.Redevelopment Director as the signatory.
Also attached to Exhibit E is a copy of a resolution approved by the Carlsbad Housing and Redevelopment Commission authorizing the expenditure of $250,000 in Redevelopment Housing Set-Aside funds for the proposed Tenant-Based Rental Assistance Program as outlined within this application. The resolution authorizes the Executive Director of the Redevelopment Agency to commit the funds to the proposed program.
46
APPLICATION EXHIBFI’S
Check if
Applicable
[Xl
1 I N/A
[XI
[XI
I I N/A
[XI
[Xl
I x.1
[Xl
[Xl
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[Xl 11.
1.
EXHIBIT A
ATTACHMENT CHECKLIST
AUDlTFlNDINGS/MONITORINGFINDINGS/PERFORMANCE
PROBLEMS
CHDO DOCUMENTATION AND/OR FINANCIALS
EXPERIENCE
APPLICANT REFERENCES
SUBCONTRACTOR QUALIFICATIONS AND COMMITMENT
HOUSING ELEMENT STATUS
BUDGET I
STAFFING
QUARTERLY SCHEDULE
PROGRAM DESIGN AND PROCESS
GOVERNING BOARD RESOLUTION
47
l
September 22, 1993
DONALD P. MADDY, DEPUTY DIRECTOR DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT OFFICE OF THE DIRECTOR
1800 THIRD STREET, SUITE 450
P.O. BOX 952051 SACRAMENTO, CA. 94252-2051
RE: SOURCE OF MATCHING FUNDS FOR CITY OF CARLSBAD'S 1993 APPLICATION FOR HOME INVESTMENT PARTNERSHIPS PROGRAM FUNDING FROM THE STATE OF CALIFORNIA
Dear Mr. Maddy:
On September 21, 1993, the Housing and Redevelopment Commission authorized the expenditure of a maximum of $250,000 from the Redevelopment Agency's Low and Moderate ,Income Housing Set-Aside Fund for the purposes of providing a rental assistance program for very low income households. The Commission authorized the expenditure in combination with Federal HOME Investment Partnership Program funds to finance the costs of providing the rental subsidies.
Attached is a copy of the resolution approved by the Housing and Redevelopment Commission in regard to the above noted action. As Housing and Redevelopment Director, I am authorized by the Commission to execute any documents related to commitment of the Low and Moderate Income Housing funds for the HOME funded rental assistance program.
The funds are provided as a grant to the proposed program. Therefore, no repayment is required or expected by the Carlsbad Redevelopment Agency.
If you have any questions regarding the commitment of Low and Moderate Income Housing Set-Aside funds, please contact my office at (619) 434-2815.
Sincerely,
EVAN E. BECKER Housing and Redevelopment Director
49
.-
CITY OF CARLSBAD
HOME RENTAL ASSISTANCE PROGRAM
FEDERAL FISCAL YEARS 1994/95
A/C OBJ ACCOUNT DESCRIPTION
ESTIMATED
ADMINISTRATION BUDGET (ZYEAR PROGRAM)
1100 Regular Salaries $35,400
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 $47,300
2130 Insurance
2170 Data Processing
2190 Misc Services From Other Departments
2210 Heat & Light
2220 Telephone & Communications
2240 Water
2350 Property Rental
2420 Office Equipment Maintenance
2471 Audit Services
2474 Legal Services
2484 Custodial Services
2485 Temporary Help
2510 Advertising & Publications
2520 Dues & Subscriptions
2530 Postage
2540 Printing
2550 Office Supplies
2660 Special Departmental Supplies
2673 Computer Software 2940 Travel Expense
5,000~ 700
14,150 300 800
100 3,200
2,~ Loo0
65: 1,450
300
500 150 600 1,050 200 100 1.000
MAINT. & OPERATIONS TOTAL $33,850
PROGRAM TOTAL $81,150
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-
EXHIBIT D - Page 2
QUARTERLY SCHEDULE OF ACTIVITIES
Home Activity: Tenant-Based Rental Assistance Proqram
MILESTONES
Project Set-up (CMI)
Environmentals
Waiting List in Place
Families/House-
holds Processed
FIRST
QUARTER
Completed
Completed
Completed
15
SECOND THIRD
QUARTER QUARTER
20 35
FOURTH FIFTH
QUARTER QUARTER
30
Completed ---
NOTES TO FORM:
1.
2.
3.
4.
5.
The first quarter will be the quarter in which awards are announced by the department, or
80 days from the deadline for receipt of applications.
Above the form itself, insert the HOME activity: e.g., rental rehabilitation, owner-occupied
rehabilitation, rental new construction, acquisition and new construction, acquisition and
rehabilitation, new construction for first-time homebuyers, tenant-based rental assistance,
acquisition, etc.
In the first column, from the attached list, select all activities that will occur for the
proposed HOME activities. Add any significant activities that will occur but which are not
included on the attached list.
‘In the second and subsequent columns, show the quarter in which the activities will be
completed. For any activities that have been completed, insert “completed” in that quarter
and provide documentation. If you have more than one project for each HOME activity,
show readiness by clearly identifying each project. For example, if you are planning to do
40 owner-occupied rehabilitation projects, 10 in each of four quarters, show the number
of units to be set up in each quarter. All applicants mu& show at a minimum the quarter
in which each project will be set up in C/Ml.
Documentation: Provide back-up documentation in the application demonstrating
readiness. For example, if you already own a parcel, include a copy of the title report
showing your name on the title or if you have a waiting list of low-income owner-
occupants, include such a list with names and addresses. Points will only be awarded if
there is evidence of readiness.
EXHIBIT D - Page 3
-
PARTIAL LIST OF MILESTONES
FOR ALL TYPES OF HOME-ELIGIBLE PROJECTS
Project set-up
Environmental processing completed
Project or site control
Tenant participation plan in place (CHDOs)
Relocation plan in place
Complete plans and specifications
Appraisal
Secure other financing
Secure necessary permits
Begin construction
Market units
Complete construction
Occupy project
Waiting list in place
Project(s)/unit(s) identified
Families processed
Complete cost estimates and work write-ups
Tentative subdivision map
Final Subdivision map
Identify tenants
EXHIBITE
(EXECUTED CITY COUNCIL RESOLUTION WILL BE F!lACED EEREJ
55
- 1-4 EXHIBIT F
CITY OF CARLSBAD CORPREERNSIVB HOUSINa APPORDABILITY STRATEGY (CHAS)
SECTION I. COMMUNITY PROFILE
PARTl. NEEDS ASSESSMENT
This part summarises available data on the most significant current housing needs of very low income, other low income and moderate income families and projects those needs over the five year CEAS period, October 1, 1991 to September 30, 1996. This part also summarises the most significant current supportive housing needs of homeless persons and others with special needs.
A. Housing Assistance Needs
1. Current estimates. Table lA, "Housing Assistance Needs of Low and Moderate Income Households@', 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.
60
2.
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.
Five-vear proiections. During the next five years as part of its regional share, 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 accordance 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. C rr nt estimates. Table lB, T%a?s@*, "Homeless Population - provides 1990 Census data on the homeless in
61
the City of Carlsbad. 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 l 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
62
services (i.e., job counseling/training), mental health services and general health services. Existing service agencies indicate that a growing need exists for limited-term shelter or transitional facilities for homeless individuals and families.
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 Services is participating in two projects directed at assisting mentally ill homeless persons:
a. Stewart B. McKinnevlMIMH Homeless Research Demonstration Proiect: A three year research demonstration project targeting severely and persistently mentally ill homeless persons. Participants (360) are randomly assigned to one of four conditions involving case management services combined with various housing options.
b. Collaborative Transitional Housino Proiect: A transitional, supported housing project for homeless persons managing severe and persistent mental illness and alcohol and/or drug abuse problems.
2. At-risk nooulation. The *@at-riskW' 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
63
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. According to Lomas Mortgage USA, San Diego is the second least affordable city in the nation for housing. Sudden unemployment in a two-income family can precipitate homelessness because there is no lower cost housing available for the family. Overall, Harvard University estimates that nationally the average household is just four paychecks away from being 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.estimates. The following information was gathered from a variety of sources. It is typically regional in scope due to the lack of more specific local data.
a. Elderlv and frail elderlv. 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 facilities 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 care 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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C
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 nhv ical disabilities Based on the SAWDAG facto: of 7 percent of ihe 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 illness.
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
66
homeless also suffer from serious 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.
Persons with develoDmenta1 disabilities. 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 with HIV infection and with AIDS. The following provides a rough estimate of
67
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-wide Estimate It is estimated 'that there are nearly 30,;)OO 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.
Estimates by Soecific Jurisdictions. The only basis to estimate distribution of HIV 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
68
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 shelter and long-term housing needs for 1991. Long-term housing need estimates for those with HIV should be increased 33 percent annually through 1995.
f. Foster Children. The County Foster Care Program is financed by the State of 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.
cl* Families Particinatina in Self-Sufficiency Proaram. 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
69
analysis and have a better understanding of the federal legislation which mandates the llself-sufficiencyn program to begin in 1993.
The City has requested a copy of the "self- sufficiency program w 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.
70
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CHAS Tables 1 B & 1C U.S. DoparunonC 01 dourlng and Urban Dwo&pmonc OHu 01 Cornmung PWnng and Donmpmomt
Homeless Population Compnhmive Housing Affordability Strategy (CHAq
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76
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BECTIO# II. PIVB YPAR BTRATBQY
PART 3. STRATEGIES
Thi8 part 8tateu the City of Carlabad' general plan8 and
priorities to be pur8ued over the five year period (1991-1996) of
the CEAS. It flow8 from the City of Carl8bad.8 overall analy8i8
of need8 and market and inventory conditions, a8 described in
Part8 1 and 2. The five year strategy de8aribe8 the City of
Carlsbad'8 action plan for addressing imbalance8 between it8 need8 for housing assistance and it8 affordable housing and
8upportive hOU8ing and Service8 inventory.
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 very low income 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 FOR ASSISTANCE
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 assistance will be construction or creation of new affordable housing unitrr. Our regional @1fair8hareNm objective is to provide 1,125 unit8 of new affordable housing. However, the City ha8 committed to providing a
77
.
total of at leart 1400 unit8 of new bowing affordable to low and wry low inoome housoholda.
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 construction, provide substantial
rehabilitation and related infrastructure.
"New construction" refers to the acquisition of land and the development of housing units, either single family or multi-family. "Substantial 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. Acquisition of facilities/housing units and moderate rehabilitation.
"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
78
Quality standards, or other standards acceptable to the U.S. Department of Housing and Urban Development.
3. Provide rental and/or home buyer l aaistance.
"Rental assistance" may mean providing a tenant with financial assistance (tenant-based) u restricting the rent of a given rental unit to no more than 30 percent of gross income (project-based). A *'home 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 services" 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 assessment will serve as a
guide; the priorities may be amended as needed in .coordination with the U.S. Department of Housing and Urban Development.
LOW INCOME ELDERLY RENTER HOUSEHOLD8
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
.79
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.
LOW INCOME NON-ELDERLY. SMALL FAMILY RENTER HOUSEHOLD8
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 for 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
81
assist low income households in "moving out" of the rental market * and into a more permanent affordable "homen environment.
SOW INCOMP HOM&LPSS PERSONS AND DOCUMENTED 24IGRANT P~CPK~5
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 and sanitary housing, which could be a congregate living arrangement.
The facility and service 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
82
create additional affordable housing opportunities for the * homeless; this activity is given a level 3 priority.
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.
LOW INCOMK “AT-RISK" HOUSEHOLDS
The "at-risk" households are low income families and individuals who, upon loss of employment, would lose their housing and end up in shelters or homeless (on the street). Low income families, especially those that earn less than 30 percent or less of the median income for San Diego County are especially at risk of becoming homeless. These households generally are experiencing a cost burden of paying more than 50% of their income for housing.
The at-risk population also includes individuals who are in imminent danger of residing in shelters or being unsheltered because they lack access to permanent housing and do not have adequate support networks, such as a parental family or relatives whose homes they could temporarily reside. These 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
83
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 "crisis management" tool.
ER LOU INCOHB HOUSEEOLDS WITH SPECIAL NEEDS
The "other 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.
ALL OTHER LOW INCOME RENTER HOUSEHOLDS
At the time this strategy was developed, the City had no information on the specific needs of "other low income renter households" 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 tlsmall, 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
84
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.
EXISTING LOW INCOME HOMEOWNERS AND FIRST TIME LOW INCOME HOMEBUYERS
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:
Lona-Time Homeowners:
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
First-Time Homebuvers with and without children:
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 households 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 homebuyerassistance 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 "resale" 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 Onnortunities to Housinci Develonment
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" ihich have been identified by the City of Carlsbad as part of our Housing Element. These %onstraints and mitigating opportunities" are discussed in more detail in "Section Three" of the Carlsbad
86
Housing Element. This section is included in Appendix A to this * CHAS.
D. PROGRAMS, SERVICES AND BPBCIAL INITIATIVE STRATEGIl$@
This part describes the programs and services to be provibd, and the special initiativis to be undertaken, to ~implement the City of Carlsbad's five year strategy to provide affordable housing for low and very low income households and 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, not 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:
PROGRAn #l AND 12:
TO INCREASE THE SUPPLY OF STANDARD, AFFORDABLE HOUSING THROUGH THE CONSTRUCTION OF NEN UNITS AND ACQUISITION AND/OR REHABILITATION OF EXISTING HOUSING UNITS.
Strategy Summary:
Acauisition 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.
New Housing Development: New housing development will be primarily achieved through privatejpublio 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 200 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.
J.la e a' ra F mllv Unit Development: 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 Develonment: 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.
Jnclusionarv Housina Reauirement for Affordable Housina: 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 Housina Develoument Incentives: The City will develop a "density bonus ordinance" 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 applications for low income housing projects.
. In-Kind I or0 vements: The City will contribute in-kind infrastruEture improvements (i.e., street, sewer etc ) to low income housing projects when necessary and/or appropriate to ensure development.
Bonitorina Special Housina Needs Priorities: 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.
ma S lle 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 reduced development costs-.
Land Banking: 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.
Housina Trust Fund: The city will create a Housing Trust fund to facilitate the construction and rehabilitation of affordable housing for low income households.
1 The City will promote energy and resource ner conservation in all new housing development.
& The City will disseminate 0 en 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 appropr.iate 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 *income 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 & TO PROMOTE HOMEOWNERSHIP OPPORTUNITIES.
Str8tegy Summary:
Section 8 Rental Assistance: The City will continue administration of its federal Section 8 Rental Assistance Program. The City will attempt to add at least 100 new ' participants to the program over the next five years by applying for additional certificates/vouchers from the U.S. Department of Housing and Urban Development.
First time Homebuver Programs: The City will encourage the development of new affordable housing units for first time homebuyers through a 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.
Local Lendina Proarams-: The City will work with local lenders and the local development community to secure funding and develop additional lending programs through local private and State and Federal Housing Programs for first-time homebuyers.
PROGRAM #I:
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:
Farm Worker Shelter and Permanent Housina: 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.
Transitional Shelters and Assistance for the Homeless: The City will continue to facilitate the acquisition, for lease or sale, of suitable sites for transitional shelters for the homeless population. The City will also continue to assist local non- 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 24-hour referral service for transient
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homeless individuals and families.
Other HQysina Related Public Services: 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 households.
The City of Carlsbad will use available State, Federal and Local resources to fund the programs, services and speaial initiatives strategies outlined above. Funding sources inalude, but not limited to: 1) federal Community Development Block Grant funds;
2) federal Section 8 Rental A88i8taqce funds; 3) Redevelopment Agency 20% Set-Aside Tax Increment funds; 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.M.E funds; 6) Community Reinvestment Act funds from local financial institutions; 7) federal Bmergency Shelter Grant Program funds; 8) federal and/or state,farmworker housing funds; and/or 9) other state and/or federal programs for financing housing projects.
E. INSTITUTIONAL STRUCTURE:
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
The City of Carlsbad's Housing and Redevelopment, Plann%ng/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 area; 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.
principal ResDonsibilities of the Housiau and RedeveloDment DeDartment:
1. 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.
2. 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 Carl&ad. 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'.
3. 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. .
4. Implement Housing Element Programs - The Department will be primarily responsible for implementation 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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prinaiual ResDonsibilitio8 of ths PlanniqalCommunitv Pevekmment DeDartamt:
1. Preparation of ordinances and policies for Implementation of Housing Element Programs - 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.
Princiual ResDonsibilities of the Buildina Deuartment;
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.
Table 3B outlines the workplan for the City of Carlsbad's 1991-96 Housing Element. The workplan identifies the housing element program and the city department(s) responsible for assuming the "lead" on implementation. Also, the workplan indicates the timeline for implementing the various programs.
B. PRIVATE INDUSTRY
Private, for-profit housing developers will assist in the effort to create additional affordable housing units in Carlsbad. Per the City of Carlsbad's proposed Inclusionary Housing Ordinance, a minimum of 15% 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. PJONPROFIT ORGANIZATIONS
Nonprofit organizations will play a vital role in the development of affordable housing in the City of Carlsbad. The City will work with nonprofit organizations to advocate for and develop affordqble 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. s 3 .
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. ASSESSMENT OF TEE INSTITUTIONAL STRUCTURE FOR CARRYING OUT THE FIVE YEAR STRATEGY:
This section shall provide an assessment of the existing strengths and gaps in the delivery of programs and services, including efforts to make use of available housing, soaial service and mental and other health care resources and identifies proposed actions 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 lVstrategyV' 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 minimum 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
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representatives to identify the "obstacles/constraintsn 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 Carlsbad. 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 projects,which will be presented at later dates.
Due to financial constraints, the City of Carlsbad is limited in its ability to meet all of 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 units 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 homeless."
The City proposes to strengthen, coordinate and integrate the governmental institutional, nonprofit and private delivery systems outlined above through on-going "strategy and development I@ 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 communication flexibility and adequate 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 RESOURCES
This section describes the City of Carlsbad's plan for using available program, service, and special initiative resources in a coordinated and integrated manner to achieve 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. These 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 URBAN DEVELOPMENT PROGRAMS:
The City of Carlsbad is 'Ventitled*' to federal Community Development Block Grant funds and will continue to submit its V'statementn requesting‘these funds on an annual basis as long as the program funds are available.
The City will also continue to apply for additional 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.
. HER FEDERAL PROGRAM:
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 organizations to apply for the funding.
3. STATE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT:
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 OF CARLBBAD:
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. PRIVATlf BOURCES:
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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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