HomeMy WebLinkAbout2003-04-15; Housing & Redevelopment Commission; 356 Exhibit 3; Carlsbad Public Housing Agency Annual Plan FY 200310. Priority Medium: Low-Income (51-80% MFI) Elderly Renter
Households Objective: Assist 52 Households
The 1990 Census shows that there are approximately 268 low-income elderly renter households in
Carlsbad. Elderly households represent 15 percent of the total number of low-income renter households,
relatively the same percentage as large related households but less than small related and "all other"
households.
In comparison to the other household types, with the exception of large related households, in the low-
income category, elderly households are just as likely to face some type of housing problem and are
experiencing relatively the same housing cost burden problems. While low-income elderly households
are just as likely to also experience some type of housing problem and housing cost burden as very low-
income elderly households also, very low-income elderly households experience a greater cost burden of
paying more than 50 percent of their income towards housing rents than their low-income counterparts.
In addition, low-income elderly households have more disposable income remaining after covering the
cost housing than do households earning 50 percent or less of median income.
It is estimated that 81 percent of these elderly households have housing problems. All 217 elderly low-
income households experiencing a housing problem also pay more than 30 percent of their income
towards housing rents. However, only 38 percent of these 217 households pay more than 50 percent.
When examining the housing stock's ability to house such households, an analysis of the City's housing
stock and market conditions shows that efficiency or one-bedroom units typically needed by these small
elderly households are greatly lacking in relation to the'number of 1 and 2 person households needing
this unit size (see Table 24). According to Table 28, of the 178 efficiency or one-bedroom units
available for rent, only 64 units are affordable to persons with an income between 0 to 80 percent of the
median.
As discussed earlier in Section I.a.2, the City of Carlsbad has a Senior Housing ordinance that permits a
density bonus for senior citizens housing projects. This ordinance has proven to be successful in
encouraging the private sector to develop housing for senior citizens. There have been 229 units built for
senior citizens Carlsbad utilizing the residential density bonus allowed under the City's Senior Housing
ordinance.
11. Priority Medium: Existing Low-Income (51-80% MFI) Home Owner
Objective: Assist 11) EiousehoiGs
The 1990 Census shows that there are approximately 1,165 low-income households in Carlsbad who own
their home. Home owners represent 40 percent of the 2,944 total low-income households. A small
percentage (7 percent) of total home owners have incomes between 51 and 80 percent of median. Low-
income home owner are not as likely to face some type of housing problem or housing cost burden
problem as home owner households in other income categories. Of the low-income home owners, 41
percent pay more than 30 percent of their income towards housing costs and 21 percent pay more than 50
percent.
The relatively large percentage of low-income households who are home owners and the mismatch
between housing costs and ability to pay but the relatively small percentage of owner households who
are of very low-income leads to the assignment of a Medium priority for existing home owners in the 51
to 80 percent income category.
City of Carlsbad - Consolidated Strategy & Plan
Section IIi Five-Year Strategic Plan Page 14
I
12. Priority Medium: First Time Low-Income (51-80% MFI) Home Buyers -
Objective: Assist 50 Households
The 1990 Census shows that there are approximately 1,779 low-income households in Carlsbad who are
currently renting a dwelling unit and could perhaps buy a home. Low-income renters represent 60
percent of the 2,944 total low-income households.
Of the 1,879 low-income renter households, 1,366 households (77 percent) are experiencing. a cost
burden of paying more than 30 percent of their income towards housing. Only 42 percent of the
households paying more than 30 percent of their income for housing are actually paying more than 50
percent.
While the majority of low-income households are experiencing a housing cost burden, there are a
significant number of households who are not and may have the financial resources to make the required
downpayment and closing costs associated with the purchase of a home. Low-income households are
better able to support the monthly housing expenses of home ownership than very low-income
households. Therefore, a Medium priority is assigned to first-time home buyers in the 51 to 80 percent
income category.
13. Priority Medium: Lower-Income (0 to 80 MFI) Homeless Persons and
Documented Migrant Farm workers and Day Laborers
Objective: Assist 2,000 Persons
Very low and low-income households have been combined for purposes of this discussion since it
provides no benefit to distinguish income groups among the homeless. According to the 1990 census,
Carlsbad has approximately 941 homeless persons. The 1999 Regional Homeless Profile by the San
Diego Regional Task Force on the Homeless estimates that there are 725 homeless individuals in the
City.
Very few urban homeless have been sighted in Carlsbad. The Regional Task Force on the Homeless
believes that the majority of Carlsbad's homeless population is rural and comprised of farm workers and
other day laborers. The majority (95%) of these are males living alone. However, families are beginning
to join them. They need safe and sanitary housing, which could be in a congregate living arrangement.
The facility and'service needs of these hcmrless 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.
As the homeless population is both a local as well as a regional issue and not confined to the boundaries
of one city in particular, the provision of facilities and services to meet the needs of the homeless
population should be meet by Carlsbad as well as the entire region. In addition, due to the regional
nature of homelessness, facilities and services should be located in areas that provide the most benefit
and greatest access for the homeless population, such as areas in proximity or with access to mass
transportation, employment centers, or social service providers.
The 1990 Census reports that homeless persons represent approximately 16 percent of the total lower-
income households in Carlsbad. The strategies and programs to provide housing assistance to lower-
income renters can also effectively meet the needs of lower-income homeless persons. In many
instances, the homeless are dealing with many different needs, of which housing is only one. Before the
housing needs of the homeless can be meet, it is more appropriate to deal with other more immediate
needs such as food, clothing, and social services. Therefore, a Medium priority is assigned to lower-
income homeless persons.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 15
14. Priority Low: Lower-Income (0-80% MFI) Homeless Persons With
Special Needs
Objective: None (Individuals in this category will be assisted in
programs and activities for non-special needs homeless persons.)
Very low and low-income households have been combined for purposes of this discussion since it
provides no benefit to distinguish income groups among the homeless. The "homeless persons with
special need.? group includes a variety of individuals. It can include alcoholics, individuals with mental
illness, run-away youths, families in distress, drug abusers, and others whose circumstances have left
them homeless.
As discussed earlier in Section I.b.2, it is estimated that 33 percent of single homeless adults suffer from
severe and persistent mental illness. Evidence indicates that up to 50 percent of the homeless population
may be active substance abusers. The special needs of homeless mentally ill, alcohol and drug abusers,
victims of domestic violence and runaway/throwaway youths are group specific.
Furthermore, as the homeless population is a regional issue and not confined to the boundaries of one
city in particular, the provision of facilities and services to meet the needs of the homeless population
must be meet by the entire region. Due to this regional nature of homelessness, facilities and services
should be located in areas that provide the most benefit and greatest access for the homeless population.
Lastly, Carlsbad's homeless population has been characterized as a rural with farm workers and other day
laborers comprising the vast majority of this population. The presence of mental illnesses, alcohol and
drug abusers, victims of domestic violence, AIDS or HN positive, or youths are typically associated
with the urban homeless and not the rural homeless, such as in Carlsbad. Therefore, Low priority is
assigned to lower-income homeless persons with special needs.
15. Priority Medium: Lower-Income (0-80% MFI) "At-Risk" Households
Objective: Assist 100 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
rnan 50% of their income for housing.
The at-risk population also includes individuals who are in imminent danger of residing in shelters or
being unsheltered because they lack access to permanent housing and do not have adequate support
networks, such as a parental family or relatives whose homes they could temporarily reside. These
individuals, especially those being released from penal, mental or substance abuse facilities, require
social services to assist them in making the transition back into society and remain off the streets.
16. Priority Low: Other Lower-Income (0-80Y0 "I) Households With Special
Needs
Objective: Assist 15 Households
The "other households with special needs" category includes, but is not limited to non-homeless
households with persons who are frail elderly, mentally ill, developmentally disabled, physically
disabled, persons with an alcohoVdrug addiction, AIDS or HIV infection victims, and families eligible to
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 16
participate in an economic self-sufficiency program. The City recognizes that there are other special
needs populations other than those specifically identified within this document, such as victims of
terminal illnesses other than AIDS, who may be in need of housing assistance. The City will consider
the housing assistance needs of any special needs population which demonstrates a need for housing
assistance.
It is estimated that there are very few lower-income households with special needs in Carlsbad relative to
the total number of lower-income households in need of housing assistance. The strategies and programs
to provide housing assistance to lower-income households in general can also effectively meet the needs
of lower-income persons with special needs. Supportive service and supportive housing needs are' best
meet by social service agencies and other private organizations. Therefore, a Low priority is assigned to
lower-income persons with special needs.
Table 24: Need for Rental Housing by Bedroom Size (Universe: Occupied rental housing units)
Number of
by Sue (Household (Unit Size)
Rental Units Persons Bedrooms
Number of Number of
She)
Studio to 1
634 5+ 4+
1,441 4 3
43 19 3 2
' 2,843 1 to 2
TOTAL 9.437
Number of
Renter
Households
6,211
1,528
908
790
9,437
YO of Total
Units Households
Surplus of Renter (Need) or
Source: 1990 U.S. Census
Table 25: Affordability of Occupied Rental Housing By Income Category
Source: 1990 U.S. Census
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 17
Table 26: Affordability. of Occupied Dwelling Units By Unit Size and Tenure
Housing
Tenure
Renter
3ccupied
Number
of
Bedrooms
(Unit
Size)
0-1
2
3+
lubtotal - Rental
3ccupied
Total
Number
of
Units
2,843
4,5 19
2,075
9,437
366
4,173
~~
11,019 .. . .L
Units
Affordable to 0-
30% of MFI
No. I %
69 2
211 1
281 0
Units Affordable
to 0-50% of MFI
No. I %
1191 4
7 2
1231 3
Source: 1990 U.S. Census
Units Affordable
to 0-80% of MFI
No. 1 %-
1,474
1,403
167
0 0
262! 6
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 18
Table 27: Affordability of Vacant Dwelling Units By Unit Size 'and Tenure
Housing
Tenure
Vacant
for
Rent
Number
of
Bedrooms
(Unit
Size)
0-1
2
3+
subtotal.- For Rent
Vacant
Sale
Total
Number
of
Units
494
121
'. . ' 793
32
..'
Units
Affordable to 0-
30% of MFI
No. I %
7 4
O1 O
Units Affordable Units Affordable
to 31-50% of to 5140% of MFI
MFI
Source: 1990 US. Census
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 19
C. Specific Objectives to Meet Identified Housing Needs
The City of Carlsbad does not intend to be the primary provider of affordable housing, supportive
housing, homeless shelters, or supportive services. It is expected that the provision of housing assistance
and supportive services will occur as a public/private .partnership with private entities, non-profit
organizations, or other public agencies assuming the role of primary provider of affordable housing or
supportive services with some financial assistance from the City. However, the City will continue to
implement housing assistance programs where the City has expertise or such programs have already been
established, such as rental assistance.
The City's available financing sources will be used to help private entities, non-profit organizations, or
other. public agencies to expand affordable housing opportunities for low and very low-income
households through 1) new housing production, 2) acquisition of property, 3) substantial and moderate
rehabilitation, 4) rental assistance programs, 5) home buyer assistance programs, andor 6) support
facilities and services. The City will also fund public or private service agencies which provide
supportive services to low and moderate-income households.
While an analysis of residents' needs for housing assistance and the City's affordable housing, supportive
housing and supportive services inventory, as described earlier may allude to other strategies being
pursued, it is the general policy of the City of Carlsbad to encourage the construction or creation of new
affordable housing units. The construction or creation of new housing units is considered the primary
strategy due to State regulations requiring the City to demonstrate progress towards meeting its lower-
income households' need for new housing mits.
Specific objectives are listed below for those categories identified as priority needs on Table 23. The
numbers of households assisted is based on goals in the 1999 Regional Housing Needs Statement. A
narrative discussion of how priorities were developed for the categories is provided in Section 11 B.
1.
2.
3.
4.
5.
6.
7.
Priority High: Very Low-Income (0 to 50% MFI) Non-Elderly, Large Family Renter
Households
Objective: Assist 63 Households.
Priority High : Very Low-Income (0 to 50% MFI) Non-Elderly, Small Family Renter
Households
Objective: Assist 63 Households
Priority High: All Other Very Low-Income (0 to 50% MFI) Renter Households
Objective: Assist 60 Households
Priority High: Very Low-Income (0 to 50% MFI) Elderly Renter Households
Objective: Assist 62 Households
Priority Medium: Existing Very Low-Income (0 to 50% MFI) Home Owner
Objective: Assist 10 Households
Priority Medium: Low-Income (5 1-80% MFI) Non-Elderly, Large Related Renter
Households
Objective: Assist 143 Households
Priority Medium: Low-Income (5 1-80% MFI) Non-Elderly, Small Family Renter Households
Objective: Assist 52 Households
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 20
8.
9.
10.
11.
12.
13.
14.
Pnority Medium: All Other Low-Income (5 1-80% MFI) Renter Households
Objective: Assist 52 Households
Priority Medium: Low-Income (5 1-80% MFI) Elderly Renter Households
Objective: Assist 52 Households
Priority Medium: Existing Low-Income (5 1-80% MFI) Home Owner
Objective: Assist 10 Households
Priority Medium: First Time Low-Income (5 1-80% MFI) Home Buyers
Objective: Assist 50 Households
Priority Medium: Lower-Income (0 to 80 MFI) Homeless Persons and Documented Migrant
Farm workers and Day Laborers
Objective: Assist 2,000 Persons
Priority Medium: Lower-Income (0-80% MFIJ "At-Risk" Households
Objective: Assist 100 Households
Priority Low: Other Lower-Income (0-80% MFI) Households With Special Needs
Objective: Assist 15 Households
1. New Housing Production
a. Rental Units
Real estate market conditions and the unavailability of conventional financing have given the private
residential.development sector very little financial incentive to develop multi-family dwelling units, least
of all affordable units. In addition, very low-income households and many low-income households
cannot afford to pay the existing market rate rents and their income levels are inadequate in helping to
cover the private sector costs for the development of housing. The private sector alone may not be able
to meet the affordable housing needs of very low-income households and a collaborative effort is needed
between the private and public sector and non-profit organizations.
As demonstrated in Tables 27 and 28, past experience has shown that the private sector has been unable
to provide units that are affordable to lower-income households, particularly to extremely low and very
low-income households. Furthermore, Table 24 indicates that the problem facing lower-income renters
is not only an issue of supply of affordable housing but also the supply of different size units to meet the
various housing needs of the community. There is shortage of studios, one bedroom, and four or more
bedroom units, which would adequately house elderly, small, "all other", and large related Carlsbad
households.
While funds for new construction are limited and private sector costs of multi-family housing may be
beyond the income levels of lower-income households, construction of new units is considered the
primary and most effective activity for the long term assistance of lower-income renters. The new units
can specifically target occupancy by and make rents affordable to very low-income households, thereby
increasing the supply of affordable housing for this "difficult to house" income group. The new
construction of dwelling units will also increase the ability of elderly, small related, all other, and large
related lower-income households to obtain affordable housing of an appropriate size.
b. For Sale Units
As shown in Table 27, of the 386 units for sale, only 12 of the dwelling units available for sale are
offered at sales prices affordable to low-income households and no units are affordable to very low-
income households. Average sales prices of homes in Carlsbad are beyond the affordability of even the
moderate-income potential home buyer.
City of Carlsbad - Consolidated Strategy & Plan
Section 11: Five-Year Strategic Plan Page 21
This shortage in the supply of affordable dwelling units is identified as a problem for first-time very low
and low-income home buyers. Therefore, new construction of affordable units is considered a primary
activity to increase the supply of dwelling units that are available and affordable to low-income
households.
As discussed earlier in the analysis of the housing needs of very low-income first time home buyers,
many of the potential very low-income home owners are paying more than half of their income for
housing costs. Therefore, households in this income category are realistically unable to come up with the
required downpayment and closing costs associated with the purchase of a home and many do not have
sufficient incomes to purchase a home. Therefore, new construction of for sale homes targeting very low
income households is a low priority.
c. Homeless Persons, Including Documented Migrant Farm workers
If acquisition of existing units for the purpose of providing shelter for the homeless is not feasible, the
City will consider offering assistance to non-profit organizations, other private entities or other public
agencies interested in constructing new units to create additional affordable housing opportunities for the
homeless and the homeless with special needs.
and Day Laborers, and the Homeless With Special Needs
2. Acquisition of Housing Units
a. Rental Units
Table 24 demonstrates that there is no shortage of two or three bedroom units, which would be an
appropriate size unit for small related households. While there is no shortage of appropriate dwelling
units for this type of household, there is a shortage of affordable dwelling units for very low and lower
income renter households (see Tables 27 and 28).
With an adequate supply of dwelling units, it is less expensive to provide affordable housing to this
group of-households through the purchase of existing units and, if required for preservation, moderate
rehabilitation of such units. Therefore, acquisition may be considered an effective and appropriate
primary activity to provide affordable housing for small related households.
However, acquisition is identified as a secondary activity to be pursued over the next five years.
Acquisition of existing units is identified as a secondary activity because the Regional Housing Needs
Statement indicates that the City of Carlsbad has a significant need for construction or creation of new
housing units which are affordable to very low-income households. Consequently, the primary strategy
the City will pursue is encouragmg non-profit organizations, other private entities, and other public
agencies to construct or create new affordable housing units.
b. - 2; %.!e Y’JrSts ’%? - _.
Very low- income and low-income households have very little income to support a debt. Therefore,
there is a need for housing that can be purchased at the lowest price available. Acquisition and
rehabilitation (if necessary) of existing condominiums, townhomes or single family homes for the
purposes of “resale” to very low and low-income households provides a greater opportunity for a lower
purchase price than the average purchase price of a new or existing homes in such coastal communities
as Carlsbad.
C . Homeless Persons, Including Documented Migrant Farm workers
and Day Laborers, and the Homeless With Special Needs
Once the immediate needs of food, temporary shelter, health care, and other social services has been met,
the second priority is encouraging the movement of the homeless into permanent housing; the most
effective method for providing permanent housing appears to be through acquisition and rehabilitation of
existing housing units. Acquiring and rehabilitating existing dwelling units and buildings suitable for
transitional or permanent housing are effective means of preserving and providing shelter for this group.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 22
For the homeless with special.needs, .permanent housing and independent living may not be the best
strategy for this group because of their special needs. The priority is to encourage the movement of the
homeless into transitional group housing.
The most effective method for providing housing appears to be through acquisition and rehabilitation of
existing housing units to provide group home living or transitional shelter with access to the appropriate
support services needed to assist these households with their special needs. Acquiring and rehabilitating
existing dwelling units and buildings suitable for group home living or transitional shelter are effective
means for preserving and providing shelter for this group. This strategy could provide shelter as well as
access to the needed supportive services to help build and maintain a sense of independence.
3. Moderate or Substantial Rehabilitation of Housing Units
a. Rental Units
To preserve the integrity of rental units in the community and to provide a safe and sanitary living
environment for lower-income tenants, moderate or substantial rehabilitation may be needed. The
rehabilitation of existing units prevents the elimination of rental stock and prevents the need to relocate
existing tenants to other rental units.
Preserving the integrity of existing housing suitable for renting and the special needs required for
housing physically disabled. individuals identifies moderate rehabilitation as a secondary strategy. In
addition to those of all ages with physical disabilities, persons over the age of 65 years are more likely to
suffer from a physical disability. The housing needs of elderly households and others with physical
disabilities include not only affordability but also special construction features to provide for access and
use according to the particular disability of the occupant.
b. Existing Owner Occupied Units
To help prevent the potential deterioration of the dwelling unit and living conditions for the occupants
and the degradation of neighborhoods, another primary focus for assistance to home owners should be
rehabilitation of substandard andor near substandard housing units. For low-income home owners,
particularly very low-income home owners, it is assumed that they may have very little disposable
income and may not have the resources to maintain their home structurally. The objective of the City
will be to assist home owners to maintain their existing homes.
A majority of very low (60 percent) and low-income home owners (56 percent) are elderly households.
Persons over the age of 65 years are more likely to suffer from a physical disability. The special needs
required for housing physically disabled individuals identifies moderate rehabilitation as another
appropriate activity to pursue. The housing needs of elderly households include not only affordability
but also special construction features to provide for access and use according to the particular disability
of the occupant.
4. Provide Rental Assistance
An even quicker and less expensive alternative in the short term for all very low and low-income renter
households is rental assistance. The severe economic strain that.renta1 costs places on very low-income
households, in particular, and the risk of homelessness identifies rental assistance as another primary
activity to be pursued over the next five years.
Rental assistance can 'also help homeless persons who are capable of independent living make the
transition to permanent housing. Where single room occupancy housing or managed living units are
developed, rental assistance may be a viable strategy.
City of Carlsbad - Consolidated Strategy & Plan
Section n: Five-Year Strategic Plan Page 23
Rental assistance can meet the housing needs of 83 percent of very low income renter households and 77
percent of low income renter households, who are paying more than 30 percent of their income towards
housing costs, more cost effectively in the short term and much more quickly than any other activity.
However, rental assistance is considered a short term solution because while it can be more cost effective
than actually acquiring or constructing an affordable unit, rental assistance would have to be continually
given and yet the supply of affordable housing is not increased. Rental assistance is considered the
primary activity when the costs of new construction are too high and resources are limited.
Rental assistance through the Section 8 program is available to help alleviate some of these housing
problems being faced by very low-income households or the homeless. Those very low-income renter
households who have vacated or must vacate their housing unit due to substandard housing, are living in
overcrowded conditions, or are paying more than 50 percent of their gross income toward housing costs
qualify for a federal preference under the Section 8 rental assistance program. Homeless persons or
households also qualify for a federal preference under the Section 8 rental assistance program.
Very low-income renter households receive a local priority for the Section 8 rental assistance program.
Homeless persons are given top priority in the Section 8 rental assistance program along with Carlsbad
residents. The Homeless are also given a local priority if they can demonstrate that they are ready for
permanent housing and have a source of income and have contracted with Social Service Agencies for
ongoing supportive services.
5. Provide Home Buyer Assistance
For very low and low-income households who would like to own their home, the primary need is
financing. It is often difficult for these lower-income households with no previous home ownership
history to obtain financing to purchase a home. The City's primary form of assistance for lower-income
households will be a "first-time home buyer assistance program." As part of their Community
Reinvestment Act requirements, the City will work with local financial institutions to develop a
financing program for first-time lower-income home buyers.
As discussed earlier in the analysis of the housing needs of very low-income first time home buyers,
many of the potential very low-income home owners are paying more than half of their income for
housing costs. Therefore, households in this income category are realistically unable to come up with the
required downpayment and closing costs associated with the purchase of a home and many do not have
sufficient incomes to purchase a home. Therefore, first time home buyer assistance programs targeting
very low income households is a low priority.
6. Provide Support Facilities and Services
a. Existing Home Owners
The large percentage (64 percent) of very low-income home owners who are paying more than 30
percent and in 90 percent of the circumstances more than 50 percent of their income towards housing
costs identifies a need to maintain their home (in financial terms). For low income home owners, 41
percent are paying more than 30 percent of their income for housing, of which 21 percent are actually
paying more than 50 percent of their income. With a significant part of their income being used for
housing expenses, their is great risk of losing the home once there is even the slightest change in their
economic situation.
Therefore, it appears that the City's primary focus for assistance to this group should be financial
counseling and/or management services (development of support services). The objective of the City
will be to assist home owners to maintain their existing homes.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 24
b. Homeless Persons and Documented Migrant Farm workers and Day
To appropriately assist homeless families and individuals (including migrant farm workers) and
homeless with special needs, the City must first address the most immediate needs for temporary shelter,
food, clothing, social services, etc. These facilities and services should be provided in areas that provide
the most benefit and greatest access for the homeless population. In ,the case of homeless with special
needs, individuals also require intensive guidance with monitoring and access to supportive services.
Laborers
Supportive services is as important to the well being of the homeless as shelter. Therefore, the first
priority of the City is to support non-profit organizations, other private entities or other public agencies
in their development and/or provision of adequate support facilities and services in appropriate locations.
C. Lower-Income "At-Risk" Households
Due to the fact that this group of households has very special 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. Such support
facilities and services offer assistance through a coordination of available services and financial
resources, needed daily living provisions (i.e. food and clothing), and counseling in such matters as
financial management and family support. After the basic needs have been met, the City may then
provide rental assistance as a ''crisis management'' tool.
d. Other Lower-Income Households With Special Needs
The first priority for this group is to provide for their immediate basic needs. The lack of access to basic
needs often leads this group of households to be homeless, near homeless, or living in unstable andor
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. CDBG funding of non-
profit,or private organizations who provide services to this population will be the primary activity of the
City of Carlsbad.
D. Programs, Services and Special Initiative Strategies
This part describes in better detail the specific programs and services to be provided, and the special
initiatives to be undertaken, to implement the City of Carlsbad's five year strategy to provide affordable .
housing for very, low and 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, be
able to meedaddress all of the needs of the groupshouseholds 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. Highlighted below are the specific programs and activities which will 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:
Program #1 and #2:
TO INCREASE THE SUPPLY OF STANDARD, AFFORDABLE HOUSING THROUGH THE
CONSTRUCTION OF NEW UNITS AND ACQUISITION AND/OR REHABILITATION OF
EXISTING HOUSING UNITS.
City of Carlsbad - Consolidated Strategy & Plan
Section 11: Five-Year Strategic Plan Page 25
Strategy Summary:
Acauisition and Rehabilitation: The CityRedevelopment Agency will assist other private entities and
non-profit organizations acquire deteriorating and substandard rental housing from private owners,
utilizing various local, state and federal funding sources for rehabilitation.
New Housing DeveloDment: New housing development will be primarily achieved through
private/public sector partnership .efforts. The City will assist in the effort by 1) modifjmg 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 Inclusionary Housing requirement for Master Plan communities and qualified subdivisions
places responsibility upon private developers to be part of the "affordable housing crisis'' solution by
building low-income affordable units within all new housing developments.
LarPe Familv Unit Develoument: 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 Housing DeveloDment: The City will encourage private residential developers to develop more
low-income senior housing projects in Carlsbad in an effort to provide additional units of housing for
this group.
Inclusionarv Housing Reauirement for Affordable HousinK The City requires a minimum of 15 percent
of all units approved for any master plan community, residential specific plan or subdivision be
affordable to low-income households. Under certain circumstances, such as smaller projects of six or
less units, where the 15 percent requirement would be less than one unit, the developer may 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. In addition, any residential project whose applicativn for a discretionary permit
was deemed complete or received approval of a discretionary permit prior to May 21, 1993, the effective
date of the Inclusionary Housing ordinance, does not have to make 15 percent of the units affordable to
lower-income households but must pay an impact fee. It is anticipated that approximately 1050 units of
low-income affordable units will be created through this inclusionary housing requirement.
Lower Income Housing: DeveloDment Incentives: The City has adopted 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.
Alternative Housing: The City will also consider development standards for alternative housing types,
such as second dwelling units in a single family zone, single room occupancy 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.
Institutional Structure: In addition, the City will review its development fees, schedules for fee payment
and development permit process. On a project by project basis, the City will consider subsidizing the
Public Facility Fees, and possible other related development fees, as well as implementing a priority
processing on all applications for low-income housing projects.
City of Carlsbad - Consolidated Strategy & Plan
Section 11: Five-Year Strategic Plan Page 26
In-Kind Imwovements: On a project by project basis, the City will consider contributing in-kind
infrastructure improvements (i.e., street, sewer, etc.) to low-income housing projects when necessary
and/or appropriate to ensure development.
Monitoring Special Housing; 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 lower-income
households (including 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 finds.
Smaller Housinp Develo~ment: 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 lower-income households. This land will be used to reduce the
costs of producing housing affordable to low-income households to be developed by the City or other
parties.
Housing Trust Fund: The City has established a Housing Trust Fund to facilitate the construction and
rehabilitation of affordable housing for low-income households.
Enerav Conservation: The City promotes energy and resource Conservation in all new housing
development.
Open and Fair Housinv ODuortunities: The City disseminates and provides information on fair housing
laws and practices to the entire community, especially to tenants, property owners and other persons
involved in the sale and/or rental of housing in Carlsbad. The City will continue its program of referring
fair housing complaints to the appropriate agencies for further action. Also, the City will assure that
information on the availability of assisted, or below-market housing is provided to all low-income and
special needs households.
PROGRAM #3:
TO PROVIDE RENTAL ASSISTANCE TO ALLEVIATE THE RENTAL COST BURDEN,
INCLUDING SEVERE COST BURDEN, EXPERIENCED BY LOW-INCOME FAMILIES AND
INDIVIDUALS & TO PROMOTE HOME OWNERSHIP OPPORTUNITIES.
Strategy Summary:
Section 8 Rental Assistance: The City will continue administration of its federal Section 8 Rental
Assistance Program. The City will attempt to add new participants to the program over the next five
years by applying for additional certificates/vouchers fiom the U.S. Department of Housing and Urban
Development.
First time Home buver Programs: The City encourages the development of new affordable housing units
for first time home buyers through a mortgage credit certificate program. This program primarily
focuses on moderate-income households. However, when feasible, low-income households will also be
assisted through this program.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 27
Local Lending. Programs: 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 home buyers.
PROGRAM ##4:
TO PROVIDE SUPPORT FACILITIES AND SERVICES TO: 1) ASSIST RESIDENTS INCLUDING
THOSE PERSONS WITH SPECIAL NEEDS TO OBTAIN/MATNTAIN AFFORDABLE HOUSING IN
CARLSBAD; AND/OR 2) PROVIDE TEMPORARY SHELTER FOR THE HOMELESS, NEAR
HOMELESS, AND MIGRANT WORKERS.
Strategy Summary:
Farm Worker Shelter and Permanent Housing: The City will work with and assist local community
groups, social welfare agencies, farmland owners and other interested 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-profit and charitable organizations in securing state funding for
the acquisition, construction and management of these shelters. The City will continue to provide
Community Development Block Grant funds to non-profit social service agencies that provide services
to the homeless and near homeless in Carlsbad.
Other Housing 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 special initiatives strategies outlined above. A list of possible funding sources is included in Section
1.c of this Consolidated Plan.
E. Proposed Accomplishments for Specific Objectives
As indicated by Table 28-Estimates of Households to be Assisted, it is projected that during the
Consolidated Plan period beginning July 1, 2000 through June 30, 2005, approximately 3,112 non-
homeless households will receive housing assistance and 5,497 homeless pvsom will be provided
shelter. Of those non-homeless assisted, 2,967 are renters and 145 are owners.
Estimates on the number of those to be assisted were developed by extrapolating City staff estimates and
data on those assisted during the 1998-99 and 1999-2000 fiscal year. The estimated number of those to
be assisted also reflects priority needs and best estimates of future funding resources. These five-year
figures were developed to assist in depicting the potential long-term course of housing activity for
planning purposes only.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 28
p-
qe CI
0
m m In m 2 m-
*
F. Non-Housing Community Development Plan
1. Community Development Needs Assessment
The City of Carlsbad incorporated as a general law city in 1952 but did not show signs of growth in area
or population until the 1960s. Most of the City developed since the 1970s. As of 1999, a little over
three-fifths of the City had been developed. The City is in a stage of high growth with numerous housing
developments in various phases of planning and construction. It is expected that the City will reach build
out within the next twenty years.
Since 1986 Carlsbad has been a "growth management'' city in which the major public facilities are being
carefully planned, financed, and their capacities sized to serve a targeted ultimate population and number
of residential units. "The Growth Management Plqn established cimde, quadrant, and Local Facilities
Management Zones performance standards for eleven public facilities. The eleven public facilities
addressed are city administration, library, wastewater treatment, parks, drainage, circulation, fire, open
space, schools, sewer collection and water distribution. The program requires that the appropriate public
facilities must be available in conformance with the adopted performance standards in an area when new
development occurs. Unless each of these eleven public facility standards have been complied with, no
new development can occur."'
While much of Carlsbad is newer, having been developed since the 1970s, there are some older .
neighborhoods, some of which are today designated as an official redevelopment district. The Village,
located in the "downtown" section of Carlsbad, has been established as a redevelopment project area. A
Redevelopment Master Plan with Implementing Strategies along with the present Village Design
Guidelines Manual guide all development in the Village. These documents provide an overall
development strategy to create a strong identity for the Village, revitalize the area, enhance the economic
potential of the Village, and establish specific site development standards, which create and maintain the
Village pedestrian scale environment.
The Village Redevelopment Project Area Implementation Plan summarizes the Redevelopment Agency's
goals and objectives. Additionally, it specifies anticipated programs to achieve these gods and
expenditures of tax increment fund and LowModerate income Housing Set-Aside Funds.
Incorporated as a small portion of the redevelopment project area, the Bamo is the oldest community in
the City and comprises the highest concentration of lower-income and minority residents in the City.
The Bamo has served as the hub of Carlsbad's Hispanic community for many years.
The City developed a draft Ban-io Community Design and Land Use Plan for this area. The document
was to serve as a comprehensive plan for the area to address neighborhood concerns of revitalizing the
Barrio, creating a cultural focus, and enhancing economic development for this segment of the
community. The land use plan was not adopted by the City Council as a result of a lack of consensus
between residents within the Bamo as to the need and their desire for approval of the plan.
In 1996, the City Council of Carlsbad adopted an Economic Development Strategic Plan. The
comprehensive plan will give the City a tool to develop policies for organizing and promoting economic
development and business growth in Carlsbad. To'coordinate the Plan, the City also has an economic
development manager.
I City of Carlsbad General Plan: Land Use Element. September 6, 1994.
City of Carlsbad - Consolidated Stratepy & Plan
Section II: Five-Year Strategic Plan Page 30
The Economic Development Strategic Plan incorporates goals which support the development of a
strong, diverse local economy through: 1) Public policy development; 2) Economic resources.planning;
3) Marketing; 4) Education; and, 5) Land use strategies. The City's efforts will also be coordinated with
the local Chamber of Commerce, COWS, the Carlsbad Economic Enhancement Council, the State
Department of Trade and Commerce, San Diego Economic Development Corporation, comer/industrial
real estate broker, developers, utilities, and other economic development agencies.
In addition, economic development strategies are included in this Consolidated Plan which may utilize
Community Development Block Grant funds in order to help ensure that lower-income residents also
benefit from economic development efforts. Possible programs may include job training, job placement,
direct assistance to businesses creating jobs for lower income residents and loadgrant programs to
lower-income residents for starting small businesses after completion of business education classes.
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 3 1
CITY OF CXRLSBAD
CONSOLIDXTED STRATEGY & PLAY
HOT TO SCALE
~~
Map of the Village Redevelopment Area
Section 11: Five-Year Strategic Plan
Page 32
CITY OF CARLSBAD
CONSOLIDATED STRATEGY & PLAN
Map of the Barrio Study Area
Section II. Five Year Strategic Plan Page 33
2. Specific Objectives to Meet Identified Community Development Needs
a. Public Facilities and Services
The goal of the City's General Plan is to provide for the development of Carlsbad as a carefully planned,
balance community that will provide its citizens with a full range of physical facilities and human
services ensuring a life of quality for all its residents. Specifically, the General Plan calls for the
provision of comprehensive public services, public facilities, and public building programs for the
citizens of Carlsbad concurrent with need in connection with the development of the City. The Capital
Improvement Program (CIP) is developed annually to implement and maintain this goal.
The CIP typically includes projects/programs related to parks, water systems, sewer systems, street
systems, traffic signals, civic projects, drainage facilities, and bridge projects. The provision of such
quality capital facilities depends upon the availability of funding weighed against the demand for
facilities and growth.
Revenues for Capital Projects from 2000 until build out of the City may be broken down into three major
categories as follows: 1) fees generated by development in Carlsbad; 2) the Community Facilities
District; and, 3) other sources including grants, bond issues, and letters of credit. The majority of all CIP
revenues which are projected to support the CIP projects are received as a result of development and are
dependent upon assumptions made about the City's growth in dwelling units and comrnercialhndustrial
square feet each year. These revenues include the Public Facilities Fee (PFF), Traffic Impact Fee (TIF),
Park-In-Lieu (PIL), Major Facility Fee and Sewer Construction revenues.
As development subsides, so too do the revenues that are generated fiom development and the
construction or improvements to capital facilities are then impacted. Due to fiscal constraints, capital
projects will be phased over a period of years to more closely match the incremental growth demands
and timed with the availability of funding. In cases where the public facility or service fails to the meet
the required growth management standards, developers may be required to finance design and
construction costs associated to ensure the provision of the facilities concurrent with need. The City will
continue to develop and implement an annual CIP which is consistent with the City's Growth
Management Plan and General Plan. The public facility needs and strategies to meet these needs
outlined within the City's Growth Management Plan, General Plan, and annual CIP are hereby
incorporated as reference into this Consolidated Plan.
b. Redevelopment Activities
The redevelopment process has been successful in Carlsbad in creating a partnership with the community
to directly return taxes paid in the community, back to the community. To rehabilitate and revitalize the
redevelopment project area, the City Redevelopment Agency encourages the cooperation and
participation of residents, business persons, public agencies and community organizations.
The following goals have been established to obtain the "vision" set forth for the Village Redevelopment
Area:
1) Establish Carlsbad Village as a quality shopping, working, and living environment;
2) Improve pedestrian and vehicular circulation in the Village area;
3) Stimulate property improvements and new development in the Village;
4) Improve the physical appearance of the Village area; and
5) Provide signage which is supportive of commercial vitality and a unique Village image.
To date, the Redevelopment Agency has completed a variety of public improvement projects and
encouraged private property improvements/enhancements which have contributed towards this vision of
the Village Redevelopment Area. The past activities within the Village area have not only eliminated
blight and blighting influences but have also resulted in a renewed interest and faith in the area.
City of Carlsbad - Consolidated Strategy & Plan
Section 11: Five-Year Strategic Plan Page 34
C. Edonomic Development
Consistent with the goals proposed for the Economic Development Strategic Plan to support the
development of a strong, diverse local economy, the City will target such industries and businesses as
the following:
1) Biotech/Biomed/Biopharmaceuticals;
2) Corporate headquarters;
3) International trade;
4) Communications;
5) Financial institutions;
6) Light manufacturing and assembly;
7) Research and development; and
8) Start-up companies.
These industries and businesses have been identified as long-term economic resources the City should
attract, help expand, or retain in Carlsbad.
Staff has also investigated possible alternatives for utilizing Community Development Block Grant funds
to assist in economic development efforts. Economic Development Programs may be implemented with
these funds to benefit lower income Carlsbad residents. Examples of the types of programs listed earlier
in this section under the, heading of Strategies to Meet Economic Development Needs, range from job
training, job placement, and direct assistance to businesses creating jobs for lower income residents.
G. Geographic Distribution - All Priorities
The City intends to develop lower-income affordable units throughout the entire city thereby reducing
the impact of housing on any one area within Carlsbad. City staff will be responsible for initiating the
development of this housing through agreements with local for-profit and non-profit housing developers
andor through contractor agreements for city-financed housing construction and for
managing/monitoring the affordability of these housing units in fbture years.
City resources for the provision, construction, or improvements to public services or facilities to meet the
community development needs will also be distributed throughout the City. The City will also consider
the allocation of resources to public service organizations located outside of the City limits in those .
instances where .such public services are limited within the San Diego North County Coastal area, but
provide adequate access to Carlsbad residents.
H. Relevant Public Policies, Court Orders, and EfUD Sanctions as Barriers to
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.
Affordable Housing
Although development constraints apply to all housing production, they significantly impact housing that
is affordable to low-income households. Governmental and non-governmental "constraints and
mitigating opportunities" have been identified by .the City of Carlsbad as part of the State required
Housing Element of the Carlsbad General Plan. These "constraints and mitigating opportunities" are
discussed in more detail in "Section Three" of the Carlsbad Housing Element. This section is included in
Appendix B to this Consolidated Plan.
There are currently no court orders, consent decrees, or HUD imposed sanctions in place that affect the
provision of assisted housing or fair housing remedies that the City of Carlsbad is aware of.
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 35
I. ' Institutional Structure and Intergovernmental Cooperation
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 capacity of the institutional
structure to canying out the City's five-year strategy.
1. Description
The 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 non-profit
organizations responsible for assisting various housing needs groups within the City of Carlsbad.
. a. Public Institutions
(1) City of Carlsbad
The City of Carlsbad's Housing and Redevelopment, PlanningKommunity Development and Building
Departments will be the lead departments in implementing the variety of programs andor activities
outlined within our five year strategy.
The Housing and Redevelopment Department consists of the Carlsbad Housing Authority and
Redevelopment Agency. The City Manager serves as the Executive Director and the Housing and
Redevelopment Director supervises the operations of both the Housing Authority and the Redevelopment
Agency.
..
The Carlsbad City Council serves as the Housing and Redevelopment Commission and takes action on
matters related to the Housing Authority and Redevelopment Agency with recommendations from the
Housing Commission.
PrinciDal ResDonsibilities of the Housing and RedeveloDment DeDartment:
1) Administer Community Development Block Grant Program (CDBG) - Approximately $704,565
in CDBG funds were allocated to various community development activities in 1999-2000. 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 familieshouseholds in
Carlsbad.
2) Administer Housing AuthorityFederal Section 8 Rental Assistance Program - The Housing
'Authority provides a total of 503 Section 8 Rental Assistance Certificates and Vouchers to eligible participants.
3) Administer Mortgage Credit Certificate and Mortgage Revenue Bond Program - The Department
assists with a Mortgage Credit Certificate program and continues to monitor existing
requirements for several housing developments in Carlsbad which participated in past mortgage
revenue 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. 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.
PrinciDal ResDonsibilities of the Plannindcommunitv DeveloDment Department:
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. required to implement the City's Housing Element.
City of Carlsbad - Consolidated Strategy & Plan
Section 11: Five-Year Strategic Plan Page 36
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 addressindmeeting the needs of low-income
households in Carlsbad.
Princiual Resuonsibilities of the Building 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.
(2) San Diego Association of Governments (SANDAG)
SANDAG plays a significant role in assisting local governments to prepare housing development plans,
especially the Housing Element required by California State Law, and the Consolidated Plan. 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.
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 adopted 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. 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. Non-Profit Organization
Non-profit organizations will play a vital role in the development of affordable housing in the City of
Carlsbad. The City will work with non-profit organizations to advocate for and develop affordable
housing. Every effort will be made by city staff to employ the assistance of non-profit organizations in
the effort to implement the programs outlined within thls Consolidated Plan and Carlsbad's Housing
Element.
2. Overcoming Gaps
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, social service and mental and other
health care resources and identifies proposed actions to strengthen, coordinate and integrate those
institutions and delivery systems.
a. Assessment and Strategy to Overcome Gaps
The City of Carlsbad has made a strong commitment to increasing the supply of affordable housing for
low-income households within the community. The City will make every effort to develop
private/public partnerships which will result in the creation of new affordable housing units for lower-
income households.
City staff have met with local private housing developers and non-profit organization representatives to
identify the "obstacles/constraints" to developing affordable housing in Carlsbad. As a result of these
meetings, the City has amended its zoning ordinance to allow a modification of development standards
for residential projects proposing affordable housing, adopted both the inclusionary housing and density
bonus ordinance, amended the General Plan to allow proposed affordable housing projects to exceed the
underlying General Plan density for the site and is further prepared to make recommendations for
financial assistance to mitigate these identified "obstacles/ constraints" to creating affordable housing.
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 37
Several housing projects have been constructed that provide a number of units to lower-income
households at affordable rents .and prices, such as the 344 unit Villa Lorna Apartments project that are
occupied by and affordable to lower-income households. The Housing and Redevelopment and Planning
Staff continues to meet with a number of for-profit and non-profit developers who are proposing various
affordable housing projects in Carlsbad.
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 non-profit agency resources to meet as much of the need as financially feasible
within the time period identified within this Consolidated Plan.
The City proposes to strengthen, coordinate and integrate the governmental institutions, non-profit and
private delivery systems outlined above through on-going l'strategy and development" meetings between
city staff, private developers, non-profit organizations and various financial institutions. Through regular
meetings, the City will continue to identify the constraints to affordable housing and develophmplement
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.
In relation to social service, mental and other health care resources available, there are many
organizations within the County of San Diego that provide housing or supportive services to Carlsbad
residents. These agencies tend to be smaller organizations with many using volunteers. The City will
continue to encourage greater efforts to make use of available housing, social service and mental and
other health care resources. To foster greater coordination and integration between the numerous
housing and supportive service providers, the City will continue to provide a list of various agencies and
organizations and the activities they perform to others. The City can also help to strengthen the housing
and service delivery system by helping to educate such organizations and agencies regarding the
resources that are available.
J. Coordination Efforts
The City of Carlsbad does not intend to be the primary provider of affordable housing, supportive
housing, homeless shelters, or supportive services. The City of Carlsbad expects to carry out much of its
strategy by encouraging public and private partnerships with private entities, non-profit organizations, or
other public agencies assuming the role of primary provider of affordable housing or supportive services
with some financial assistance from the City. However, the City will continue to implement housing
assistance programs where the City has expertise or such programs have already been established, such
as rental assistance.
K. Leverage Plan for the Use of Funds and Matching Funds Requirement
The City's policy is to leverage, to the maximum extent feasible, the use of funds available in the
development of affordable housing and the maintenance and preservation of existing housing. The City
supports the use of CDBG, HOME, and Redevelopment Set-Aside funds for predevelopment activities
and "gap financing" by private and non-profit entities in their efforts to develop affordable housing. The
City will consider the utilization of Redevelopment Housing Set Aside Funds to further affordable
housing goals whenever a match, grant, or loan is necessary and appropriate to ensure the financial
feasibility of a project: 'Criteria for the leveraging of funds will be the extent of the use of funds (ratio of
federal funds to other funds).
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 38
Generally, the City does not require public social service organizations to provide matching funds in
order, to receive funding. However, matching funds may be required of some subrecipients when a
project/activity is approved for a substantial amount of CDBG funds. The matching requirements o{ the
HOME Program are met through its membership in the San Diego County HOME Consortium.
L. Support of Applications From Other Entities for Federal and State Program Funds
The City of Carlsbad supports the efforts of other local public, non-profit and other private entities in
submitting applications for federal, state, and other available funds that may be utilized in the
development of housing and related supportive services, as well as other applications which relate to
community and economic development to revitalize and redevelop blighted areas. City Housing and
Redevelopment staff provides technical assistance,to agencies interested in applying for CDBG funds.
City staff also meets with non-profit agencies and private entities to provide technical assistance and
guidance when the agencies or entities are proposing or developing affordable housing projects in
Carlsbad.
M. Denial of Support For Application
There are certain circumstances where the City of Carlsbad would not certify that applications of other
entities are consistent with the City's Consolidated Plan. The City would deny a request for Consolidated
Plan certification for the following reasons:
1.
2.
Failure to indicate which Consolidated Plan Table 23, Priorities for Assistance, income
groups, and program activities are to be utilized in the proposed program; and
Failure to clearly describe how the proposed program is consistent with the Consolidated
Plan Section 11, Five-Year Strategy, and Section 111, One-Year Implementation or Action
Plan.
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 39
Table 29: Support of Applications by Other Entities Report
U.S. Department of Housing and Urban Development
CPD Consolidated Plan
Support Application
Funding Source by Other Entities?
A. FormulaEntitlement Programs
ESG Y
Public Housing Comprehensive Grant N
B. Competitive Programs
HOPE 1
HOPE 2
HOPE 3
ESG
Supportive Housing
HOPWA
Safe Havens
Rural Homeless Housing
Sec. 202 Elderly
Sec. 8 11 Handicapped
Moderate Rehab SRO
Rental Vouchers
Rental Certificates
Public Housing Development
Public Housing MROP
Public Housing CUP ..
LIHTC
N
Y
Y
Y
Y
Y
Y
N
Y
Y
N
Y
Y
N
N
N
Y
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 40
N. Strategies for Lead Based Paint Hazard Reduction
The following strategies will be undertaken in the next five years to evaluate and reduce lead based paint
hazards:
Strategy 1: Integrate lead hazard evaluation and reduction activities into all housing
programs, particularly residential rehabilitation programs.
Strategy 2: Support the development of comprehensive public health programs for the
screening of children for lead poisoning and a follow-up on those identified as
lead poisoned. ..
Strategy 3 : Provide public information and education.
Strategy 4: Seek public and private funding to finance lead hazard abatement and reduction
activities.
Strategy 1: Integrate lead hazard evaluation and reduction activities into all housing programs,
particularly residential rehabilitation programs.
Currently, many federal programs have requirements for evaluating and reducing lead hazards. For those
state and local housing and community development programs, the City will pursue the' following
activities to evaluate and reduce lead hazards:
1. Require inspection for and abatement of lead based paint hazards as a
requirement of all residential rehabilitation programs when children under the
age of seven reside in the dwelling unit and have been identified with elevated
blood levels;
2. Include lead based paint hazard abatement as an eligible activity under the City's
residential rehabilitation programs and add minimum lead based paint abatement
requirements to housing quality standards which must be met; and
3. Provide all eligible applicants of housing programs, particularly residential
rehabilitation programs, with information regarding lead based paint.
Strategy 2: Support the development of comprehensive public health programs for the screening
of children for lead poisoning and a follow-up on those identified as lead poisoned.
In accordance with CDC guidelines, all children found to have elevated blood levels (above 20
micrograms per deciliter) should both be provided with public health management services and be tested
every three months. The County of San Diego's Department of Health Services currently provides this
service. The City should encourage and provide assistance to lower-income households for the
abatement of lead based paint hazards once a child under the age of seven is identified as having elevated
blood levels. Community Development Block Grant (CDBG) hds can be used to help the City or other
organizations in developing a comprehensive approach to lead poisoning prevention.
Strategy 3: Provide public information and education.
Public information campaigns can alert households residing in pre-1978 housing, those most likely to
have lead based paint hazards, of the dangers of lead poisoning, provide advice on the maintenance of the
home, and suggest ways to reduce exposure to lead based paint hazards. Information should also be
provided to landlords and owners of property with pre- 1978 residential structures.
.. ..
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 41
The following
housing:
A) B)
C)
Dl
Strategy 4:
activities.
information should be provided to home owners, renters, and landlords of pre-1978
That the property may contain lead-based paint;
The hazards of lead-based paint;
The symptoms and treatment of lead-based paint poisoning;
The precautions to be taken to avoid lead-based paint poisoning (including maintenance
and removal techniques for eliminating such hazards);
The advisability and availability of blood lead level screening for children under seven
years of age; and
In the event lead-based paint is found in the property, appropriate abatement procedures
may be undertaken.
Seek public and private funding to finance lead hazard 'abatement and reduction
Significant lead hazard reduction and abatement can be costly and beyond the means of lower-income
home owners and owners of lower-income rental properties. The City and other community
organizations should be encouraged to pursue public and private funding to finance lead abatement and
reduction activities. Lead reduction and abatement should be an eligible activity in the City's residential
rehabilitation program. CDBG funds are available for lead abatement and reduction.
0. Anti-Poverty Strategy
According to the 1990 U.S. Census, a very small percentage of Carlsbad families or elderly persons have
incomes below the poverty line (see Table 30). Only 3.6 percent of the 16,905 families in Carlsbad have
incomes below the poverty line. Approximately 3 percent of all elderly persons have incomes below the
poverty line in Carlsbad. The percentage of non-elderly persons having incomes below the poverty line
is higher than those elderly persons or families.
Table 30: Poverty Status of Population by Age/Family
Source: 1990 U.S. Census
The City does not directly control any programs or policies for reducing the number of households with
incomes below the poverty line. However, the City does encourage policies and programs that may
indirectly affect the number of households with incomes below the poverty.
As established within the Economic Development Strategic Plan, the City pursues policies and programs
that encourage the development of the commercial and industrial land in the City and encourage the
location of businesses to Carlsbad. By encouraging the growth of the business community in Carlsbad,
employment opportunities become available.
City of Carlsbad - Consolidated Stratepy & Plan
Section II: Five-Year Strategic Plan Page 42
The City has provided in the past CDBG funds to organizations providing employment services and
training to lower-income persons and to lower-income persons with special needs. The City will
continue to consider funding organizations that provide employment training and services.
Producing and maintaining housing affordable to lower-income households will not directly elevate
household income above the poverty line but will help to ease the burden of expenses on limited
resources. To further coordinate the provision of affordable housing and a policy to help encourage self
sufficiency and-upward mobility, the City has established a Family Self-Sufficiency program under the
Section 8 rental assistance program.
The Family Self-Sufficiency program was established as part of the Cranston/Gonzales National
Affordable Housing Act of 1990. The goal of the program is to enable very low-income households to
achieve economic independence through public/private cooperative efforts involving housing, education,
employment and the supportive services necessary for participating families to become upwardly mobile.
P. Public Resident Initiatives
No public resident initiatives are being proposed for this Consolidated Plan period.
Q. Monitoring Standards and Procedures
Housing programs supported with federal hnds and subject to the Consolidated Plan will be monitored
on a regular basis to ensure compliance with all regulations governing administrative, financial and
programmatic operations. The City of Carlsbad Housing and Redevelopment Department monitors all of
the City's affordable housing and support services supported with federal funds awarded to the City or
the public housing authority and will continue to do so.
In addition, the City's Housing and Redevelopment Department also monitors affordable housing
projects that utilize favorable financing provided through the City and the redevelopment agency, density
bonuses, Coastal Housing provisions, or conditional use permits for senior housing. Affordable housing
projects receiving direct funding from the state or federal government are often monitored solely by
those entities.
City of Carlsbad - Consolidated Strategy & Plan
Section 11. Five Year Strategic Plan Page 43
This page is intentionally blank.
SECTION III. ACTION PLAN
A. Standard Form 424: Form Application
City of Carlsbad - Consolidated Strategy & Plan
Section 111: Action Plan Page 1
This page is intentionally blank.
City of Carlsbad - Consolidated Strategy & Plan
Section IJl: Action Plan Page 2
Application for Federal
Assistance 2. Date Submitted Applicant Identifier
0511 2/00 B-99-MC-06-0563
. Type of Submission: State Application Identifier 3. Date Received by State
Application: Non - Construction
=reapplication: 4. Date Received by Federal Agency Federal Identifier
i 15. Applicant Information
Legal Name I CitV of Carlsbad
Address
2965 Roosevelt Street Suite B
Carlsbad, CA 92008-2037
San Diego
6. Employer Identification Number (EIN):
956004793
8. Type of Application:
Type: New
10. Catalog of Federal Domestic Assistance Number:
Catalog Number: 14-218
Assistance Title: Community Development Block Grant
12. Areas Affected by Project:
City of Carlsbad
I 13. Proposed Project:
Organizational Unit
Housing and Redevelopment Department
Contact
Frank Boensch (760) 434-2818
7: Type of Applicant:
Municipal
9. Name of Federal Agency:
U.S. Dept. of Housing & Urban Development
11. Descriptive Title of Applicant's Project:
2000-2001 CDBG Program: To provide funding for various
public services, public facilities and improvements, etc. to benefit low and moderate-income per, rons.
Start 32:s a. Applicznt End 3ats ~~ b. Project
07/01/00 48th District 48th District 06/30/01
15. Estimated Funding:
a. Federal
16. Is Application Subject to Review by State Executive Order 12372 Process?
$622,000 Review Status: Program not covered
b. Applicant $0
I
c. State $0
d. Local 17. Is the Applicant Delinquent on Any Federal Debt?
$0 No
e. Other
$0
f. Program Income
$0
g. Total $622,000
18. To the best of my knowledge and belief, all data in this application/preapplication are true and correct, the document has been duly authorize by the governing body of the applicant and the applicant will comply with the attached assurances if the assistance is awarded.
a. Typed Name of Authorized Representative I b. Title I c. Telephone Number
I Deborah K. Fountain Housing and Redev. Director (760) 434-2815 - - e. Date Signed
04/06/00
This page is intentionally blank.
City of Carlsbad - Consolidated Strategy & Plan
Section 111: Action Plan Page 4
B. Projected Financial Resources to be Available
The financial resources for addressing housing and community development needs are fairly limited for
the City of Carlsbad. To ultimately reach the vision and goals of the City, a variety of resources must be
used to achieve each objective. Limited City resources must be leveraged with additional funds from
private and public sources and programs.
The City's policy is to leverage, to the maximum extent feasible, the use of funds available in the
development of affordable housing and the maintenance and preservation of existing housing which
serve identified needs categories. The City supports the use of CDBG, HOME, and Redevelopment Set-
Aside funds for predevelopment activities and "gap financing" by private and non-profit entities in their
efforts to develop affordable housing. The City will consider the utilization of Redevelopment Housing
Set Aside Funds to further affordable housing goals whenever a match, grant, or loan is necessary and
appropriate to ensure the financial feasibility of a project. Criteria for the leveraging of funds will be the
ratio of federal funds to other funds.
The City anticipates that the following resources will be available for 2000-2001 :
Table 31: Projected Financial Resources for '2000-2001
Funding Source Description I Amount ($)
Federal Formula/Entitlement Grant
rn Section 8 Rental Assistance
HOME Investment
Partnership Program
Carlsbad receives an annual grant from the federal
government to be used for public facilities, services, or
housing for low income (80% or below of median
family income for the County).
The Carlsbad Housing Authority is receiving federal
(HUD) funding to provide rental assistance for very
low income families (50% or below of median family
income for the County).
Carlsbad receives an annual grant from the federal
government through its participation in a consortium of
cities and County for the HOME Program. HOME
funds are used to increase the housing opportunities for
lower income households.
:ederal Competitive-Implemented by State
622,000
3,124,716
226,855
Mortgage Credit Certificates 500,000 Financial assistance for the purchase of single family
housing. An MCC oDerates as an IRS tax credit.
Local
Redevelopment Agency Low
Income Housing Set-Aside
0 The Carlsbad Redevelopment Agency must appropriate
supply of housing at a cost affordable to persons of low Funds ..
20% of its tax increment to improve or increase the
andor moderate-income Dersons.
City of Carlsbad - Consolidated Strateev & Plan
Section 111. Action Plan Page 5
Funding Source Amount ($) Description
Affordable Housing Trust
Inclusionary Housing Impact fee are deposited into the Fund
The Inclusionary Housing In-Lieu fee and the \ 777,141
Affordable Housing Trust Fund to increase the
affordable housing opportunities for lower-income
households.
TOTAL $5,250,712
Federal Community Development Block Grant (CDBG) funds available for the 2000-200 1 program year
are outlined in Table 32 Funding Sources.
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 6
U.S. Department of Housing and Urban Development
CPD Consolidated Plan
Table 32: Funding Sources
Entitlement Grant
0 Surplus Funds
78,849.78 Unpropmmed Prior Year's Income not previously reported
622,000.00
I Return of Grant Funds (Reallocated CDBGfirnds) 16,654.66 I
I Total Estimated Program Income (from detail below) 01 I
TOTAL FUNDING SOURCES $71 7.504.44
Submitted Proposed Projects Totals
0 Un-submitted Proposed Project Totals
717,504.44
Estimated Program Income
Description Subrecipient Grantee
1
0 0 2
0 0
9 0 0
10 1 0 0
Total Estimated Program Income $0 $0
City of Carisbad - Consolidated Strategy & Plan
Section m. Action Pian .. Page 7
1. Publicly Owned Land Or Property Located in Jurisdiction for Housing
The City of Carlsbad owns Villa Loma Apartments, a 344 unit affordable housing project developed and
operated since 1996 under a fifty-year lease to Bridge Housing Corporation. The Carlsbad
Redevelopment Agency owns a 75 unit seniors apartment complex in which a majority of tenants
participate in the City's Section 8 Rental Assistance Program. The Carlsbad Housing Authority does not
own property available for affordable and supportive housing activities.
Activities
C. Activities to be Undertaken
The programs/projects to be funded in 2000-2001 address the following local strategies to meet the
housing and community development needs of the community:
1. AFFORDABLE HOUSING:
a Provide direct benefit to lower income persons through the provision or retention of
affordable housing units within Carlsbad;
a Provide shelter or services to homeless or near homeless persons/families which result in
an improved situation through employment, permanent housing, treatment of mental, or
substance abuse problems, 'etc.; and,
a Provide direct assistance to lower income households to prevent or eliminate residential
Building or Municipal Code violations and/or improve the quality of housing units
through residential (rental and/or owner occupied) rehabilitation programs.
2. GENERAL SOCIAL SERVICES:
a Provide assistance to non-profit public sen;ice providers who meet the basic needs of
lower income persons. Basic needs are defined as those which provide food, shelter,
clothing and, in some cases, health care;
a Provide assistance to non-profit public service providers who offer counseling and self-
improvement prograndacthi ties for lower income persons; and
e Provide assistance to non-profit public service providers who offer recreational and/or
cultural programs/activities for lower income persons.
3. SPECIALIZED SOCIAL SERVICES:
e Provide assistance to organizations which administer programs that directly benefit
lower income children living in Carlsbad. The programs must provide one, or more of
the following activities: day care, after-school care, cultural enrichment, recreation,
health care/immunization or self-improvement. The City may also give priority to
single-parent assistance programs such as counseling services; and
0 Provide assistance to organizations which administer programs that directly benefit low
income adults living in Carlsbad. The programs must provide one or more of the
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 8
following activities for adults: employment services, job training, and educational
programs. Programs designed for elderly adults only must provide one or more of the
following activities: meals, homemaking or personal assistance services, financial
assistance services, counseling, transportation, or shared housing or other housing
related services.
City of Carlsbad - Consolidated Strategy & Plan
Section III. Action Plan Page 9
1. Affordable Housing Activities
Approximately 812 non-homeless households, families, and individuals are expected to receive housing
services in 2000-2001 through the Section 8 Tenant-Based Rental Assistance Program, new construction,
first time home buyer programs, and single family residential rehabilitation. Approximately 75 percent
of this number is expected to be very low income households whose income is below 50 percent of the
median family income for San Diego County. The following describes the specific plan for investment
the City reasonably expects to be available this upcoming program year.
a. Section 8 Tenant-Based Rental Assistance Program
The 2000-2001 Section 8 Rental Assistance Program anticipates a total budget of $3,124,716 for rental
assistance payments and administrative fees. This'budget will allow the city to continue to provide rental
assistance to a total of 578 very low-income households during fiscal year 2000-2001. The City has
approved housing assistance payment contracts with property owners to commit these funds. Initial
budget proposals for the coming year indicate that funds may be available to assist additional households
above the current 578 estimated households.
b. New Construction of Rental Units
The City provided assistance in the financing of a construction project known as the Laurel Tree '
Apartments by committing $700,000 in Redevelopment Low Income Housing Set Aside and Housing
Trust Funds for the project. This funding will meet the matching funds requirement of the HOME
program. Construction of the project began in the fall of 1998, and is expected to be completed in the
summer of 2000.
The Laurel Tree Apartment project will provide approximately 138 new housing units affordable to very
low-income households. The units will vary in size fiom one bedroom units to four bedroom units,
accommodating single persons, and small and large related households. It is envisioned that 14 one
bedroom units will be provided, 64 two bedroom units, 46 three bedroom units, and 14 four bedrooms
mi ts .
The City Council has also provided construction financing for the Rancho Carrillo Apartments. The City
has provided $1.16 million from the City's Affordable Housing Trust Fund to assist in the construction
of 116 units affordable to very low and low tenants. The units will consist of 12 one-bedroom units, 48
?:ir~-keclroon: units ard 5: tkicc-beirooin units. Construction began in January of 1999 and the first
units were occupied in December of 1999. The project will be totally completed in the spring of 2000.
In December of 1998, the City Council agreed to provide $920,000 in construction financing to the
Poinsettia Station Apartments Project. This project will provide 92, 1,2 and 3 bedroom units, all of
which will have rents not to exceed 60% of the area median income. In addition to construction
financing, the City Council has agreeddo issue up to $6.5 million in tax exempt bonds to further assist in
developing the project. Construction is underway and the project is to be completed in the summer of
2000.
C. New Construction of Owner Occupied Units
The City has provided $453,000 from the City's Affordable Housing Trust Fund to assist in the
development of a for sale residential project known as Cherry Tree Walk. The 235 unit project, which
was completed in the fall of 1999 provided 12 two bedroom and 30 three bedroom affordable units.
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 10
The City council has also agreed to provide $75,000 from the City's Affordable Housing Trust Fund to
assist in the development of five four-bedroom single family homes in Calavera Hills. The units will
include 1,800 square feet of living are and a two car garage. Three of the units were purchased by low
income households. It is estimated that construction of the two remaining units will be completed in
April of 2000.
d. Single Family Residential Rehabilitation
A single family residential rehabilitation program ,is currently being administered by the County of San
Diego on behalf of the City of Carlsbad. This residential rehabilitation program targets very low and
low-income single family homeowners, including mobile homes. Deferred no interest loans will
continue to be made to lower-income households and will be repaid upon change in title of the property.
Grants will be provided to elderly or handicapped households for rehabilitation regarding health and
safety issues and to lower-income households or the elderly for weatherization.
There is an existing uncommitted balance of approximately $219,199 as of December 3 1, 1999 in
previously allocated HOME Consortium funds for the rehabilitation of single family homes. These
funds will be able to provide assistance to approximately nine (9) single family home owners and three
(3) mobilehome owners. .With limited resources available for implementing this program, it is
anticipated that five (5) additional lower-income households will be assisted with residential
rehabilitation in fiscal year 2000-200 1. .
The City also has approximately $225,811 in unallocated funds available from the County of San Diego
HOME Consortium which may be utilized for the single family and multifamily residential rehabilitation
program. Staff is evaluating if the funds should be allocated for other affordable housing purposes as
there are few residential properties in Carlsbad which can meet the HOME prohibition on use of funds
for rehabilitation projects on properties which would be valued over $197,000 after the rehabilitation
work is completed.
e. Homebuyer Programs
As a participant in the San Diego County Regional Mortgage Credit Certificate (MCC) program, MCCs
are available for first-time home buyers in the City of Carlsbad. The MCC program allows a first time
home buyer to take a federal income tax credit of 20 percent of the annual interest paid on the home
mortgage. This program wiil provide MCC's to primarily moderate-income households and in some
cases lower-income households to help them qualify for a home purchase loan.
The San Diego County Regional MCC Program has applied for additional funding for calendar year
1999. Allocations are expected to be determined in May of 1999 and it is anticipated that the City of
Carlsbad will receive approximately $500,000 in MCC credit. The City of Carlsbad anticipates that ten
(10) MCCs will be issued in 2000-2001 to persons purchasing a home in Carlsbad.
Additionally, the City will be providing subsidy assistance to low income first time home buyers through
the Carlsbad Homebuyer Assistance Program (CHAP). The City will provide a maximum of $20,000 in
the form of a non interest bearing loan to bridge the gap between the loan amount a low income
household can qualify for and the purchase price of a home. The term of this loan is 15 years. Payments
will be deferred the first five years of the loan. CHAP funds are currently available.
City of Carlsbad - Consolidated Strategy & Plan
Section III. Action Plan Page 11
As of January 3 1, 2000, the City has $1,270,000 reserved in the Affordable Housing Trust fund for the
CHAP. Approximately 60 low income households will be provided with home buyer assistance. It is
anticipated that approximately fifty (30) households will be assisted through this program in the 2000-
200 1 program year.
f. Housing Reserve Fund
The City has allocated $226,855 in new funding available from the County of San Diego HOME
Consortium for a Housing Reserve Fund, from which funds will be used to create new affordable
housing opportunities for Carlsbad residents. Affordable housing developers have suggested that such a
fund be created in which HOME and funds might be accumulated as one year of the City’s HOME
funding allocation is not a sufficient amount to leverage the additional funds needed to develop a project
in the City.
2. Community Development Activities
In March of 2000, the Carlsbad City Council selected 23 community development proposals, amounting
to $717,504.44, for funding under the federal Community Development Block Grant (CDBG) program.
The City will be eligible to receive $622,000 in new CDBG funds for 2000-2001 to finance the projects
which will assist low and moderate income persons. In addition, the City has $95,504.44 in CDBG
program income and funds whch were allocated in the previous year to an activity which have been
completed with a surplus of funds and will need to be reallocated to other eligible activities. The total
funds available for allocation in 2000-2001 is $717,504.44. A list of the community development
proposals selected for funding in 2000-2001 are listed on the following pages as Table 33-Listing of
Proposed Projects.
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 12
>
I
u) (I). E
i tu P
Q) n
0 0
0 9
Fr
t9
Or
70
bW 00
??
?c!
22 .. ..
rnrn
_as ww XI
4
.c, S i! P 0
Q) >
I
L
P (II
Q) D
vj 5
0000
te
I
> p"
P 0 n L
0000 0 0
0696969 0 69 u, W
fl)
L". W
69
" C
-0 C
LL 3
.-
-0
m C
L
Q3
0 0 0 b Ln
a u
.- lA
-l 3
C m co
22
no
.. ..
mm
c. n P a
h
Y 0
0 0
UJ
0 r- m
d
U- n rn
m
00 8 ow3
(D
t9
0) C
C
LL 3
a
Or 00 :a sg
00
>z zo
h
v 0
0 0 In
0 r- Ln
0'
.. .. Sd 88
22
on
.. ..
mm
zz 00
tu P
Q)
L,
n
0000 sfft-9
fft
Or $g
68 ??
.. .. $2
zz 00 i * C a b t
>
+.- a,
tj ?
‘0 C 8 a, v1
0 In W
-0 0-
P 8 ln W
L" W
c
N 0 I- O N
- >
L m P a, n
0, C
U C 3 LL
.-
.cI S
Q)
P 0
E
or
70
r-a 00
?? ?e
0
0 .
zz 00
-
v) a
3 0 ua
2
..
.w S
Q)
P 0
0) >
E
I
L a
Q) n
0 0 c)
a 0
0
m* ru s? om
.. .. 2s Ed
zz 00
v
h 0
0 0
0 b In
Ir!
.- zi 0
3 a
U 0
0 0 N
c,
a, r: - € P 0
Q)
-
L
(II P 0"
cn Q)
3
cn 0
2
9% .. ..
no mm
zz 00
C m v)
P In N N
0000 gt9t969
U In
m C
6 .-
0 8
b
t-
L 111 P a"
0000 0 0 g"969 g- e3
e3
m
tf)
m
0
0 0 m
u
c) .... ij
n 3
zz 00
P 03 0 cu 0
O a
or
rO ?? s$
00 .. .. 88
zz 00
a9
IS 8Q
h 0
0 u)
E
0 ys In
.- 5 0
3 a
t 00 0 hl 0 4
6
5 m
- .- al
3 u)
c- al 0, L tj
(0
co t
0 0
b m
a 6 I-
O m
m
Q 0
n al-
ln c m 8 0
1. Housing Activities for the Homeless
During 2000-2001, the City will attempt to address the needs of homeless individuals, families, or
persons with special needs: severe mental illnesses, drug -or alcohol addiction, diagnosed with AIDS or
HIV, fleeing domestic violence and non-homeless persons with special needs through the funding of
various non-profit agencies under Carlsbad's Community Development Block Grant (CDBG) program.
The following organizations have been selected for funding during fiscal year 2000-2001 and provide
facilities and services for non-homeless persons with special needs, homeless persons, homeless persons
with special needs, and other low and moderate-income households:
Table 34: Listing of Proposed Housing and/or Housing Related Projects for 2000-2001
Funding Persons
Organization Program Name Target Population Special Needs Amount ($) Assisted
Case Manaeement/Services
Community Resource
Center
Brother Benno
Foundation
Women's Resource
Center
Casa de Amparo
North Coastal
Service Center
Catholic Charities
Brother Benno
Foundation
Fraternity House
City of Carlsbad
Homeless Gen Population Homeless CSC Near
Prevention Homeless
Program
Dav Shelter
Brother Benno's Gen Population Gen Homeless
Center
Emergency Shelter
Alternatives to Adult Women Victims of Dom
Abuse wlchildren Violence
Casa de Youths Abused &
Amparo Shelter Abandoned
Emergency Families w/ Homeless
Shelter Prog. Children
Transitional Housing
La Posada de Adult Men Gen Homeless
Guadalupe
House of Adult Women Subst. Abuse
Residential Care Facilitv
Dorothy, B & R
Fraternity Adult Men Persons with
House AIDS
Affordable Housing
Section 108 Low-Income
Loan for Villa Persons
6,000.00
6,500.00
7,500.00
6,500.00
5,000.00
68,500.00
5,000.00
5,500.00
185,278 .OO
200
3 50
50
4
10
350
6
6
344
TOTAL 295,778.00. 1,32(1
City of Carlsbad - Consolidated Strategy & Plan
Section 111. Action Plan .Page 36
Approximately 1,320 individuals/families, all of whom are from low and moderate-income households,
are anticipated to benefit from the activities, projects, and shelter services which were funded for the
2000-2001 fiscal year. Of the 1,320 individuals and families, approximately 812 are considered to be
homeless.
The City Council has adopted a resolution declaring the City of Carlsbad's intention to participate with
other jurisdictions in the North San Diego County Coastal region to address the needs of homeless
persons and families on a region wide basis. North County jurisdictions, with the assistance of local
social service providers, continue to meet and work cooperatively to discuss the region wide approach
and various strategies, such as the North County Regional Homeless Shelter, to address the shelter and
supportive service needs of the homeless. A potential site has been identified for a regional facility in
the City of Vista, and staff is participating in efforts to facilitate opening a shelter on the site.
D. Geographic Distribution - All Priorities
The City intends to develop lower-income affordable units throughout the entire city thereby reducing
the impact of housing on any one area within Carlsbad. City staff will be responsible for initiating or
facilitating the development of this housing through agreements with local for-profit and non-profit
housing developers (including agreements to provide City assistance) and through managing/monitoring
the affordability of these housing units in future years.
City resources for the provision, construction, or improvements to public services or facilities to meet
the community development needs will also be distributed throughout the City. The CiQ will also
consider the allocation of resources to public service organizations located outside of the City limits in
those instances where such public services are limited within the San Diego North County Coastal area,
but provide adequate access to Carlsbad residents.
E. Institutional Structure
1. Funding and Incentives for Affordable Housing
The City of Carlsbad has been working with local non-profit organizations and other private entities to
identify sources of funding which may be available for affordable and supportive housing. For
identified federal, state and/or other private sources of funding which may not be available to the City,
other eligible agencies will be encouraged to apply. The City provides a variety of "incentives" to
encourage private, non-profit and/or for-profit housing developers to build housing units in Carlsbad
which are affordable to low and moderate income persons. The City will continue to offer these
"incentives" as well as with local private developers to identify and use all available financing resources
for the purposes of creating new affordable housing units.
To meet "matching funds" requirements of state and/or federal affordable and supportive housing
financing programs, the City will consider the use of redevelopment funds, "in-lieu" fees, private
contributions and/or general city funds. The various "matching fund" requirements will be identified
and considered on a case-by-case basis prior to submitting, or assisting with the submission of an
application, for any federal and/or state housing financing program. The City's "underwriting" of
specific projects and proposals will be evaluated based on the need being served and the effectiveness
or "leveraging" inthe use of City resources.
City of Carlsbad - Consolidated Stratem & Plan
Section In. Action Plan .. Page 37
2. Network Building Activities
The City will continue to be engaged in network-building activities with governmental, for-profit and
non-profit organizations. This will include participation in the San Diego County Non-Profit Housing
and Community Development Federation.
The City is a member of the Fair Housing Resource Board (FHRB), which has been expanded to
include more local governmental involvement with regional affordable housing, fair housing issues and
advocacy. HUD recognizes the FHRB as a forum to facilitate fair housing in the San Diego area.
The City will continue to fund an agreement with Heartland Human Relations Association (HHRA) to
provide fair housing services which includes counseling, tenant/landlord mediation, education
seminars, and to mitigate and/or prevent housing discrimination practices.
The City will also continue to participate in the North County Homeless Coalition. This group
provides a forum for discussion of current housing issues and other social service activities.
In a cooperative effort, the City of Carlsbad will continue to meet with other San Diego County
jurisdictions to form a resource information group for such programs as the CDBG program,
Residential Rehabilitation programs, and the Regional MCC (First Time Homebuyer) program. The
City will also continue to encourage and- participate in efforts to work collectively and cooperatively
with other San Diego County jurisdictions.
F. Public Housing Improvements
The City of Carlsbad Redevelopment Agency owns a 75 unit seniors apartment project, in which a
majority of the tenants are participants in the City’s Section 8 Rental Assistance Program. Minor
improvements may be made to the property in the course of maintaining the property.
G. Public Housing Resident Initiatives
No public housing resident initiatives are proposed for the 2000-2001 Program Year.
H. Lead Base<! Paint Hazard Reduction
The activities and programs to evaluate and reduce lead based paint hazards, and the integration of
lead-based paint hazard reduction in housing policies and programs for the coming year are intended to
remain as described in the Five-Year Strategy.
These strategies include the following:
Strategy 1: Integrate lead hazard evaluation and reduction activities into all housing programs,
particularly residential rehabilitation programs.
Currently, many federal programs have requirements for evaluating and reducing lead hazards. For
those state and local housing and community development programs, the City will pursue the following
activities to evaluate and reduce lead hazards:
a. Require inspection for and abatement of lead based paint hazards as a
requirement of all residential rehabilitation programs when children
under the age of seven reside in the dwelling unit and have been
City of Carlsbad - Consolidated Strategy & Plan
Section III. Action Plan Page 38
identified with elevated blood levels;
b. Include lead based paint hazard abatement as an eligible activity under
the City's residential rehabilitation .programs and add minimum lead
based paint abatement requirements to housing quality standards which
must be met; and
C. Provide all eligible applicants of housing programs, particularly
residential rehabilitation programs, with information regarding lead
based paint.
Strategy 2: Support the development of comprehensive public health programs for the screening
of children for lead poisoning and a follow-up on those identified as lead poisoned.
In accordance with CDC guidelines, all children found to have elevated blood levels (above 20
micrograms per deciliter) should both be provided with public health management services and be
tested every three months. The County of San Diego's Department of Health Services currently
provides this service. The City should encourage the abatement of lead based paint hazards once a
child under the age of seven is identified as having elevated blood levels. CDBG can be used to help
the City or other organizations in developing a comprehensive approach to lead poisoning prevention.
Strategy 3: Provide public information and education.
Public information campaigns can alert households residing in pre-1978 housing of the dangers of lead
poisoning, provide advice on the maintenance of the home, and suggest ways to reduce exposure to
lead based paint hazards. Information should also be provided to landlords and owners of property
with pre-1978 residential structures.
The following information should be provided to homeowners, renters, and landlords of pre-1978
housing:
A) . That the property may contain'lead-based paint;
B) The hazards of lead-based paint;
C) The symptoms and treatment of lead-based paint poisoning;
D) The precautions to be taken to avoid lead-based paint poisoning (including maintenance
E) The advisability and availability of blood lead level screening for children under seven
F) In the event lead-based paint is found in the property, appropriate abatement
and removal techniques for eliminating such hazards);
years of age; and,
procedures may be undertaken.
Strategy 4: Seek public and private funding to finance 'lead hazard abatement and reduction
activities.
Significant lead hazard reduction and abatement can be costly and beyond the means of lower-income
homeowners and owners of lower-income rental properties. The City and other community
organizations should be encouraged to pursue public and private funding to finance lead abatement and
reduction activities. Lead reduction and abatement should be an eligible activity in the City's
residential rehabilitation program. CDBG funds are available for lead abatement and reduction.
City of Carlsbad - Consolidated Strategy & Plan
Section 111. Action Plan Page 39
I. Fair Housing and Other Coordination Efforts
The Carlsbad Housing Authority has made a commitment to work with other public and non-profit
agencies to provide needed services for low-income households.
The City annually assists in the funding of Heartland Human Relations Association, in order to promote
Fair Housing. Heartland's counselors provide information regarding the rights and responsibilities of
both tenants and landlords. Heartland also provides community education via speakers and literature
and assistance to victims of housing discrimination. Periodically, Heartland Human Relations
Association conducts audits of real estate and rental practices throughout the County of San Diego to
determine the extent of discrimination in a given area.
The City also continues to actively participate in the San Diego Fair Housing Resource Board, a
regional organization formed to further fair housing efforts in the community. Along with all other
members of the Fair Housing Resource Board, the City has contracted with the San Diego Fair
Housing Council to participate in a Regional Assessment of Impediments to Fair Housing, which is
expected to be completed in the year 2000. The City will participate with other agencies in
implementing recommendations to be developed as part of the regional assessment to alleviate
impediments and will continue to promote fair housing.
As discussed in the City's anti-poverty strategy, City staff encourage Section 8 certificate/voucher
recipients to participate in a Self-Sufficiency program. This Self-sufficiency program involves
public/private cooperative efforts involving housing, education, employment and the supportive
services to help participating families to become upwardly mobile.
In an effort to increase housing opportunities throughout the City of Carlsbad, staff has enlisted the
cooperation of the real estate community, property managers and owners by conducting quarterly
workshops, mailing informative information regarding the Section 8 Rental Assistance program,
making rental advertisements available to Section 8 tenacts, and through public media announcements.
To foster awareness and education of organizations providing housing assistance or other supportive
services to lower-income households and those in need, the City has a community resources phone
directory available at City facilities and through other organizations within Carlsbad that provide the
public with referrals to City facilities and services.
City of Carlsbad - Consolidated Strategy & Plan
Section In. Action Plan Page 40
SECTION IV. CERTIFICATIONS
In accordance with the applicable statutes and the regulations governing the Housing and Community
Development Plan regulations, the jurisdiction certifies that:
Affirmatively Further Fair Housing - The jurisdiction will affirmatively further fair housing, which
means it will conduct an analysis of impediments to fair housing choice within the jurisdiction, take
appropriate actions to overcome the effects of any impediments identified through that analysis, and
maintain records reflecting that analysis and actions in this regard.
Anti-displacement and Relocation Plan - It will comply with the acquisition and relocation
requirements of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970,
as amended, and implementing regulations at 49 CFR 24; and it has in effect and is following a
residential antidisplacement and relocation assistance plan required under section 104(d) of the Housing
and Community Development Act of 1974, as amended, in connection with any activity assisted with
funding under the CDBG or HOME programs.
Drug Free Workplace - It will or will continue to provide a drug-free workplace by:
1. Publishing a statement notifying employees that the unlawful manufacture, distribution,
dispensing, possession, or use of a controlled substance is prohibited in the grantee's
workplace and specifying the actions that will be taken against employees for violation
of such prohibition;
2. Establishing an ongoing drug-free awareness program to inform employees about -
(a) The dangers of drug abuse in the workplace;
(3) The grantee's policy of maintaining a drugfree workplace;
'7 '(c) 'Any . available drug counseling, reha$.ilitation, and employee assistance
programs; and
(d) The penalties that may be imposed upon employees for drug abuse violations
occurring in the workplace;
3. Making it a requirement that each employee to be engaged in the performance of the
grant be given a copy of the statement required by paragraph 1;
4. Notifying the employee in the statement required by paragraph 1 that, as a condition of
employment under the grant, the employee will -
(a) Abide by the terms of the statement; and
(b) Notify the employer in writing of his or her conviction for a violation of a
criminal drug statute occurring in the workplace no later than five calendar
days after such conviction;
Section IY: Certifications - Page 1
5. Notifying the agency in writing, within ten calendar days after receiving notice under
subparagraph 4(b) from an employee or otherwise receiving actual notice of such
conviction. Employers of convicted employees must provide notice, including position
title, to every grant officer or other designee on whose grant activity the convicted
employee was working, unless the Federal agency has designated a central point for the
receipt of such notices. Notice shall include the identification number(s) of each
affected grant;
6. Taking one of the following actions, within 30 calendar days of receiving notice under
subparagraph 4(b), with respect to any employee who is so convicted -
(a) Taking appropriate personnel action against such an employee, up to and
including termination, consistent with the requirements of the Rehabilitation
Act of 1973, as amended; or
(b) Requiring such employee to participate satisfactorily in a drug abuse assistance
or rehabilitation program approved for such purposes by a Federal, State, or
local health, law enforcement, or other appropriate agency;
7. Making a good faith effort to continue to maintain a drug-free workplace through
implementation of paragraphs 1, 2, 3, 4, 5 and 6.
Anti-Lobbying - To the best of the jurisdiction's knowledge and belief
1. No Federal appropriated funds have been paid or will be paid, by or on behalf of it, to
any person for influencing or attempting to influence an officer or employee of any
agency, a Member of Congress, an officer or employee of Congress, or an employee
of a Member of Congress in connection with the awarding of any Federal contract, the
making of any Federal grant, the making of any Federal loan, the entering into of any
cooperative agreement, and the extension, continuation, renewal, amendment, or
modification of any Federal contract, grant, loan, or cooperative agreement;
2. If any funds other than Federal appropriated funds have been paid or will be paid to
any person for influencing or attempting to influence an officer or employee of any
agency, a Member of Congress, an officer or employee of Congress, or an employee
of a Member of Congress in connection with this Federal contract, grant, loan, or
cooperative agreement, it will complete and submit Standard Form-LLL, "Disclosure
Form to Report Lobbying, " in accordance with its instructions; and
3. It will require that the language of paragraph 1 and 2 of this anti-lobbying certification
be included in the award documents for all subawards at all tiers (including
subcontracts, subgrants, and contracts under grants, loans, and cooperative agreements)
and that all subrecipients shall certify and disclose accordingly.
Authority of Jddiction - The Consolidated Plan is authorized under State and local law (as
applicable) and the jurisdiction possesses the legal authority to carry out the programs for which it is
seeking funding, in accordance with applicable HUD regulations.
Page 2 . Section IV: Certifications
Consistency with Plan -- The housing activities to be undertaken with CDBG, HOME, ESG, and
HOPWA funds are consistent with the strategic plan.
Section 3 - It will comply with Section 3 of the Housing and Urban Development Act of 1968, and
implementing regulations at 24 CFR Part 135.
Signature/Authorized Official
Deborah Fountain
Housing and Redevelopment Director Date
Section IV: Certifications Page 3
This page is intentionally blank.
Page 4 Section N: Certifications
Specifk CDBG Certifications
The Entitlement Community certifies that:
Citizen Participation Plan - It is in full compliance and following a detailed citizen participation plan
that satisfies the requirements of 24 CFR 91.105.
Community Development Plan - Its consolidated housing and community development plan identifies
community development and housing needs and specifies both short and long-term community
development objectives that provide decent housing, expand economic opportunities primarily for
persons of low and moderate income. (See CFR 24 570.2 and CFR 24 Part 570).
Following a Plan -- It is following a current Consolidated Plan (or Comprehensive Housing
Affordability Strategy) that has been approved by HUD.
Use of Funds -- It has complied with the following criteria:
1. Maximum Feasible Priority. With respect to activities expected to be assisted with CDBG .
funds, it certifies that it has developed its Action Plan so as to give maximum feasible priority
to activities which benefit low and moderate income families or aid in the prevention or
elimination of slums or blight. The Action Plan may also include activities which the grantee
certifies are designed to meet other community development needs having a particular urgency
because existing conditions pose a serious and immediate threat to health or welfare of the
community, an other financial resources are not available;
2. Overall Benefit. The aggregate use of CDBG funds including Section 108 guaranteed loans
during program year(s) 1995 (a period specified by the grantee consisting of one, two, or three
specific consecutive program years), shall principally benefit persons of low and moderate
income in a manner that ensures that at least 70 percent of the amount is expended for activities
that benefit such persons during the designated period;
3. Suecial Assessments. It will not attempt to recover any capital costs of public improvements
assisted with CDBG funds including Section 108 loan guaranteed funds by assessing any
amount against properties owned and occupied by persons of low and moderate income,
including any fee charged or assessment made as a condition of obtaining access to such public
improvements.
However, if CDBG funds are used to pay the proportion of a fee or assessment that relates to
the capital costs of public improvements (assisted in part with CDBG funds) financed from
other revenue sources, an assessment or charge may be made against the property with respect
to the public improvements financed by a source other than CDBG funds.
The jurisdiction will not attempt to recover any capital costs of public improvements assisted
CDBG funds,. including Section 108, unless CDBG funds are used to pay the proportion of fee
or assessment attributable to the capital costs of public improvements financed from other
revenue sources. In this case, an assessment or charge may be made against the property with
respect to the public improvements financed by a source other than CDBG funds. Also, in the
Section IV: Certifications Page 5
case of properties owned and occupied by moderate income (not low-income) families, an
assessment or charge may be made against the property for public improvements financed by a
source other than CDBG funds if the jurisdiction certifies that it lacks CDBG funds to cover the
assessment.
Excessive Force -- It has adopted and is enforcing:
1. A policy prohibiting the use of excessive force by law enforcement agencies within its
jurisdiction against any individuals engaged in non-violent civil rights demonstrations;
and
2. A policy of enforcing applicable State and local laws against physically barring
entrance to or exit from a facility or location which is the subject of such non-violent
civil rights demonstrations within its jurisdiction;
Compliance with Anti-Discrimination Laws - The grant will be conducted and administered in
conformity with title VI of the Civil Rights Act of 1964 (42 U.S.C. 2000d), the Fair Housing Act (42
U.S.C. 3601-3619), and implementing regulations.
Lead-Based Paint - Its notification, inspection, testing and abatement procedures concerning lead-
based paint will comply with the requirements of 24 CFR 9570.608;
Compliance with Laws - It will comply with applicable laws.
QJmAh P. +n .,A)
Signature/Authorized Official
c
Deborah Fountain
. Housing and Redevelopment Director
,. Date
Page 6 Section IV: Certifications
APPENDIX TO CERTIFICATIONS
INSTRUCTIONS CONCERNING LOBBYING AND DRUG-FRE& WORKPLACE
REQUIREMENTS:
A. LobbvinP Certification
This certification is a material representation of fact upon which reliance was placed when this
transaction was made or entered into. Submission of this certification is a prerequisite for
making or entering into this transaction imposed by section 1352, title 31, U.S. Code. Any
person who fails to file the required certification shall be subject to a civil penalty of not less
than $10,000 and not more than $100,000 for each such failure.
B. Drug-Free Workdace Certification
1. By signing and/or submitting this application or grant agreement, the grantee is
providing the certification.
2. The certification is a material representation of fact upon which reliance is placed when
the agency awards the grant. If it is later determined that the grantee knowingly
rendered a false certification, or otherwise violates the requirements of the Drug-Free
Workplace Act, HUD, in addition to any other remedies available to the Federal
Government, may take action authorized under the Drug-Free Workplace Act.
3. For grantees other than individuals, Alternate I applies. (This is the information to
which entitlement grantees certify).
4. For grantees who are individuals, Alternate II applies. (Not applicable to CDBG
Entitlement grantees.)
5. Workplaces under grants, for grantees other than individuals, need not be identified on
the certification. If known, they may be identified in the grant application. If the
grantee does not identify the workplaces at the time of application, or upon award, if
there is no application, the grantee must keep the identity of the workplace(s) on file in
its office and make the information available for Federal inspection. Failure to identify
all known workplaces constitutes a violation of the grantee's drug-free workplace
requirements.
6. Workplace identifications must include the actual address of buildings (or parts of
buildings) or other sites where work under the grant takes place. Categorical
descriptions may be used (e.g., all vehicles of a mass transit authority or State highway
department while in operation, State employees in each local unemployment office,
performers in concert halls or radio stations).
7. If the workplace identified to the agency changes during the performance of the grant,
the grantee shall inform the agency of the change(s), if it previously identified the
workplaces in question (see paragraph five).
Section Tv: Certifications Page 7
8. The grantee may insert in the space provided below the site(s) for the performance of
work done in connection with the specific grant:
Place of Performance (Street address, city, county, state, zip code)
Citv of Carlsbad
Housing and Redeveloument Deuartment
2965 Roosevelt Street Suite B
Carlsbad CA 92008
San Diego Countv
Check if there are workplaces on file that are not identified here; The
certification with regard to the drug-free workplace required by 24 CFR part 24,
subpart F.
9. Definitions of terms in the Nonprocurement Suspension and Debarment common rule
and Drug-Free Workplace common rule apply to this certification. Grantees' attention
is called, in particular, to the following definitions from these rules:
"Controlled substance" means a controlled substance in Schedules I through V of the
Controlled Substances Act (21 U.S.C.812) and as further defined by regulation (21
CFR 1308.11 through 1308.15);
"Conviction" means a finding of guilt (including a plea of nolo contendere) or
imposition of sentence, or both, by any judicial body charged with the responsibility to
determine violations of the Federal or State criminal drug statutes;
"Criminal drug statute" means a Federal or non-Federal criminal statute involving the
manufacture, distribution, dispensing, use, or possession of any controlled substance;
"Employee" means the employee of a grantee directly engaged in the performance of
work under a grant, including: (i) All "direct charge" employees; (ii) all "indirect
charge" employees unless their impact or involvement is insignificant to the
performance of the grant; and (iii) temporary personnel and consultants who are
directly engaged in the performance of work under the grant and who are not on the
grantee's payroll. This definition does not include workers not on the payroll of the
grantee (e.g., volunteers, even if used to meet a matching requirement; consultants or
independent contractors not on the grantee's payroll; or employees of subrecipients or
subcontractors in covered workplaces).
Page 8 Section N: Certifications
APPENDIX A
General Definitions Used With The Consolidated Plan
Appendix A: Defdtions . Page 1
This page is intentionally blank.
..
Page 2 . Appendix A: Defdtions
Affordable Housing: Affordable housing is generally defined as housing where the occupant is paying
no more than 30 percent of gross income for gross housing costs, including utility costs.
AIDS and Related Diseases: The disease of acquired immunodeficiency syndrome or any conditions
arising from the etiologic agent for acquired immunodeficiency syndrome.
Aicohol/Other Drug Addiction: A serious and persistent alcohol or other drug addiction that
significantly limits a person's ability to live independently.
Areas of Concentrations: For purposes of the Consolidated Plan, census tracts will be referred to when
discussing areas of low-income concentration or racial/ethnic concentration.
Assisted Household or Persons: For the purpose of identifications of goals, an assisted household or
person is one which during the period covered by the annual plan will receive benefits through the
Federal funds, either alone or in conjunction with the investment of other public or private.€unds. The
program funds providing the benefit(s) may be from any funding year or combined funding years. A
renter is benefitted if the person takes occupancy of affordable housing that is newly acquired, newly
rehabilitated, or newly constructed, and/or receives rental assistance through new budget authprity. An
existing homeowner is benefitted during the year if the home's rehabilitation is completed. A first-time
home buyer is benefitted if a home is purchased during the year. A homeless person is benefitted,
however, only if the provision of supportive services is linked to the acquisition, rehabilitation, or new
construction of a housing unit and/or the provision of rental assistance during the year. Households or
persons who will benefit from more than one program activity must be counted only once. To be
included in the goals, the housing unit must, at a mini&, satisfy the HUD Section 8 Housing Quality
Standards (see 24 CFR section 882.109). See also, instructions for completing Table 17 of the
Consolidated Plan and Table 1 of the Annual Performance Report.
Committed: Generally means there has been a legally binding commitment of funds to specific project
to undertake specific activities.
Concentration of Low Income Households: A census tract where the number of low income
households, as a percent of all households, exceeds 42% (10% higher than the regional average).
Concentration of Minority Pouulation: A census tract where the minority population, as a percent of
the total population exceeds 38% (10 higher than the regional average).
Consistent with the Consolidated Plan: A determination made by the jurisdiction that a program
application meets the following criterion: The Annual Plan for that fiscal year's funding indicates the
jurisdiction planned to apply for the program or was willing to support an application by another entity
for the program; the location of activities is consistent with the geographic areas as specified in the
plan; and the activities benefit a category of residents for which the jurisdiction's five-year strategy
shows a priority.
Cost Burden > 30%: The extent to which gross housing costs, including utility costs, exceed 30
percent of gross income, based on data published by the U.S. Census Bureau.
Cost Burden > 50% (Severe Cost Burden): The extent to which gross housing costs, including utility
Appendix A: Definitions .. Page 3
costs, exceed 50 percent of gross income, based on data published by the U.S. Census Bureau.
Disabled Household: A household composed of one or more persons at least one of whom is an adult
(a person of at least 18 years of age) who has a disability. A person shall be considered to have a
disability if the person is determined to have a physical, mental or emotional impairment that: (1) is
expected to be of long-continued and indefinite duration, (2) substantially impeded his or her ability to
live independently, and (3) is of such a nature that the ability could be improved by more suitable
housing conditions. A person shall also be considered to have a disability if he or she has a
development disability as defmed in the Development Disabilities Assistance and Bill of Rights Act (42
U.S .C. 6001-6006). The term also includes the surviving member of members of any household
described in the first sentence of this paragraph who were living in an assisted unit with the deceased
member of the household at the time of his or her death.
Economic Indeuendence and Self-Sufficiencv Proerams: Programs undertaken by Public Housing
Agencies (PHAs) to promote economic independence and self-sufficiency for participating families.
Such programs may include Project Self-Sufficiency and Operation Bootstrap programs that originated
under earlier Section 8 rental certificate and rental voucher initiatives, as well as the Family Self-
Sufficiency program. In addition, PHAs may operate locally-developed programs or conduct a variety
of special projects designed to promote economic independence and self-sufficiency.
Elderly Household: For HUD rental programs, a one or two person household in which the head of
the household or spouse is at least 62 years of age.
Elderlv Person: A person who is at least 62 years of age.
Existinn Homeowner: An owner-occupant of residential property who holds legal title to the property
and who uses the property as hidher principal residence.
Extremely Low Income: Households whose incomes do EO: es.c:.xi 30% of the median househo!d
income for the region, as determined by HUD,.with adjustments for smaller and larger families and for
regions with unusually high or low incomes or where needed because of prevailing levels of
constniction costs or fair market rents. [For the purpose of further distinguishing needs within the very
low income category, two subgroups (0 to 30% and 31 to 50% of MFI) have been established in the
Consolidated Plan tables and narratives.]
Familv: See definition in 24 CFR 812.2 (The National Affordable Housing Act definition required to
be used in the Consolidated Plan rule differs from the Census definition). The Bureau of Census
defines a family as a householder (head of household) and one or more other persons living in the same
household who are related by birth, marriage or adoption. The term "household" is used in
combination with the term "related" in the Consolidated Plan instructions, such as for Table 2, when
compatibility with the Census definition of family (for reports and data available from the Census based
upon that definition) is dictated. (See also "Homeless Family.")
Familv Self-Sufficiencv (FSS) Program: A program enacted by Section 554 of the National Affordable
Housing Act which directs Public Housing Agencies (PHAs) and Indian Housing Authorities (IHAs) to
use Section 8 assistance under the rental certificate and rental voucher programs, together with public
and private resources to provide supportive services, to enable participating families to achieve
Page 4 Appendix A: Definitions
economic independence and self-sufficiency.
Federal Preference for Admission: The preference given to otherwise eligible applicants under HUD's
rental assistance programs who, at the time they seek housing assistance, are involuntarily displaced,
living in substantial housing, or paying more than 50 percent of family income for rent, (See, for
example, 24 CFR 882.219.)
First-Time Home Buver: An individual or family who has not owned a home during the three-year
period preceding the HUD-assisted purchase of a home that must be used as the principal residence of
the home buyer, except that any individual who is a displaced homemaker (as defined in 24 CFR 92) or
a single parent (as defined in 24 CFR 92) may not be excluded from consideration as a first-time home
buyer on the basis that the individual, while a homemaker or married, owned a home with his or her
spouse or resided in a home owned by the spouse.
FmHA: The Farmers Home Administration, or programs it administers.
For Rent: Year round housing units which are vacant and offered/available for rent. (U.S. Census
definition.)
For' Sale: Year round housing units which are vacant and offeredlavailable for sale only. (U.S.
Census definition.)
Frail Elderly: An elderly person who is unable to perform at least 3 activities of daily living (i.e.,
eating, dressing, bathing, grooming, and household management activities). (See 24 CFR 889.105.)
GrouD Charters: Facilities providing living quarters that are not classified as housing units. (U.S.
Census definition.) Examples include: prisons, nursing homes, dormitories, military barracks, and
shelters.
HOME: The HOME Investment Partnerships Program, which is authorized by Title I1 of the National
Affordable Housing Act.
Homeless Familv: Family that includes at least one parent or guardian and one child under the age of
18, a homeless pregnant woman, or a homeless person in the process of securing legal custody of a
person under the age of 18.
Homeless Individual: An unaccompanied youth (17 years or younger) or an adult (18 years or older)
without children.
Homeless Youth: Unaccompanied person 17 years of age .or younger who is living in situations
described by terms "sheltered" or "unsheltered".
HOPE 1: The HOPE for Public and Indian Housing Home Ownership Program, which is authorized
by Title IV, Subtitle A of the National Affordable Housing Act.
HOPE 2: The HOPE for Home Ownership of Multi-family Units Program, which is authorized by
Title IV, Subtitle B of the National Affordable Housing Act.
Appendix A: Definitions Page 5
HOPE 3: The HOPE for Home Ownership of Single Family Program, which is authorized by Title IV,
Subtitle C of the National Affordable Housing Act.
Household: One or more persons occupying a housing unit (U.S. Census definition). A housing unit is
a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied as separate
living quarters. See also "Family".
Housing Problems: Households with housing problems include those that: (1) occupy units meeting
the definition of Physical Defects; (2) meet the definition of overcrowded; and (3) meet the definition
of cost burden greater than 30%. Table 11 requests nonduplicative counts of households that meet one
or more of these criteria.
Housing Unit: An occupied or vacant house, apartment, or a single room (SRO housing) that is
intended as separate living quarters. (U.S. Census definition.)
Institutionsflnstitutional: Group quarters for persons under care or custody. (U.S. Census definition.)
Large Related: A household of 5 or more persons which includes at least one person related to the
householder by blood, marriage or adoption.
Lead-Based Paint Hazard: Any condition that causes exposure to lead from lead-contaminated dust,
lead-contaminated soil, lead-contaminated paint that is deteriorated or present in accessible surfaces,
friction surfaces, or impact surfaces that would result in adverse human health effects as established by
the appropriate Federal agency. (Residential Lead-Based Paint Hazard Reduction Act of 1992
definition.)
LIHTC: (Federal) Low Income Housing Tax Credit.
Low-Income: Households whose incomes do not exceed 80 percent of the median income for the
region, as determined by HUD with adjustments for smaller and larger families, except that €IUD may
establish income ceilings higher or lower than 80 percent of the median for the region on the basis of
HUD's findings that such variations are necessary because of prevailing levels of construction costs or
fair market rents, or unusually high or low family incomes". NOTE: HUD income limits are updated
annually and are available from local HUD offices. (This term corresponds to low- and moderate-
income households in the CDBG Program.)
Metrouolitan Statistical Area (MSA) Median Familv Income: $39,798, according to the 1990 Census.
Moderate Concentration of Minoritv PoDulation: A census tract where the minority population, as a
percent of all households, exceeds 43 % (25 % higher than the regional average).
Moderate Income: Households whose incomes are between 81 percent and 95 percent of the median
income for the region, as determined by HUD, with adjustments for smaller or larger families, except
that HUD may establish income ceilings higher or lower than 95 percent of the median for the region
on the basis of HUD's findings that such variations are necessary because of prevailing levels of
construction costs or fair market rents, or unusually high or low family incomes. (This definition is
Page 6 Appendix A: Definitions
different than that for the CDBG Program.)
Non-Elderlv Household: A household which does not meet the definition of "Elderly Household," as
defined above.
Non-Homeless Persons with Suecial Needs: Includes frail elderly persons, persons with AIDS,
disabled families, and families participating in organized programs to achieve economic self-
sufficiency.
Non-Institutional: Group quarters for persons not under care or custody. (U.S. Census definition
used.)
OccuDied Housing Unit: A housing unit that is the usual place of residence of the occupant(s).
Other Household: A household of one or more persons that does not meet the definition of a Small
Related household, Large Related household or Elderly Household.
Other Income: Households whose incomes exceed 80 percent of the median household income for the
region, as determined by HUD, with adjustments for smaller and larger families.
Other Low-Income: Households whose incomes are between 51 percent and 80 percent of the median
household income for the region, as determined by HUD, with adjustments for smaller and larger
families, except that HUD may establish ceilings higher or lower than 80 percent of the median for the
region on the basis of HUD's findings that such variations are necessary because of prevailing levels of
construction costs or fair market rents, or unusually high or low family incomes. (This term
corresponds to moderate-income in the CDBG Program.)
Other Vacant: Vacant year round housing units that are not For Rent or For Sale. This category
would include Awaiting Occupancy or Held.
Overcrowded: 'A housing unit containing more than one person per room. (U.S. Census definition.)
Owner: A household that owns the housing unit it occupies. (U.S. Census definition.)
Physical Defects: A housing unit lacking complete kitchen or bathroom. (U.S. Census definition.)
Jurisdictions may expand upon the Census definition.
Primaw HousinP Activitv: A means of providing or producing affordable housing--such as rental
assistance, production, rehabilitation or acquisition--that will be allocated significant resources and/or
pursued intensively for addressing a particular housing need. (See also, "Secondary Housing
Activity" .)
Proiect-Eased (Rental) Assistance: Rental Assistance provided for a project, not for a specific tenant.
Tenants receiving project-based rental assistance give up the right to that assistance upon moving from
the project.
Public Housing (CIAPI: Public Housing Comprehensive Improvement Assistance Program.
Appendix A: Definitions Page 7
Public Housing MROP: Public Housing Major Reconstruction of Obsolete Projects.
Rent Burden > 30% (Cost Burden): The extent to which gross rents, including utility costs, exceed 30
percent of gross income, based on data published by the U.S. Census Bureau.
Rent Burden > 50% (Severe Cost Burden): The extent to which gross rents, including utility costs,
exceed 50 percent of gross income, based on data published by the U.S. Census Bureau.
Rental Assistance: Rental assistance payments provided as either project-based rental assistance or
tenant-based rental assistance.
Renter: A household that rents the housing unit it occupies, including both units rented for cash and
units occupied without cash payment of rent. (U.S. Census definition.)
Renter Occupied Unit: Piny occupied housing unit that is not owner occupied, including units rented
for cash and those occupied without payment of cash rent.
Rural Homelessness Grant Program: Rural Homeless Housing Assistance Program, which is
authorized by Subtitle G, Title IV of the Stewart B. McKinney Homeless Assistance Act.
Secondarv Housing Activitv: A means of providing or producing affordable housing--such as rental
assistance, production, rehabilitation or acquisition-that will receive fewer resources and less emphasis
than primary housing activities for addressing a particular housing need. (See also, "Primary Housing
Activity" .)
Section 215: Section 215 of Title II of the National Affordable Housing Act. Section 2315 defines
"affordable" housing projects under the HOME program.
Separate Living Ouarters: Separate quarters are those in which the occupants live and eat separately
from any other persons in the building and which have direct access from the outside of the building or
through a common hall.
Service Needs: The particular services identified for special needs populations, which typically may
include transportation, personal care, housekeeping, counseling, meals, case management, personal
emergency response, and other services to prevent premature institutionalization and assist individuals
to continue living independently.
Severe Concentration of Low Income Households: A census tract where the number of low income
households, as a percent of all households, exceeds 57.6% (50% percent higher than the regional
average).
Severe Concentration of Minoritv Pouulation: A census tract where the minority population, as a
percent of all households, exceeds 52% (50% higher than the regional average).
Severe Cost Burden: See Cost Burden > 50%.
Page 8 . Appendix A: Definitions
Severe Mental Illness: A serious and persistent mental or emotional impairment that significantly limits
a person's ability to live independently.
Sheltered: Families and persons whose primary nighttime residence is a supervised publicly or
privately operated shelter, including emergency shelters, transitional housing for the homeless,
domestic violence shelters, residential shelters for runaway and homeless youth, and any
hotel/moteYapamnent voucher arrangement paid because the person is homeless. This term does not
include persons living doubled up or in overcrowded or substandard conventional housing. ' Any
facility offering permanent housing is not a shelter, nor are its residents homeless.
Small Related: A household of 2 to 4 persons which includes at least one person related to the
householder by birth, marriage, or adoption.
Substandard Condition and not Suitable for Rehab: Dwelling units that are in such poor condition that
repairs would exceed the cost of building a new (replacement) unit, or rehabilitation that would exceed
the funding limit of any existing City rehabilitation program.
Substandard Condition but Suitable for Rehab: Substandard units which can be rehabilitated to Section
8 Minimum Housing Quality Standards at a cost which does not exceed the cost of building a new
replacement unit. This does not include units that require only cosmetic work or minor livability
problem repair or maintenance.
Substandard Housing: For the purposes of this Consolidated Plan, substandard refers to those units
lacking complete plumbing facilities. However, in general, substandard residential dwellings are those
dwellings which, because of their physical condition, do not provide safe and sanitary housing and/or
meet the Section 8 Minimum Housing Quality Standards. Further categorized as either "suitable for
rehabilitation" or "not suitable for rehabilitation. "
Substantial Amendment: A major change in an approved housing strategy. It involves change to the
five-year strategy, which may be occzsioned by a decision to undertake activities or programs
inconsistent with that strategy.
Substantial Rehabilitation: Rehabilitation of residential property at an average cost for the projects in
excess of $25,000 per dwelling unit.
Sumortive Housing: Housing, including Housing Units and Group Quarters, that have supportive
environment and includes a planned service component.
Sumortive Service Need in FSS Plan: The plan that PHAs administering a Family Self-sufficiency
program are required to develop to identify the services they will provide to participating families and
the source of funding for those services. The supportive services may include child care;
transportation; remedial education; education for completion of secondary or post secondary schooling;
job training, preparation and counseling; substance abuse treatment and counseling; training in
homemaking and parenting skills; money management, and household management; counseling in
home ownership; job development and placement; follow-up assistance after job placement; and other
appropriate services.
Appendix A: Definitions Page 9
Suuuortive Services: Services provided to residents of supportive housing for the purpose of
facilitating the independence of residents. Some examples are case management, medical or
psychological counseling and supervision, child care, transportation, and job training.
Table 19: For purposes of Table 19, Non-homeless Special Needs Population, the following definitions
relate to data available from the Census.
Elderly: Any person 62 years or older. (The Federal Administration on Aging identifies
persons 60 and older as eligible for its programs; HUD and Social Security require persons to
be 62 years of age for benefits; Medicare is available at age 65.)
Frail Elderly: Persons ages 75 years or older. (The Federal Administration on Aging
identifies persons age 75 and older as "frail" for purposes of its programs.)
Tenant-Based (Rental) Assistance: A form of rental assistance in which the assisted tenant may move
from a dwelling unit with a right to continued assistance. The assistance is provided for the tenant, not
for the project.
Total Vacant Housing Units: Unoccupied year round housing units. (U.S. Census definition.)
Unsheltered: Families and individuals whose primary nighttime residence is a public or private place
not designed for, or ordinarily used as, a regular sleeping accommodation for human beings (e.g.,
streets, parks, alleys).
Vacant Awaiting OccuDancy or Held: Vacant year round housing units that have been rented or sold
and are currently awaiting occupancy, and vacant year round housing units that are held by owners or
renters for occasional use. (U.S. Census definition.)
Vacant Housing Unit: Unoccupied year round housing units that are available or intended for
occupancy at any time during the year.
Verv Low-Income: Households whose incomes do not exceed 50 percent of the median household
income for the region, as determined by HUD, with adjustments for smaller and larger families and for
regions with unusually high or low incomes or where needed because of prevailing levels of
construction costs or fair market rents. (This term corresponds to low-income households in the CDBG
Program.) For the purpose of further distinguishing needs within this category, two subgroups (0 to
30% and 3 1 to 50% of MFI) have been established in the Consolidated Plan tables and narratives.]
Worst-case Needs: Unassisted, very low-income renter households who pay more than half of their
income for rent, live in seriously substandard housing (which includes homeless people) or have been
involuntarily displaced.
Year Round Housing Units: Occupied and vacant housing units intended for year round use. (U.S.
Census definition.) Housing units for seasonal or migratory use are excluded.
Page 10 Appendix A: Definitions
APPENDIX B
City of Carlsbad 1991-96 Housing Element Section Three
Appendix B: Housing Element - Section Three
This page is intentionally blank.
Appendix B: Housing Element - Section Three
I.
SECTION THREE
HOUSING ELEMENT
CONSTRAINTS
and
OPPORTUNITIES.
LAND INVENTORY
ENERGY CONSERVATION
OPPORTUNITIES AND CONSTRAINTS TO HOUSING DEVELOPMENT
The ccnsraints and opponunities section of the Housing Element identifies the various canstrairrts, both
gwernmental and non-governmental, to housing development,
..
Although constraints may apply to all housing production, they ‘sisnificantly impact housing that is affordable to the lower-income households. Many constraints are significant impediments to development,
but mus be weighed in the context of achieving balanced economic grcwth and preserving environmental
resources as well as the particular quality and way of life. Housing programs should be designed to achieve a local jurisdicions share of housing for all economic ranges. Programs to remove or alter csnstraints are judged on the fiscal resources a jurisdiction may have.
Constraints and the mitigating opponunities that may remove or lessen these constraints are discussed.
In identrfying mitigating opponunities it is imponant to note that the identification is not necessarily a
commitment to implement these opponunities. As with all implementing programs identified in Section
4, the ability to carry out the programs will be affected by the availability of fiscal resources, (FederaLState, Local funds. grants, private financing, etc.) .Competing interests for the available resources may impact whether and when programs proceed. Where possible, alternative strategies may be presented to
mitigate constraints identified. Constraints identified within the Housing Element may or may not be a significant housing impediment within a certain time frame but are identified to help define housing issues. In some cases it may be beyond the immediate capability to remove some constraints. The City has no
ccntrol over private lending rates and Federal or State actions.
In the Goals section of the Housing Element. programs are identified which may offer these mitigating opponunities. The programs may be incentives such as density bonuses or requirements such as an inclusionary program. Programs of incentives may or may not be implemented depending on fscal resources, market conditions or substantial adverse environmental impacts.
72
GOVERNMENTAL CONSTRAINTS
CONSTRAINTS: LAND USE CONTROLS
Land use controls regulate development through policies, ordinances and other regulatory procedures.
Land use controls are necessary to ensure development compatible with the community and to preserve
the health, safety and welfare of its citizens.
Regulatory procedures sometimes act to constrain housing development through development processing
and fees. These additional costs are passed on to the home buyer or renter which increases housing
prices and lessens affordability.
Carlsbad has adopted a comprehensive General Plan that guides development in the City. Priorities have
been set to achieve quality development, and protect sensitive areas.
There are several levels of land use controls that the City of Carlsbad has adopted. These are:
ZONING
Currently the City has adopted a land use zoning ordinance that contains 12 separate residential zoning categories. These Zoning Districts (Table 41) establish the type of housing units that can be constructed.
Of the 12 Zoning Districrs that allow residential land use, four of them are primarily single family in nature while four are primarily multi-family.. The remaining districts allow both. Alternative or special housing uses may be allowed in cenain residential or commercial zones on a 'conditional use' basis.
74
W
0 z L
W E
W w: m i z i z
e
c) v)
p m
cum x0
p m
cvv) x 0
p x: m
a 0 U e z W I W a 3 0
a W
e 82
c 8
e 5: iz l"
.. m
I
v) w 0'
b- 2
0 0 U
I1
2:
IC) w f
c
0,
L:
(u 0
v) h
8 u) h
8 U 1
E 3
z W
ON
I
0 z c 0 9
U t
4 t ZY
c
cut 0- a t
I
In addition to zcnirig ;hat allows residential develOpment. the City has adcpted overlay zones 10 prctec: or enhanca a special afibue
or quality of :he uncertying land area (Table 42). These are: -1
TABLE 42
OVERLAY ZONES
OVERLAY PURPOSE
Scenic Preservaaon Overlay (SP) Protect Scenic areas
Flood Plain Overiay (FP) Regulate deve!opment within floodplain
Beach Area Overlay (BAO) Regulate development in rhe beach areas
Qualified Overlay (Q) Requires site development plan and Planning
Commission approval I Hospital overlay (HO) Zone established for hospital development I
Residential development in Carisbad usually requires approval of site development plans. These plans are approved
administerially for single-family projects outside overlay zones. Projects larger than single-famiiy developments usualiy require discretionary actions before a Planning Commission and City Council. The requirement for discretionary approvals
for most residential projects within the city adds additional time to the construction of housing units. This time factor results in higher loan carrying costs which adds additional costs to housing.
78 i i
MITIGATING OPPORTUNITIES.
, ~tthough Carlsbad cunentty has a wide range of land use controls, there are opportunities to mitigate some regulatory
consxraints. These controls do allow a varied range of housing types, from multifamily apartments to single family
residential. Within these regulations there are opportunities to encourage and initiate housing types for all income ranges.
The Carlsbad Municipal Code allows multifamily development under several zoning designations. There are also additional
opportunities provided in the Municipal Zoning Code for multifamily development within the industrial area (P-M) with a
density not to exceed 40 units per acre. The Village Redevelopment Area and areas within the City's Coastal Plan
encourage mixed uses which can reduce the cost of residential construction. These savings can be passed on to the
renter or purchaser. These opportunities although currently available are under-utilized. A program to examine and
encourage the use of multi family residential in PM areas and the encourasement of mixed use projects should be
initiated. In addition, standards for alternative types of housing which do not fit within any one residential zoning dstricr
should be developed. Alternative housing types may include Single Room Occupancy (SAO) hotels or managed living
units, dormitory style farmworker housing or transitional housing for the homeless. These housing types may be allowed
in certain zoning districts with conditional use permits with certain development standard's.
79
CONSTRAtNTS: GROWM MANAGEMENT
Extraordinary grcwth in housing in the early 198O's, fueled by a growing eccnomy, amactive land prices and proxim,
to a coasd locaticn, led in 1986 to a growth management plan approved by the voten of Carisbad.
me program accomplishes two primaty,objectives: (1) it ensures that needed public facilities and infrastructures are
provided concurrent with development, and (2) it Sets limits on the maximum number of dwelling units that can be
constructed Citywide and within each of the City's four quadrants at buildout cf the City.
The Growth Management Program divides the City into 25 Local Faciiities Management Zones (see Map A), Each zone
is required to prapare a Local Facilities Management Plan (LFMP). The LCMP's project the amount of development expeaed to cccw in each facilities zone based on the full buildout of the General Plan or approved Master Plan area
within each facilities zone. Using this projection of development, the plan estimates the public facilities required to serve that development me plans require new development in the facilities zone to fund or construct those facilities that serve
only new deVelOFmeflt or those not otherwise funded through the City's usual fees and eXacti0flS.
The second key feature of the Growth Management Program is a limit on the ultimate number of dwelling units in each
of the four quadrants of the City. These limits are stated in terms of numbers of units that can be constructed or approved
within each quadrant after November 4, 1986. The number of units available within each quadrant is then allocated to
the individual Lccal Facilities Management Zones within the quadrant. In each quadrant there will be a significant number
of unallocated (excess) units. The sources of these unallocated units is further explained in the Growth Management
Addendum. There are currently at least 1,000 unallocated units in the four quadrants. These unallocated Or'exCBSS. units constitute what the City refers to as an Excess Unit Bank. Staff projects that the Excess Unit Bank will reach, and may possibly exceed, 2,500 dwelling units. Withdrawal of units from the eank must be in accordance with City Council Policy
No. 43. which is included in the Growth Management Addendum to this Housing Element. The policy prioritizes the
withdrawal of units from the Sank, with affordable housing being the priority. There will be additional units added to the Bank due to the faa that some individual development projeas will build at less than the allowable densrty permitted-.
under the Growrh Management Program. P'
Although construction of new housing units temporarily declined after adoption and implementation of the Growth
Management Ordinance, this reduction w%s due primarily to the need to complete GMP's for each Of the zones and the
requirement fcr fin2ncir,g-mec~anisms to ensure completion of the necsssary facilities. Dclring this time, applications for tentarive maps and orher development approvals have been accepted, processed and approvals given contingem upon completion of financing plans. Sever, zones have acceptable, adopted facilities plans that allow consruction zit this time
(1-6. 19). Zones 1-6 are primarily the developed in-fill areas of the City. Eleven other adopted zone pians (7-9, 11, 12
14, i 5, 18, 20, 22 and 24) do not allow development until a financing plan has been apprOVed. These financing plans
for zones 7, 1 1, 12 and 20 are expected to be approved Sy the end of 1991. The financingi plans for the remaining zones
8, 9, 14, 15, 18, 22 and 24 are expeced to be approved by the end of 1992 The City's Mello RGOS Community Facilities
District was approved on June 13, 1991. This Oisrrict provides guaranteed financing for the largest and most expensive
public facilities. The zone financing plans can now be submitted and approved, and development can resume.
80
MlTIGATlNG OPPORTUNITIES:
, ull scale residential development within the Clty is expected to resume beginning in the second half of 1991, because
21 of the 25 Local Facilities Management Plans have been approved and zone financing plans for 18 of these zones will be approved by 1992. Therefore, the temporary slowdown of residential develcpment resulting from the facility planning
and financing requirements of the Growth Management Program will no longer function as a significant constraint to the
development of housing within the City.
It is estimated that there presently exists with the City a bank of 1,000 excess dwelling units and it is projected that this
will reach approximately 2.500 units. This projected bank of 2.500 excess dwelling units can be used to increase site
densities to a level necessary for the development of housing projects which address special housing needs (Le. affordable, seniors, handicapped). This bank of excess units will also enable the implementation of City-proposed density
bonus (see Program 3.7.a.) and density transfer programs as well as future General Plan Amendments (see Progrm
3.7.h.) to increase site densities throughout the City.
81 ..
CONSTRAINTS: GENERAL PLAN DENSlTlES
The Land Use EIement of the General Plan establishes the maximum amount of housing per acre of land that can . developed. This is called the 'density' of permitted development. General plan densities are expressed as dwelling units
per acre (du/ac.)
Currently the City of Carlsbad has 5 residential density ranges. Fatile 45).
"
TABLE 45
GENERAL PUN RESIDENTIAL LAND USE DENSITIES
"A' 3"
Density Range (du/ac) Growth Conaol Point
Low Densiry 0 - 1.5 1.0
Low-Medium Densiry 0 - 4.0 3.2
&Medium Density 4 - 8.0 6.0
Medium-High Densiry a - 15.0 1l.S
High Density 15 - 23.0 19.0
The ranges in Column A are the density range for each land use classification. Column 6 denotes the 'growth control
poinr for each density range. Densities are calculated and allowed from the base range in each land use category. The density ranges established for the residential categories are not meant as minimums and maximums. The lower figure for each of these categories represents a guaranteed density and the higher figure represents a potential maximum t F-
could be located in each area if cenain criteria as outlined in the Land Use Element are met. The growth Control pc ?" ';
was used to determine facilities need, and as development may not exceed standards set for facilities, dwelopmeb. cannot Occur over the growth control point unless findings can be made that there are sufficient facilities available for the allowance of increased housing units over the growth control point.
Another constraint to general plan densities is the net developable acreage or yield. Acreage with over 40% Slope is
considered undevelopable and is not allowed for density calculation. Acreage with topography with slopes 25% to 40%
is given half the allowable density of acreage with less than 25% slopes. Constrained lands such as sensitive wetlands,
riparian habitat and utility rights-of-way are also excluded from developable acreage. Additional environmental Constraints that may reduce developable acreage, are dealt with separately in this seaion.
The lack of developable acreage in the upper density ranges may constrain development of certain types of housing.
Stacked-flat apartments which house lower income households may require densities greater that 12 units per acre Or
higher depending on land costs to be developed economically. As indicated in the Land Inventory section of this Ehmt, there is a decreasing supply of acreage in the Medium High (1 1.5 du/ac) or High (19 du/ac)density ranges remaining in the city.
82
.. f t
..
MIIITIGATING OPPORTUNITIES:
, , .are are 5 residemial derswes associated with the Land Use Element cf the City's General ?!an, including a Residemid
High (RH) General Plan Land Use desgnation that permits up to 23 dux. With the impiemecnation d a 25% Densrty
Eonus, as mardad through&c%emmer;t Code Section 65915, and the City's propxed DensCty Bonus Program 3.7.4
a total projea densq d S ddac could be achieved m any RH desrgnated site ppxed for the development of affordable housing. As discussed undec the Growth Management portiocl d this Chapter (pages Wl), dwelling units
shall be permitted to be withdrawn from the City's Excess Unit Bank in order to achieve the Me densities nexssaq for
the development d affordabk housing.
Although there exists a limited supply (60 acres) d undeveloped RH designared land within the Crty, the City does have
in exc8ss of 6,ccx) acres d undeveloped PC (Planned Community) and LC (limited Cocnrd) zoned property upon which
higher rssldential densrties, necasay for the development ct affordable housing could be accommdated. All PC zoned
properties require tha a Master Plan for development be apptoved. The LC zcne is an interim (Wing) zooe where
planning foc future land uses has not beecl mrnpMed. Property zoned LC m tx rezoned crxlsisterrt with a proposed
master or specmC phn. Although p(ans approved for any PC or LC zoned propmy shall be required to comptfwith the
underlying General Plan densities, thete is cwrsideraMe flexibility regarding tbe abilrty to transfer densities to any
neighboct-rood within the plan. A propcsal to increase a spufic site densty fos the d affcrdaMe housing
would be evaluated relative to the proposal's; mpatibilrty with ad- land uses; and poximcty to employment
opportunities, urban services, or major roads. In order to enable the dgulelopment d affordable hcusjng, the City is
committed to accwnmodating where necessary general plan amendments to increase residential densities on any PC,
LC or other residet-rtialiy zoned properties (see Pdicy 3.7.h), and in consideration with the aboVe-mentKxred locational criteria
83
83-a
CONSTRAINTS: REDEVELOPMENT PLAN
The City cf CartsSad adoped a mdWel0pment plan to halt this decline. As its theme, the old dawntown Cutsbad arm
was desisned arcund a low intensry Wage area'. Closa to the ocean and crnw recrearjocral amenities, the downtown
Village Recevelcpment Area fccssed upon the tourin and recrearional trade: Permmed us83 inciude rWerTtial inducing
muhi-tamihy. The theme, scow and scaI8 of residential development within the redeve+oGmerrt area enaxrages bw
intensrty residmial dW@lOpmWTL As the intent of redevelopmem is to reduca blight incraase economic vitality and
remove detenoa~ng maures. circumsrancss exist that might rmme de?&cratng msdentlal smcture hom the housing
RCC~. Wherever possible prionty is gwen to rehabilitation of existing mmres. espeualty tfrosa d hrstoric nature.
MIlIGATlNG OPPORNNmES:
The Carisbad Village Area Redevelopment Plan anticipates that between the adoption of tfre Redevelopment Plan and its expiranon in 2006. approximaely 300-400 new housing units will be built wdhin the redevebprnm area This b over
the exismg 1600 unfls. These units are to be developed lor all economic angen The Vlllage redevelopment area
co'ntans land uses of all densitles It comans significant acreage of hign densty residential that is wrted for units in the
moderate to lower-income.
me Village Area Redevelopment Plan contans policies and programs designed to assist in the rebcaion af residem
who may be displaced due to redevelopment projects. The redevelopment plan also emphasues the rehabiiitaxion of
exlstrng residences to conform to rhe nature of the village atmosphere of the redevelopment area Ahhough oppomrniues
exm to Increase tne number of unm for lower-income hOus8hOlUS becama of tne potential hiq densrry rnulti-tamily amas
wlthin [he redevelopmern area and in surrounding neighborhoods. it mu be emphasized that impaction Of the area wRfr
too much new multi-(amity deve4Opment must be avoided A predominant number of unm within the redevekpment and
adjacent areas are atfordable to lmer-income households. and ior many yeam the housing saxegies focused on
providing hlgn density muIti-tamlty unm in areas that hszoridb have developed them. The remaining undeveioped
acreage within the City was designated at a lower single famity intensity. The strategy to Spread mumti-family densties
tnrougnout the City would avoid lmpacnon to the redevelopment areas.
. CONSTRAINTS: OPEN SPACE REQUIREMENTS
,-reservation of open space is one of the goals of the City. It also acts as a constraint to the development of housing
ordinance requires a minimum open space standard per unit plus a 15. percent set aside for each subdivision or
community. These policies and requirements may reduce the yield of housing units.
MlTlGATlNG OPPORTUNITIES:
Currently the City is preparing an Open Space Management Plan that will organize the various open space policies into
a cohesive policy document. This Management Plan will provide guidance for housing development that will occur in the city’s sensitive areas. Incentives for developments that include low income housing may include exemption or reduction
of requirements for parkland dedication of open space dedications.
Identification of sensitive habitats for endangered species that may preclude future development can be allocated toward
a project’s requirement for Open Space. The allowance of the density on acreage designated for open space may allow
that density to be utilized elsewhere on a development site. This may allow ‘clustering’ of residential development that
would accomplish: 1) Increases in open space, and 2) higher density within a residential development to encourage a
product type (apartments, multi-family, townhomes) that increses affordability.
MAP B shows the City of Carlsbad’s current Opens Space and trails Network,
CONSTRAINTS: DEVELOPMENT STANDARDS
Development standards are standards set by the City of Carlsbad to ensure that development of residential or commercial
that occurs, is compatible with the surrounding community, ensuring the health, safety and welfare of it’s citizens and
providing quality development.
.le City of Carlsbad has two levels of development standards. Standards that are codified in the.ordinances adopted
by the City, and standards that can be considered administrative policy, through interpretation of the code or through
interpretation of policies and guidelines of the City’s General Plan.
‘MITIGATING OPPORTUNITIES:
0pponunities.exist to waive administrative policies that may add additional time or costs to low income housing, The
exemption of some administrative policies for low income housing could be considered an incentive for such housing.
Another alternative would be to develop policies or codes that would apply only to low income housing. The purpose of
these alternative codes would to be reduce cost associated with some standards in order for these costs to be passed
on to the eventual low-income household.
a5
MAP B
COMPREHENSIVE OPEN SPACE NETWORK
_". ."_. " - .-=. .: "Z "-5 ."" . - ". . ". - ._ ". ."":
.: "I."
. .......... ... ............. "" ...... ..... .... .- .._. .-. ,". ...._. ................... ..................... ... " . .*.-. . - .. . .._ ...... .." c ".I.' 2.0. .. ".......I ,. ..... ., ,"..*....... .. -. .. -..... ........................ -. - . - . - ......... -
@ .,.a. . .. *.a .... .L i r,...,
A+ ..l".." ..I.. I I.. -. ..". _.- ....
. ..-..-. ..." .."_."".. ..... ., ......... -... ..*. ... 1.-
""
" .
.
CONSTRAINTS: BUILDING, ELECTRICAL AND PLUMBING CODES
he City currently has adopted the 1988 version Of the Uniform Building Code, the 1980 version of the Uniform Plumbing
Code and the 1987 version of the Uniform Electrical Code. The City has no substantive amendments to the Code tha
would adversely affect standard types of housing. Furthermore reduction of State required codes to reduce costs are not
in the best interests of public health and safety.
Interpretations of some codes may be biased against 'certain alternative housing types such as SRO's (Single Residential
Occupancy) or farmworker housing.
MlTlGA7lNG OPPORTUNITIES:
Certain types of alternative housing structures may be given flexibility in code interpretation where otherwise that certain
type of housing may not fit into any one residential category.
Examples of these alternative housing structures may be what are commonly called SRO hotels, which although sew
a residential function, are commercial in nature and may be required to be built under restrictive commercial codes to be
cost effective.
Another alternative may be dormitory style housing for homeless and transient or migrant farmworkers. These types of
housing structures not normally found in Carlsbad and may require broad interpretations of existing codes and regulations
to be built.
CONSTRAINTS: CODE ENFORCEMENT PROGRAMS
Currently the City of Carlsbad has a code enforcement effort designed to protect the health safely and welfare of it's
citizenry. The City's Building Department in conjunction with the City Attorney's office undertakes abatement proceedings
'?r deteriorating and substandard housing or bootleg (illegal) housing units.
The City of Carisbad's code enforcement division of the Building Department currently detects and abates violations to
the State and County Housing and Health Codes as they relate to substandard housing.
Over the last 5 years there has been an average net loss of around 3 to 4 illegal or substandard housing units per year
through enforcement activities. There are also abatement programs for illegal campsites or makeshift housing in
undeveloped .agricultural areas of the City.
MITIGATING OPPORTUNITIES:
The code enforcement activities should include a monitoring and rehabilitation program to detect and monitor housing
units in deteriorating conditions. These units, which predominantly house lower income residents, may be demolished
to abate an unsafe condition thereby reducing the stock of lower income units. Monitoring in conjunction with a
rehabilitation program would preserve these low income units. Code enforcement programs that result in abatement of
substandard housing should be in coordination with the Housing and Redevelopment Agency that can target those units for rehabilitation programs that will preserve the older housing stock. It is important to coordinate unsafe residential
abatement programs with relocation assistance for the tenants. Some tenants especially, handicapped, elderly, and very-
low income may have problems finding suitable residences if displaced from their current residence. Prompt relocation
assistance may be crucial as the ability to rehabilitate substandard units on a timely basis may focus On relocating existing
residents.
CONSTRAINTS: OFFSlTE IMPROVEMENTS
Currently the City has design standards for all offsite improvement. These standards are outlined in the City 'Engine,
Design Standards' publication. In addition there are also approximately four administrative engineering policies Wociah
with offsite imprcvements for residential projects.
CONSTRAINTS: CIRCULATION IMPRQVEMENTS
During the cours2 of development, circulation improvements are addressed at that time to achieve satisfactory circulation
improvement goals. The City through its Local Facilities Management Plan has funher identified standards for circulation.
Currently some circdlation improvements are funded through a '8ridae and Thorouqhfares Fee' the City imposes on the areas of benefit. This fee varies according to the size of development and circulation impacts. (See fee schedule in
appendices). The cost to rhe developer for the improvements required are usually passed on to the cast of the home or residence, increasing its cost.
MITIGATING OPPORTUNITIES:
Circulation as well as other infrasrucrure improvements paid for by development through requirements of fees are usually
passed on to the purchaser or renter. Usually the improvements required as part of a project or subdivision are passed
on as an 'up fronr cost of the dwelling unit as pan of the 'purchase price of a house. The City is currently adopting a
Mello-Roos District for bond financing for infrastructure and facility improvements. The infrastructure costs may be passed
on to the buyer of a home under Mello-Roos as a one time single fee assessed against the home, or under an easement
district. annual installments may be used to cover the assessment. The result is the 'up fronr costs of infrastructure
improvements may or may not be reflected in the cost and price of a home, depending on the method used to pay back
the assessment district The City may contribute to on/offsite infrastructure improvements through in-kind contributions
for residential developments that would be made affordable to lower-income households. .-.
.;
87
CONSTRAINTS: FEES AND EXACTIONS
Arrently the City assesses fees for most administrative processing of application for development. Fees and exactions
receive the most amount of attention from the development community and are most often singled out as contributing
to the growing costs of housing. These fees are identified in the appendices.
Other types of fees may be exacted to mitigate effects of development that would have an adverse effect on the
community or district. A typical exaction would be for school fees. These exactions are identified in the appendices.
MITIGATING OPPORTUNITIES:
WAIVING OF PFF FEES
Council Policy allows the waiver of Public Facility fees for low income housing. Implementation of this policy should also
assess the fiscal impacts that the fee would normally generate on the budget of the respective departments. Typicalty all fees including impact and processing fees average between $1 5 - 20.000 per unit depending on type (multi vs. Single
family) and location. Reducing fees is a significant incentive for some residential developments. Table 46 shows the total
fees in Carlsbad of a typical 3 bedroom home.
...
Table 46
TOTAL FEE COSTS TO BUILD A PROTONPE HOME
1 Escondido S
2 San Marcos
3 Poway
4 Sah Diego City
5 Carkbad
6 Solana Beach
7 Enciniras
8 Chula Vista
9 Santee
10 ’ Oceanside
11 Vista .
12 San Diego County
13 imperial Beach
14 Lemon Grove
15 Del Mar
16 La Mesa
17 El Cajon
18 National City
19 Coronado
EIF PROTOTYPE HOME
bee bedroom, rwo bath single family detached home.
1800sf (square feet) living area. 400sf garage and 240sf patio.
9pz S139,OOO valuation (calculated by each jurisdicrion).
rype V wood he consmcrion. lOOA single phase elecnical.
100,000 Btu FAU gas service, and a common set of tiirures.
21,507
19,i31
16,740
15,755
15,742
14,590
14,527
14;193
12,397
12,012
10,79 1
9,279
8,567
8,459
8.222
7,733
7,#5
6,443 .
5,908
-. ’.
\ -..
89
HOUSING-IN-LIEU FEES
A Housing-in-lieu fee targeted at market rate units or units built above a certain price range could be assessed to generate
funds to subsidize the construction of lower income units. The fee would satisfy a requirement that some projects may
have to provide low income housing opportunities.
JOBS HOUSING IMPACT FEES
In-lieu fees or exactions leveled against developments that normally create jobs and a demand for lower income housing,
primarily industrial or commercialhetail development, may be assessed. Fees are exacted at the time of construction on
a per square foot basis and are used to subsidize the construction of low inccme units. The fees would be contingent
upon establishing a nexus between job creation and demand for the type of housing it would create.
REAL PROPERTY TRANSFER ASSESSMENT TAX
Property that is sold and realizes a gain in assessed value is assessed a transfer tax. This tax or a portion thereof may
be utilized as a source of revenue lor housing programs. This would generate a source of funds from other than the new
development and would spread the responsibility and cost of providing housing for all income ranges to exlstlng
development. The revenue generated each year by this transfer tax is approximately $350,000.00 and is not encumbered
for any special project, but goes to the General Fund.
90
CONSTRAINTS: PROCESSING AND PERMIT PROCEDURES
As indicated in Table 47 the type of permit for residential development defines its length of processing time. Projects 1
require multiple discretionary entitlefflent are usually processed concurrentty. The excaptions are for multi-phas,.
residential master planned communities in which case these projects are usually processed in phases.
f ". ' .
TABLE 47
AVERAGE ADMlNlSTRAllVE PROCESSING TIME FOR DlSCRETlONARY APPLICATONS
CATEGORY
Master
Development
Major
Minor
Miscellaneous
Master Plans
Mater Plan Amendmenu
S&fic Plan,
Specific Plan Amendmenu
EIRS
RMHP
Tentative Tmcu
Site Development PIJN
Redcrdopment Pmiu
Conditionai Use Pmiu
Tenfarive Tmcr AmendmmW
Zone Code Amendments
Planned Devclopmenu
Zone Changa Genml Plan Amendments
Revisions
Minor Sukli*ioru
Condiuonal Use Pmniu
ReJmlopmcnt Permiu
Site Development Plans
Spcdal Use Pmiu
Precise Development Plans
Planned Industrial Permiu
Castal Dtvelopmenc Pmiu
Hillside Development Permits
Mminiscntive Variancs
Lwl COJstal Plan Amendmenu
by cats
Satellite Antennas
Planning Commbion
Dcrcrmimtions
04 Conditional Use Permits
Varianca
Srrea Name Chang-
Condominium Penniu
6 - 12 month
3 - 6 month
i
91 .
MlTIGATING OPPORTUNITIES:
Permit and processing procedures can be utilized to create incentives for low income housing
opportunities. Cost associated with carrying loan amounts during the processing time are usually a part
of the cost of development. Substantial delays in processing can exceed development estimates. While these costs can be absorbed by.the developer, they are usually passed on to consumers via the sales
prices or rental rate.
Expedited, fast track or priority processing can be utilized as an incentive for more low income affordable housing. A target of 2530% reduction in processing time can be utilized to reduce carrying costs by the
developer that would be passed on to reduce cost associated with the project.
CONSTRAINTS: CALIFORNIA ENVIRONMENTAL QUALITY ACT
Under the California Environmental Quality Act,(CEQA) developments or actions defined as projects,
unless otherwise exempted under specific CEOA guidelines, are required to undergo an assessment as
to the impact the project will have to the environment. This assessment determines if a substantial or more detailed effon will be needed to assess the full impact or a determination that it will not have a significant impact. Developing rural areas, and environmentally sensitive areas that include lagoons and
wetlands are particularly sensitive to the impacts of urbanization. Assessment and mitigation of these impacts are sometimes lengthy and meticulous adding extra cost to the development. Identification of impacts that cannot be mitigated may preclude development altogether.
Carlsbad has a substantial amount of environmental constraints due to its sensitive habitats, coastal location and conservative approach to preserving its unique natural surroundings. These constraints may
preclude, reduce, or in most cases, slow down construction of new housing in Carisbad.
MITIGATING OPPORTUNITIES:
The California Environmental Quality Act provides opportunities for 'tiering' environmental reviews.
Projects that require a comprehensive review and assessment with an ensuing Environmental Impact Report often may contain specific mitigation measures to offset impacts. When a project requires multiple phases for completion, assessment and mitigation details can be Included in the environmental impact
report. Subsequent phases of the development may preclude further general or detailedenvironmental
review. This may lead to faster proceszing of projects after a master environmental review and assessment and mitigation of impacts is completed and can be utilized for subsequent EIR'S.
Additionally, as environmental impact repons may require mitigation measures for adverse impacts, new strategies to mitigate these adverse effects can be introduced. A jobs housing balance is a strategy to
reduce energy consumption and auto emissions by locating housing and jobs closer together. Carlsbad
with its predominantly single family housing construction over the last 2 decades and the creation of lower
paid retail and manufacturing jobs, has created an imbalance of a residence population and a secondary
employment population that tax the existing roadway capacity to the maximum at the traditional rush
hours. By creating a better mix of housing styles and types to create a greater range of and number of
housing units for the current and future employment population, would also place employment and housing closer together. A mitigating effect is created. to conserve fuel, reduce emissions, and reduce traffic impaction.
92
CONSmAINTS: ARTICLE XXXIV OF THE CAUFORNIA CONSTINTION
Secrion 1 of Article XXXlV of the California Constitution provides thzr no 'low rent housing project shall
be developed, constructed, or acquired by any 'state public body' until voter approval has been obtained.
The elGion requirement of Article XXXlV could limit the participation cf a public body in the development
of low- and moderate-income housing because of the delays, uncertainties and potential additional
expenses associated with local elections.
,." . i'
MITIGATING OPPORTUNITIES:
In general, Anicle XXXlV requires that two criteria be met: (a) a 'state public body' must 'develop,
construe. or acquire', (b) a 'low rent housing project.' Anicle XXXlV would be inapplicable if one of these
criteria was absent. It would be possible to confine the role of a public body in a housing devslopment
so that cne of the two criteria is not met and an Anicfe XXXlV electicn would not be required.
In order to clarify Article XXXIV, in 1976 the Legislature enacted the Public Housing Election
Implementation Law (Health and Safety Code, Section 37000 et sea.1. According to that, a 'low rent
housing project' does not include the following types of development:
a. Housing with 49% or less lower income occupancy, that is privatety owned and is not
exempt from property taxation (unless fully reimbursed to all taxing entities);
b. Housing that is privately owned, is not exempt from property taxation by reason of any
public ownership and utilizes land banking, property acquisition resale write down,
guarantees and insurance of private loans and other assistance not constituting direct
long-term financing from a public body;
C. Housing that is developed for owner occupancy rather than rental occupancy:
d. Housing consisting of newly constructed, privately owned, one IO four family dwellings not
e. Housing that consists of existing units leased by a state public body from a private owner;
f. Rehabilitation, reconstruction or replacement of an existing low rent housing project
located on adjoining sites:
and
" x. /'
A.
Public Lody invoivemenr limited to these types of housing developments would still help provide low- and
moderate-income housing and would not be subject to the Anicle XXXlV election requirement. '
Not all aaivities carried out by public bodies can be defined as 'development, construction, or acquisition'
of a low rent housing project. The meaning of 'develop, construct or acquire' would not be applicable
if the agency's involvement in providing low- and moderate-income housing is limited to offering the
following incentives and concessions:
a. Reducing or waiving of planning fees, building plan check and permit fees, or Streef
dedication or infrastructure improvements;
b. modifying or reducing development standards;
d. pass through of land.
C. granting density bonuses: or
..
93 i
The California Supreme Court in California Housinq Finance AQency v. Elliot (17 CaJ.3d 575 [1976])
concluded that whenever a public body very extensively participates, or assists in not onty making a low
rent housing project possible but also fully fegulating the project so that the result is that the government
is essectially the landlord, the matter will be subject to the Article XXXlV election requirement, Thus, a
public body that grants a loan for a low rent housing project and the loan is conditioned on typical
government agency requirements such as review and approval of plans, project financing, operation and
maintenance standards and occupancy would generally constitute development and construction of the
housing project and fulfills the criteria for applicability of Article XXXIV.
Any mortgage revenue bond issued or direct financial assistance given by a public body to assist in the
development of a low rent housing project would necessitate an Article XXxlV election if these other
criteria are also met.
On November 4, 1980, the following measure (Proposition X) was placed on the Carlsbad ballot for voter
approvat.
'Do the qualified electors of the City of Carlsbad, pursuant to Article XXXlV of the
Constitution of the State of California, approve the development, construction, and
acquisition of low. rent housing projects by the City of Carlsbad, or other City-designated
public agency, not IO exceed 250 total units 'on scattered sites throughout the City to
provide living accommodations for low-income senior citizens?'
Carlsbad voters approved this Article XXXlV referendum to allow no more than 250 units of senior low-
income housing. However, this authority has not yet been exercised.
94
CONSTZAINTS: STAFFING
1
Constraints to housing opportunities may also include insufficient staffing. Federal, State and Local
regulatcrj procedures often call for substantial review of development prior to construction. Staffing to
fulfill current requirements and for additional regulatory procedures must be identified as a constraint for
housing if sufficient staffing to meet processing goals and time lines are not alloczted. Community
Development activities such as Planning, Building and Engineering functions are impaaed by the pace
and magnitude of development. In addition. as the administration of housing programs are a function of
the City's Housing and Redevelopment Agency, creation of additional low-income housing opportunities
and the administration of them, may require additional staffing.
Review cf the City's previous element has shown that a variety cf programs were never effectively
implemented due to the increased staff time required for additionaI hcusing programs. Future programs
that add additional administrative tasks to staff will also fail to be implemented if sufficient staffing time is
not avatiable to administer additional housing programs.
MlTlGATlNG OPPORNNITIES:
Insufficient staffing and under-budgeting of positions in City Depanrnents may also act as constraints to
housing. Implementing programs to increase affordable, or the production of low income units, are .
dependent on adequate staffing. Frequently these programs are prioritized below other administrative
and regulatory tasks and as such are not implemented on a timely basis. Housing programs that require
more administrative and managerial time may result in a need for more staff for it to be effective.
The City may need to allocate additional financial resources to assure sufficient staffing for housing
programs.
i
"._
95
NONGOVERNMENTAL CONSTRAINTS
Constraints that are usually beyond the local jurisdiction to control are labeled as non-governmental
constraints. Several of these constraints are defined at the State and Federal level but must be
addressed by the local jurisdiction Sometimes under guidelines that are detrimental to the construction
of housing.
CONSTRAINTS: FINANCING
Financing is a key component of housing development. Financing can be broken down into two key
categories: takeout (construction), and permanent (mortgage). Construction financing is usually short-
term in nature and is used for acquisition and development of property. Mortgage or permanent financing
is the long-term financing of the project. This debt usually buys out the construction financing and is
serviced by income received from rents or sales.
If financing. either takeout or permanent, is not available for any of the reasons listed below, new
construction will not occur. *
Recent developments in the banking and financing industry have had substantial impact on the
development of both multi and single family housing. Several recent events have had major effects on
the supply of money 'that has traditionally been used to finance affordable housing. .
The 1986 Federal Tax Reform Act substantially changed the rules for real-estate investment with particular
regards to multifamiiy construction. Recent legislation has reduced tax benefits normally associated with
investment in multi-famiiy development. This has had the effect of reducing the amount of money
available for multi-family construction.
1989 Federal Savings and Loan Act restructured and added new regulations to the Savings and
Loannhrift Banking Institutions. These changes limited (1) the amount of money that could be lent to one
borrower, and (2) mandated extra capitalization resewes for all Savings and Loans as a ratio to money
lent. (This has had an impact on the ability to acquire money for acquisition and development and for
permanent financing.) Impacted the hardest were multi-family builders and small developmen! (<IO0 -
units) companies who usually only used one or two lending sources for their developments.
AVAILABILITY AND USE OF PUBLIC FINANCING.
Funds that are available through Federal, State, and Local sources are referred to as public in nature.
These funds are usually made available at below market (private) interest rates for purposes of providing
low-income housing opportunities. These funds are not widely available and are restricted in their use.
With the decrease in private market financing for multi-family development, the demand for this financing
has grown. Competition for these funds is high and availability is not always consistent.
The additional constraint to using government financing is that of restrictions of use and a high
administrative burden that sometimes accompanies these funds. Many cities have chosen not to compete
for these,funds as they do not have the administrative capability to manage them.
96
Table 49 below contains July 1990 rates for construction and rnonsage loans for several major banks. !.. . The effects of mortgage rates on housing affordability is indicated in Table 48. Tabfe 50 shows the
prevailing rates of some government sources of funds.
TABLE 48
THE EFFECTS OF CHANGES IN INTEREST RATES ON ME COST OF A HOME LOAN.
560,000 $440 5483 5527 S71 $61 7
580,000 $587 5644 $702 $762 . $803
31 00.000 $734 $804 $878 $952 . $1028
51 20,000 $880 $961 $1 053 $1 143 $1 234
51 50.000 $1 100 $1 207 $1 31 6 $1 428 $1 543
5200,000 $1 467 $1 609 $1 755 $1 905 $2057
TABLE 49
Fixed Rare First
Lender -
Wells Fargo
Securiry Pacific
Fixed Rare Seconds
Far West
Headand
Adiusrable Rate First
Int
Lender - Rate
Union Bank 8.625
Wells Fargo 8.75
MORTGAGE INTEREST RATES
Int Rate . &r - P ts
10.25 10.53 2.0
10.125 10.40 2.0
10.75 11.16 2.0
11.12s 11.54 2.0
- APR - Pts - Index iMarpin
10.97 12.5 1 yIB 2.60
11.3 1.75 6 MTB 2.75
Source: Sari Diego Union - July, 1990
SANDAG (page 105)
. Max &r - Loan
30 S187,450
30 S187,450
IS s93,725
15 $93,800
Rare Neg Max
AdJ - hot
6 Mo No 13.75
6 Mo No 14.0
f-:
97
Table 50 contains the cost of funds by several governmental sources.
TABLE 50
1
Prime Rate
MONEY RATES AS OF 12-20-90
10% I Federal Funds Rate high 7 S/16% (-), low 7 3/16%(-) I
8 1/8% (+> one month 7 13/16% (-) three months
7 5/8 (-) one year
Treasury Bills 6.86% (-) 13 weeks, 6.74% (-1 26 weeks
Freddie Mac 30-year fueU30-day delivery 9.63% (-1
Fannie Mae
11th Dismct COF
30-year fueU30-day deliver 9.53% (-1
For December '90 8.05% (+>
The above key races are a general guide only, they should not be used for acrual aansacno& and no
warranry to their accuracy is rendered.
Source: tin Walron. Fint California Mortgage
98 ..
MITIGATING OPPORTUNITIES: -
Financing consmints may be Overcome by several financial tools zvailable to create more affordable
housing.
MORTGAGE REVENUE BONDS
These are bonds sold by the City to create a pool of money for subsidized mortgages The bonds are
serviced through a return rate on the mortgage or resold on the bond market. The up-front cost of
issuing bonds are prohibitively expensive for a small issuing. To reduce the ‘up-from cost of the issuance
of a Mongage Revenue Bond that will cover only a small mount of mortgages that a crty may wish to
offer, many cities have formed pools in a cooperative effon 10 spread the upfront cost among several
cities or housing authorities. Mortgage revenue bonds can be issued for mutti-family or single family
developments, but multi-family bonds have become less in demand and more difficult to issue due to
recent changes in the tax code.
PUBLIC FINANCING
The State Housing and Community Development Agency, and HUD offer construction. rehabilitation, and
permanent financing as low as 3% to qualified applicants such as housing authorities or private not-for-
profa developers. These. funds are competed for based on participation of other funding sources and
local need. A brief list of these programs is listed below:
Federally funded rehab and construction programs;
Section 202 Oirsct loans for elderly and handicapped houaing.
Sodon 502 Rural homo ownenhip aminance.
Section 51 5 Rural rental housing assistance.
Seaion 17 Rental housing rehabilitation.
Seaion 31 7 Rehabilitation IOMS.
Housing Md Community ~avelopmem Ac! Block Grants.
Family Housing Oemonslration Program (HCD)
Home Mortgtge Purchnse Prcgmn (CHFA)
Prodevelopment LOM Program (HCD) ,
Rental Housing Construction Program (HCD)
Rental Housing Mortgage LOM Program (CHFA)
Sell Help Housing (CHFA HCO)
AB 665 (1982) Bonds - Renter occupied construaion
Funds aurhorized by the Mark-Furon Residential Rehabilitation Ad and Sa 99 - NOW consimdon
California Energy Conservation Rehabilitation Program
Oefened Payment Rehabilitation Loan Fund (HCO)
Homo Ownenhip Mortgage Bond Program (CHFA)
Home Ownemhip Assistanco Program (HCD)
Matching Down Payment Program (CHFA)
Natural Oisasler Aisistancs Program (HCD)
Non Profii Housing Program (CHFA)
Fumwcrker Housing Gtant Program (HCD)
Mebilohomo Pwk Assistance Program (HCD)
SUO L.galiz.lion Impact Assistance Grant Program (HCO)
SLamfLocal Multilamily Program (HCD)
Fedrrd Emergency Shelter Grants Program (HCD)
Senior Citizen Shared Housing Program (HCD)
State funded rehabilitation and construction programs;
This list of financial and assistance programs is not all-inclusive, and many programs may not have
funding availability at this time. It is important that the City familiarize itself with the application .process
and availability of these funds.
i . .. .
4. ‘c,
99
LOW INCOME PERMANENT FINANCING
A consonium of banks and savings and loans has formed an organization (SAMCO) designed to offer
private below market permanent financing for low-income projects. This organization, based in San Diego, is a prime source for below market financing needed for low income projects.
COMMUNITY REINVESTMENT ACT
This Ac: requires lending institutions to report on their lending activities and how they meet the needs of the community. Lending institutions may face official sanctions for not meeting performance goals. A City may have a program to evaluate an institution’s lending practices fcr its community. It may impose its own sanctions. These sanctions may include withdrawal of funds by the City, or cooperating businesses, from lending institutions who have not made adequate mortgage or construction financing loans in their communrty.
REDEVELOPMENT SET-ASIDE FUNDS
Currently State Law required that 20% of tax increment returns be set aside for low-to-moderate income housing. This is a good source of gap funding or equity positions the City may wish to participate in with qualified low income residential projects.
COMMUNITY DEVELOPMENT BLOCK .GRANT FUNDS
The City of Carlsbad uses the Federally entitled grant funds to support a wide range of services and programs that benefit the community’s lower and moderate income households. CDBG funds may be used for housing purposes in the acquisition of land using these funds and in the funding of rehabilitation
and preservation programs. The CDBG funds may also be used to fund a wide range of planning studies and programs which will benefit low and moderate income households.
100
CONS~AINTS: PRICE OF LAND
The price of land varies depending on location, improvements and use. The cod of land in Carlsbad is a prime consrrajnt in providing affordable housing opportunity. Carlsbad contains a significant amount
of land with coastal views; a premium that is added to the cost of land. In addition location facton such as proximity to freeway access, public facilities, and intangible factors such as image and quality of life
contribute significantly tO demand and price. The cost of improving the land, grading and added infraszncure also contributes to the final costs. Carlsbad has a considerable amount cf land located in
hilly tOFCgraphy. me added costs of grading required as well as the additional engineering and
improvement costs are greater as opposed to flat level land. Costs associated with land have traditionally contributed to around 40 percent to the cost of a home. In Southern California the price of land and its prepararion sometimes may be as high as sixty percent The price of land is also determined on the
number of units that the land may yield after constraints such as topography, environmental Consdm
and density are factored in. The actual yield may be far below the allowable densrty. land prices in Carlsbad vary substantially. Undeveloped vacant land with varied topography and no improvements is
approximately SI 00-250,000 an acre, with coastal view land slightly higher. lnfill residential land, with all improvements may run as high as bl million an acre depending on location and densrty. The added value and price of land in Carlsbad has severely limited market-rate financed construction for low-income
households.
MITIGATlNG OPPORTUNITIES:
Land prices are generally determined in .the market place. As such, the availability of non constrained developable acreage suitable for residential development is higher in areas Closer to significant employment centers and areas with significant desirable attributes, i.e.. coastal vs. inland. Carisbad has
substantial acreage that falls within these anributes. Land pricing is also a factor of yield or return. Land
COSTS are also determined on 'how much' or yield of development that can occur upon a specific property. This yield is a product of the General Plan Density which often determined housing product type, infrastructure or the amount of acreage needed for public improvements. net developable acreage and
general market conditions.
..
Final land prices are determined by how much (if any) entitlement are secured for the land. This is . imponant if the land is sold and currently undeveloped but has secured entitlement to build.
Price can be affected by knowing there are considerations such as low income housing that need to be included in the project. This may affect the projecr pro-formz 2nd the selling price of the property may
.be adjusted to compensate for this.
Other techniques may be used to supply land at reduced prices. These incfude:
IMMINENT DOMAIN/FRIENDLY CONDEMNATION
To assure an adequate supply of housing in all income ranges a city may choose to acquire suitable property to assure this need is to be met. Propeny acquired through friendly eminent domain proceedings is subject to fair market value but substantial tax benefits may accrue to the owner of the
parcel. Propeny that is acquired by this method through 'friendly' negotiations USUally arrive at an
equitable disposition and the property may be acquired at a be!ow market price.
101
LAND BANKING
Land thzt be acquired or purchased that may not be currently used for housing but may be given
entitlement at a future date, could be acquired by the City. This lad could be resold with entitlement to
a non-profit developer at a reduced price to provide housing affordable to lower income households.
Land may be accepted as an' in-lieu contribution for an inclusionary housing requirement. Land
purchased or contributed for the purpose of residential construction must be suitable for the appropriate
density.
GOVERNMENT/PUBLIC LAND
Surplus property that is owned by the City or another public entity can be acquired to provide potential
housing opponunities for lower income households. Surplus property is then passed on to a developer
at a negctiated reduced price in exchange for a requirement for more housing affordable to target income
groups.
CONSTRAINED ACREAGE
Developable acreage that is constrained due to government control, may be utilized to increase yield of
developable acreage. Currently Carlsbad does not give density credit to acreage that is constrained due
to several factors. Density credits may be given to this land and transferred to an adjacent property for
the purpose of low income housing.
CONSTRAINTS: COST OF CONSTRUCTlON
Construction costs may contribute significantly to the affordability and cost of housing. Factors that
contribute to construction costs are referred to as 'hard costs' and typically refer to labor and materials.
Soft costs are typically a developer's overhead, and carrying costs on acquisition or conaruction loans.
Carrying costs are associated with finance and lending constraints as well as processing times as referred
to earlier in this section.
LABOR
Labor costs are significantly higher in the southern California region than averages nationwide for similar
employment. The prevailing wage for construction is $1 2.00 - $22.00 per hour average depending on skill,
experience, and labor union affiliation.
AVERAGE CONSTRUCTION COSTS
COST PER SQUARE FOOT
The cost per square foot for construction is a general average for the San Diego Region. This may vary
from builder to builder based upon a number of factors. The average residential construction cost per
square foot is indicated:
Multi-Family
Single-Family (detached) ..
$38.00 - $45.00 per square foot
$50.00 - $56.00 per square foot
Single-Family (attached) $48.00 per square foot
102
MITIGATING OPPORTUNITIES:
Cosrs of construction in this section refers to labor and materials. The typical labor rate for construction
workers depends upon the level of skill associated with the job, whether it is union or not and the
availability of construction workers. 8
Opponunities exist for reduction of costs associated with construction. These include, but are not limited
to:
FACTORY BUILT HOUSING/MANUFACTURED HOUSING
Using new technology, manufactured homes may represent new shelter opportunities in the low and
moderate income range. Some of the housing construction is conducted offsite and transported to the
construction site. A fast growing alternative to onsite development, construction of flooring and framing
is done in computer controlled factories and then transponed onsite for assembly. Estimates on cost
reductions using these methodologies may be as high as 30%. The City could encourage developers
to take advantage of these type of programs. The product is identical in appearance to Custom onsite
stick built single family or multifamily produd
Residential-manufactured home developrnent(R-MHD) are residential developments that have
characteristics common to both multi-family and single-family neighborhoods. R-MHD are income
producing properties as are multi-family complexes, but individual detached manufactured homes in the
development are owner occupied. Home owners enter into a long-term lease with the partnership or
corporation(which may be owned by the tenants) which manages and maintains community infrastructure.
R-MHO are typically pegged to area apartment rates. The lifestyle and density patterns are decidedly
single-family in narure. R-MHO compete in the shelter market between multi-family and condominium.
DEVELOPMENT STANDARDS
Development standards, either modified or as pan of administrative policies, sometimes add extra cost
'oscause of additional materials required and extra labor. A significant reduction of costs from a
modification or waiver of the standards can be anained and passed on io the savings of the unit for low-
income housing.
CONSTRUCTION MANAGEMENT
Development of affordable and low cost housing is sometimes accomplished through special construction
management techniques. Companies that specialize in low cost housing utilize these special
management techniques to cut costs. In any low income development, this should be a requirement.
103
ENVIRONMENTAL CONSTRAINTS
The City of Carlsbad faces several major environmental constraints. These constraints are outlined briefly in this section.
These constraints may be significant in that mitigation measures may include restriction on development
that would reduce the net developable acreage in Carlsbad.
CONSTRAINTS: ENDANGERED SPECIES
Currently there are several species of flora and fauna that have been assessed as being endangered for
survival. Under the Federal Endangered Species Act which was designed to prescribe species that may
be threatened with extinction, the federal government may supersede local authority to preserve habitat of the endangered species including moratoriums or restrictions on local development unless a
management or mitigation measure is identified or implemented.
Currently there are several species of floral and fauna that are listed on the state and federal endangered
species list.
These are indicated in table 51. .
..
104
TABLE 51
Themost significant species list in Carhbad is the California Black-Tailed Gnatcatcher. This bird has been requested to be officially listed as an endangered species. A significant amount of its habitat (coastal sage scrub) is prominent in undeveloped areas of Carlsbad and the coastal region. If the gnatcatcher
is listed as an endangered species and there is no mitigation plan, major undeveloped areas of the City
would be closed to funher development.
MITIGATiNG OPPORNNITiES:
Potential exclusion of development for the project protection of endangered species may be avoided should a management plan to mitigate the effects of development be adopted by the City and approved
by the appropriate state, federal and local agencies.
Currently Cartsbad is preparing a management plan for the California Gnatcatcher, a species that may
or may not be placed on the endangered species list. This plan would provide an in-depth study as to the habitat, number and location of the species, mitigation effons and a monitoring plan. If implemented. development could possibly proceed providing that mitigation effons were acceptable and provided for
that development.
This plan could be a bench-mark to provide accegable management and monitoring plans for other
endangered species of flora and fauna.
..
105 t
CONSTRAINTS: DROUGHT AND WATER SUPPLY
Climatological factors such as drought conditions may constrain housing, both in construction and long
term availability
CONSTRUCTION
Water reserves in a region drop and conservation becomes necessary as mandated in various stage
alerts, construction grading becomes a low priority and is sometimes halted. This may push back
construction scheduled and add additional costs to housing.
LONG TERM AVAIUBILIN.
Long term availability of water is allocated on a state and regional level and is sometimes beyond the
purview of local municipal governments. On a city's jurisdiction may provide restriction in development
in the long term if in coordination with local water authorities.
MITIGATING OPPORTUNITIES:
Water conservation efforts in developments that would significantly reduce water consumption rates may
be included as an incentive for low Cost housing for future housing developments.
The use of water saving appliances and increased xerophytic landscaping that are consistent and
compatible with the City's 'Landscape Standards should be encouraged with ties to incentives for low
income housing production. Xerophytic landscaping may be substituted for normal 'lush' landscaping
standard for low-income projects. &
Water conservation'would also be encouraged by requiring the use of reclaimed water for grading
purposes during construction periods.
Additional incentives for development may be given if water conservation fixtures and appliances are
utilized in new construction.
Retro-fitting of existing housing units with water conserving appliances or fixtures should be encouraged.
During times of wafer alerts and shortages, retro-fitting and the savings produced may allow residential
development without a net increase in water consumption.
106
CONSTRAINTS: TOPOGRAPHY
Topography is sometimes a key Constraint to housing development. as it removes significant acreage in
the city from development and contributes to the land prices. Caisbad, through an adopted Hillside
Develocrnent Ordinance, does not allow Significant amounts of gading without required regulatory
permits.
Land that has slopes of over 40% is preduded from calculating density on the site. Slopes under 40%
and greater than 25% are allowed one half of the site’s density. Caitsbad has over 5,000 acres that are consrained topographically. Hilly land that is allowed for development has significarrtty more costs
associated with its improvements than flat level land. These cost are usually passed on to the home
buyer or renter.
MITIGATING OPPORNNITIES:
The City in order to achieve development compatible with the community and preserve unique scenic
qualities of hillside topography tias developed a hillside ordinance. Provisions of this ordinance calls for
no residential development on hillsides with slopes greater than 40%. On slopes with densty greater than
25% but less than 40%. density is reduced by one half. A possible incentive for low income housing would be a densify credit in hillside acreage of slopes greater than 25% or less than a%.. This would
increase the yield of low income units over what normally could be provided, especially with developments
in hillside areas.
The city may make in-kind contributions to odoffsite improvements to lower the cost and pass it on. These contributions should be offered as an incentive especially to lower income housing.
CONSTRAINTS: SENSlTiVE HABITATS
Carlsbad has three coastal lagoons. These lagoons contain a significant amount of migratory birds and .
oiher unique flora and fauna. Presewation of these habitats is a key goal in land decisions by the City.
Sensitive wetland and riparian habitat may also significantly impact development.
t . s.. .
MITIGATING OPPORTUNITIES
The City currently has several sensitive habitats. These include three lagoons, Buena Vista, Agua Hedionda. and 8atiquitos. In addition, the City has several watercourses and accompanying riparian habitat. These lands are pan of acreage that are adjacent to or within lands that hsve the potential to be developed within the next decade.
Currently identified sensitive habitats are listed as constrained lands and not developable. This does not
affect the net developable acreage as indicated in the Vacant Land Inventory which removes this acreage
as constrained lads. Preserving this habitar is essential to other land use and quality goals the City has set. Opportunities to preserve these natural settings as identified through environmental assessments and other means. may be enhanced by providing density credits on developable residential acreage on
these sites if the increase in density would achieve a housing element goal for low income housing needs.
107
CONSTRAINTS: COASTAL ZONE
Currently a significant portion of undeveloped acreage is situated in the State designated coastal zone
areas. Development activities of significant impact must be approved by the California Coastal
Commission in addition to local approval processes. Often, to protect coastal resources significant
changes or reduction in residential unit yields or densities are required for project approval. These
requirements may significantly affect production of lower income units in coastal zone areas. Carisbad
has additional regulatory policies to presewe agriculture and scenic resources contained in its Local
Coastal Plans approved by the State.
Until this revision of the Housing Element, the City of Carlsbad had mistakenly believed itself to be exempt
from ponions of Government Code Section 65588 and 65590 (collection of Coastal Zone housing data),
pursuant io Public Resource Code, Division 20 Section 30519.1. The City now understands that it must
fully implement these Governmental Code Sections. Specifically, the City must collect and report Coastal
Zone housing data including, but not limited to, the following:
1) The number of new housing units approved for construction within the coastal zone after
2) The number of housing units for persons and families of low or moderate income, as
January 1, 1982.
defined in Section 50093 of the Health and Safety Code, required to be provided in new
housing developments within the coastal zone or within three miles of the coastal zone.
3) The number of existing residential dwelling units occupied by persons and families or low or moderate income that have been authorized to be demolished or convened since
January 1, 1982 in the coastal zone pursuant to Section 65590 of the Government Code.
4) The number of residential dwelling units occupied by persons and families of low or
moderate income, as defined in Section 50093 of the Health and Safety Code, that have
been required for replacement or authorized to be converted or demolished as identified
in paragraph 3). The location of the replacement units, either onsite, elsewhere within the
locality's jurisdiction within the coastal zone, or within three miles of the coastal zone
within the locality's jurisdiction, shall be designated in the review.
After researching the matter, the City believes that it is not now possible to recapture the data (in
particular, regarding affordability) from previous years. It is possible to conclude that due to the recent
adoption and implementation of the Growth Management Ordinance, only a few housing units have been
constructed within the coastal zone in the recent years. In addition, we believe that .very few (if any)
affordable housing units within the coastal zone have been demolished or converted since 1985.
Realizing our responsibility, the City will henceforth monitor'and record data on housing units constructed,
converted, and demolished within the coastal zone, as indicated in Housing Element Policy 26.
MITIGATING OPPORTUNITIES:
Although the City's current coastal zone plan does not mandate low income housing as 3 provision of
development as some plans do, opportunities using density bonus ordinances would be utilized in coastal
zone development. Currentty most of the City's existing low income housing stock is within the City's
coastal zone. Preservation and rehabilitation programs may be mandated and implemented through this
program. The city will also implement an inclusionary housing program for ail master or specific planned
communities, several of these communities are located in the coastal zone, there will be significant
contributions to tne low income housing stock in the coastal areas through this program. Map C depicts
the City's coastal zones.
108 ..
CONSTRAINTS: AGRICULTURE LAND/WILUAMSON ACT
The City cf Carisbad has a large amount of agricultural land (400 acres) currently that is under the Williamscn Act, which is designed 10 preserve longer term agricultural land for that u8. The City's policy is that aSricutture will not be a long-term land use for the city and will eventually be phased out. These
areas have not been designated for future use as residential as it is primm'ly in areas not planned for
residential development such as steep hillsides and airport impact zones;
MITIGATING OPPORTUNITIES:
The ultimate use for all agricultural land including lands under the Williamson Act will most likely be determined on the physical Constraints and the market conditions at that time. Much Of the land under
long-term agricultural preservation is not suitable for future residential development as there may be significant land use, i.e., airpon. environmental, coastal constraints. These constraints may include
topography and the City's Growth management caps which limits the amount of total residential units as
build out.
109
MAP C
CARLS~A;; LOCAL COASTAL PROGRAM (LCP)
SEGMENTS
EAST 8ATIQUITOS LAGOONIHUNT a WEST 8ATIOUITOS LAGOON/SAMMIS a REDEVELOPMENT AREA
r
CONSTRAINTS: AIRPORT LAND USE PUN
Carlsbad is home to the McClellan-Palomar Airport, a public general aviation facility. In 1970, the State
of California enacted a law requiring the formation of an Airport Land Use Commission in each county
containing a public airpon. Among the duties of this Commission is the formulation of a Comprehensive
Land Use Plan (CLUP). In San Diego County the San Diego County of Governments(SAN0AG) has been
designated as the Airpon Land Use Commission. In 1974 the original Land Use Plan for the McClellan-
Palomar Airpon was adopted and in 1986 a revised plan was adopted. The plan was adopted to assist
in ensuring compatible land use development in the area surrounding the McClellan-Palomar Airport. The
plan contains the Airport's Influence Area. projected noise contours, ciear zone, flight activrty zone, land use compatibility matrix and recommendations. The significant restrictions to housing and residential
development are within the flight activity zone and within certain projected noise Contour levels. The flight
activity zone contains areas restricted from cenain uses due to crash hazards. The projected noise
contour levels are used to quantify noise impacts and to determine compatibilfty with land uses. Noise
leveis are quantified based on a descriptor of daily noise level, the community noise equivalent level
(CNEL). The boundaries of these levels are defined as *contours* and are depicted on the Airpon Noise
Contour Map, MAP 0.
The contour does not define a land area in which residential uses are unsuitable. Rather, the contour
identifies an area in which mitigation measures may have to be utilized to reduce the impact of aircraft
noise on dwelling unit$ other than single family detached.
State Noise Standards have adopted the'65 CNEL contour level as the value defined as a boundary within
which the noise environment is not suitable for residential use.
MITIGATING OPPORNNITIES:
The General Plan Land Use Map of the Land Use Nernent of the General Plan for the City of Carlsbad +,
shows the area around the McClellan-Palomar Airpon as being industrial in nature, with some agricultural ' .-
uses. There are no residentially zoned lands and the Land Use Map indicates future Industrial and Open
Space Use.
Although the area is primarily industrial there does exist opponunities for residential habitation. The PM
zoning district of the City's Zoning Ordinance allows multifmity residential development of up to 40 units
per acre providing it seryes with or is built in cocjunction with adjoining industrial development Any
multifamily development within the 65 CNEL is subject to a noise study and mitigation measures.
. .-\
The area around the airpon also allows commerciai land uses that may include, hotels, motels or semi-
transient commercial housing structures such as Single Room Occupancy Hotels. Transient Shelters are
also allowed in Industrial areas with a conditional use permit.
111
f MAP 0
VACANT LAND INVENTORY
The Crty of Carlsbad has a substantial amount of vacant and develcpable residential land. This vacant \.
land is itemized by General Plan land use Category in Table 53.
Carlsbad has approximately 6621 acres of residentially designated land currently undeveloped or
underdeveloped remaining in the crty. Of this total remaining unconstrained residential acreage,
approximately 94 percent has a density of 6 units an acre and under. Of the remaining 6 percent, 390 acres have medium high density of under 12 units per acre and 60 acres, or one percent, of the remaining developable acreage has a densrty of 19 units per acre.
The total number of units that this acreage may yield according to its densrty limitations imposed by the
general plan and growth control point is indicated below.
TABLE 52
AcreageNnlt Yield
ACRES General Plan Density (Growth Control Point) ESTIMATED -YIELD OF UNITS.
1391.14 Residential Low (1 .O) 1391
3431.35 Residential Low Medium (3.2) 10980
1347.69 Residential Medium (6.0) 8086
390.42 Residential Medium.High (1.5) Ma9
59.91 Residential High (19.0) 1138
6620.57 26084
The above-noted undeveloped residential acreage total (6,620.51 acres), is not completely accurate
because all recent development approvals on previously vacant lands located witnin Local Facilities
Management Zones 1-6 and 19 have not been entirely accounted for. Despite this, the remaining buildout capacity of 26,084 dwelling units, as shown on Table 52 is very cfose to the estimated remaining Citywide . buildout capacity of 26,576 dwelling units. It is anticipated that additional acres of higher densrty land use designations (AH and RMH) will result from the use of'the surplus units locassd in the Citywide Excess
Bank to increase site densities that will enable the production of affordable housing.
The City of Carlsbad also has additional acreage that is under-developed that is Situated in built-out or
in-fill areas of the city. This area is predominantly in the Nonhwest Quadrant of the Crty. These areas contains 3 levels of potential developable residential land.
The first level is vacant in-fill land which is land parceled in small lots within the older and' built-up parts
of the city. This land is residentially zoned and designated for residential development in the General Plan Land Use map.
The second level would be under-utilized land which contains parcels of land developed but not to their highest density.
. .*. ..
' .."
The third level would be land that would be transitional in nature, commercial or industrial land that could
be utilized for mixed use or residential development.
113
I f
It is estimated that around 10 percent of the total developed acreage may fit into these categories. This
would add approximately 700 acres to the existing vacant land. A unit yield would be difficult to estimate
given the more stringent development controls given to in-fill residential projects and the van'ous densities
that this acreage would be comprised.
The remzining vacant land and its present densities indicate that the yield of units in the 3 highest densrty
categories; RH, RMH and RM is sufficient to produce enough multifamily housing to meet the specific 5
year goals. Lower density RL and RUI, are primarily single family densities and can be used to meet
moderate and upper income category housing goals. The inventory does point out a diminishing amount
of RH (residential high) density remaining in the vacant and undeveloped areas of the crty. However, as
discussed within the General Plan Densities portion of Section 111 of this document (page 82), there does
exist in excess of 6.000 acres of undeveloped PC (Planned Community) and LC (Limited Control) zoned
property within the City. In order to enable the development of affordable housing, the City is willing to
accommcdate General Plan Amendments as necessary to increase residential densities up to 29 d.u./ac.
on any PC or LC zoned property or any other residentially designated property (see Policy 3.7.h). There
is additional under-utilized higher density residential within the redevelopment and in-fill areas of the crty.
This acreage may accommodate additional units at this density range. .
Under Growth Management guidelines the city may allocate 'unused' units, from projects that have been
built under rhe Growth Management caps to special housing needs such as the need for lower-income
units. General Plan amendments to increase densities'for projects that meet this need, or, denscty bonus
provisions to increase the yield of units above the growth control point can be achieved wing the
available 'bank' of unused units. An additional strategy would be to decrease the densrty in some
acreage designated in the medium residential density range and increase density in the medium high or
high range. This would increase the amount of acreage in the higher end of the densty range needed
for multi-family housing and for special housing needs such as low-incomes housing. This strategy to
increase density would not add units and would keep within the Growth Management caps but would
reassign densities, if needed, to accommodate alternative housing types that need higher densities such
as apartments or town homes. One adverse effect to this strategy would be to reduce the available
acreage for mid-density housing such as small lot subdivisions that typically are needed for moderate-
income housing.
The following maps show the remaining units .to be built in each quadrant of the city. Map C shows the
status of the Local Facilities Management zones. me status for each zone is important as it determines
how much acreage is available for development with appropriate facilities. Within the 5 year time frame
for this housing element (1 991 -1 996) 22 of the 25 zones will be available for development The remaining
three zones may be available, but at this time no zone plan for facilities have been adopted.
114
0 0 0 0 0101 II ogooog
000000
ooomom 4:
000000
.e
0-ooon f .w
t w c
3=000~
L. n
300000
300000
lo - 0 0 01-1 i 'p, I" I
:-noor:
00 In rn (D
JOOOOO
n wn
l0OOOO
#ounon
l0OOOO
an n- : .-
' O O
OI0I
I- 0 Y 0 0;-l
0
9
0 -
0
0
0
f s!
0
r a a n
2 - -
0
0
0
0
0
0
0
0
0
ENERGY CONSERVATION IN HOUSING DEVELOPMENT.
The City of Carlsbad through the introduction of a new housing goal in creating a better jobs housing
balance for the crty, has instituted a strategy to encourage increased energy Conservation through
reducing distance between housing and employment. A secondary benefit is the reduction of vehicular
emissions and improved air quality.
By reducing potential future commute time and distance for residents, conservation of energy particularty
oil and gas, can be promoted. Reduction in distance and travel time may also reduce auto emissions as
less commuting to work will occur. Encouragem'ent of future housing in proximity to existing and future transit and rail centers will be encouraged to reduce..driving.
The City will continue the enforcement in Engineering and Building plancheck of the State Title 24 guidelines which include energy efficiency standards for new development. Additional use of energy
saving appliances especially those built-in to new housing will be encouraged. The City will require all Iower-income projects that utilize City assistance or subsidy to be provided with energy efficient appliances.
Through cooperative efforts with local utilities, the City will encourage retro-fitting existing housing stock
with appliances and fixture that will increase energy efficiency.
The City of Carlsbad currently has regulations in its subdivisions that require where possible that tuture subdivisions take advantage of solar orientation to reduce heating and cooling costs.
116
APPENDIX C
Summary of Public Comments
This page is intentionally blank.
Appendix C: Summary of Public Comments
No comments were received from the public on the draft Consolidated Plan.
t
..
Appendix C: Summary of Public Comments
This page is intentionally blank.
Appendix C: Summary of Public Comments
m
ADMINISTRATIVE PLAN
FOR
SECTION 8 TENANT-BASED RENTAL ASSISTANCE
UNDER THE
CERTIFICATE AND VOUCHER PROGRAMS
CITY OF CARLSBAD
HOUSING AND REDEVELOPMENT DEPARTMENT
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008
Revised March 1999
Recommended Approval by the Housing Commission on May 13,1999
Approved by the Housing and Redevelopment Commission on August 17,1999
Submitted to HUD on September 22,1999
Table of Contents
A .
B .
C .
D .
E .
F .
G .
H .
I .
J .
K .
L .
M .
N .
A .
B . c .
D .
E .
F .
G .
H .
Chapter 1
STATEMENT OF POLICIES AND OBJECTIVES
MISSION STATEMENT ..................................................................................... 1-2
LOCAL OBJECTIVES ........................................................................................ 1-2
PURPOSE OF THE ADMINISTRATIVE PLAN .................................................. 1-3
ADMINISTRATIVE FEE RESERVE .................................................................... 1-3
RULES AND REGULATIONS ............................................................................ 1-3
TERMINOLOGY ................................................................................................ 1-4
FAIR HOUSING POLICY ................................................................................... 1-4
ACCOMMODATIONS POLICY .......................................................................... 1-5
TRANSLATION OF DOCUMENTS .................................................................... 1-7
MANAGEMENT ASSESSMENT OBJECTIVES ................................................ 1-7
RECORDS FOR MONITORING HA PERFORMANCE .................................... 1-8
PRIVACY RIGHTS ................................ 1 ......................................................... 1-10
FAMILY OUTREACH ....................................................................................... 1-10
OWNER OUTREACH ...................................................................................... 12 -I
Chapter 2
ELIGIBILITY FOR ADMISSION
FAMILY COMPOSITION ................................................................................... 2-2
INCOME LIMITATIONS ..................................................................................... 2-5
MANDATORY SOCIAL SECURITY NUMBERS ................................................ 2-6
CITIZENSHIP/ELIGIBLE IMMIGRATION STATUS ........................................... 2-6
OTHER CRITERIA FOR ADMISSIONS ............................................................. 2-7
SUITABILITY OF FAMILY ................................................................................. 2-7
CHANGES IN ELIGIBILITY PRIOR TO EFFECTIVE DATE
OF THE CONTRACT ......................................................................................... 2-8
INELIGIBLE FAMILIES ...................................................................................... 2-8
1/1/99 AdminPlan
TOC-i
Table of Contents
Chapter 3
APPLYING FOR ADMISSION
A .
B .
C .
D .
E .
F .
G .
H .
I .
J .
A .
B .
C .
D .
E .
F .
G .
H .
! .
J .
K .
L .
M .
A .
B .
C .
OVERVIEW OF THE APPLICATION TAKING PROCESS ................................ 3-1
OPENING/CLOSING OF APPLICATION TAKING ............................................ 3-2
"INITIAL" APPLICATION PROCED.URES ......................................................... 3-4
APPLICANT STATUS WHILE ON WAITING LIST ............................................ 3-5
TIME OF SELECTION ....................................................................................... 3-6
COMPLETION OF A FULL APPLICATION ....................................................... 3-6
VERIFICATION .................................................................................................. 3-8
SELECTION OF CERTIFICATE OR VOUCHER ............................................... 3-8
SELECTION OF APPLICATION/PARTICIPANTS FOR OFT0 TENANCIES .... 3-9
FINAL DETERMINATION AND NOTIFICATION OF ELlGlBlLl TY .................... 3-9
Chapter 4
ESTABLISHING PREFERENCES AND MAINTAINING THE WAITING LIST
WAITING LIST ................................................................................................... 4-1
WAITING LIST PREFERENCES ....................................................................... 4-3
FEDERAL PREFERENCES .............................................................................. 4-3
INITIAL DETERMINATION OF LOCAL PREFERENCE QUALIFICATION ....... 4-4
RANKING LOCAL PREFERENCES .................................................................. 4-4
LOCAL PREFERENCES ................................................................................... 4-5
EXCEPTIONS FOR SPECIAL ADMISSIONS .................................................... 4-6
TARGETED FUNDING ...................................................................................... 4-6
PREFERENCE ELIGIBILITY ............................................................................. 4-7
ORDER OF SELECTION ................................................................................... 4-7
FINAL VERIFICATION OF PREFERENCES ..................................................... 4-8
PREFERENCE DENIAL .................................................................................... 4-8
REMOVAL FROM WAITING LIST AND PURGING ........................................... 4-9
Chapter 5
SUBSIDY STANDARDS
DETERMINING FAMILY UNIT (CERTIFICATENOUCHER) SIZE .................... 5-1 EXCEPTIONS TO SUBSIDY STANDARDS ...................................................... 5-2
UNIT SIZE SELECTED ...................................................................................... 5-4
1/1/99 A&inPlan
TOC-ii
Table of Contents
A .
B .
C .
D .
E .
F .
G .
H .
I .
J .
K .
L .
M .
N .
0 .
A .
B .
C .
D .
E .
F .
G .
H .
I .
J .
Chapter 6
FACTORS RELATED .. TO TOTAL TENANT PAYMENT DETERMINATION
INCOME AND ALLOWANCES .......................................................................... 6-1
DEFlNlTl0.N OF TEMPORARILY OR PERMANENTLY ABSENT .................... 6-3
AVERAGING INCOME ...................................................................................... 6-7
MINIMUM INCOME ........................................................................................... 6-8
INCOME OF PERSON PERMANENTLY CONFINED TO NURSING HOME .... 6-8
REGULAR CONTRIBUTIONS AND GIFTS ....................................................... 6-8
ALIMONY AND CHILD SUPPORT .................................................................... 6-9
LUMP-SUM RECEIPTS ..................................................................................... 6-9
CONTRIBUTIONS TO RETIREMENT FUNDS . ASSETS .............................. 6-10
ASSETS DISPOSED OF FOR LESS THAN FAIR MARKET VALUE .............. 6-11
CHILD CARE EXPENSES ....................................................................... J. ...... 6-11
MEDICAL EXPENSES ..................................................................................... 6-12
PRORATION OF ASSISTANCE FOR "MIXED" FAMILIES ............................. 6-12
REDUCTION IN BENEFITS ............................................................................ 6-12
UTILITY ALLOWANCE AND UTILITY REIMBURSEMENT PAYMENTS ........ 6-13
Chapter 7
VERIFICATION PROCEDURES
METHODS OF VERIFICATION AND TIME ALLOWED .................................... 7-1
RELEASE OF INFORMATION .......................................................................... 7-3
COMPUTER MATCHING ................................................................................. 7-4
ITEMS TO BE VERIFIED ................................................................................... 7-4
VERIFICATION OF INCOME ............................................................................ 7-5
INCOME FROM ASSETS .................................................................................. 7-9
VERIFICATION OF ASSETS ........................................................................... 7-10
VERIFICATION OF ALLOWABLE DEDUCTIONS FROM INCOME ................ 7-11
VERIFYING NON-FINANCIAL FACTORS ....................................................... 7-13
VERIFICATION OF WAITING LIST PREFERENCES ..................................... 7-19
..
1 / 1/99 AdminPlan
TOC-iii
Table of Contents
A .
B .
C .
D .
E .
F .
G .
H .
1 .
A .
B .
C .
D .
E .
F .
G .
H .
I .
J .
K .
L .
Chapter 8
CERTIFICATENOUCHER ISSUANCE AND BRIEFINGS
ISSUANCE OF CERTIFICATESNOUCHERS .................................................. 8-1
BRIEFING TYPES AND REQUIRED ATTENDANCE ....................................... 8-2
ENCOURAGING PARTICIPATION IN AREAS WITHOUT LOW INCOME OR
MINORITY CONCENTRATION ......................................................................... 8-5
ASSISTANCE TO FAMILIES WHO CLAIM DISCRIMINATION ......................... 8-6
SECURITY DEPOSIT REQUIREMENTS .......................................................... 8-6
TERM OF CERTIFICATENOUCHER ............................................................... 8-6
INTERCHANGEABILITY BETWEEN CERTIFICATE AND VOUCHER ............. 8-7
CERTIFICATENOUCHER ISSUANCE DETERMINATION FOR SPLIT
HOUSEHOLDS .................................................................................................. 8-8
REMAINING MEMBER OF TENANT FAMILY . RETENTION OF
CERTIFICATENOUCHER ................................................................................ 8-9
Chapter 9
REQUEST FOR LEASE APPROVAL AND CONTRACT EXECUTION
REQUEST FOR LEASE APPROVAL ................................................................ 9-1
ELIGIBLE TYPES OF HOUSING ...................................................................... 9-2
LEASE REVIEW ................................................................................................ 9-3
SEPARATE AGREEMENTS .............................................................................. 9-3
INITIAL INSPECTIONS ..................................................................................... 9-4
RENT LIMITATIONS .......................................................................................... 9-4
DISAPPROVAL OF PROPOSED RENT ........................................................... 9-4
INFORMATION TO OWNERS ........................................................................... 9-5
OWNER DISAPPROVAL ................................................................................... 9-5
CHANGE IN TOTAL TENANT PAYMENT (TTP) PRIOR TO HAP EFFECTIVE
DATE ................................................................................................................. 9-5
CONTRACT EXECUTION PROCESS ............................................................... 9-6
CHANGE IN OWNERSHIP ................................................................................ 9-6
1 / 1 /99 AdminPlan
TOC-iv
Table of Contents
A .
B .
C .
D .
E .
F .
G .
H .
I .
J .
K .
A .
B .
C .
D .
E .
F .
G .
H .
I .
Chapter 10
HOUSING QUALITY STANDARDS AND INSPECTIONS
GUIDELINES/TYPES OF INSPECTIONS ....................................................... 10-1
INITIAL HQS INSPECTION .............................................................................. 10-2
ANNUAL HQS INSPECTIONS ....................................................................... 10-3
MOVE OUTNACATE ...................................................................................... 10-4
SPECIAUCOMPLAINT INSPECTIONS .......................................................... 10-4
QUALITY CONTROL INSPECTIONS .............................................................. 10-4
ACCEPTABILITY CRITERIA AND EXCEPTIONS TO HQS ............................ 10-4
CONSEQUENCES IF OWNER IS RESPONSIBLE
EMERGENCY .R EPAlR ITEMS ........................................................................ 10-6
(NON-EMERGENCY ITEMS) .......................................................................... 10-7
DETE'RMINATION OF RESPONSlBlLl TY ....................................................... 10-8
CONSEQUENCES IF FAMILY IS RESPONSIBLE .......................................... 10-8
Chapter 11
OWNER RENTS, RENT REASONABLENESS, AND PAYMENT STANDARDS
OWNER PAYMENT IN THE CERTIFICATE PROGRAM ................................ 11-1
OWNER PAYMENT IN THE OFTO TENANCY PROGRAM ............................ 11-1
OWNER PAYMENT IN THE VOUCHER PROGRAM ...................................... 11-2
MAKING PAYMENTS TO OWNERS ............................................................... 11-2
RENT REASONABLENESS DETERMINATIONS ........................................... 11-2
PAYMENT STANDARDS FOR THE VOUCHER PROGRAM ......................... 11-4
ADJUSTMENTS TO PAYMENT STANDARDS ............................................... 11-4
PAYMENT STANDARDS FOR OFTO TENANCIES ....................................... 11-6
PAYMENT STANDARDS FOR A FAMILY ....................................................... 11-7
J . RENT ADJUSTMENTS .................................................................................... 11-7
Chapter 12
RECERTIFICATIONS
A . ANNUAL ACTIVITIES ...................................................................................... 12-1
B . ANNUAL RECERTIFICATION/REEXMlNATlON .......................................... 12-2
C . REPORTING INTERIM CHANGES ................................................................. 12-4
D . NOTIFICATION OF RESULTS OF RECERTIFICATIONS .............................. 12-6
E . TIMELY REPORTING OF CHANGES IN INCOME (AND ASSETS) ............... 12-6
F . REPORTING OF CHANGES IN FAMILY COMPOSITION ............................ 12-8
G . CONTINUANCE OF ASSISTANCE FOR "MIXED" FAMILIES ........................ 12-9
1/1/99 AdminPlan
TOC-v
Table of Contents
A .
B .
C .
D .
E .
F .
A .
B .
C .
D .
E .
A .
B .
C .
D .
E .
F .
G .
H .
A .
B .
C .
Chapter 13
MOVES WITH CONTINUED ASSISTANCE/PORTABILlN
ALLOWABLE MOVES ..................................................................................... 13-1
RESTRICTIONS ON MOVES .......................................................................... 13-1
PROCEDURE FOR MOVES ........................................................................... 13-2
PORTABILITY ................................................................................................. 13-3
OUTGOING PORTABILITY ............................................................................. 13-3
INCOMING PORTABILITY .............................................................................. 13-5
Chapter 14
CONTRACT TERMINATIONS
CONTRACT TERMINATION ........................................................................... 14-1
TERMINATION BY THE FAMILY: MOVES ..................................................... 1 4.1
TERMINATION OF TENANCY BY THE OWNER: EVICTIONS ...................... 14-2
TERMINATION OF THE CONTRACT BY HA ................................................. 14-3
TERMINATIONS DUE TO INELIGIBLE IMMIGRATION STATUS .................. 14-4
Chapter 15
DENIAL OR TERMINATION OF ASSISTANCE
GROUNDS FOR DENIAL/TERMINATlON ...................................................... 15-1
"ONE-STRIKE" POLICY ..................................................................................l 5-3
FAMILY OBLIGATIONS ...................................................................................l 5-7
PROCEDURES FOR NON-CITIZENS ........................................................... 15-1 1
ZERO ($O)ASSISTANCE TENANTS .............................................................l 5-12
OPTION NOT TO TERMINATE FOR MISREPRESENTATION .................... 15-13
MISREPRESENTATION IN COLLUSION WITH OWNER ............................. 15-13
MISSED APPOINTMENTS AND DEADLINES .............................................. 15-13
Chapter 16
OWNER DISAPPROVAL AND RESTRICTION
DISAPPROVAL OF OWNER ........................................................................... 16-1
OWNER RESTRICTIONS AND PENALTIES .................................................. 16-2
CHANGE IN OWNERSHIP .............................................................................. 16-3
1/1/99 AdminPlan
TOC-vi
Table of Contents
A .
B .
C .
D .
E .
A .
B .
C .
D .
E .
F .
A .
B .
C .
D .
E .
F .
Chapter 17
(For HAP Contracts Effective Before October 2. 1995)
CLAIMS. MOVE-OUT AND CLOSE-OUT INSPECTIONS
OWNER CLAIMS ............................................................................................. 17-1
UNPAID RENT ..................................................................................................l 7-1
VACANCY LOSS IN THE CERTIFICATE PROGRAM .................................... 17-2
MOVE-OUT AND CLOSE-OUT INSPECTIONS .............................................. 17-3
PROCESSING CLAIMS ................................................................................... 17-4
Chapter 18
OWNER OR FAMILY DEBTS TO THE HA
REPAYMENT AGREEMENT FOR FAMILIES ................................................. 18-1
DEBTS OWED FOR CLAIMS .......................................................................... 18-2
DEBTS DUE TO MISREPRESENTATIONS/NON-REPORTING OF
INFORMATION ................................................................................................ 18-2
GUIDELINES FOR REPAYMENT AGREEMENTS ......................................... 18-3
OWNER DEBTS TO THE HA .......................................................................... 18-4
WRITING OFF DEBTS .................................................................................... 18-4
Chapter 19
COMPLAINTS AND APPEALS
COMPLAINTS TO THE HA ............................................................................. 19-1
PREFERENCE DENIALS ................................................................................l 9-2
INFORMAL REVIEW PROCEDURES FOR APPLICANTS ............................ 19-2
INFORMAL HEARING PROCEDURES ........................................................... 19-4
HEARING AND APPEAL PROVISIONS FOR "RESTRICTIONS ON
MITIGATING CIRCUMSTANCES FOR APPLICANTS/PARTICIPANTS
ASSISTANCE TO NON-CITIZENS" ................................................................l 9-8
WITH DISABILITIES ......................................................................................l 9-10
1/1/99 AdminPlan
TOC-vii
Table of Contents
A .
B .
C .
D .
E .
F .
A .
B .
C .
A .
B .
C .
D .
E .
F .
G .
H .
1 .
J .
Chapter 20
SPECIAL HOUSING TYPES
SINGLE ROOM OCCUPANCY ........................................................................ 20-2
CONGREGATE HOUSING .............................................................................. 20-3
GROUP HOMES .............................................................................................. 204
SHARED HOUSING ........................................................................................ 20-5
COOPERATIVE HOUSING ............................................................................. 20-7
MANUFACTURED HOMES ............................................................................. 20-8
GLOSSARY
ACRONYMS USED IN SUBSIDIZED HOUSING ........................................... g1-1
GLOSSARY OF TERMS IN SUBSIDIZED HOUSING .............................. ,'..... g1-3
GLOSSARY OF TERMS USED IN THE NONCITIZENS RULE ................... g1-17
PROGRAM INTEGRITY ADDENDUM
CRITERIA FOR INVESTIGATION OF SUSPECTED ABUSE AND FRAUD ... PI-1
STEPS THE HA WILL TAKE TO PREVENT PROGRAM ABUSE
STEPS THE HA WILL TAKE TO DETECT PROGRAM ABUSE
AND FRAUD .................................................................................................... p1-3
THE HA'S HANDLING OF ALLEGATIONS OF POSSIBLE ABUSE
AND FRAUD .................................................................................................... p14
OVERPAYMENTS TO OWNERS .................................................................... p14
HOW THE HA WILL INVESTIGATE ALLEGATIONS OF ABUSE
PLACEMENT OF DOCUMENTS. EVIDENCE AND STATEMENTS
AND FRAUD .................................................................................................... p1-2
AND FRAUD .................................................................................................... p1-5
OBTAINED BY THE HA ................................................................................... p1-6
CONCLUSION OF THE HA'S INVESTIGATIVE REVIEW ............................... p1-6 EVALUATION OF THE FINDINGS .................................................................. p1-6
ACTION PROCEDURES FOR VIOLATIONS WHICH HAVE
BEEN DOCUMENTED .................................................................................... p1-7
..
' 1/1/99 AdminPlan
TOC-viii
Chapter 1
STATEMENT OF POLICIES AND OBJECTIVES
INTRODUCTION
The Section 8 Program was enacted as part of the Housing and Community
Development Act of 1974, which recodified the U.S. Housing Act of 1937. The Act has
been amended from time to time, and its requirements, as they apply to the Section 8
Certificate and Voucher Programs, are described in and implemented through this
Administrative Plan.
On October 21, 1998, President Clinton signed into law the Housing and Urban
Development's (HUD) fiscal year (FY) 1999 Appropriations Act, which includes the .
Quality Housing and Work Responsibility Act. of 1998 (QHWRA). The FY 1999 HUD
Appropriations Act and the QHWRA together, enact measures that transform the
Section 8 tenant-based assistance programs.
The goal of the Carlsbad Housing and Redevelopment Department, herein referred to
as the Housing Agency (HA), is to provide rental assistance to United States citizens
and eligible lawful residents who are very low-income persons, families, elderly,
handicapped and disabled in order that they may obtain affordable, decent, safe and
sanitary rental housing in the HA's jurisdiction. In furtherance of this goal, the HA is
committed to the policies and goals contained in the Housing Element of the General
Plan and the Consolidated Plan for Housing and Community Development Programs.
The City of Carlsbad is committed to a regional approach in meeting housing needs
and cooperates with the San Diego Association of Governments (SANDAG) and with
other cities in the region to encourage region-wide application of federal and state
housing funds and programs.
Administration of the Section 8 Program and the functions and responsibilities of the
Housing Agency (HA) staff shall be in compliance with the City of Carisbad's .Personnel
Policy and the Department of Housing and Urban Development's (HUD) Section 8
Regulations as well as all Federal, State and local Fair Housing Laws and Regulations.
Jurisdiction
The jurisdiction of the HA is the city of Carlsbad located in the county of San Diego,
California.
1/1/99 AdminPlan
1-1
A. MISSION STATEMENT
Helping People to Achieve Their Dreams
Proqram Activities:
Affordable Housing Creating a Community Spirit
Rental Assistance Transportation
Homebuyers Assistance Education
New Construction Social Setvices
Rehabilitation Family Self-Sufficiency
Enhancing Opportunities Village Vision
Career Development Creativity
Plans Expansions
Innovation 0 Revitalization
0 Goals 0 Beautification
Promoting Business Development Increasing Revenues
Jobs Federal Funds
Sales Tax Property Tax
New Products
State Funds Excellent Service
B. LOCAL OBJECTIVES [24 CFR 982.11
The Section 8 Program is designed to achieve these major objectives:
I. To provide. decent, safe, and sanitary housing for very low income families
while maintaining their rent payments at an affordable level.
2. To ensure that all units meet Housing Quality Standards and families pay
fair and reasonable rents.
1/1/99 AdminPlan
1-2
3. To promote fair housing and the opportunity for very low-income families
of all ethnic backgrounds to experience freedom of housing choice.
4. To promote a housing program which maintains quality service and
integrity while providing an incentive to private property owners to rent to
very low income families.
In addition, the HA has the following goals for the program:
1. To assist the local economy by increasing the occupancy rate and the
amount of money flowing into the community.
2. To encourage self sufficiency of participant families and assist in the
expansion of family opportunities which address educational, socio-
economic, recreational and other human services needs.
3. To create positive public awareness and expand the level of family, owner,
and community.support in accomplishing the HA’s mission.
4. To attain and maintain a high level of standards and professionalism in our
day-today management of all program components.
5. To administer an efficient, high-performing agency through continuous
improvement of the HA’S support systems and commitment to our
employees and their development.
C. PURPOSE OF THE ADMINISTRATIVE PLAN [24 CFR 982.541
The purpose of the Administrative Plan “Plan” is to establish policies for carrying out the
programs in a manner consistent with HUD requirements and local objectives. The
Plan covers both admission and continued participation in the Certificate and Voucher
programs. Policies are the same for both programs unless otherwise noted.
The HA is responsible for complying with,all changes in HUD regulations pertaining to
these programs. If such changes conflict with this Plan, HUD regulations will have
precedence. The original Plan and any changes must be approved by the Board of
Commissioners of-the agency and a copy provided to HUD.
D. ADMINISTRATIVE FEE RESERVE [24 CFR 982.54(d)(22)]
All expenditures from the administrative fee reserve will be approved by the HA Board
of Commissioners or other authorized officials and made in accordance with the
approved budget.
1/1/99 AdminPlan
1-3
E. RULES AND REGULATIONS [24 CFR 982.521
This Plan is set forth to define the HA's local policies for operation of the housing
programs in the context of Federal laws and Regulations. All issues related to Section
8 not addressed in this document are governed by such Federal regulations, HUD
Memos, Notices and guidelines, or other applicable law.
F. TERMINOLOGY
The Carlsbad Housing and Redevelopment Department is referred to as "HA" or
"Housing Agency" throughout this document.
"Family" is used interchangeably with "Applicant" or "Participant" and can refer to a
single person family.
"Tenant" is used to refer to participants in terms of their relation to .landlords.
"Landlord" and "owner" are used interchangeably.
"Disability" is used where "handicap" was formerly used.
"Non-citizens Rule" refers to the regulation effective June 19, 1995 restricting
assistance to U.S. citizens and eligible immigrants.
The Section 8 Tenant-Based Rental Assistance programs are also known as the
Regular Tenancy Certificate, Over-FMR Tenancy (OFTO) and Voucher Programs.
"HQS" means the Housing Quality Standards required by regulations as enhanced by
the HA.
"Failure to Provide" refers to all requirements in the first Family Obligation. See
Chapter 15, "Denial or Termination of Assistance."
See Glossary for other terminology.
G. FAIR HOUSING POLICY [24 CFR 982.54(d)(6)]
It is the policy of the Housing Authority to comply fully with all Federal, State, and local
nondiscrimination laws and with the rules and regulations governing Fair Housing and
Equal Opportunity in housing and employment.
1 /1/99 AdminPlan
1-4
The HA shall not deny any family or individual the opportunity to apply for or receive
assistance under the Section 8 Programs on the basis of race, color, sex, religion,
creed, national or ethnic origin, age, familial or marital status, handicap or disability, or
sexual orientation.
To further its commitment to full compliance with applicable Civil Rights laws, the HA
will provide Federal/State/local information to Certificate and Voucher holders regarding
"discrimination" and any recourse available to them if they are victims of discrimination.
!nformation will be made available during the initial program briefing session; HUD-
1260-FHEO Fair Housing Handbook, Discrimination Complaint Forms and applicable
Fair Housing information will be made a part of the rental assistance briefing packet.
This information will also be provided at the move appointment, upon request
and is displayed in the HA's lobby. The Fair Housing pamphlets are available in
English and Spanish. In addition, the City of Carlsbad contracts with the
Heartland Human Relations Association to counsel property owners and
tenantslhomebuyers on Fair Housing Law.
Except as otherwise provided in 24 CFR 8.21(c)(I), 8.24(a), 8.25, and 8.31, no
individual with disabilities shall be denied the benefits of, be excluded from participation
in, or otherwise be subjected to discrimination because the HA's facilities are
inaccessible to or unusable by persons with disabilities.
Posters and housing information are displayed in locations throughout the HA's office in
such a manner as to be easily readable from a wheelchair.
The HA's office located at 2965 Roosevelt Street Suite B, Carlsbad is accessible to
persons with disabilities. Accessibility for the hearing-impaired is provided by the State
of California Communications System, TDD telephone number (760) 434-81 13, and the
fax machine which can be reached at (760) 720-2037.
H. ACCOMMODATIONS POLICY [24 CFR 700.245(~)(3)]
This policy is applicable to all situations described in this Plan; when an
applicantlparticipant initiates contact with the HA, when the HA initiates contact with a
family including when a family applies, when the HA initiates contact with a family and
when the HA schedules or reschedules any appointments.
It is the policy .of this HA to be servicedirected in the administration of our
housing programs, and to exercise and demonstrate a high level of
professionalism while providing housing services to families.
Persons with Disabilities [24 CFR 982.1 53(b)(6)]
..
1 /1/99 AdminPlan
1-5
The HA's policies and practices will be designed to provide assurances that all persons
with disabilities will be provided reasonable accommodation so that they may fully
access and utilize the housing program and related services. Reasonable
accommodation will be made for persons with a disability who require an advocate or
accessible offices. A designee will be allowed to provide some information, but only
with the permission of the person with the disability. Upon request, a list of accessible
rental units for persons with a disability will be provided.
Federal Americans with Disabilities Act of I990
1.
2.
3.
4.
5.
With respect to an individual, the term "disability" means:
A physical or mental impairment that substantially limits one or more of
the major life activities of an individual;
A record of such impairment; or
Being regarded as having such an impairment
Those "regarded as having such an impairment" may include those with
conditions such as obesity or cosmetic disfigurement, and individuals perceived
to be at high risk of incurring a work-related injury.
Individuals with contagious diseases who do not pose a direct threat to others
are covered by the Act. AIDS victims and those who test positive for the HIV
virus are considered to have a disability.
An individual who has an infectious or communicable disease that is transmitted
to others through the handling of food, the risk of which cannot be eliminated by
reasonable accommodation, may be refused an assignment or a continued
assignment to a job involving food handling. The Secretary of Health and
Human Services annually will publish a list of those diseases that are transmitted
through food handling.
Rehabilitated alcohol and drug users are considered to be persons with
disabilities for purposes of the Act. However, current alcohol and drug,users can
be held to the same qualification standards for job performance as other
employees.
Undue Hardship
Requests for reasonable accommodation from persons with disabilities will be granted
upon verification that they meet the need presented by the disability and they do not
create an "undue financial and administrative burden" for the HA, meaning an action
requiring "significant difficulty or expense". This standard is not specifically defined in
the Act.
1/1/99 AdminPlan
1-6
In determining whether accommodation would create an undue hardship, the following
guidelines will apply:
The nature and cost of the accommodation needed;
The overall financial resources of the facility or facilities involved in the provision of the
reasonable accommodation; and
The number of persons employed at such facility, the number of families likely to need
such accommodation, the effect on expenses and resources, or the likely impact on the
operation of the facility as a result of the accommodation.
Verification of a Request for Accommodation
All requests for accommodation or modification will be verified with a reliable
knowledgeable, professional.
The Housing Authority utilizes organizations, which provide assistance for
hearing- and sight-impaired persons when needed.
A list of known accessible units will be provided.
The HA will refer families who have persons with disabilities to agencies in the
community that offer services to persons with disabilities.
1. TRANSLATION OF DOCUMENTS
The Housing Authority has Spanish-speaking bilingual staff to assist non-English
speaking families and translate documents.
In determining whether it is feasible to provide translation of documents written in
English into other languages, the HA will consider the following factors:
Number of applicants and participants in the jurisdiction who do not speak
English and speak the other language.
Estimated cost to HA per client of translation of English written documents
into the other language.
The availability of local organizations to provide translation services to non
English speaking families.
Availability of bi-lingual staff to provide translation for non-English
speaking families.
1/1/99 AdminPlan
1-7
J. MANAGEMENT ASSESSMENT OBJECTIVES
The HA operates its housing assistance program with efficiency and can demonstrate
to HUD auditors that the HA is using its resources in a manner that reflects its
commitment to quality and service. The HA policies and practices are consistent with
the goals and objectives of the following HUD SEMAP indicators:
1. Selection from the Waiting List
2. Reasonable Rent
3. Determination of Adjusted Income
4. Utility Allowance Schedule
5. HQS Quality Control Inspections
6. HQS Enforcement
7. Expanding Housing Opportunities
8. FMWexception rent i? Payment Standards
9. Annual Re-examinations
10. Correct Tenant Rent Calculations
1 1. Pre-Contract HQS Inspections
12. Annual HQS Inspections
1 3. Lease-u p
14a. Family Self-Sufficiency Enrollment
14b. Percent of FSS Participants with Escrow Account Balances
15. Bonus Indicator (Deconcentration)
K. RECORDS FOR MONITORING HA PERFORMANCE
In order to demonstrate compliance with HUD and other pertinent regulations, the HA
will maintain records, reports and other documentation for a time that is in accordance
with HUD requirements and in a manner that will allow an auditor, housing professional
or other interested party to follow, monitor andlor assess the HAS operational
procedures objectively and with accuracy.
Records and reports will be maintained for the purpose of:
Demonstrating that at least 98% of families were selected from the waiting
list in accordance with the Administrative Plan policies and met the correct
selection criteria.
1-8
1 /1/99 AdminPlan
Determining that at least 98% of randomly selected tenant files indicate
that the HA approved reasonable rents to owner at the time of initial lease-
up and before any increase in rent.
Monitoring HA practices for obtaining income information, proper
calculation of allowances and deductions, and utility allowances used to
determine adjusted income for families.
Demonstrating that the HA has analyzed utility rates locally to determine if
there has been a change of 10% or more since the last time the utility
schedule was revised.
Determining that during the fiscal year the HA performs supervisory HQS
quality control inspections for at least 5% of all units under contract.
Determining' that a review of selected files indicate that for at least 98% of
failed inspections, the HA ensures timely correction of HQS deficiencies or
abates HAPS or takes vigorous action to enforce family obligations.
Demonstrating that the HA provides families and owners information which
actively promotes the deconcentration of assisted families in low-income
neighborhoods.
Demonstrating that at least 90% of units newly leased have an initial gross
rent which does not exceed the FMR or approved exception rent, aside .
from OFT0 tenancies, and Voucher payment standards are not less than
90% of the current FMWexception rent limit unless otherwise approved by
HUD.
Demonstrating that 96-100% of reexams are processed on time.
Demonstrating that less than 2% of all tenant files have rent calculation
discrepancies.
Demonstrating that 100% of newly leased units passed HQS inspections
before HAP contract date.
Demonstrating that the HA performs annual HQS inspections on time for
100% of all units under contract.
Demonstrating that the HA leases 90 - 100% of budgeted units during the
fiscal year.
Determining that the HA has filled 80 -100% of its FSS slots
1 /1/99 AdminPlan
1-9
Demonstrating that at least 30% of the HA’s FSS participants have escrow
account balances.
In addition to the SEMAP factors above to ensure quality control, the Housing
Program Manager or their designee reviews:
100% of applicants pulled from the waiting list; .
100% of new applicant files prior to briefing;
100% of inspection booklets;
100% of new contracts; and
100% of claims processed.
1/1/99 AdminPlan
1-10
L. PRIVACY RIGHTS [24 CFR 982.5513
Applicants and participants, including all adults in their households, are required to sign
the HUD 9886 Authorization for Release of Information. This document incorporates
the Federal Privacy Act Statement and describes the conditions under which HUD/HA
will release family information.
The HA's policy regarding release of information is in accordance with State and local
laws which may restrict the release of family information.
Any and all information which would lead one to determine the nature and/or severity of
a person's disability is "confidential". The personal information must not be released
except on an "as needed" basis in cases where an accommodation is under
consideration. All requests for access and granting of accommodations based on this
information must be approved by the Housing Program Manager.
The HA's practices and procedures are designed to safeguard the privacy of
applicants and program participants. All applicant and participant files will be
stored in a location which is only accessible by authorized staff.
HA staff will not discuss family information contained in files unless there is a
business reason to do so. Inappropriate discussion of family information, or
improper disclosure of family information by staff will result in disciplinary
action.
M. FAMILY OUTREACH [24 CFR 982.153(b)(l)]
The HA will publicize and disseminate information to make known the availability of
housing assistance and related services for very low income families on a regular basis.
The outreach program will inform all segments of Carlsbad's population, who may be
eligible to apply, of the availability of the Section 8 program. If applicant groups are not
reflective of the eligible population, additional outreach aimed at targeted groups will be
increased. The HA will publicize the availability of rental assistance for very low-income
families in newspapers of general circulation, minority media, and by other suitable
means. Notices will also be provided in Spanish.
Also, the HA will .distribute fact sheets to the broadcasting media, and initiate personal
contacts with members of the news media and community service personnel. In
addition, the HA will utilize public service announcements. The following is a list of
media to be used:
1. Daily Publications:
0 The San Diego Union-Tribune
0 North County Times
1/1/99 AdminPlan
1-1 1
2. Alternate Publications:
Carlsbad Community Services & Recreation Guide
0 Senior World
0 Hispanos Unidos
0 Carlsbad Coastline Review
0 The Reader
0 The Sun
3. Television Stations:
0 XETV-Channel6
0 KGTV-Channel IO
0 KFMB-Channel8
0 KNSD-Channel39
0 KPBS-Channel15
KDCI-Daniels Cable Vision (Local cable)
Liaisons have been established with a variety of city and county agencies, private social
service agencies, non-profit agencies and special interest groups. The HA will
communicate the status of rental assistance availability to the service providers in the
community, advising them of eligibility factors and guidelines in order that they can
make appropriate referrals. Fliers explaining the Section 8 program have been
prepared for both applicants and rental property owners/managers. Fliers are also
distributed, to local social service agencies, City of Carlsbad departments, non-profit
groups and community organizations. Community contacts include but are not limited
to the following:
Access Center
Aid to Veteran's of America
Association for Retarded Citizens
Brother Benno's
Camp Pendleton Housing Referral
Carlsbad Libraries
Carlsbad Recreation Department
Carlsbad Senior Center
Carlsbad Unified School District
Casa de Amparo
Center for Employment Training
Centro de lnformacion
Community Interface
Community Resource Center
Community Service Center for the Disabled County of San Diego Social Services
Department of Rehabilitation
Department of Health and Human Services
Employment Development Department
1/1/99 AdminPlan
1-12
Legal Aid Society
Lifeline Community Services
MAAC
Mira Costa College
Mission Square Adult Learning
North County Community Services
North San Diego County Association of Realtors
Palomar College
Regional Occupation Program
Salvation Army
SANDAPP
SER - Jobs for Progress
Social Security Administration
Veteran's Administration
Western Institute for Mental Health
Women's Resource Center
N. OWNER OUTREACH [24 CFR 982.54(d)(5), 982.153(b)(l)]
The HA encourages owners of decent, safe and sanitary housing units to lease to
Section 8 families. The HA maintains an ongoing list of available rental units and
interested owners/property managers. The list is available in the lobby and is updated
weekly. When listings from owners/property managers are received, they will be
compiled by the HA staff by bedroom size.
The Housing Authority will maintain lists of available housing submitted by owners in all
neighborhoods within the Housing Authority's jurisdiction to ensure greater mobility and
housing choice to very low income households. The lists of owners and units will be
provided at the front desk, mailed or faxed upon 'request and provided at briefings. In
addition, the HA will provide copies of excerpts from the Classified section of the
Sunday paper of rental units within the city of Carlsbad.
The staff of the HA initiates personal contact with private property owners and
managers by conducting formal and informal discussions and meetings.
Owner information packets describing the benefits of the rental assistance
programs are available to all interested persons.
The HA has active participation in a community based organization(s) comprised
of private property and apartment owners and managers.
The Housing Authority will actively recruit suburban property owners and grant
exception rents for accessible properties if the HA has jurisdiction in that area.
1 /1/99 AdminPlan
1-13
The HA encourages program participation by owners of units located outside
areas of poverty or minority concentration. The HA periodically evaluates the
demographic distribution of assisted families to identify areas within the
jurisdiction where owner outreach should be targeted. The purpose of these
activities is to provide more choice and better housing opportunities to families.
Participants are informed of the full range of areas where they may lease units
inside the HA’s jurisdiction and given a list of landlords or other parties who are
willing to lease units or help families who desire to live outside areas of poverty or
minority concentration
The HA works with a nonprofit agency through the Community Opportunities
Program (COP) who identifies families in the program and counsels the families
on their prospective move and services available in the areas in which the family
is interested.
The HA conducts , periodic meetings with participating owners to improve owner
relations and to recruit new owners.
1-14
1/1/99 AdminPlan
Chapter 2
ELIGIBILITY FOR ADMISSION
[24 CFR Part.5, Subparts B, D 81 E; Part 982, Subpart E]
INTRODUCTION
This Chapter defines both HUD's and the HA's criteria for admission and denial of
admission to the program. The policy of this HA is to strive for objectivity and
consistency in applying these criteria to evaluate the eligibility of families who apply.
The HA staff will review all information provided by the family carefully and without
regard to factors other than those defined in this Chapter. Families will be provided the
opportunity to explain their circumstances, to furnish additional information, if needed,
and to receive an explanation of the basis for any decision made by the HA pertaining
to their eligibility.
Eliqibilitv Factors
To be eligible for participation, an applicant must meet HUD's criteria, as well as any
permissible additional criteria established by the HA.
The HUD eligibility criteria are:
An applicant must be a *'family";
An applicant must be within the appropriate Income Limits;
An applicant must furnish Social Security Numbers for all family members age
six and older; and
An applicant must furnish declaration of Citizenship or Eligible Immigrant Status
and verification where required.
For the HA's additional criteria for eligibility, see Section E, "Other Criteria for
Admission."
The Family's initial eligibility for placement on the waiting list will be made in accordance
with the eligibility factors.
Evidence of CitizenshiplEligible Immigrant Status will not be verified until the
family is selected from the waiting list for final eligibility processing for issuance
of a Certificate. or Voucher, unless the HA determines that such eligibility is in
question, whether or not the family is at or near the top of the waiting list.
.. .* 1/1/99 AdminPlan
2- 1
A. FAMILY COMPOSITION [24 CFR 5.403,982.201]
The applicant must qualify as a Family. A Family may be a single person or a group of
persons. A group of persons may be:
Two or more persons who intend to share residency whose income and
resources are available to meet the family's needs and who have a history
as a family unit or show evidence of a stable family relationship.
Two or more elderly or disabled persons living together, or one or more elderly,
near elderly or disabled persons living with one or more live-in aides is a family.
A child who is temporarily away from home because of placement in foster care
is considered a member of the family. This provision only pertains to the foster
child's temporary absence from the home, and is not intended .to artificially
enlarge the space available for other family members.
A single person may be:
An elderly person
A displaced person
A person with a disability
Any "other single'' person
Head of Household
The head of household is the adult member of.the household who is designated by the
family as. head, is wholly or partly responsible for paying the rent, and has the legal
capacity to enter into a lease under StateAocal law. Emancipated minors who qualify
under State law will be recognized as head of household.
Spouse of Head
Spouse means the husband or wife of the head.
For proper application of the Non-citizens Rule, the definition of spouse is: the marriage
partner who, in order to dissolve the relationship, would have to be divorced. The term
"spouse" does nat.apply to boyfriends, girlfriends, significant others, or co-heads.
Co-Head
1 / 1/99 AdminPlan
2-2
An individual in the household who is equally responsible for the lease with the Head of
Household. A family may have a spouse or co-head, but not both. A co-head never
qualifies as a dependent.
Live-in Aides
A Family may include a live-in aide provided that such live-in aide:
Is determined by the HA to be essential to the care and well being of an elderly
person, a near-elderly person, or a person with disabilities,
Is not obligated for the support of the person@), and
Would not be living in the unit except to provide care for the person(s).
A live-in aide is treated differently than family members:
Income of the live-in aide will not be counted for purposes of determining
eligibility or level of benefits.
Live-in aides are not subject to Non-Citizen Rule requirements.
Live-in aides may not be considered as a remaining member of the tenant family.
Relatives are not automatically excluded from being live-in aides, but they must meet all
of the elements in the live-in aide definition described above.
A Live in Aide may only reside in the unit ,with the approval of the HA. Written
verification will be required from a reliable, knowledgeable professional, such as a
doctor, social worker, or case worker. The verification provider must certify that a live-in
aide is needed for the care of the family member who is elderly, near-elderly (50-61) or
disabled.
At any time, the HA will refuse to approve a particular person as a live-in aide or
may withdraw such approval if:
The person commits fraud, bribery, or any other corrupt or criminal act in
connection with any federal housing program;
The person commits drug-related criminal activity or violent criminal
activity; or
1/1/99 AdminPlan
2-3
The person currently owes rent or other amounts to the HA or to another
HA in connection with Section 8 or public housing assistance under the
1937 Act.
Split Households Prior to CertificateNoucher Issuance
When a family on the waiting list splits into two otherwise eligible families due to
divorce/legal separation or separation of the household, and the new families both
claim the same placement on the waiting list, and there is no court determination, the
HA will make the decision taking into consideration the following factors:
Which family member applied as head of household.
Which family unit retains the children or any disabled or elderly members.
Restrictions that were in place at the time the family applied.
Role of domestic violence in the split.
Recommendations of social service agencies or qualified professionals
such as children's protective services.
Documentation of these factors is the responsibility of the applicant families. If
either or both of the families do not provide the documentation, they may be
denied placement on the waiting list for failure to supply information requested
by the HA.
In cases where domestic violence played a role, the standard used for verification
will be the same as that required for the "displaced due to domestic violence"
preference.
Multiple Families in the Same Household
When families apply which consist of two families living together, (such as a mother and
father, and a daughter with her own husband or children), if they apply as a family unit, .
they will be treated as a family unit.
Joint Custody of Children
1 /1/99 AdminPlan
2-4
Children who are subject to a joint custody agreement but live with one parent at
least 51% of the time will be considered members of the household. "51% of the
time" is defined as 183 days of the year, which do not have to run consecutively.
When both parents are on the Waiting List and both are trying to claim the child,
the parent whose address is listed in the school records will be allowed to claim
the school-age child as a dependent. If the child is not of school-age, the parent
who has physical custody of the child at least 51% of the time will be able to
claim the child as a member of the household.
B. INCOME LIMITATIONS [24 CFR 982.201,982.353]
In order to be eligible for assistance, an applicant must be either:
A very low-income family; or
A low-income family in any of the following categories:
A low-income family that is continuously assisted under the 1937 Housing
Act. An applicant is continuously assisted if the family has received
assistance under any 1937 Housing Act program within 120 days of
certificate/voucher issuance. Programs include public housing, all Section
8 programs, all Section 23 programs.
A low-income family physically displaced by rental rehabilitation activity
under 24 CFR part 51 1.
A low-income non-purchasing family residing in a HOPE 1 or HOPE 2
project.
A low-income non-purchasing famity residing in a project subject to a
home-ownership program under 24 CFR 248.1 73.
A low-income family displaced as a result of the prepayment of a
mortgage or voluntary termination of a mortgage insurance contract under
24 CFR 248.1 65.
A low-income family residing in a HUD-owned multifamily rental housing
project when the project is sold, foreclosed or demolished by HUD.
(Certificate program only.)
1 11/99 AdhinPlan
2-5
To determine if the family is income-eligible, the HA compares the Annual Income of the
family to the applicable income limit for the family's size.
Families whose Annual Income exceeds the income limit will be denied admission and
offered an informal review.
Single iurisdiction ,HAS: The applicable income limit to be used at initial issuance of a
certificate or voucher is the income limit of the HA.
For admission to the program (initial lease-up), the family must be within the very
low income limit of the jurisdiction where they want to live.
Portability: For initial lease-up, families who exercise portability must be within the very
low income limit for the jurisdiction of the receiving HA in which they want to live.
Participant families who exercise portability, and request or require a change in their
form of assistance, must be within the low income limit of the receiving HA if they are to
receive the alternate form of assistance.
C. MANDATORY SOCIAL SECURITY NUMBERS [24 CFR 5.216,5.218]
Families are required to provide verification of Social Security Numbers for all family
members age 6 and older prior to admission, if they have been issued a number by the
Social Security Administration. This requirement also applies to persons joining the
family after admission to the program.
Failure to furnish verification of social security numbers is grounds for denial or
termination of assistance.
' 1/1/99 AdminPlan
2-6
D. CITIZENSHIP/ELIGIBLE IMMIGRATION STATUS [24 CFR Part 5, Subpart E]
In order to receive assistance, a family member must be a U.S. citizen or eligible
immigrant. Individuals who are neither may elect not to contend their status. Eligible
immigrants are persons who are in one of the immigrant categories as specified by
HUD.
For the Citizenship/Eligible immigration requirement, the status of each member of the
family is considered individually before the family's status is defined.
Mixed Families. A family is eligible for assistance as long as at least one member is a
citizen or eligible immigrant. Families that include eligible and ineligible individuals are
called "mixed." Such.applicant families will be given notice that their assistance will be
pro-rated and that they may request a hearing if they contest this determination.
All members ineligible. Applicant families that include no eligible members are ineligible
for assistance. Such families will be denied admission and offered an opportunity for a
hearing.
Non-citizen students. Defined by HUD in the non-citizen regulations. Not eligible for
assistance.
Appeals. For this eligibility requirement only, the applicant is entitled to a hearing
exactly like those provided for participants.
1/1/99 AdminPlan
2-7
E. OTHER CRITERIA FOR ADMISSIONS [24 CFR 982.552(b)]
The HA will permanently deny admission to the program’if an applicant, or applicant’s
family member, has been convicted of manufacturing or producing methamphetamine
(speed).
The HA will apply the following criteria, in addition to the HUD eligibility criteria,
as grounds for denial of admission to the program.
The family must have not violated any family obligation during a previous
participation in the Section 8 program for two years prior to final eligibility
determination.
The HA may make an exception, if the family member who violated the
family obligation is not a current member of the household on the
application.
When the HA denies assistance to a person with a disability due to a
violation of family obligation, and the violation was a result of the
disability, the applicant may request a review of the decision to deny
assistance.
The family must pay any outstanding debt owed the HA or another HA as a
result of prior participation in any federal housing program before this HA
will allow participation in its Section 8 program.
The family must be in good standing regarding any current payment
agreement made with another HA for a previous debt incurred, before this
HA will allow participation in its Section 8 program.
No family member may have been evicted from public housing for any
reason during the last two years prior to final eligibility determination.
The HA may check criminal history for all adults in the household to
determine whether any member of the family has violated any of the
prohibited behaviors as referenced in Chapter 15, Section B., “One Strike.”
F. SUITABILITY OF FAMILY [24 CFR 982.202(b)(I)]
1 / 1 /99 AdminPlan
2-8
The HA will take into consideration any of the criteria for admission in Chapter 15, but
may not othemvise screen for factors which relate to the suitability of the applicant family
as tenants. It is the responsibility of the owner to screen the applicants as to their
suitability for tenancy.
1 /1/99 AdminPlan
2-9
The HA will advise families how to file a complaint if they have been discriminated
against by an owner. The HA will advise the family to make a Fair Housing complaint.
The HA could also report the owner to HUD (Fair Housing/Equal Opportunity) or the
local Fair Housing Organization.
G. CHANGES IN ELIGIBILITY PRIOR TO EFFECTIVE DATE OF THE
CONTRACT
Changes that occur during the period between issuance of a certificate or voucher and
lease up may affect the family's eligibility or Total Tenant Payment. For example, if a
family goes over the income limit prior to lease up, the applicant will no longer be
eligible for the program. They will be notified in writing of their ineligible status and their
right to an informal review.
H. INELIGIBLE FAMILIES
Families who are determined to be ineligible will be notified in writing of the reason for
denial and given an opportunity to request an informal review, or an informal hearing if
they were denied due to noncitizen status. See Chapter 19, "Complaints and Appeals"
for additional information about reviews and hearings.
1/1/99 AdminPlan
2-10
Chapter 3
APPLYING FOR ADMISSION
[24 CFR 982.2041
INTRODUCTION
The policy of the HA is to ensure that all families who express an interest in housing
assistance are given an equal opportunity to apply, and are treated in a fair and
consistent manner. This Chapter describes the policies and procedures for completing
an initial application for assistance, placement and denial of placement on the waiting
list, and limitations on who may apply. The primary purpose of the intake function is to
gather information about the family, but the HA will also utilize this process to provide
information to the family so that an accurate and timely decision of eligibility can be
made. Applicants will be placed on the waiting list in accordance with this Plan.
A. OVERVIEW OF THE APPLICATION TAKING PROCESS
The purpose of application taking is to permit the HA to gather information and
determine placement on the waiting list. The application will contain questions
designed to obtain pertinent program information.
Families who wish to apply for HA's rental assistance program must call the waiting
list voice mail number, (760) 434-2934. The voice mail system explains how to
request a preliminary application "pre-application", how to report updates to the
pre-application and documents the date and time of the request. The recording
will request name, mailing address and phone number. The message is in
English and Spanish. A pre-application form will be mailed and upon receipt of
the completed form, the applicant will be notified in writing of their status on the
waiting list. Applications will be made available in an accessible format upon request
from a person with a disability.
When the waiting list is open, any family asking to be placed on the waiting list
for Section 8 rental assistance will be given the opportunity to complete a pre-
application.
The application process will involve two phases. The first is the "initial" application for
assistance (referred to as a pre-application). This first phase results in the family's
placement on the waiting list.
1/1/99 AdminPlan
3- 1
The second phase is the "final determination of eligibility" (referred to as the full
application). The full application takes place when the family reaches the top of the
waiting list. At this time the HA ensures that verification of all HUD and HA eligibility
factors is current in order to determine the family's eligibility for the issuance of a
certificate or voucher.
B. OPENING/CLOSING OF APPLICATION TAKING [24 CFR 982.206,
982.54(d)( I)]
The HA currently has an open waiting list. However, if the waiting list is closed the HA
will utilize the following procedures for opening the waiting list:
The HA will advertise through public notice in the following newspapers, minority
publications and media entities, location(s), and program(s) for which applications are
being accepted:
I. Daily Publications:
The San Diego Union-Tribune
0 North County Times
2. Alternate Publications:
0 Carlsbad Community Services & Recreation Guide
0 Senior World
-0 Hispanos Unidos
0 Carlsbad Coastline Review
0 The Reader
0 The Sun
3. Television Stations:
0' XETV-Channel6
0 KGTV-Channel 10
0 KFMB-Channel8
0 KNSD-Channel39
0 KPBS-Channel 15
0 KDCI-Daniels Cable Vision (Local cable)
Community contacts include but are not limited to the following:
Access Center
Aid to Veteran's of America
Association for Retarded Citizens
Brother Benno's
Camp Pendleton Housing Referral
Carlsbad Libraries
Carlsbad Recreation Department
Carlsbad Senior Center
1/1/99 AdminPlan
3-2
Carlsbad Unified School District
Casa de Amparo
Center for Employment Training
Centro de lnformacion
Community Interface
Community Resource Center
Community Service Center for the Disabled County of San Diego Social Services
Department of Rehabilitation
Department of Health and Human Services
Employment Development Department
Legal Aid Society
Lifeline Community Services
MAAC
Mira Costa Coilege
Mission Square Adult Learning
North County C.ommunity Services
North San Diego County Association of Realtors
Palomar College
Regional Occupation Program
Salvation Army
SANDAPP
SER - Jobs for Progress
Social Security Administration
Veteran's Administration
Western Institute for Mental Health
Women's Resource Center
The notice will contain:
- The dates, times, and the locations where families may apply.
- The programs for which applications will be taken.
- A brief description of the program.
- A statement that public housing residents must submit a separate
they want to apply for section 8.
- Limitations, if any, on who may apply.
applicati on if
The notices will be made in an accessible format if requested. They will provide
potential applicants with information that includes the HA address and telephone
number, how to submit an application, information on eligibility requirements, and the
availability of local preferences.
1/1/99 AdminPlan
3-3
Upon request from a person with a disability, additional time will be given as an
accommodation for submission of an application after the closing deadline. This
accommodation is to allow persons with disabilities the opportunity to submit an
application in cases when a social service organization provides inaccurate or untimely
information about the closing date.
Closing the Waiting List
The HA may stop applications if there are enough applicants to fill anticipated openings
for the next 24 months. The waiting list may not be closed if it would have a
discriminatory effect inconsistent with applicable civil rights laws.
The HA will announce the closing of the waiting list by public notice.
The open period shall be long enough to achieve a waiting list adequate to cover
projected turnover and new allocations over the next 24 months. The HA will give at
least 60 days’ notice prior to closing the list. When the period for accepting applications
is over, the HA will add the new applicants to the list by:
Separating the new applicants into groups based on preferences and ranking
applicants within each group by date and time of application.
Limits on Who May Apply
When the waiting list is open:
Any family asking to be placed on the waiting list for Section 8 rental assistance
will be given the opportunity to complete an application.
If there are sufficient applications from elderly families, disabled families,
and displaced families consisting of up to two persons, applications will
not be accepted from “Other Singles”. “Other Singles” is defined as
someone who is not elderly, disabled, displaced or pregnant.
When the application is requested on the waiting list voice mail system, it establishes
the family’s date and time of application for placement order on the waiting list.
C. “INITIAL” APPLICATION PROCEDURES [24 CFR 982.204(b)]
1/1/99 AdminPlan
3-4
The HA will utilize a preliminary-application form (pre-application). The information is to
be filled out by the applicant whenever possible. To provide specific accommodation
for persons with disabilities, the information may be completed by a staff person over
the telephone or in the office. The pre-application is available in both English and
Spanish. Translations can be provided for non-English, Spanish-speaking
applicants by a bi-lingual staff person. The purpose of the pre-application is to
permit the HA to preliminarily assess family eligibility or ineligibility and to determine
placement on the waiting list. The pre-application contains questions designed to
obtain the following information:
- Names of adult members and age of all members
- Sex and relationship of all members
- Street Address and phone numbers
- Mailing Address (If PO Box or no other permanent address)
- Amount(s) and source(s) of income received by household members
- Information regarding disabilities to determine qualifications for allowances and
deductions
- Information related to qualification for preferences
- Social Security Numbers
- Race/ethnicity
- Citizenshipleligible immigration status
- Arrests/Convictions for Drug Related or Violent Criminal Activity
- Need for Specific Accommodation to fully utilize program and services
- Questions regarding previous participation in HUD programs
Duplicate applications, including applications from a segment of an applicant
household, will not be accepted.
Ineligible families will not be placed on the waiting list.
Pre-applications will not require an interview. The information on the application will
not be verified until the applicant has been selected for final eligibility determination.
Final eligibiiity will be determined when the full application process is completed and all
information is verified.
1/1/99 AdminPlan
3-5
D. APPLICANT STATUS WHILE ON WAITING LIST [CFR 982.2041
Applicants are required to inform the HA, in writing, of changes in address.
Applicants are also required to respond to requests from the HA to update
information on their pre-application and to determine their interest in assistance.
If after a review of the pre-application the family is determined to be preliminarily
eligible, they will be notified in writing or in an accessible format upon request, as a
reasonable accommodation.
1 11/99 AdminPlan
3-6
This written notification of preliminary eligibility will be:
mailed to the applicant by first class mail; or
distributed to the applicant in the manner requested as a specific
accommodation.
If the family is determined to be ineligible based on the information provided in the pre-
application, the HA will notify the family in writing (in an accessible format upon request
as a reasonable accommodation), state the reason(s), and inform them of their right to
an informal review. Persons with disabilities may request to have an advocate attend
the informal review as an accommodation. See Chapter 19, "Complaints and Appeals."
E. TIME OF SELECTION [24 CFR 982.204,5.410]
When funding is available, families will be selected from the waiting list in their
preference-determined sequence, regardless of family size.
When there is insufficient funding available for the family at the top of the list, the HA
will not admit any other applicant until funding is available for the first applicant.
Applicants will not be passed over on the waiting list.
Based on the HA's turnover and the availability of funding, groups of families will
be selected from the waiting list to form a final eligibility "POO~." Selection from
the pool will be based on waiting list sequence and completion of verification.
F. COMPLETION OF A FULL APPLICATION
All preferences claimed on the pre-application or while the family is on the waiting list
will be verified:
After the family is selected from the waiting list, and prior to completing the
full application
The qualification for preference must exist at the time the preference is claimed and at
the time of verification, because claim of a preference determines placement on the
waiting list.
When the HA is ready to select applicants, applicants will be required to:
Complete an application prior to the intake interview.
1/1/99 AdminPlan
3-7
The application must be complete in order to be accepted, unless
assistance is needed, or a request for accommodation is made by a person
with a disability. The applicant will sign and certify that all information is
true and complete.
The application will be reviewed by staff to initially determine if the
applicant is income eligible and meets the criteria for the local preferences
that determined their position on the waiting list.
If determined eligible based on information provided on the application, an
intake interview will be scheduled with an HA representative. At the intake
interview, the applicant will be required to furnish all information as
requested. The HA interviewer will document the information from the
completed application form.
The full application will be communicated as requested as an accommodation. to a
person with a disability.
1/1/99 AdminPlan
3-8
Requirement to Attend Intake Interview
The HA utilizes the intake interview to discuss the family's circumstances in greater
detail, to clarify information which has been provided by the family, and to ensure that
the information is complete. The interview is also used as a vehicle to meet the
informational needs of the family by providing information about the application and
verification process, as well as to advise the family of other HA services or programs
which may be available.
The head of household and all adult family members are required to attend the
Interview and sign the housing application.
If the head of household cannot attend the interview, the spouse may attend to
complete the application and certify for the family. The head of household,
however, will be required to attend an interview to review the information and to
certify by signature that all of the information is complete and accurate.
Exceptions may be .made for students .attending school out of state or for
members (except the head of household) for whom attendance would be a
hardship. The HA will offer a "home" intake interview to accommodate a person
with disabilities.
If an applicant fails to appear for a pre-scheduled appointment, the HA will
automatically schedule a second appointment. If the applicant misses three
scheduled appointments, the HA will deny the application.
Reasonable accommodation will be made for persons with a disability who requires an
advocate or accessible offices. A designee will be allowed to provide some information,
but only with permission of the person with a disability.
If an application is denied due to failure to attend the intake interview, the applicant will
be notified in writing and offered an opportunity to request an informal review. (See
Chapter 19, 'Complaints and Appeals.")
AI1 adult members must sign the HUD Form 9886, Release of Information, the
application form, Family Obligations for Section 8 ApplicantslParticipants form,
the declarations and consents related to, citizenshiphmmigration status and any other
documents required by the HA. Applicants will be required to sign specific verification
forms for information which is not covered by the HUD form 9886. Failure to do so will
be cause for denial of the application for failure to provide necessary certifications and
release as required by the HA.
If the HA determines at or after the interview that additional information or document(s)
are needed, the HA will request the document(s) or information verbally and in
writing. The family will be given a minimum of 14 days to supply the information.
1/1/99 AdminPlan
3-9 .
If the information is not supplied by the established deadline date, the HA will provide
the family a notification of denial for assistance. (See Chapter 19, "Complaints and
Appeals.")
G. VERIFICATION [24 CFR 982.201 (e)]
Information provided by the applicant will'be verified, using the verification procedures
in Chapter seven. Family composition, income, allowances and deductions, assets,
full-time student status, eligibility and rent calculation factors, and other pertinent
information will be verified. Verifications may not be more than 60 days old at the time
of issuance of the Certificate or Voucher.
H. SELECTION OF CERTIFICATE OR VOUCHER [24 CFR 982.205(~)(2)]
The HA orally provides an explanation of the .differences between the Regular
Certificate program, the Over Fair Market Rent Tenancy Option (OFTO) and the
Voucher programs. The criteria for granting OFTO tenancies and the availability of
such tenancies are also explained. The applicant is then asked to specify which type
of assistance they would prefer, a certificate or a voucher, and also to indicate whether
they would accept an alternate form of assistance.
The family must decide on which form of assistance (Certificate or Voucher) they prefer.
If the form of assistance preferred is available, it will be offered to the applicant.
If there is no response to the request for a decision, or funding for the form of
assistance preferred is not available, and the family has indicated they would accept
the other form of assistance, the HA will offer whatever form of assistance is available.
The applicant may refuse the first form of assistance offered and retain their place on
the waiting list until the other form of assistance is available. If the applicant then
refuses the other form of assistance, they will be rejected and their name removed from
the waiting list. See Chapter 19, "Complaints and Appeals."
1. SELECTION OF APPLICANTS/PARTICIPANTS FOR OFTO TENANCIES
[24 CFR 982.5061
The HA will grant up to 10 percent of the incremental certificates (39 units) as
OFTO tenancies. OFTO tenancies will be granted only to families where the HA
has determined that the family's share of rent will be affordable. In order to make
the determination, the family must self-certify that they have reviewed their rent
burden and other financial obligations and have determined that their rent burden
will be affordable. Family's will be selected on a first-request, first-sewed basis.
1/1/99 AdminPlan
3-10
OFTO will be offered when needed by a family as a reasonable accommodation
so that the program is readily accessible to and usable by persons with
disabilities.
Family Affordability Criteria for OFTO Tenancy 124 CFR 982.506(b)(21
The HA will approve an initial OFTO tenancy only after the family self-certifies
that the family's share of rent is reasonable and affordable for that family, In
making this determination , the HA will instruct the family to take into account
other household expenses such as child care, unreimbursed medical, food,
transportation, clothing, and other appropriate expenses.
J. FINAL DETERMINATION AND NOTIFICATION OF ELIGIBILITY
[24 CFR 982.2011
After the verification process is completed, the HA will make a final determination of
eligibility. This decision is based upon information provided by the family, the
verification completed by the HA, and the current eligibility criteria in effect. If the family
is determined to be eligible, the HA will mail a notification of eligibility. A briefing will be
scheduled for the issuance of a certificate or voucher and the family's orientation to the
housing program.
..
.. ..
111 I99 AdminPlan
3-1 1
Chapter 4
ESTABLISHING PREFERENCES AND MAINTAINING THE WAITING LIST
[24 CFR Part 5, Subpart D; 982.54(d)(l); 982.204,982.205,982.206]
INTRODUCTION
It is the HA's objective to ensure that families are placed in the proper order on the
waiting list and selected from the waiting list for admissions in accordance with the
policies in this Plan.
This chapter explains the local preferences which the HA has adopted to meet
local housing needs, defines the eligibility criteria for the preferences and
explains the HA's system of applying them.
By maintaining an accurate waiting list, the HA will be able to perform the activities
which ensure that an adequate pool of qualified applicants will be available so that
program funds are used in a timely manner.
A. WAITING LIST [24 CFR 982.2041
Except for Special Admissions, applicants will be selected from the HA waiting list in
accordance with policies and preferences defined in this Plan.
The HA will maintain information that permits proper selection from the waiting list.
The waiting list contains the following information for each applicant listed:
- Applicant Name - Family Unit Size (number of bedrooms family qualifies for under HA subsidy
- Date and time of application - Qualification for any local preference - Racial or ethnic designation of the head of household - Singles preference status
standards)
1/1/99 AdminPlan
4- 1
The waiting list will be maintained in accordance with the following guidelines:
1. The pre-application will be a permanent file.
2. All applicants in the pool will be maintained in the order of
preference. Applications equal in preference will be maintained by ,date
and time.
3. All applicants must meet "Very Low Income" eligibility requirements
as established by HUD. Any exceptions to these requirements, other
than those outlined in Chapter 2, "Eligibility for Admission," must
have been approved previously by the HUD Field Office.
Waiting List Collaboration Between Housing Authorities
The HA will adopt a collaborative policy between Housing Authorities with
regards to applicants on waiting lists who move between housing jurisdictions.
The HA, upon request from an applicant, will forward or accept waiting list
applications for applicants who move to another agency's jurisdiction or move
within this HA's jurisdiction. Upon acceptance of such application, the HA will
integrate the application into the current waiting list preserving the original date
and time of the initial application.
Special Admissions [24 CFR 982.54(d)(e), 982.2031
Special purpose funding or grants for specified families or for a specified category of
families may be received, from time to time, by the HA. Such housing assistance
funding shall be for the individuals and families indicated in the federal, State or local
ordinances, rules and regulations. A specific waiting list may be necessary for each
special category of eligible families. Separate notices, special program rules and
information will be made available to the public and to the targeted individuals and
families.
Applicants who are admitted under Special Admissions, rather than from the waiting list,
are identified by codes in the automated system and may be maintained on
separate lists.
1/1/99 AdminPlan
4-2
B. WAITING LIST PREFERENCES [24 CFR 982.2071
An applicant will not be granted any Local preference if any member of the family
has been evicted from housing assisted under a 1937 Housing Act program
during the past three years because of drug-related criminal activity.
The HA will grant an exception to such a family if:
The responsible member has successfully completed a rehabilitation
program.
The evicted person clearly did not participate in or know about the drug
related activity.
If an applicant makes .a false statement in order to qualify for a Local preference,
the HA will deny admission to the program for the family.
Types of Applicants With Preference Over "Other Singles" [24 CFR 5.405(b)]
Per HUD requirements, elderly, disabled and displaced families with up to two members
will be given a preference over all "Other Single" applicants regardless of local
preference status.
"Other Singles" denotes a one-person household in which the individual member is not
elderly, disabled, pregnant or displaced by government action. Such applicants will be '
placed on the waiting list in proper order for selection.
C. FEDERAL PREFERENCES [24 CFR 5.4101
Note: me use of Federal preferences has been eliminated by the Housing Quality and Work
Responsibility Act of 1998.
1 /1/99 AdminPlan
4-3
D. INITIAL DETERMINATION OF LOCAL PREFERENCE QUALIFICATION
[24 CFR 5.4153 .
At the time of application, an applicant's entitlement to a Local Preference may be
made on the following basis.
An applicant's certification that they qualify for a preference will be accepted
without verification. When the family is selected from the waiting list for the final
determination of eligibility, the preference will be verified.
If the preference verification indicates that an applicant does not qualify for the
preference, the applicant will be returned to the waiting list without the Local Preference
and given an opportunity for an Informal Review.
If, at the time the family applied, the preference claim was the only reason for
placement of the family on the list and the family cannot verify their eligibility for
the preference as of the date of application, the family will be removed from the
list.
E, RANKING LOCAL PREFERENCES [24 CFR 5.41 0,5.415]
The HA will rank preferences to prioritize applicants with local preferences.
These categories will receive a ranking preference:
Residency Preference: Applicants who either live or work in Carlsbad. To qualify
for residency preference, the applicant must have lived in Carlsbad for a
minimum of 90 days prior to being pulled from the waiting list. Applicants who
work in Carlsbad, must have worked in Carlsbad for a minimum of 90 days and
work a minimum average of 20 hours per week. The minimum hours worked may
be waived to accommodate a person with disabilities. Applicants who are
determined eliqible for Residency Preference will always have preference over
those who are NOT eligible for Residency Preference, regardless of any other
Local Preferences an applicant may be eligible.
Median Income at or below 30% of the Median Income Preference: Appli.cants
whose income is.at or below 30% of the median income will have preference over
applicants whose income is above 30% of the median income.
1/1/99 AdminPlan
Veteran Preference: A head of household or spouse who has been discharged
from military service under honorable or general (except dishonorable)
conditions, or a spouse of a deceased veteran will have preference over non-
veterans.
4-5
1/1/99 AdminPlan
Disability Preference: This preference is extended to disabled persons or families
with a disabled member as defined in this Plan. Proof of disability will be
required at time of selection.
Elderly Preference: A head of household or spouse who is at least 62 years old.
Family Preference: Two or more persons who intend to share residency whose
income and resources are available to meet the family’s needs and who have a
history as a family unit or show evidence of a stable family relationship. Or a
single person who is pregnant.
F. LOCAL PREFERENCES [24 CFR 5.4101
The HA uses the following Local Preference system:
Date and Time
Residency Preference: Applicants who either live or work in Carlsbad. To qualify
for residency preference, the applicant must have lived in Carlsbad for a
minimum of 90 days prior to being pulled from the waiting list. Applicants who
* work in Carlsbad, must have worked in Carlsbad for a minimum of 90 days and
work a minimum average of 20 hours per week. The minimum hours worked may
be waived to accommodate a person with disabilities. Applicants who are
determined eligible for Residency Preference will always have preference over
those who are NOT eliqible for Residency Preference, regardless of any other
Local Preferences an applicant may be eligible.
Median Income at or below 30% of the Median Income Preference: Applicants
whose income is at or below 30% of the median income will have preference over
applicants whose income is above 30% of the median income.
Veteran Preference: A head of household or spouse who has been discharged
from military service under honorable or general (except dishonorable)
conditions, or a spouse of a deceased veteran will have preference over non-
veterans.
.Disability Preference: This preference is extended to disabled persons or families
with a disabled member as defined in this Plan. Proof of disability will be
required at time of selection.
Elderly Preference: A head of household or spouse who is at least 62 years old.
1 /1/99 AdminPlan
4-6
Family Preference: Two or more persons who intend to share residency whose
income and resources are available to meet the family’s needs and who have a
history as a family unit or show evidence of a stable family relationship. Or a
single person who is pregnant.
G. EXCEPTIONS FOR SPECIAL ADMISSIONS [24 CFR 982.203,982.54(d)(3)]
If HUD awards an HA program funding that is targeted for specifically named families,
the HA will admit these families under a Special Admission procedure.
Special admissions families will be admitted outside of the regular waiting list process.
They do not have to qualify for any preferences, nor are they required to be on the
program waiting list. The HA maintains separate records of these admissions.
The following are examples of types of program funding that may be designated by
HUD for families living in a specified unit:
I. A family displaced because of demolition or disposition of a public or
housing project;
Indian
2. A family residing in a multifamily rental housing project when HUD
forecloses or demolishes the project;
sells,
3. For housing covered by the Low Income Housing Preservation and Resident *
Home-ownership Act of 1990;
4. A family residing in a project covered by a project-based Section 8 HAP contract
at or near the end of the HAP contract term; and
5. A non-purchasing family residing in a HOPE 1 or HOPE 2 project.
H. TARGETED FUNDING [24 CFR 982.2031
When HUD awards special funding for certain family types, families who qualify are
placed on the regular waiting list. When a specific type of funding becomes available,
the waiting list is searched for the first available family meeting the targeted funding
criteria
Applicants who are admitted under targeted funding which are not identified as a
, Special Admission are identified by codes in the automated system and may be
maintained on separate waiting lists.
1/1/99 AdminPlan
4-7
Currently, the HA does not have "Targeted" Programs.
111 /99 AdminPlan
4-8
1. PREFERENCE ELIGIBILITY [24 CFR 5.41 01
Change in Circumstances
Changes in an applicant's circumstances while on the waiting list may affect the family's
entitlement to a preference. Applicants are required to notify the HA in writing when
their circumstances change.
When an applicant claims an additional preference, s/he will be placed on the
waiting list in the appropriate order determined by the newly-claimed preference.
The exception to this is if at the time the family applied, the waiting list was only
open to families who claimed that preference. In such case, the applicant must
verify that they were eligible for the first preference before they are returned to
the waiting list with the new preference.
J. ORDER OF SELECTION [24 CFR 5.415,982.207(e)]
In accordance with the Quality Housing and Wdrk Responsibility Act of 1998, the HA
will reserve a minimum of seventy-five percent of its Section 8 new admissions for
families whose income does not exceed 30 percent of the area median income. In
addition to HUD required income targeting, the HA will use the following system for
selecting eligible applicants from the waiting list:
The order of selection is based on the HA's system for weighing preferences and
is based on the date and time of application.
Local Preferences
Local preferences will be used to select families from the waiting list. The HA
has selected the following system to apply local preferences:
Applicants who qualify for Residency preference will always be assisted
prior to applicants who do not qualify for Residency preference. Of the
applicants that qualify for Residency preference;
e Appticants whose income is at or below 30% of the median income
will have preference over applicants whose income is above 30% of
the median income; and
veterans.
0 Applicants with Veterans preference will be assisted over non-
e
1/1/99 AdminPlan
4-9
All other local preferences (Disability, Elderly, and Family) will be weighed
equally.
1/1/99 AdminPlan
4-1 0
Among Applicants with Equal Preference Status
Among applicants with equal preference status, the waiting list will be organized by
date and time.
K. FINAL VERIFICATION OF PREFERENCES [24 CFR 5.4151
Preference information on applications will be updated as applicants are selected from
the waiting list. At that time, the HA will:
Mail an application packet for completion. Upon receipt of the application
form, staff will review the information to make a preliminary determination
that the applicant qualifies for the local preferences originally claimed. At
the time of the intake interview, the necessary verifications of preference
will be obtained by third party verification.
L. PREFERENCE DENIAL 124 CFR 5.4151
If the HA denies a preference, the HA will notify the applicant in writing of the reasons
why the preference was denied and offer the applicant an opportunity for an informal
review with the Housing Program Manager. If the preference denial is upheld as a
result of the informal review, or the applicant does not request an informal review, the
applicant will be placed on the waiting list without benefit of the preference. Applicants
may exercise other rights if they believe they have been discriminated against.
If the applicant falsifies documents or makes false statements in order to qualify
for any preference, they will be removed from the Waiting List.
1/1/99 AdminPlan
4-1 1
M. REMOVAL FROM WAITING LIST AND PURGING [24 CFR 982.204(c)]
The Waiting List will be purged approximately every two years by a mailing to
selected applicants to ensure that the waiting list is current and accurate. The
mailing will ask for confirmation of continued interest.
Any mailings to the applicant which require a response will state that failure to
respond within 15 days will result in the applicant’s name being dropped from the
waiting list.
An extension of 30 days to respond will be granted, if requested and needed as a
reasonable accommodation for a person with a disability.
If the applicant did not respond to the HA request for information or updates because of
a family member‘s disability, the HA will reinstate the applicant in the family’s former ‘
position on the waiting list.
If a letter is returned by the Post Office without a forwarding address, the
applicant will be removed without further notice, and the envelope and letter will
be maintained in the file.
If a letter is returned with a forwarding address, it will be re-mailed to the address
indicated.
If an applicant is removed from the waiting list for failure to respond, they will not
be entitled to reinstatement unless the Housing Program Manager determines
there were circumstances beyond the person’s control.
4-12
1/1/99 AdminPlan