HomeMy WebLinkAbout2006-04-11; Housing & Redevelopment Commission; 384; Carlsbad Public Housing Agency Annual Plan2006HOUSING AND REDEVELOPMENT COMMISSION - AGENDA BILL 1
MTG. 4/11/06
DEPT. HIRED
AB# 384
CARLSBAD PUBLIC HOUSING AGENCY
ANNUAL PLAN FY 2006
- TITLE: I CITY ATTY. @'
RECOMMENDED ACTION:
HOLD a Public Hearing and ADOPT Housing and Redevelopment Commission
Resolution No. -I 414 APPROVING the Carlsbad Public Housing Agency (PHA)
Annual Plan and AUTHORIZING submission to the U.S. Department of Housing and
Urban Development.
ITEM EXPLANATION:
The Housing and Redevelopment Department administers the federally funded Section 8
Tenant-Based Rental Assistance Program for the Public Housing Authority in Carlsbad,
which is more specifically known as the Carlsbad Housing Agency. Pursuant to federal
regulations, a Public Housing Authority (PHA) is required to submit a 5-Year and Annual
Plan. The PHA Plan is a comprehensive guide to PHA policies, programs, operations, and
strategies for meeting local housing needs and goals. The Board of Commissioners of the
PHA must adopt the 5-Year and Annual Plans and a copy with required certifications
must be submitted to HUD. The 5-Year Plan for 2005 - 2009 was approved by the
Housing and Redevelopment Commission on April 12,2005 and submitted to HUD.
Since the Carlsbad Housing Agency does not have Public Housing units, we are eligible
to submit a Streamlined Version of the Annual PHA Plan, form HUD-50075-SA. In
addition, if the PHA changed any policies, programs or plan components from the last
Annual Plan a PHA Statement of Consistency with Consolidated Plan must be
completed. Since the FY 2005 Annual Plan was submitted, the PHA Plan Components
remain the same with the exception of two policy changes:
1. Section 8 Waiting List - Section 8 Waiting List was closed on October 1,
2005 and we do not anticipate opening the waiting list during FY 2006; and
2. Minimum Rent - Minimum Rent that a participant is responsible to pay has
been increased to $50.
For general information, the following documents are referenced in the Plans and
incorporated as exhibits to the Plans:
Document A - PHA Certifications of Compliance with the PHA Plans and
Related Regulations Board Resolution to Accompany the Streamlined Annual
Plan, form HUD-50076 (413012003)
Document B - San Diego Regional Analysis of Impediments to Fair Housing
Choice, August 2004
Document C - City of Carlsbad 2005-2010 Consolidated Plan and FY
200512006 Action Plan
Document D - Administrative Plan for Section 8 Tenant-Based Rental
Assistance under the Certificate and Voucher Programs, Revised March 1999
PAGE 2 OF AGENDA BILL NO.
Document E - Results of latest Section 8 Management Assessment System
(SEMAP) - SEMAP Notification Final Score Letter, fiscal year end June 30,
2005
Document F - City of Carlsbad Family Self-Sufficiency Action Plan, December
1993
Document G - City of Carlsbad Compliance Reports and Other Financial
Information, June 30, 2005
Public Review and Hearing: The Draft PHA Annual Plan must be available for public
review and comment 45 days prior to adoption by the Housing and Redevelopment
Commission. The public review period ended on April 10, 2006. Public comments from
the public review period and public hearing will be addressed and included in the final PHA
Annual Plan that is submitted to HUD.
HOUSING COMMISSION RECOMMENDATION:
The Housing Commission reviewed the Carlsbad Public Housing Agency (PHA) Annual
Plan on March 9, 2006, and adopted Resolution No. 2006-001 recommending that the
Housing and Redevelopment Commission approve the Carlsbad Public Housing Agency
(PHA) Streamlined Annual Plan for Fiscal Year 2006 for submission to the U. S.
Department of Housing and Urban Development.
FISCAL IMPACT:
The PHA Plans govern the $6.1 million of federal funds projected to be received by the
City of Carlsbad in fiscal year 2006 for rental assistance payments and administration of
the program.
EXHIBITS:
1. Housing and Redevelopment Commission Resolution No. 414 . to approve
the Carlsbad Public Housing Agency Annual Plan and authorize submission to the
U.S. Department of Housing and Urban Development
2. PHA Certifications of Compliance with the PHA Plans and Related Regulations
3. Housing Commission Resolution No. 2006-001, adopted March 9, 2006
4. Draft Housing Commission Meeting Minutes, March 9, 2006
5. Housing Commission Staff Report, dated March 9, 2006
6. Draft Streamlined Annual PHA Plan for Fiscal Year 2006.
7. Documents A-G to PHA Plans (on file at: City Hall - City Clerk and Records
Management, Georgina Cole Library - Reference Desk, Housing and
Redevelopment Department Lobby, and Main Library - Reference Desk)
DEPARTMENT CONTACT: Bobbi Nunn, (760) 434-2816, bnunn@ci.carlsbad.ca.us
1 RESOLUTION NO. 414
2 A RESOLUTION OF THE HOUSING AND
REDEVELOPMENT COMMISSION OF THE CITY OF
3 CARLSBAD, CALIFORNIA, AUTHORIZING THE
4 CHAIRPERSON OF THE HOUSING AND REDEVELOPMENT
COMMISSION TO EXECUTE THE PUBLIC HOUSING
5 AGENCY (PHA) CERTIFICATIONS OF COMPLIANCE WITH
THE PHA PLANS AND RELATED REGULATIONS AND
6 APPROVING SUBMISSION OF THE PHA'S STREAMLINED
ANNUAL PLAN FOR FISCAL YEAR 2006 TO THE U.S.
7 DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT
(HUD)
o
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10 WHEREAS, the Housing and Redevelopment Commission ("Housing Agency")
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administers the Section 8 Tenant-Based Rental Assistance Program; and
12
WHEREAS, pursuant to the Quality Housing and Work Responsibility Act (QHWRA) of
13
1998, Public Housing Agencies (PHA) are required to submit a 5-year and Annual Plan to the
-, t- Department of Housing and Urban Development (HUD); and
16 WHEREAS, the Department of Housing and Urban Development (HUD) further requires
17 that the Housing and Redevelopment Commission approve Annual Plan for Fiscal Year 2006 and
authorize the Chairperson of the Housing and Redevelopment Commission to execute the PHA
Certifications of Compliance with the PHA Plans and Related Regulations: Board Resolution to
20 Accompany the Streamlined Annual PHA Plan for submission to the U.S. Department of Housing
21
and Urban Development.
22
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and
23
Redevelopment Commission of the City of Carlsbad, California, as follows:
25 1. That the above recitations are true and correct.
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2. The PHA Streamlined Annual Plan for Fiscal Year 2006 is hereby approved. The
Chairperson of the Housing and Redevelopment Commission is hereby authorized to
execute the PHA Certifications of Compliance with the PHA Plans and Related
Regulations: Board Resolution to Accompany the Streamlined Annual PHA Plan and
submit it to the U.S. Department of Housing and Urban Development.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Housing and
Redevelopment Commission of the City of Carlsbad, California, held on the
11th day of April, 2006 by the following vote, to wit:
AYES:Commission Members Lewis, Hall, Kulehin, Packard and Sigafoose
NOES: None
ABSENT: None
CLAUDE A. LEWIS, CHAIRMAN
ATTEST:
RAYMOND R. PATCHETT,
^/ESTABLISHED Y|c
- z •
~-\\ 1970"
: o> —
••'" * *
-2-
L.
Streamlined PHA Plan
PHA Certifications of Compliance
U.S. Department of Housing and Urban Development
Office of Public and Indian Housing
PHA Certifications of Compliance with the PHA Plans and Related Regulations:
Board Resolution to Accompany the Streamlined Annual PHA Plan
Acting on behalf of the Board of Commissioners of the Public Housing Agency (PHA) listed below, as its Chairman or other
authorized PHA official if there is no Board of Commissioners, I approve the submission of the streamlined Annual PHA Plan for
PHA fiscal year beginning July 1, hereinafter referred to as the Streamlined Annual Plan, of which this document is a part and
make the following certifications, agreements with, and assurances to the Department of Housing and Urban Development (HUD)
in connection with the submission of the Streamlined Plan and implementation thereof:
1. The streamlined Annual Plan is consistent with the applicable comprehensive housing affordability strategy (or any streamlined
Plan incorporating such strategy) for the jurisdiction in which the PHA is located.
2. The PHA has established a Resident Advisory Board or Boards, the membership of which represents the residents assisted by the
PHA, and provided this Board or Boards an opportunity to review and comment on any program and policy changes since
submission of the last Annual Plan.
3. The PHA made the proposed streamlined Annual Plan, including policy and program revisions since submission of the last
Annual Plan, and all information relevant to the public hearing available for public inspection at least 45 days before the hearing,
published a notice that a hearing would be held and conducted a hearing to discuss the streamlined Plan and invited public
comment.
4. The PHA will carry out the streamlined Annual Plan in conformity with Title VI of the Civil Rights Act of 1964, the Fair
Housing Act, section 504 of the Rehabilitation Act of 1973, and title II of the Americans with Disabilities Act of 1990.
5. The PHA will affirmatively further fair housing by examining their programs or proposed programs, identify any impediments to
fair housing choice within those programs, address those impediments in a reasonable fashion in view of the resources available
and work with local jurisdictions to implement any of the jurisdiction's initiatives to affirmatively further fair housing that require
the PHA's involvement and maintain records reflecting these analyses and actions.
6. For streamlined Annual Plans that include a policy or change in policy for site-based waiting lists:
The PHA regularly submits required data to HUD's MTCS in an accurate, complete and timely manner (as specified in PIH Notice
99-2);
• The system of site-based waiting lists provides for full disclosure to each applicant in the selection of the development in which to
reside, including basic information about available sites; and an estimate of the period of time the applicant would likely have to
wait to be admitted to units of different sizes and types at each site;
• Adoption of site-based waiting list would not violate any court order or settlement agreement or be inconsistent with a pending
complaint brought by HUD;
• The PHA shall take reasonable measures to assure that such waiting list is consistent with affirmatively furthering fair housing;
• The PHA provides for review of its site-based waiting list policy to determine if it is consistent with civil rights laws and
certifications, as specified in 24 CFR part 903.7(b)(2).
7. The PHA will comply with the prohibitions against discrimination on the basis of age pursuant to the Age Discrimination Act of
1975.
8. The PHA will comply with the Architectural Barriers Act of 1968 and 24 CFR Part 41, Policies and Procedures for the
Enforcement of Standards and Requirements for Accessibility by the Physically Handicapped.
9. The PHA will comply with the requirements of section 3 of the Housing and Urban Development Act of 1968, Employment
Opportunities for Low-or Very-Low Income Persons, and with its implementing regulation at 24 CFR Part 135.
10. The PHA has submitted with the streamlined Plan a certification with regard to a drug-free workplace required by 24 CFR Part
24, Subpart F.
11. The PHA has submitted with the streamlined Plan a certification with regard to compliance with restrictions on lobbying
required by 24 CFR Part 87, together with disclosure forms if required by this Part, and with restrictions on payments to influence
Federal Transactions, in accordance with the Byrd Amendment
and implementing regulations at 49 CFR Part 24.
12. The PHA will comply with acquisition and relocation requirements of the Uniform Relocation Assistance and Real Property
Acquisition Policies Act of 1970 and implementing regulations at 49 CFR Part 24 as applicable.
13. The PHA will take appropriate affirmative action to award contracts to minority and women's business enterprises under 24
CFR5.105(a).
14. The PHA will provide HUD or the responsible entity any documentation that the Department needs to carry out its review
under the National Environmental Policy Act and other related authorities in accordance with 24 CFR Part 58.
15. With respect to public housing the PHA will comply with Davis-Bacon or HUD determined wage rate requirements under
section 12 of the United States Housing Act of 1937 and the Contract Work Hours and Safety Standards Act.
16. The PHA will keep records in accordance with 24 CFR 8^.20 and facilitate an effective audit to determine compliance with
program requirements.
Page 1 of 2 form HUD-50076 (4/30/2003)
6
17. The PHA will comply with the Lead-Based Paint Poisoning Prevention Act and 24 CFR Part 35.
18. The PHA will comply with the policies, guidelines, and requirements of OMB Circular No. A-87 (Cost Principles for State,
Local and Indian Tribal Governments) and 24 CFR Part 85 (Administrative Requirements for Grants and Cooperative Agreements
to State, Local and Federally Recognized Indian Tribal Governments.).
19. The PHA will undertake only activities and programs covered by the streamlined Annual Plan in a manner consistent with its
streamlined Annual Plan and will utilize covered grant funds only for activities that are approvable under the regulations and
included in its streamlined Plan.
20. All certifications and attachments (if any) to the streamlined Plan have been and will continue to be available at all times and
all locations that the PHA streamlined Plan is available for public inspection. All required supporting documents have been made
available for public inspection along with the streamlined Plan and additional requirements at the primary business office of the
PHA and at all other times and locations identified by the PHA in its streamlined Annual Plan and will continue to be made
available at least at the primary business office of the PHA.
21. The PHA certifies that the following policies, programs, and plan components have been revised since submission of its last
Annual PHA Plan (check all policies, programs, and components that have been changed):
XX 903.7a Housing Needs
903.7b Eligibility, Selection, and Admissions Policies
903.7c Financial Resources
XX 903.7d Rent Determination Policies
903.7h Demolition and Disposition
903.7k Homeownership Programs
XX 903.7r Additional Information
XX A. Progress in meeting 5-year mission and goals
B. Criteria for substantial deviation and significant amendments
C. Other information requested by HUD
1. Resident Advisory Board consultation process
2. Membership of Resident Advisory Board
3. Resident membership on PHA governing board
22. The PHA provides assurance as part of this certification regarding its streamlined annual PHA Plan that:
(i) The Resident Advisory Board had an opportunity to review and comment on the changes to the policies and programs before
implementation by the PHA;
(ii) The changes were duly approved by the PHA board of directors (or similar governing body); and
(iii)The revised policies and programs are available for review and inspection, at the principal office of the PHA during normal
business hours.
CARLSBAD HOUSING AGENCY
PHA Name
CA077
PHA Number
Streamlined Annual PHA Plan for Fiscal Year: 2006
I hereby certify that all the information stated herein, as well as any information provided in the accompaniment herewith, is true and accurate. Warning: HUD will
prosecute false claims and statements. Conviction may result in criminal and/or civil penalties. (18 U.S.C. 1001, 1010, 1012; 31 U.S.C. 3729, 3802)
Name of Authorized Official
CLACfffcA LEWIS
Title
CHAIRMAN, HOUSING AND REDEVELOPMENT COMMISSION
Date
Page 2 of 2 form HUD-50076 (4/30/2003)
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HOUSING COMMISSION RESOLUTION NO. 2006-001
2
3 A RESOLUTION OF THE HOUSING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF THE
4 CARLSBAD STREAMLINED ANNUAL PUBLIC HOUSING AGENCY
(PHA) PLAN FOR FISCAL YEAR 2006 AND AUTHORIZATION TO
SUBMIT TO THE U.S. DEPARTMENT OF HOUSING AND URBAN
6 DEVELOPMENT
7
WHEREAS, the Housing and Redevelopment Department administers the Section 8
8
Tenant-Based Rental Assistance Program for the City of Carlsbad's Public Housing Agency (PHA);
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j j WHEREAS, the U.S. Department of Housing and Urban Development (HUD) has issued
12 regulations requiring PHAs to submit 5-Year and Annual Plans consistent with the City of
13 Carlsbad's Consolidated Plan and local objectives; and
14 WHEREAS, federal regulations provide that the 5-Year and Annual Plans must be adopted
by the Board of Commissioners of the Housing Agency and submitted to the U.S. Department of
Housing and Urban Development.
17
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing Commission of the
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City of Carlsbad, California, as follows:
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20 1. The above recitations are true and correct.
21 2. That based on the information provided within the Housing Commission Staff Report,
22 the Housing Commission ADOPTS Resolution No. 2006-001, recommending to the
23 Housing and Redevelopment Commission APPROVAL of the Carlsbad Streamlined
24 Annual PHA Plan for Fiscal Year 2006 and authorization to submit to the U.S.
25 Department of Housing and Urban Development.
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HC RESOLUTION NO. 2006-001
PAGE 2
3. The Housing Commission hereby recommends that the Housing and Redevelopment
Director be authorized to execute all appropriate documents required for the submittal of
said Annual PHA Plan.
PASSED, APPROVED, AND ADOPTED at a meeting of the Housing Commission of the
City of Carlsbad, California, held on the 9th day of March 2006, by the following vote, to wit:
AYES: BODDY, RITCHIE, SCARPELLI, SCHRAML, AND SMITH
NOES: NONE
ABSENT: NONE
ABSTAIN: N/A
EDWAfflD SCARPELLI, CHAIRPERSON
CARLSBAD HOUSING COMMISSION
I/
FJTEBt)RAH K. FOUNTAIN
HOUSING AND REDEVELOPMENT DIRECTOR
Vi-
Minutes of:
Time of Meeting:
Date of Meeting:
Place of Meeting:
HOUSING COMMISSION
6:00 P.M.
March 9, 2006
CITY COUNCIL CHAMBERS
CALL TO ORDER
Chairperson Scarpelli called the Meeting to order at 6:00 p.m.
PLEDGE OF ALLEGIANCE
Chairperson Scarpelli dispensed with the Pledge of Allegiance.
ROLL CALL
Present:Commissioners: Sondra Boddy
Doris Ritchie
Edward Scarpelli
Margaret Schraml
Bobbie Smith
Staff Present:Housing and Redevelopment Director:
Housing Program Manager:
Debbie Fountain
Bobbi Nunn
APPROVAL OF MINUTES
Minutes of August 11, 2005, were approved as written.
VOTE: 4-0
AYES: 4-0
NOES: None
ABSTAIN: 1 (Sondra Boddy was not a member of the Commission at the August 11, 2005, meeting)
NEW BUSINESS
Ms. Bobbi Nunn, Housing Program Manager, began with her presentation. To focus on the Streamlined Annual
Public Housing Agency Plan, we are required by regulation to submit a five-year and an annual plan. The plan is a
comprehensive guide to the policies of the Housing Agency, the types of programs we run are operations and our
strategies for meeting our local housing needs and goals. We did submit the 5-year plan for 2005 through 2009 and
that was approved by the Housing and Redevelopment Commission on April 12, 2005, and was submitted to HUD
and then approved by HUD in November.
Since we don't have any public housing units, as we have tenant-based rental assistance, we are required to submit a
Streamlined Annual Plan. As you can see from your packet, it is a minimal document we have to submit. It is
required by the Federal regulations. It does require a comment period, and the comment period will end on April 10,
2006. Then we tentatively have a public hearing that will be scheduled in front of the Housing and Redevelopment
Commission on April 11, 2006. Any public comments on the draft PHA Plan will be addressed and included in the
final document. As of today's date, I have not received any comments from the public.
In addition to submitting the PHA Annual Plan, we have to identify if we have had any changes in our policies,
programs or plan components from the last Annual Plan. We also have to submit a PHA, Public Housing Agency,
Statement of Consistency with the Consolidated Plan. There had been two significant changes since the last Annual
Plan was submitted. Even though we have had other policies that have changed, the only ones we are required to
respond to are ones that were actually part of the Annual Plan. One of the two items that was part of the Annual Plan
last year is our Section 8 Waiting List. Last year when we filed our Annual Plan, we did have an open waiting list.
As a result of a decrease in funding that we received and since we had a significant number of people on our waiting
list that are eligible for the program, the decision was made to close the Section 8 Waiting List, and that was done
HOUSING COMMISSION MINUTES
MARCH 9, 2006
PAGE 2 of 16
effective October 1, 2005. At this point, we do not anticipate opening the Section 8 Waiting List for the next year
because of the funding we are receiving. We are receiving enough funding to assist the number of clients that we
have at this point. The other change that was made is our minimum rent, which means the minimum rent that a
tenant has to pay towards their share of rent, has been reinstated to $50.00. At one point it was $50.00 and then we
changed the policy and reduced it to zero. Now we have reinstated that amount back up to $50.00. Now all of our
clients are required to at least pay a minimum of $50.00 toward the contribution of their rent.
Other than that, the PHA Plan Components remain the same. As part of the report, there are certain documents that
have to be referenced in the plan and are incorporated as exhibits to the plan. One is the PHA Certifications of
Compliance, with the PHA Plans and related regulations and board resolution to accompany the Streamlined Annual
Plan; document B, the Regional Analysis of Impediments to Fair Housing Choice in the San Diego area, which was
updated August 2004; document C, the City of Carlsbad 2005 through 2010 Consolidated Plana and the fiscal year
2005-2006 Action Plan; the Administrative Plan for the Section 8 Tenant Based Rental Assistance Program, our last
Section 8 Management Assessment Program Seamap Notification Final Score letter, which ended fiscal year June
30, 2005; and then the City of Carlsbad Family Self-Sufficiency Action Plan.
Staff is recommending the Housing Commission to adopt Resolution 2006-001 to be presented in front of the
Housing and Redevelopment Commission for approval to approve the PHA Streamlined Annual Plan for Fiscal Year
2006 and to submit to the US Department of Housing and Urban Development.
As part of the report, I did want to bring up some information regarding funding. We did get our final funding
numbers in. The funding has changed according to how the Federal government funds. It used to be they would
fund us in accordance with our fiscal year. Then they started to transition over to funding towards the federal fiscal
year, which is October 1st. As of last year, the funding has now changed officially to a calendar year basis. We are
now receiving our funds based on a calendar year. Unfortunately, a lot of times we are not getting information until
after the fact. I know it was brought up that sometimes the information is not being disseminated to the Housing
Commission and to the members of the community. Unfortunately, that is as a result of the fact that we a lot of times
do not get the information until right before it goes into effect. A lot of times it is after the fact. We just now
received our final funding information for calendar 2006 and we are in the month of March.
For last year, our calendar year 2005 funds were $5,300,500 for housing assistance payments. That was enough to
assist about 650 families. What we call our baseline units is what HUD had originally allocated us was 703. As a
result of the amount of funding we are receiving, we are only able to assist 650 families.
Chairperson Scarpelli asked if originally we were anticipating $7,300,000.
Ms. Nunn said before funding was based on the number of units we were allocated, we had 703 units. We would
advise HUD how much money our average housing assistance payment was per unit and they would fund us
according to 703 units. They have now changed the funding process to a set amount of funding. Even when they
identify the amount of funding that we are required to assist our program size, we are still receiving a reduction of
that because of the reductions in funding for the program overall that has been made by the federal government. For
this year, we only received 94.6% of our actual funding that they feel we are entitled to. That was as a result of
prorated cuts they made because of funds they have actually allocated for the program in general.
Back to calendar year 2005, we did receive $5,300,500 specifically for housing assistance payments. Then we
received $509,000 for administrative costs, which cover our maintenance and operations. This year we did receive a
4% increase in our housing assistance payments. We'll be receiving, for calendar year 2006, approximately
$5,600,000. For our administrative fees, it will be $512,000 that we will receive to cover our maintenance and
operations for calendar year 2006. For the housing assistance payments, we basically realized a 4% increase from
calendar 2005 and we received approximately $3,000 more in administrative costs for 2006 from 2005.
HOUSING COMMISSION MINUTES
MARCH 9, 2006
PAGE 3 of 16
Chairperson Scarpelli asked how the number 5.6 million matches up to what our actual need is that we are
projecting.
Ms. Nunn answered at our current level of assisting our clients since we are at approximately 60% of our program
size, we are able to subsidize the current numbers that we had. One of the reasons we had to reduce our subsidy was
it was either reduce subsidy per client and be able to maintain the number of clients we had on the program or else
we would have been forced with having to look at actually cutting people from the program, which is what we
wanted to avoid doing. At this point, with what we are being funded, we are able to assist between 650, maybe 670
families. It depends on what our family composition is. If we have a larger number of families that are eligible for a
one-bedroom subsidy, then the costs are less to maintain that client base versus if you have more larger families
where you are paying a three- and four-bedroom subsidy. When we are anticipating having funds available, then we
have to consider who the next people are who are on the waiting list so we can determine how many of those people
we would be able to assist if they were all successful in leasing up under the program.
Chairperson Scarpelli asked when are the increases or decreases or changing of the fiscal year changing in the
program? Is that a congressional bill that is providing that information or is it administratively done?
Ms. Nunn said she is not quite sure what his question is.
Chairperson Scarpelli said when we have a decrease like we had down to the $5,300,500, is it HUD administratively,
the bureaucracy part of it, or is it something happening in congress on some bill?
Ms. Nunn answered Congress. Congress determines the maximum amount of money they are going to pay for each
program. The Housing and Urban Development, HUD, submits what they anticipate the cost to fund every housing
agency at 100%. Then Congress establishes a set amount of money, and then based on what the need is, each
housing agency receives a lesser amount of percentage. We were based on what HUD felt we needed. We actually
needed 55,900,000, but because of the actual funding that was available that was allocated by Congress, we are only
receiving 94.6% of that.
We are actively involved with the industry as far as trying to advise and educate Congress on what the needs are and
how important this program is. One of the agencies that we belong to as a housing agency is the Housing Authority
Association of Southern California. We did put together a legislative paper for Los Angeles County, Orange County,
Imperial County and San Diego County housing agencies that typically belong to HAASC. This legislative paper
will be going to the Congressional NAHRO meeting which is the National Association of Housing and
Redevelopment Organization and will be presented to various Congress people to advise them of what the need is,
how successful this program is, and how it transforms people's lives and impacts their lives. These are some of the
efforts we are making.
Chairperson Scarpelli asked how much help have we received in trying to meet our needs here from our local
congress people? For example, from our past congressmen?
Ms. Nunn said she can't really answer that. I know that we receive legislative alerts where it advises the housing
agencies that this is something we need to respond to. Then letters get sent out on behalf of the City of Carlsbad to
the different congress people advising them of what the situation is. We are advising them on a regular basis what
some of the issues are throughout the whole funding process. Right now they are starting the 2007 allocations so
there is information being presented regarding the 2007 allocations. We are responding as we receive information.
The housing agency itself is advised of these situations through the industry groups that we belong to such as
HAASC and NAHRO. As far as what direct benefit we are receiving on behalf of Congress, I can't answer that
question.
Commissioner Smith asked if we have a lobbyist to Washington D.C. for housing in Carlsbad.
HOUSING COMMISSION MINUTES
MARCH 9, 2006
PAGE 4 of 16
Ms. Nunn said she is going to allow Ms. Fountain to answer that because it is not specifically for the housing
department.
Debbie Fountain, Housing and Redevelopment Director, said the City does have a lobbyist, Ron Packard, who is
well known in Washington D.C. He doesn't specifically just focus on housing issues. It is any type of issues that we
are having; if we are looking for funding or whatever; he actually walks the halls with our Council Members and
makes those contacts with them. We do try to use him as much as possible. As Bobbi mentioned, we do send letters
to our congressmen and senators and whoever else we think might listen. I must say that if it wasn't for these
lobbying organizations that that we do have like NAHRO and HAASC, we probably would have had greater cuts
than we actually had because originally there were proposals that were a lot greater than what we ended up with. If
these groups hadn't been lobbying as strongly as they are, we think it probably would have been even worst.
Commissioner Boddy asked about the cuts that were mentioned. I thought Ms. Nunn said the funding had increased
by 4% over last year so which cuts are you referring to?
Ms. Fountain said originally last year, as you all remember, we had some big cuts in our funding. We had to make
some decisions on how we were going to address the funding and that's what Ms. Nunn had commented that we had
to lower our subsidy amount which increased the participant's subsidy amount. This year they are working off of
that initial cut that we had and then they are adding on to that based on the funding that comes from Congress. So
we are not facing any further cuts this year, but it is a different base than we had last year.
Ms. Nunn added that as far as the cuts, we are looking at yes we did receive a 4% increase from 2005, but that
increase does not really reflect what the increase in our costs were as far as our housing assistance payments, as far
as the market rents go. We feel very fortunate that we did receive the same amount of money and a little more, but it
is difficult to keep up with the escalating costs in the market.
She continued that one of the things we do as part of our program is education. I know in the past the Housing
Commission has been interested in some of the seminars we are providing. We do contract with Heartland Human
Relations and Fair Housing Association and we do have a workshop next Tuesday, March 14, 2006, at the Carlsbad
Senior Center. I did bring flyers for that. The flyers went out to all of the owners that we have in our owner base as
well as all of our current clients. That concludes my report.
Commissioner Schraml said she is still hoping the client base can somehow be made aware of the general problem,
and you are all doing a wonderful job of handling what little money you are getting. I do appreciate that. My
concern is the client base may not have enough knowledge to be able to make decisions for themselves in the future
that this is going to impact them and they have no idea from what I am hearing from them.
Ms. Nunn answered that she really doesn't know how to respond to that other than I agree with you. I know you had
mentioned earlier about payment standards being reduced. That was something we just received information on the
third week of February that went into effect on March 1, 2005. In fact, I haven't even had a chance to discuss this
with the director of our department. When we originally made our payment standard changes, we basically had to do
that as a reaction to a crisis. We were able to enact a provision within the regulation that gave us the ability to give
us a 60 day notice to our clients that it impacted to advise them that our payment standard was being reduced. We
are looking at our fair market rent has now been reduced to the 40th percentile of the market. Before when they
looked at the San Diego County market and determined what our annual rents are, because HUD gives us guidelines
on an annual basis on what the rents should be in the form of a fair market rent. Based on that fair market rent that is
published by HUD and usually goes into effect October 1st, a housing agency can look at their program and make the
determination whether or not they want to establish a payment standard at 90 to 110% of that fair market rent that is
established by HUD. In the past, because we have always had such a high market area, we have kept our payment
standards at 110% of the fair market rent and we've had the funding available to support that and be able to support
our full program size of 703 units if we were fully leased. When we received the cuts, we had to then take action
because we did not have enough money. As you are all aware, we ended up with a shortfall of what was anticipated
12-
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MARCH 9, 2006
PAGE 5 of 16
to be $341,000 and it ended up being about $326,000, but still it was a shortfall. One of the ways we looked at to try
to avoid having an unfortunate situation of having to cut people off the program, we reduced the payment standards.
We reduced the payment standards to 100% of the fair market rent. When they published the fair market rents for
October 1, 2005, originally when they proposed the fair market rents, they proposed them for San Diego County at
40% of the market versus 50%. The reason they had increased to 50% in the first place is because they identified
there were too many pockets of San Diego County that had people of high poverty level. Now that we have been
able to deconcentrate the areas, we are now being brought back down to 40th percentile on the fair market rents. Our
fair market rent went down significantly.
Ms. Nunn continued that Commissioner Schraml said she had heard that Oceanside has reduced their payment
standard. This is something we have had to do as a result of receiving information from HUD that effective March 1,
2006, that change was definitely going to go into effect. When they had first proposed it, because of industry outcry,
they retracted it and said they would look at comments before they made the final decision. As of October 1, 2005,
we still had the original fair market rents that were published that were determined at the 50th percentile of the area.
After public comments, they determined they were still right in making that reduction to the 40th percentile so about
the second week of February we received the notification that was going to go into effect March 1, 2006. By
statutory requirement, we cannot allow a payment standard that exceeds 110% which is why our payment standards
are going to have to change. A one-bedroom payment standard with the fair market rents at the 40th percentile at
110% is $957. Under the regulations, except for when we had to do that emergency decrease in subsidy, those will
not go into effect until a person's second annual re-examination. So for those that had a March 1st re-examination, if
the fair market rents continue to be at the 40th percentile and continue to keep reducing, they will not receive that
impact of the reduction until March 1, 2007. At this point, it doesn't really impact any of our clients unless they are
looking to move.
We can request an increase up to 120% of our fair market rent. That does require HUD approval to do so, but then
we also have to look at what we can afford to do with our budget, and we have to make the decision on whether or
not we can financially afford to pay more of a subsidy which means we are going to assist less people or be able to
assist more people and they may not get quite as much subsidy. Right now it doesn't impact anybody unless they are
planning on moving or if there is somebody who is planning to transfer into our jurisdiction from another agency.
Commissioner Schraml said she appreciates that information greatly. That helps and we all on the commission, I'm
sure I can speak for all of us, appreciate the huge job you have and the wonderful job you are doing with it. I still
would like the general client base to be aware of the troubles you are having and not be surprised with it at the end of
the day.
Ms. Nunn said she can appreciate that, but unfortunately, sometimes when we do those mass mailings, it ends up
causing more problems because then all of a sudden we've got clients that think this is impacting them now. It is a
balance you have to come up with; being able to advise clients of what the information is, but also not to cause a
panic in the community. When we have any kind of suggestions that something is going on as far as our payment
standards, and all of a sudden the program is cut, and then we are getting calls that they heard the program is cut
completely, not just that we have to cut subsidies. It is a balance on being able to provide and educate people
without causing panic in the community.
Commissioner Schraml said she can appreciate that, but is approached with questions people are hearing from other
districts and what is happening in them and wondering what is going on in Carlsbad and hearing rumors. The subject
is out there.
Ms. Nunn said it is inherent in the program. Anytime there is any suggestions of change in the program, we hear
from the clients more sometimes than from HUD.
Commissioner Schraml said it might be helpful if even the Commission was kept up to date on the difficulties you
are having and what you have to deal with.
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MARCH 9, 2006
PAGE 6 of 16
Chairperson Scarpelli said the point is well taken that it is a delicate balance. You don't want people to become
concerned to the point it puts their life in a real stress mode, sometimes unnecessarily. However, people do need to
plan and especially those who are working from paycheck to paycheck or social security check to social security
check. They need as much advance notice of what is coming down the pike. So it is a matter of how it is
communicated and how clear the language is used. I think the point is well taken that there is a balance necessary,
but also that as much advanced notice is properly communicated so people can plan is also important.
Commissioner Boddy said she got a lot more from Ms. Nunn's presentation than she did from the material in the
packet about our 2006 Plan. I gather that a lot of the detail is in some of the supporting documents. I imagine they
are voluminous and that is why they weren't attached or provided to us. I just don't feel like I have a sense from this
material, which I gather what is going before the Housing and Redevelopment Commission as to what exactly the
2006 Plan is. You make it difficult for me to approve it.
Ms. Nunn said the plan is a template provided by HUD that is required for us to fill out. What I am giving you is
more information, but this is just a regulatory requirement we complete this document and submit it. We are
affirming to the fact that we haven't made any changes except for the two I have identified since 2005.
Commissioner Boddy said right. I gather there is a five-year plan right?
Ms. Nunn said right, the five-year plan was approved last year.
Commissioner Boddy said since she wasn't on the Commission at that time, I'm not familiar with it. Maybe
everybody else here is and that could be part of the reason, but it does say here that the PHA Plan is a comprehensive
guide to our policies, programs, operations and strategies for meeting local housing needs and goals. I'm sure the
five-year plan covers a lot of that. I just would have liked to have seen that as well as part of the package to really
understand where we are and what we are planning to do for the current year. Is there any way you can provide that
to me?
Ms. Nunn said as identified in the staff report, those are available at both libraries and the City Clerk's Office and the
Housing and Redevelopment Department. It is an electronic file and I could easily e-mail that to you.
Commissioner Boddy commented that she probably will not be able to vote one way or the other on this item tonight
not really having enough information to make a decision.
Chairperson Scarpelli called the motion to a vote. Commissioner Ritchie moved that the Housing Commission adopt
Resolution 2006-001 recommending that the Housing and Redevelopment Commission approve the Carlsbad Public
Housing Agency Streamlined Annual Plan for Fiscal Year 2006 for submission to the U.S. Department of Housing
and Urban Development. Commissioner Schraml seconded the motion,
Commissioner Boddy asked if the item could be continued to the next meeting. Is it necessary or is there a deadline
or a timeline here that requires us to approve this tonight?
Ms. Fountain said we actually do have a deadline. Maybe what we can do is we can go ahead and if you approve it,
we can bring it back again next month if you'd like to have more discussion and we can get you a copy of the five-
year plan. Unfortunately, we do need to get this to HUD to be in compliance.
Ms. Nunn said it needs to be submitted to HUD by April 17, 2006.
Ms. Fountain said we need to go to Council before we can submit it to HUD. But we can get you that information if
we want to have some more discussion so if there is anything we do need to change, then we could process that
separately.
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Ms. Nunn commented that at any time you can submit an amendment to your five-year plan or your annual plan
throughout the reporting period.
VOTE: 5-0-0
AYES: Boddy, Ritchie, Scarpelli, Schraml, and Smith
NOES: None
ABSTAIN: None
Ms. Debbie Fountain presented a project that has some history. In 2003 the Redevelopment Agency purchased a
piece of property on Roosevelt. The intent at that time was to build an affordable housing project on it. It is a little
over a half acre site. We did some conceptual studies of how many units would fit on the site and looked at what
kind of product we wanted to do. At the time, we decided about 11 or 12 units could fit on the site and meet all of
our standards downtown. We decided to pursue a project on the site. We started working with Wakeland Housing,
which is a local affordable housing developer that had actually done one other project in the city, the Vista Las
Flores Apartment Project. We worked on a permit for an apartment project that was approved in December of 2004,
an 11 unit apartment project. We looked at providing that in terms of affordable housing for very low income
persons so that would be people at 50% or less of the area median income. The reason we were focusing on that
very low income group is the redevelopment area has a requirement of its own for inclusionary housing. Even if we
didn't have a city-wide inclusionary housing program, redevelopment areas have inclusionary requirements and one
of those requirements is to provide housing for low income persons and the other is very low income persons. The
very low income requirement had not been met for the redevelopment area. We've been able to meet the low income
requirement at 80% or less of the area median income but not the very low so the redevelopment agency decided to
initiate a project and that is why we bought the property and started working with Wakeland Housing.
In March of 2005 the Housing Commission approved financial assistance for that rental project. At that time, you
recommended to the Council almost 2.4 million dollar cash assistance. As you might remember from that
discussion, there was concern about the cost of that project and the overall subsidy that was required. However, the
recommendation was forwarded to the City Council and the City Council took quite a bit of time trying to figure out
if that project was still feasible and whether they wanted to move forward with it as an apartment project. They
ultimately decided not to pursue the rental project primarily because of the amount of cash subsidy that would be
required from the City to make that work. We researched a lot of other sources of funding and could find no other
funding available for it so pretty much the entire subsidy would have to come from the City of Carlsbad. The
Council decided not to pursue that. We did submit a number of options to the Council at the time of their
consideration of it like purchasing an existing rental project and maybe rehabbing it and reducing the rents like we
did on Tyler Court Apartments or trying to find another site that was bigger and could produce more units so the per
unit subsidy would be less. One of the ideas we threw out at the time, this was a more recent occurrence that came
up after the Housing Commission had taken action on this item, is Habitat for Humanity has entered into the condo
business. They used to build single-family homes and would do maybe one, two, three, four at a time, and they
weren't doing larger projects. When we first looked at our property, we couldn't get enough units through Habitat
for Humanity if you were just doing single-family homes. When we discovered they were actually getting into the
condo business and had already done one project in Escondido, we decided to contact them again and see if they
might be interested in partnering with us on a condo project on this site. Habitat for Humanity indicated they were
interested in partnering with us and that option was presented to the Council as a possibility that we could go do that
instead of the rental product. The Council liked that idea and said they wanted to pursue that so we have been
meeting with Habitat for Humanity to try to figure out how much in financial assistance they would need to do the
project. As you are probably aware with Habitat for Humanity, they work with volunteers and sponsorships and
material donations and that type of thing to get their projects built. So they could bring additional resources to the
table that we weren't able to get to the table with Wakeland Housing when we were using them. This is what Habitat
does and this is not what Wakeland does. It was nothing against Wakeland. It was just a different product and a
different way of accomplishing a goal. The Council told us to work with Habitat for Humanity and see what we
could come up with and then come back to the Council with the financial assistance request. That is what we have
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MARCH 9, 2006
PAGE 8 of 16
been working on for the last few months; trying to figure out what it will take. Typically, Habitat does require you to
donate your land to them; they don't buy the land from you. You would have to donate the land plus cash assistance
to the project.
Tonight we are proposing that we take forward a recommendation to the Council from the Housing Commission that
would recommend donation of the Roosevelt Street property to Habitat for Humanity with cash assistance. The cash
assistance that Habitat is looking for is to cover predevelopment type of costs because those are the types of
donations they can't really get. Those are for preparation of architectural plans to get their permits, do their
construction drawings, to pay the fee the city has, and any other impact fees like school fees. That is where cash is
needed and that is generally not the type of donations they get. They get donations and sponsorships for actually
building the units themselves.
In your report is the request for a total value assistance of $1,326,037. It works out to about $120,548 per unit. That
does include the land and costs of transferring the land to Habitat of about $717,000 and then direct cash assistance
of about $608,000. Until Habitat for Humanity actually gets a commitment on the land donation and they have some
money to start working on the plans, they can't go out and ask for the sponsorships. They don't actually know at this
time the exact value of their sponsorships so we may have to come back to the Housing Commission at a later date
and say they didn't quite raise everything they thought they were going to raise and there might be some additional
assistance required.
This is different than the way we have come to you before because before when we've asked for assistance, it's for
everything we think they are going to need. We enter into the loan agreements and then we move forward. On this
particular project, as you may remember, we did give predevelopment monies to Wakeland because they were in a
similar situation where they didn't have that initial money to be able to create the project. We will benefit from that
because they are going to be using the same architect that Wakeland was using. So it is just the additional work to
change them to condos from a rental project so it isn't starting from scratch with the architects, which is somewhat
helpful. They do have to do additional plans because now there is a condo plan required. There are different utility
requirements for a condo project versus a rental project so they will have to revise those plans and get new
construction drawings done.
At this point, the project is going to be similar to the one you saw before but it is going to be condos instead of
apartments. The projected number of units, 11 units, is going to be the same; the sizes of those units are going to be
pretty comparable so they still are going to be primarily one bedroom, one-bath units. Within the project, there will
be eight one-bedroom, one-bathroom units which will be around 670 square feet so they are small units and it is
expected that it would probably be more for seniors or one person households. Possibly the disabled might benefit
more from this project than others. There will be three two-bedroom, two-bathroom units that are around 900 square
feet. All of these units, as I mentioned earlier, will be sold to very low income households. I included on page 2 of
your report the current income charts. Those will probably change fairly soon. We usually get the new income
numbers for each year about this time, but we haven't received the new 2006 ones yet. These are the 2005 numbers.
So if you were a household of one, that would mean you would me making under $24,150 to be eligible to purchase
one of those units. These prices are going to be down much lower then we have seen in any of our other projects. It
is also important to note that we do have to amend the Redevelopment Permit that we had on this project. So we are
still going to have to go through that process of amending the Redevelopment Permit and to get started on that,
Habitat for Humanity would need some of this funding that is being requested.
As I mentioned, Habitat for Humanity is the development company that would be working on this. The San Diego
Habitat for Humanity is an affiliate of the Habitat for Humanity International. They just produce in San Diego, this
particular group. Up until this point, they have produced a little over 50 homes in San Diego County. Habitat for
Humanity International has done much larger numbers than that. Generally they sell them, as I mentioned, to very
low income families. They do a 20 year zero interest mortgage on the units. They typically like to build between
eight to twelve new homes annually. This will be 11 so if they only did this project, they would meet their goal for
this year, but they actually have several projects in the works right now. They do build the homes by using
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MARCH 9, 2006
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contributions of land, materials and money. Interestingly enough, as soon as the Council took action and there was
an article in the paper, we started getting phone calls from people who wanted to volunteer to work on the project so
I don't think they will have a big problem with getting volunteers. Maybe the donations and the sponsorships might
be different, but the volunteers might be easier for them to get. They do require each home buyer to put in 500 hours
of sweat equity or labor. That labor actually can be on construction or it can be working in their offices or there are
other ways people can do things if they are not physically able to actually build a house. So they are able to
accommodate the needs of the households.
In terms of the financial assistance itself, I did provide you with a basic summary of their development pro forma
within the report. It reflects right now what the anticipated costs are for the project. We see construction costs
continuing to go up in costs in Carlsbad so the overall costs are continuing to be pretty high at an approximately 3.8
million dollars. That would average unit costs of about $346,000 per unit. Again, as I mentioned last time, the
problem is the small size of the project. If it was a bigger project, some of these costs could be amortized a little
better over the different areas, but it is reasonable when you look at the current costs of construction and the small
size of the project. Again, they will be using primarily volunteers to construct so this is a value they have placed on
that. They will get sponsorships that will actually pay for that. They most likely will not have to hire a contractor to
do it because they manage that themselves, but if they did have to hire a contractor and pay them, this is what they
are valuing what that cost would be.
When we look a pro forma and if we are going to provide assistance, a lot of times we want to look at what the
developer fee would be for the project to make sure they are not walking away with some huge windfall. Habitat for
Humanity does work a lot differently so their developer fee is actually quite small. It is only a $130,000 for the
project, which represents about 3% of the total project costs. We've seen the developer fee average between 7 to
10%. We have had some a little bit higher then 10%, but it is usually 7 to 10% so they are actually fairly low. At
this time, since we are just proposing that a land donation and cash assistance for the predevelopment, we actually
wouldn't even be providing funding for the developer fee. That would come through their sponsorships or other
cash donations they receive. I just wanted to share that information since we look at that pretty much on every
project just so you can see how it compares to other projects and what is being done out there.
If you just look at the subsidy analysis itself and if we are looking at the assistance we would be providing to Habitat,
the direct financial assistance again would be about $608,000 and that would be about $55,295 per affordable unit.
It is higher than what we have typically provided to other developers. The only one we have had higher than that has
been on the Laguna Point project where the Council provided $70,000 per unit in subsidy. That was a cash subsidy
to that developer. If you add the land to that and consider that part of your subsidy, than you are up to about
$120,000 per unit, which again is much larger. But this is a different project in terms of the fact that the
Redevelopment Agency is a partner in it where all of these other projects we actually have a master developer that
has a requirement for the affordable housing. In this case we have to consider ourselves the master developer and
those master developers are usually putting a lot of cash to make the affordable housing. They are putting land
donations and cash assistance. So we have moved ourselves into a master developer where before we were helping
to finance the project so it does change the dynamics as to what is happening with the projects.
Outlined on page 5 of the report are the different sources of funding to build this project. If you look at that bottom
chart, the cash assistance from the agency and the land transfer would be the City's contribution at this point. They
are looking for an affordable housing program grant of about $220,000 which Habitat has always been pretty
successful in getting so that would help with the project. Then their in-kind donations and their cash donations and
sponsorships are the largest portion of where the funding comes in for these projects. I have put an asterisk next to
the in-kind donations because this is the area there is the most uncertainty as to what they will actually get. As far as
their sponsorships and their cash donations, they are usually pretty good at figuring out what they believe they will
receive. The in-kind donations are harder because what we would be looking for in terms of on-site improvements,
they might need an engineer that could come out; they might need someone to actually do those on-site
improvements because they don't use the volunteers. On-site improvements would be like their parking lot or their
dry utilities, their sewer or their water. The volunteers and the sponsorships and cash donations go to actually
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MARCH 9, 2006
PAGE 10 of 16
building the building and they find it harder to find people who will donate services for these other types of
improvements because it is not as glitzy to say "I built a parking lot" as it is to say "I built buildings people are living
in." That is the area there is still a little bit uncertainty. When I said earlier we may be back again to look at some
more financial assistance, will depend on how successful they are in getting those types of contributions. So if you
know anybody who does those things that might be willing to donate, that would be great for them.
The form of assistance will come with the donation of the subject property and the cash assistance that we'll provide
as a loan like we do all of our assistance, but it will actually run as a second on the mortgages or the loans on the
property itself. If the unit is sold, that is how we recapture our funding, which is typical of how we provide all of our
assistance so we are able to get that funding back if the unit is sold to another person who is not a very low income.
This project will have the same restrictions as our for-sale projects in that for the first 15 years they have to sell them
to another very low income person at the very low income affordable price. After 15 years up to 45 years, they can
sell it to a non low-income person at a market rate, but that is when we recapture our loan amount plus any shared
equity we have in the project. That is typical of how we have structured all of our other deals. In terms of the risk
analysis we do, this is similar to other types of projects we have done where we have this predevelopment risk where
we get all of this done and it doesn't go to construction, which is what we faced with Wakeland since the project
didn't go to construction on an apartment project. Hopefully, we won't lose as much because we are moving over
into the for-sale project and we can use a lot of that information. We also have risk that construction gets started and
doesn't get finished. Those risks we share with you in every single project. Adding to the risk is that we are
subordinate to any conventional financing on the project. We do think there is a number of factors that mitigate the
risk. The development team does have a strong record. Habitat for Humanity has been around for quite a while and
has been successful in what they are doing. Their projects do tend to take longer though than most projects because
they are relying on volunteer labor so it is when the volunteers can work and most of the volunteers can only work on
the weekends. They are basically working on the project on the weekends, where if you had another project, they
would be doing construction during the week and probably moving a lot quicker. All of this will depend on how
many volunteers they get and when those volunteers can work.
In this particular case, the developer is not going to have any out-of-pocket expenses to purchase the land or to
finance costs of predevelopment, which helps to ensure there is a better chance of success because they do not have
to put the money out at that level and can use their money towards construction. That helps the project to be a little
less risky, at least from our investment standpoint. As I said, any development project has risks on any level. If your
money is the first in, you are sharing more of the risk then any other coming in at a later date.
That completes the presentation. We are asking the Housing Commission to take a look at this, see if this is
something that you do want to recommend to the Housing and Redevelopment Commission and City Council. If it is
not something you want to recommend to them, then we would take that action forward as well.
Commissioner Smith asked about Ms. Fountain stating that when the Habitat for Humanity comes in, they work
voluntarily so if I wanted to purchase a condo, I might not be able to purchase it for about a year or something like
that.
Ms. Fountain answered yes. Their current project timeline is conservative and it is projected that it will be two years
before these units will be available. They did say that will all depend on how quickly their sponsorships come in and
how many volunteers they get and when those volunteers can work. They anticipate it will probably be less then two
years, but they are saying two years so people don't get too upset with them if it takes longer.
Commissioner Smith commented she is so impressed with this project.
Ms. Fountain said that Habitat for Humanity has shown they have been successful so it is a well established
organization.
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MARCH 9, 2006
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Commissioner Ritchie said she would like to see us go forward with this project because I think we need to explore
any and every opportunity we have to increase our affordable housing and particularly for very low income. It is a
very significant project even though it is small.
Commissioner Boddy had a question about the land donation. Would the transfer of the land to Habitat for
Humanity be contingent upon their successful completion of the project such that it would revert back to the City if
there was some problem such as the project didn't get built? Does that get worked hi to the document?
Ms. Fountain said yes, that is part of our directive to our attorneys is we want to make sure there is some trigger
point that if the project, for whatever reason, can't go forward, then the property comes back to the City of Carlsbad.
I think at this point, they are just looking for a commitment that we are willing to do this so they can go raise the
monies.
Chairperson Scarpelli commented that he has had first-hand involvement with San Diego Habitat for Humanity in
their last project in Escondido, which was a great success. My involvement was through the Rotary District 5340,
which really got behind this as a volunteer organization, as support. I think that was 16 units. Our own Rotary Club
in Carlsbad was actively involved with both cash donations and actually work in-kind. I have had the opportunity to
meet with the Board of Habitat for Humanity. I have had the opportunity to be on site a number of times during the
construction of that project, and I have also had the opportunity to meet with some of the people in the City of
Escondido as it related to this build out in Escondido, which was completed last year. I even had the opportunity of
being there for the dedication of the opening of the project. All of that experience indicated that they know what
they are doing, they are very successful at what they do, and they are able to get both the cash donations and the in-
kind donations. Through third party contacts, for example in Rotary, were able to get donations of all the finish
material for the units. I know our club was there one weekend and we painted one or two of the units' interiors.
They have it very well organized. I too would support this. I think I might have even mentioned that we look into
this at that time, I don't recall. The success that Habitat for Humanity had in assisting the affordable housing in
Escondido was so good that the City of Escondido immediately donated a second piece of property, which is now
being developed in the City of Escondido on Mission Avenue. That success caused the City of Escondido to move
ahead directly on another project with them. I am looking forward to this as well. One question I do raise, and only
because I ran into this situation in another city just today, is the weekend work. We normally have a noise factor as
to the kind of work that can be done on a Saturday but we don't have anything that says anybody can work on a
Sunday so that is one issue the City may have to look at its own regulations as it pertains to that. A lot of the noisy
work that would not be allowed on a Saturday is the kind of work that will be done on this kind of a project. Just a
note to you that we have to check into that area. I am happy to see that our City is considering becoming involved
with Habitat for Humanity in helping us to meet our affordable housing goals, and in particular for-sale properties,
especially the very low income range.
Commissioner Schraml asked if there is any information available as to what the cost per unit would be to the buyer.
Ms. Fountain said they haven't actually calculated that number yet because we usually wait until we get a little bit
closer. I can give you a general idea. The general rule I tell people when they try to figure out the price, if you take
the income level and multiply it by three, that is generally the maximum price that you are going to be able to pay.
Some of it depends on what the homeowner's association fees might be, if there are any, because that all has to
calculate into your approval. We are thinking probably these will be in the $70,000 to $80,000 range. If it is still
two years away, the income levels will go up and it may end up being higher. It just depends on what the income
levels do at that point. You are looking at no more then a $100,000 unit that people will be allowed to purchase. A
lot of it depends on how much down payment is required.
Commissioner Smith made a motion that the Housing Commission recommend approval to the Housing and
Redevelopment Commission of $1,326,037 in financial assistance including land donation and cash assistance from
the Village Redevelopment Agency housing set aside funds to San Diego Habitat for Humanity for construction of
HOUSING COMMISSION MINUTES
MARCH 9, 2006
PAGE 12 of 16
eleven affordable condominium residential units to be located at 2578 Roosevelt Street in the Village
Redevelopment Area of the City of Carlsbad.
Board Member Ritchie seconded the motion.
VOTE: 5-0-0
AYES: Boddy, Ritchie, Scarpelli, Schraml, and Smith
NOES: None
ABSTAIN: None
Ms. Debbie Fountain said the next project is also for assisting very low income persons, which went with the first
item on the rental assistance and having very low income people being assisted through that program. We actually
have a project that is currently under construction called the Bluffs. It is overlooking the Agua Hadionda Lagoon
where the water sports place is off of 1-5. That project has a requirement to build ten units affordable to very low
income persons. The reason they ended up agreeing to do very low income on this project, even though the
requirement is for low, is that we gave them a two unit credit for going to very low. The original requirement was to
do twelve units. They couldn't quite work all the units on the site that they needed so they asked us if we would give
them incentive credit if they did them at very low. We agreed to do that. Again, the income levels are the same as
what we were talking about before. These are small units. They do have primarily one-bedroom units. These are
actually smaller than the ones we were talking about on the Roosevelt Street project. They are 555 square feet and
they do have one three-bedroom, two-bathroom unit at 952 square feet. The reason we felt these smaller units are
okay for this very low income group is we do tend to see more seniors, more disabled in this very low income group
where the smaller household size seems to be appropriate. Especially if it is a for-sale product. Trying to make it
affordable, the smaller unit is necessary. We were a little concerned at first when we looked at the site plans for
these on the sizes for one bedrooms, but when we looked at the layouts of them and gave it some analysis, we felt
they were okay. They originally started out with much smaller and we actually got them up to that number. The
project is primarily one bedroom so there are nine one-bedroom units and one three-bedroom unit, which is an
inclusionary requirement that they have to do one three-bedroom unit.
Only one model of the one-bedroom unit is at 555 square feet. The rest of them are at 777 square feet. What this
developer is asking for is not financial assistance to the developer, which a lot of times we are giving the money to
the developer for constructing units. In this particular case, the developer is asking for the assistance for the home
buyers so it is basically down payment assistance of $20,000 per unit. We had a similar request from this same
developer on the Village By The Sea that you might remember in the downtown area. They had an eleven unit
requirement. Originally they were working with the California Housing Finance Agency to get low-interest loans
that were down at about 4% and both of these projects were moving along to get those low interest loans for the low
and very low income households. At the last minute CalHFA changed their position that these home buyers would
be eligible for these low interest loans because of the restrictions that we have on the project for shared appreciation.
We weren't willing to change our requirements because the Council has felt very strongly that if a unit is sold, there
should not be a windfall to the homeowner so we share in the equity. CalHFA had a problem with our share of that
and ultimately wouldn't approve it. Although, initially they said they didn't have a problem with our restrictions.
That is unfortunate for those home buyers that were getting ready to move forward to buy units because now they are
not able to unless they can come up with an additional down payment. We proposed to the Housing Commission
and you recommended to the City Council that we provide down payment assistance to those home buyers so there is
no money going to the developers. It is just straight to the home buyers to help them be able to afford the down
payment and closing costs on the unit so the loan amount they can get will be a little higher to be able to afford the
higher interest rates they will have to pay on the units. It is harder, especially for the very low income group, to have
enough money in savings to be able to make those down payments. So the developer is actually requesting, on
behalf of the home buyers, that the City Council provide $20,000 in down payment assistance to each of these ten
home buyers. That would be a $200,000 investment from the City of Carlsbad. Staff is recommending that we do
HOUSING COMMISSION MINUTES
MARCH 9, 2006
PAGE 13 of 16
this like we recommended with the Village By The Sea so we are successfully able to get these home buyers into
these homes.
Commissioner Boddy asked if we were sure $20,000 is enough?
Ms. Fountain answered at this point, we believe that is enough. If we find out that it is not, we will probably be
back, but at this point in time, both the developer and our staff are feeling comfortable with that $20,000.
Commissioner Boddy commented that interest rates may be going up so I was just curious if that could be reopened.
Ms. Fountain said it can be. That is a very good question because until the unit is actually ready to sell, you don't
have that interest rate as a known factor. We believe this will probably be enough.
Commissioner Boddy asked when do they expect to have these units available for sale.
Ms. Fountain said the project is moving pretty slow. They are just now grading the site. There will probably be
another year or so before we actually see units on the ground. It may be less depending if it starts moving quicker
than it is right now.
Chairperson Scarpelli commented that at one time developers were aware of the fact that they were able to purchase
interest rates in advance by going into contract with a lender on an interest rate and pay an appropriate fee to hedge
that rate. We haven't had to use that probably in twenty years because of interest rates being relatively low.
However, maybe on projects like this we could talk to them about talking to their lenders as to the cost of locking in
a rate.
Ms. Fountain said we could suggest that to them.
Chairperson Scarpelli continued they can do that for a year or more. Obviously the longer the rate is at risk for the
lender, the higher the cost is going to be up front. Sometimes that cost up front, locking it in, makes everything
possible.
Ms. Fountain said we can definitely share that with them.
Commissioner Ritchie asked Ms. Fountain to tell the Commision exactly what the Housing Trust Fund is.
Ms. Fountain said when we adopted the inclusionary housing ordinance, at the same time we set up a housing trust
fund, which is basically where we collect the fees related to housing. If somebody has the ability to pay the in-lieu
fee for housing rather than to produce the units, that money goes into that account. Any repayment of loans that we
get go back into that account. If somebody sells a unit and we get shared appreciation, it goes back into that account.
A lot of times if we get any grants or that type of thing that are just general to affordable housing, they would be
recorded as coming into the housing trust fund. It is accumulated funding over the years, because it now has over
$9,000,000, but most of the money that we give as loans comes out of the housing trust fund. The last item we
actually specifically mentioned a different funding source, which is the village redevelopment low and moderate
income housing fund. A lot of times we use the housing trust fund because it has less strings attached to it. If it is
not federal or state money, it has less strings. It is where we return all of our money that comes back in. In Villa
Loma we sell credits and that money goes into the housing trust fund so we can recycle it and send it back out to
affordable housing projects. It can only be used for affordable housing programs or projects. It can't be used for
any other purpose in the city.
Chairperson Scarpelli asked if Ms. Fountain has any idea what kind of return the housing trust fund is receiving on
the $9,000,000 and if it has been invested.
HOUSING COMMISSION MINUTES
MARCH 9, 2006
PAGE 14 of 16
Ms. Fountain said in terms of the interest rate on that, I don't know the exact amount of what that is. I could find that
out for you, but off the top of my head I'm not remembering what it is. I know finance has told me several times, but
it is at the same investment rate they use for all of the other city funds. Our City Treasurer has been successful in
getting us good return on our money.
Chairperson Scarpelli commented that with $9,000,000 in" the pot that's a lot.
Ms. Fountain said it does get quite a bit of interest each year, which adds to it definitely.
Commissioner Schraml moved that the Housing Commission recommend approval to the City Council to provide
$200,000 in financial assistance from the Housing Trust Fund in the form of low income home buyer down payment
assistance loans to the buyers of ten affordable condominium units within the Bluffs Development in the northwest
quadrant of the city.
Commissioner Smith seconded.
VOTE: 5-0-0
AYES: Boddy, Ritchie, Scarpelli, Schraml, and Smith
NOES: None
ABSTAIN: None
DIRECTOR'S REPORT
Ms. Debbie Fountain said we are starting construction of the Cassia Heights affordable housing project that is across
the street from Villa Loma on El Camino Real. It is a 56 unit project. They have started grading and they will be
starting construction soon. If you will remember, that project actually wasn't done as an inclusionary requirement.
That was just one of the developers that came into the city, found a piece of property, and they happened to be
experienced in building affordable housing so they agreed to provide that project. The good thing about that
construction is we are starting to get to the point where we have sold out all of our credits at Villa Loma. We are
down to about twenty something credits. This project will give us another fifty-six credits. So the small projects in
the southeast and the southwest will have another opportunity to be able to buy credits if they can't do their units on
site. Typically if they are going to do them in second dwelling units, we usually say we'd rather have them buy
credits so we can then spend that money to get some other units.
Also Hunter's Point that is in the Villages of La Costa project, which is the second phase of their affordable project,
which will be 168 units, has been successful so far in getting all of their financing. They have gotten approval of
their housing program loan from the state, which is actually hard to get. The City agreed to their bond financing on
their project. Now they are getting ready to move forward with their tax credit application. That project will
probably be moving forward fairly soon as well.
Things are going strong and we'll keep you posted on anything new.
Commissioner Ritchie asked if the city ever foresees building senior-only projects.
Ms. Fountain said we do get that question and there are a few developers that are looking into that as an option. We
don't have an application yet on file, but there are a few that are looking at it trying to make it work.
Commissioner Schraml asked if that is something the city does not pursue? It is just up to the developers to come to
the city with the idea?
HOUSING COMMISSION MINUTES
MARCH 9, 2006
PAGE 15 of 16
Ms. Fountain said our general philosophy is we want to partner with the experts in the field that build housing.
There are a couple of developers that own property that are interested in doing that. They are still working through
their concepts.
Commissioner Schraml commented that she's heard there is a subdivision in Oceanside that is low income and rent is
based strictly on the income. Does Carlsbad know anything about that?
Ms. Fountain said there are two ways you can actually set rents. You can set it at an assumed household size or you
can set it according to the actual income of each person coming in. Most developers would rather set it at an
assumed household size because they know exactly what their income is going to be for repaying their loans. When
you set it based just on the household income, it can vary every time you rent a unit. We always give that option to
developers if they don't like our assumed household size that we give them to calculate it on. It is very difficult to
finance projects that way though because you need to convince a bank that you are going to adequate revenue to
repay their loan. So unless they didn't need a lot of financing from a bank, it would probably be a little bit difficult
to do that. Some come in with quite a bit of equity and they have a little bit better situation where they might be able
to do that.
Commissioner Schraml said it was her understanding that this was some kind of government program.
Ms. Bobbi Nunn said it is a HUD funded program. It is similar to public housing so the assistance is based on each
individual's income and usually the same criteria they use for the Section 8 Rental Assistance Program which is 30%
of their adjusted program.
Commissioner Schraml asked if it is different than the voucher program?
Ms. Nunn said right, it is a specific HUD fund.
Commissioner Schraml asked if the two can work together.
Ms. Nunn answered no. We can use Section 8 with our affordable housing complexes because they have a reduced
rent. But because that is already HUD funded, you can't duplicate the funding because there wouldn't be any type of
subsidy. When you are renting a place at a public housing complex or a subsidized complex, you are only paying
30% of your adjusted income towards your rent anyway. The product you are discussing is solely within that
complex itself. Once you move, you lose the assistance.
Commissioner Schraml asked if that is built by HUD.
Ms. Nunn said it is funded by HUD, but they are not always built by HUD. It just depends on what pocket of funds
it is from. HUD has gotten away from HUD owned housing, but they will establish certain funds where they have a
private individual developer that owns the property.
Commissioner Schraml asked if something like that possible for the City of Carlsbad to look into to apply for?
Ms. Fountain said we can look into those programs and we could put it on a future agenda to talk about. We have
stayed away from public housing and made it more private type of housing for a number of reasons. That is
something we can put on a future agenda if you'd like to discuss it further.
Commissioner Schraml said she would and she would like to look at it possibly being strictly senior.
Commissioner Smith asked if a tenant has been displaced because of rehabbing or a place has been sold and they
have to move, who is responsible for finding them another home? I have been asked that question. Say for instance,
the condos they are building on Madison and I understand it was very difficult for some of the tenants to find homes
HOUSING COMMISSION MINUTES
MARCH 9, 2006
PAGE 16 of 16
because they had been there for so long; who has the responsibility, the owners, to give them funding to find homes
and also to try and find them a place?
Ms. Fountain asked if she is talking about where there has been an apartment project converted to condominiums?
Commissioner Smith answered yes.
Ms. Fountain said there isn't actually a requirement that they pay to relocate the people. If they had a lease and they
have been on a month to month lease and they give them notice they are not continuing their lease, then
unfortunately they are on their own. When we are looking at conversions of projects, if they are large projects, they
are going to have a 15% inclusionary requirement. So even if they convert to condominiums, they are still going to
have to make those condominiums, at least 15% of them, affordable to low income persons. The small projects, they
again are going to pay a fee rather then having to convert if they are six units or less. But if they are more than that,
they are going to have an obligation on some of those units. Sometimes we at least feel better we are getting the
affordable housing out of it, but it is something we look at pretty closely when there is a large project that wants to
come forward and convert, we try to actually negotiate more affordable units because it is removing some inventory
that typically has been affordable. It is a tough one and it is actually why we are not encouraging conversions where
in some other cities they are encouraging conversions because we don't have as much rental stock as some other
cities do. They are still allowed to do it and they are not obligated to pay for relocation for them.
Commissioner Boddy asked if there is anything Ms. Fountain can tell the Commission on the update of the Housing
Element and do you have any sense of when that might be coming before the Housing Commission?
Ms. Fountain answered she does not have a specific date. I know the Planning Department is working on it now, and
I think we are shooting for April to bring that to the Housing Commission. We actually have an outside consultant
putting together a large part of that for us this year, so it will depend on when we get it back from them. I know they
are getting close to having it done so I am assuming probably April.
CHAIRPERSON'S REPORT
The Chairperson has no report to make.
ADJOURNMENT
By proper motion, the meeting of March 9, 2006, was adjourned at 7:40 p.m.
Respectfully submitted,
Debbie Fountain
Housing and Redevelopment Director
PATRICIA CRESCENTI
Minutes Clerk
MINUTES ARE ALSO TAPED AND KEPT ON FILE UNTIL THE WRITTEN MINUTES ARE APPROVED.
C±ty of Ca.i-lsba.cl
Staff: BobbiNunn
Housing Program Manager
Item No. 1
DATE: MARCH 9, 2006
SUBJECT: CARLSBAD PUBLIC HOUSING AGENCY ANNUAL PLAN
I. RECOMMENDATION
That the Housing Commission ADOPT Resolution No. 2006-001, RECOMMENDING that
the Housing and Redevelopment Commission APPROVE the Carlsbad Public Housing
Agency (PHA) Streamlined Annual Plan for Fiscal Year 2006 for submission to the U.S.
Department of Housing and Urban Development.
II. BACKGROUND
The Housing and Redevelopment Department administers the federally funded Section 8
Tenant-Based Rental Assistance Program for the Public Housing Authority in Carlsbad,
which is more specifically known as the Carlsbad Housing Agency. Pursuant to federal
regulations, a Public Housing Authority (PHA) is required to submit a 5-Year and Annual
Plan. The PHA Plan is a comprehensive guide to PHA policies, programs, operations,
and strategies for meeting local housing needs and goals. The 5-Year Plan for 2005 -
2009 was approved by the Housing and Redevelopment Commission on April 12, 2005
and submitted to HUD.
III. DISCUSSION
Since the Carlsbad Housing Agency does not have any Public Housing units, we are
required to submit a Streamlined Annual Version of the PHA Plan, form HUD-50075-SA.
The Draft PHA Streamlined Annual Plan is available for public review and comment prior
to a Public Hearing and adoption by the Housing and Redevelopment Commission. The
public review period will end on April 10, 2006 and the Public Hearing before the Housing
and Redevelopment Commission is tentatively scheduled for April 11, 2006. Public
comments on the Draft PHA Plan will be addressed and included in the final document.
CARLSBAD PUBLIC HOUSING AGENCY ANNUAL PLAN
MARCH 9, 2006
Page 2
In addition, if the PHA changed any policies, programs or plan components from the last
Annual Plan a PHA Statement of Consistency with Consolidated Plan must be
completed. There have been two policy changes that have been made since the FY
2005 Annual Plan was submitted:
1. Section 8 Waiting List - Section 8 Waiting List was closed on October 1, 2005
and the PHA does not anticipate opening the waiting list during FY 2006; and
2. Minimum Rent - Minimum Rent has been increased to $50.
Other than the two identified policy changes, the PHA Plan Components remain the same
as last year.
For general information, the following documents are referenced in the Plan and are
incorporated as exhibits to the Plan:
• Document A - PHA Certifications of Compliance with the PHA Plans and
Related Regulations and Board Resolution to Accompany the Streamlined
Annual Plan
• Document B - Regional Analysis of Impediments to Fair Housing Choice in
the San Diego Area, August 2004
• Document C - City of Carlsbad 2005-2010 Consolidated Plan and FY
2005/2006 Action Plan
• Document D - Administrative Plan for Section 8 Tenant-Based Rental
Assistance under the Certificate and Voucher Programs, Revised March 1999
• Document E - Results of latest Section 8 Management Assessment System
(SEMAP) - SEMAP Notification Final Score Letter, fiscal year end June 30,
2005
• Document F - City of Carlsbad Family Self-Sufficiency Action Plan, December
1993
IV. STAFF RECOMMENDATION
Staff recommends that the Housing Commission adopt Resolution No. 2006-001,
recommending that the Housing and Redevelopment Commission approve the PHA
Streamlined Annual Plan for Fiscal Year 2006 for submission to the U.S. Department of
Housing and Urban Development.
V. EXHIBITS
1. Housing Commission Resolution No. 2006-001
2. Streamlined Annual PHA Plan for Fiscal Year 2006
3. Documents A-F (on file at: City Hall - City Clerk and Records Management,
Georgina Cole Library - Reference Desk, Housing and Redevelopment Department
Lobby, and Main Library - Reference Desk)
PHA Plans
Streamlined Annual
Version
U.S. Department of Housing and
Urban Development
Office of Public and Indian
Housing
OMB No. 2577-0226
(exp. 05/31/2006)
CARLSBAD HOUSING AGENCY
Streamlined Annual Plan for Fiscal Year
2006
NOTE: This PHA Plan template (HUD-50075-SA) is to be completed in accordance with instructions
contained in previous Notices PIH 99-33 (HA), 99-51 (HA), 2000-22 (HA), 2000-36 (HA), 2000-43 (HA), 2001-
4 (HA), 2001-26 (HA), 2003-7 (HA), and any related notices HUD may subsequently issue.
Til ^ ^ ^ U.S. Department of Housing and OMB No. 2577-0226
_TlanS Urban Development (exp. 05/31/2006)
Streamlined Annual Office of Public and Indian
Version Housing
This information collection is authorized by Section 511 of the Quality Housing and Work Responsibility Act, which added a new
section 5A to the U.S. Housing Act of 1937 that introduced 5-year and annual PHA Plans. The full PHA plan provides a ready source
for interested parties to locate basic PHA policies, rules, and requirements concerning the PHA's operations, programs, and services,
and informs HUD, families served by the PHA, and members of the public of the PHA's mission and strategies for serving the needs
of low-income and very low-income families. This form allows eligible PHAs to make a streamlined annual Plan submission to HUD
consistent with HUD's efforts to provide regulatory relief for certain types of PHAs. Public reporting burden for this information
collection is estimated to average 11.7 hours per response, including the time for reviewing instructions, searching existing data
sources, gathering and maintaining the data needed, and completing and reviewing the collection of information. HUD may not collect
this information and respondents are not required to complete this form, unless it displays a currently valid OMB Control Number.
Privacy Act Notice. The United States Department of Housing and Urban Development, Federal Housing Administration, is
authorized to solicit the information requested in this form by virtue of Title 12, U.S. Code, Section 1701 et seq., and regulations
promulgated thereunder at Title 12, Code of Federal Regulations. Information in PHA plans is publicly available.
Streamlined Annual PHA Plan
for Fiscal Year: 2006
PHA Name: Carlsbad Housing Agency
NOTE: This PHA Plan template (HUD-50075-SA) is to be completed in accordance with instructions
contained in previous Notices PIH 99-33 (HA), 99-51 (HA), 2000-22 (HA), 2000-36 (HA), 2000-43
(HA), 2001-4 (HA), 2001-26 (HA), 2003-7 (HA), and any related notices HUD may subsequently issue.
form HUD-50075-SA (4/30/2003)
PHA Name: Carlsbad Housing Agency
HA Code: CA077
Streamlined Annual Plan for Fiscal Year 2006-07
Streamlined Annual PHA Plan
Agency Identification
PHA Name: Carlsbad Housing Agency PHA Number: CA077
PHA Fiscal Year Beginning: 07/2006
PHA Programs Administered:
DPublic Housing and Section 8 [^Section 8 Only
Number of public housing units: Number of S8 units:
Number of public housing units: Baseline - 703 units
Number of S8 units:
QPublic Housing Only
Consortia: (check box if submitting a joint PHA Plan and complete table)
Participating PHAs
Participating PHA 1:
Participating PHA 2:
Participating PHA 3:
PHA
Code
Program(s) Included in
the Consortium
Programs Not in
the Consortium
# of Units
Each Program
PHA Plan Contact Information:
Name: Bobbi Nunn, Housing Program Manager
Phone: 760/434-2816
TDD: 760/434-8113
Email (if available): bnunn@ci.carlsbad.ca.us
Public Access to Information
Information regarding any activities outlined in this plan can be obtained by contacting:
(select all that apply)
EK] PHA's main administrative office:
• City of Carlsbad
Housing and Redevelopment Department
2965 Roosevelt Street, Ste B
Carlsbad, CA 92008
I I PHA's development management offices
Page 2 of 18 form HUD-50075-SA (04/30/2003)
PHA Name: Carlsbad Housing Agency Streamlined Annual Plan for Fiscal Year 2006-07
HA Code: CA077
Display Locations For PHA Plans and Supporting Documents
The PHA Plan revised policies or program changes (including attachments) are available for
public review and inspection. [XI Yes I I No.
If yes, select all that apply:
[X] Main administrative office of the PHA:
• City of Carlsbad
Housing and Redevelopment Department
2965 Roosevelt Street, Ste B
Carlsbad, CA 92008
I I PHA development management offices
[X] Main administrative office of the local, county or State government:
• City of Carlsbad
City Clerk & Records Management
1200 Carlsbad Village Drive
Carlsbad, CA 92008
IXI Public library:
• City of Carlsbad
Main Library
1775 Dove Lane
Carlsbad, CA 92009
• Georgina Cole Library
1250 Carlsbad Village Drive
Carlsbad, CA 92008
Kl PHA website:
• www.carlsbadca.gov/housing/index.html
D Other (list below)
Page 3 of 18 form HUD-50075-SA (04/30/2003)
PHA Name: Carlsbad Housing Agency Streamlined Annual Plan for Fiscal Year 2006-07
HA Code: CA077
PHA Plan Supporting Documents are available for inspection at: (select all that apply)
[X] Main business office of the PHA:
• City of Carlsbad
Housing and Redevelopment Department
2965 Roosevelt Street, Ste B
Carlsbad, CA 92008
IE1 Other (list below):
• City of Carlsbad
City Clerk & Records Management
1200 Carlsbad Village Drive
Carlsbad, CA 92008
• City of Carlsbad
Main Library
1775 Dove Lane
Carlsbad, CA 92009
• City of Carlsbad
Georgina Cole Library
1250 Carlsbad Village Drive
Carlsbad, CA 92008
Page 4 of 18 form HUD-50075-SA (04/30/2003)
31
PHA Name: Carlsbad Housing Agency Streamlined Annual Plan for Fiscal Year 2006-07
HA Code: CA077
Streamlined Annual PHA Plan
Fiscal Year 2006 - 2007
[24CFRPart903.12(c)]
Table of Contents
[24CFR903.7(r)]
Provide a table of contents for the Plan, including applicable additional requirements, and a list of supporting
documents available for public inspection.
A. PHA PLAN COMPONENTS
D 1- Site-Based Waiting List Policies -N/A
903.7(b)(2) Policies on Eligibility, Selection, and Admissions
I I 2. Capital Improvement Needs - N/A
903.7(g) Statement of Capital Improvements Needed
I I 3. Section 8(y) Homeownership - N/A
903.7(k)(l)(i) Statement of Homeownership Programs
I I 4. Project-Based Voucher Programs -N/A
DK] 5. PHA Statement of Consistency with Consolidated Plan. Complete only if PHA has
changed any policies, programs, or plan components from its last Annual Plan... pg. 10
[X] 6. Supporting Documents Available for Review... pg. 11
I I 7. Capital Fund Program and Capital Fund Program Replacement Housing Factor,
Annual Statement/Performance and Evaluation Report - N/A
I I 8. Capital Fund Program 5-Year Action Plan - N/A
B. SEPARATE HARD COPY SUBMISSIONS TO LOCAL HUD FIELD OFFICE
Form HUD-50076, PHA Certifications of Compliance with the PHA Plans and Related Regulations:
Board Resolution to Accompany the Streamlined Annual Plan identifying policies or programs the PHA
has revised since submission of its last Annual Plan, and including Civil Rights certifications and
assurances the changed policies were presented to the Resident Advisory Board for review and comment,
approved by the PHA governing board, and made available for review and inspection at the PHA's
principal office;
For PHAs Applying for Formula Capital Fund Program (CFP) Grants: N/A
Form HUD-50070, Certification for a Drug-Free Workplace;
Form HUD-50071, Certification of Payments to Influence Federal Transactions; and
Form SF-LLL &SF-LLLa, Disclosure of Lobbying Activities.
Page 5 of 18 form HUD-5007S-SA (04/30/2003)
PHA Name: Carlsbad Housing Agency
HA Code: CA077
Streamlined Annual Plan for Fiscal Year 2006-07
1. Site-Based Waiting Lists (Eligibility, Selection, Admissions Policies) - N/A
[24 CFRPart 903.12(c), 903.7(b)(2)]
Exemptions: Section 8 only PHAs are not required to complete this component.
A. Site-Based Waiting Lists-Previous Year
1. Has the PHA operated one or more site-based waiting lists in the previous year? If yes,
complete the following table; if not skip to B.
Site-Based Waiting Lists
Development
Information:
(Name, number,
location)
Date
Initiated
Initial mix of
Racial, Ethnic or
Disability
Demographics
Current mix of
Racial, Ethnic or
Disability
Demographics
since Initiation of
SBWL
Percent
change
between initial
and current
mix of Racial,
Ethnic, or
Disability
demographics
2. What is the number of site based waiting list developments to which families may apply
at one time?
3. How many unit offers may an applicant turn down before being removed from the site-
based waiting list?
4. I I Yes I I No: Is the PHA the subject of any pending fair housing complaint by HUD
or any court order or settlement agreement? If yes, describe the order, agreement or
complaint and describe how use of a site-based waiting list will not violate or be
inconsistent with the order, agreement or complaint below:
B. Site-Based Waiting Lists - Coming Year
If the PHA plans to operate one or more site-based waiting lists in the coming year, answer each
of the following questions; if not, skip to next component.
1. How many site-based waiting lists will the PHA operate in the coming year?
Page 6 of 18 form HUD-50075-SA (04/30/2003)
PHA Name: Carlsbad Housing Agency Streamlined Annual Plan for Fiscal Year 2006-07
HA Code: CA077
2. [ | Yes Q] No: Are any or all of the PHA's site-based waiting lists new for the upcoming
year (that is, they are not part of a previously-HUD-approved site based
waiting list plan)?
If yes, how many lists?
3. I I Yes O No: May families be on more than one list simultaneously
If yes, how many lists?
4. Where can interested persons obtain more information about and sign up to be on the site-
based waiting lists (select all that apply)?
I I PHA main administrative office
I I All PHA development management offices
I I Management offices at developments with site-based waiting lists
I I At the development to which they would like to apply
D Other (list below)
2. Capital Improvement Needs - N/A
[24 CFR Part 903.12 (c), 903.7 (g)]
Exemptions: Section 8 only PHAs are not required to complete this component.
A. Capital Fund Program
1. I I Yes I I No Does the PHA plan to participate in the Capital Fund Program in the
upcoming year? If yes, complete items 7 and 8 of this template (Capital
Fund Program tables). If no, skip to B.
2. [ | Yes | | No: Does the PHA propose to use any portion of its CFP funds to repay debt
incurred to finance capital improvements? If so, the PHA must identify in
its annual and 5-year capital plans the development(s) where such
improvements will be made and show both how the proceeds of the
financing will be used and the amount of the annual payments required to
service the debt. (Note that separate HUD approval is required for such
financing activities.).
B. HOPE VI and Public Housing Development and Replacement Activities (Non-
Capital Fund)
Applicability: All PHAs administering public housing. Identify any approved HOPE VI and/or
public housing development or replacement activities not described in the Capital Fund Program
Annual Statement.
1. D YesQ No: Has the PHA received a HOPE VI revitalization grant? (if no, skip to #3; if
yes, provide responses to the items on the chart located on the next page,
copying and completing as many times as necessary).
Page 7 of 18 form HUD-50075-SA (04/30/2003)
PHA Name: Carlsbad Housing Agency Streamlined Annual Plan for Fiscal Year 2006-07
HA Code: CA077
2. Status of HOPE VI revitalization grant(s):
HOPE VI Revitalization Grant Status
a. Development Name:
b. Development Number:
c. Status of Grant:
QRevitalization Plan under development
ORevitalization Plan submitted, pending approval
QRevitalization Plan approved
I I Activities pursuant to an approved Revitalization Plan underway
3. I I Yes P] No: Does the PHA expect to apply for a HOPE VI Revitalization grant in the
Plan year?
If yes, list development name(s) below:
4. I I Yes [ I No: Will the PHA be engaging in any mixed-finance development activities
for public housing in the Plan year? If yes, list developments or activities
below:
5. I I Yes Q No: Will the PHA be conducting any other public housing development or
replacement activities not discussed in the Capital Fund Program Annual
Statement? If yes, list developments or activities below:
3. Section 8 Tenant Based Assistance—Section 8(v) Homeownership Program-
N/A
(if applicable) [24 CFR Part 903.12(c), 903.7(k)(l)(i)]
1. I I Yes | | No: Does the PHA plan to administer a Section 8 Homeownership program
pursuant to Section 8(y) of the U.S.H.A. of 1937, as implemented by 24
CFR part 982? (If "No", skip to the next component; if "yes", complete
each program description below (copy and complete questions for each
program identified.)
2. Program Description:
a. Size of Program
I I Yes I I No: Will the PHA limit the number of families participating in the Section 8
homeownership option?
If the answer to the question above was yes, what is the maximum number
of participants this fiscal year?
Page 8 of 18 form HUD-50075-SA (04/30/2003)
PHA Name: Carlsbad Housing Agency Streamlined Annual Plan for Fiscal Year 2006-07
HA Code: CA077
b. PHA-established eligibility criteria
I I Yes I I No: Will the PHA's program have eligibility criteria for participation in its
Section 8 Homeownership Option program in addition to HUD criteria?
If yes, list criteria:
c. What actions will the PHA undertake to implement the program this year (list)?
3. Capacity of the PHA to Administer a Section 8 Homeownership Program:
The PHA has demonstrated its capacity to administer the program by (select all that apply):
I I Establishing a minimum homeowner downpayment requirement of at least 3 percent of
purchase price and requiring that at least 1 percent of the purchase price comes from the
family's resources.
I | Requiring that financing for purchase of a home under its Section 8 homeownership will
be provided, insured or guaranteed by the state or Federal government; comply with
secondary mortgage market underwriting requirements; or comply with generally
accepted private sector underwriting standards.
I I Partnering with a qualified agency or agencies to administer the program (list name(s)
and years of experience below):
I I Demonstrating that it has other relevant experience (list experience below):
4. Use of the Project-Based Voucher Program - N/A
Intent to Use Project-Based Assistance
I | Yes Q No: Does the PHA plan to "project-base" any tenant-based Section 8 vouchers in
the coming year? If the answer is "no," go to the next component. If yes, answer the following
questions.
1. I I Yes I I No: Are there circumstances indicating that the project basing of the units,
rather than tenant-basing of the same amount of assistance is an appropriate option? If
yes, check which circumstances apply:
I I low utilization rate for vouchers due to lack of suitable rental units
I I access to neighborhoods outside of high poverty areas
I I other (describe below:)
2. Indicate the number of units and general location of units (e.g. eligible census tracts or
smaller areas within eligible census tracts):
Page 9 of 18 form HUD-50075-SA (04/30/2003)
PHA Name: Carlsbad Housing Agency Streamlined Annual Plan for Fiscal Year 2006-07
HA Code: CA077
5. PHA Statement of Consistency with the Consolidated Plan
[24 CFR Part 903.15]
For each applicable Consolidated Plan, make the following statement (copy questions as many
times as necessary) only if the PHA has provided a certification listing program or policy
changes from its last Annual Plan submission.
1. Consolidated Plan jurisdiction: (provide name here)
• City of Carlsbad, California
2. The PHA has taken the following steps to ensure consistency of this PHA Plan with the
Consolidated Plan for the jurisdiction: (select all that apply)
1X1 The PHA has based its statement of needs of families on its waiting lists on the needs
expressed in the Consolidated Plan/s.
1X1 The PHA has participated in any consultation process organized and offered by the
Consolidated Plan agency in the development of the Consolidated Plan.
[x] The PHA has consulted with the Consolidated Plan agency during the development of
this PHA Plan.
IXI Activities to be undertaken by the PHA in the coming year are consistent with the
initiatives contained in the Consolidated Plan, (list below)
• Increase the Supply of Affordable Housing
• Conserve and Rehabilitate the Existing Housing Stock
• Provide Housing Assistance to the Homeless
• Assist in the Provision of Needed Public and Community Services for Low and
Moderate Income Persons and Those with Special Needs
• Actively Further Fair Housing
D Other: (list below)
3. The Consolidated Plan of the jurisdiction supports the PHA Plan with the following actions
and commitments: (describe below)
• Increase the Supply of Affordable Housing
• Conserve and Rehabilitate the Existing Housing Stock
• Provide Housing Assistance to the Homeless
• Assist in the Provision of Needed Public and Community Services for Low and
Moderate Income Persons and Those with Special Needs
• Ensure Effective Use of Limited CDBG Resources
• Actively Further Fair Housing
Note: The following policy changes were made since the FY 2005 5-Year and Annual Plan
submission:
• Section 8 Waiting List was closed on October 1, 2005; and
• Minimum Tenant Rent re-instated to $50.
Page 10 of 18 form HUD-50075-SA (04/30/2003)
PHA Name: Carlsbad Housing Agency
HA Code: CA077
Streamlined Annual Plan for Fiscal Year 2006-07
6. Supporting Documents Available for Review for Streamlined Annual PHA
Plans
PHAs are to indicate which documents are available for public review by placing a mark in the "Applicable
& On Display" column in the appropriate rows. All listed documents must be on display if applicable to
the program activities conducted by the PHA.
Applicable
&On
Display
N/A
Document
A
N/A
Document
B
Document
C
N/A
N/A
N/A
N/A
Document
D
N/A
N/A
Document
D
N/A
N/A
N/A
List of Supporting Documents Available for Review
Supporting Document
PHA Certifications of Compliance with the PHA Plans and Related
Regulations and Board Resolution to Accompany the Standard Annual,
Standard Five-Year, and Streamlined Five-Year/Annual Plans;
PHA Certifications of Compliance with the PHA Plans and Related
Regulations and Board Resolution to Accompany the Streamlined Annual
Plan
Certification by State or Local Official of PHA Plan Consistency with
Consolidated Plan.
Fair Housing Documentation Supporting Fair Housing Certifications:
Records reflecting that the PHA has examined its programs or proposed
programs, identified any impediments to fair housing choice in those
programs, addressed or is addressing those impediments in a reasonable
fashion in view of the resources available, and worked or is working with
local jurisdictions to implement any of the jurisdictions' initiatives to
affirmatively further fair housing that require the PHA's involvement.
Housing Needs Statement of the Consolidated Plan for the jurisdiction(s) in
which the PHA is located and any additional backup data to support statement
of housing needs for families on the PHA's public housing and Section 8
tenant-based waiting lists.
Most recent board-approved operating budget for the public housing program
Public Housing Admissions and (Continued) Occupancy Policy
(A&O/ACOP), which includes the Tenant Selection and Assignment Plan
[TSAP] and the Site-Based Waiting List Procedure.
Deconcentration Income Analysis
Any policy governing occupancy of Police Officers and Over-Income Tenants
in Public Housing. CD Check here if included in the public housing A&O
Policy.
Section 8 Administrative Plan
Public housing rent determination policies, including the method for setting
public housing flat rents.
1 1 Check here if included in the public housing A&O Policy.
Schedule of flat rents offered at each public housing development.
CD Check here if included in the public housing A&O Policy.
Section 8 rent determination (payment standard) policies (if included in plan,
not necessary as a supporting document) and written analysis of Section 8
payment standard policies. ^ Check here if included in Section 8
Administrative Plan.
Public housing management and maintenance policy documents, including
policies for the prevention or eradication of pest infestation (including
cockroach infestation).
Results of latest Public Housing Assessment System (PHAS) Assessment (or
other applicable assessment).
Follow-up Plan to Results of the PHAS Resident Satisfaction Survey (if
necessary)
Related Plan Component
5 Year and Annual Plans
Streamlined Annual Plans
5 Year and standard Annual Plans
5 Year and Annual Plans
Annual Plan: Housing Needs
Annual Plan: Financial Resources
Annual Plan: Eligibility, Selection,
and Admissions Policies
Annual Plan: Eligibility, Selection,
and Admissions Policies
Annual Plan: Eligibility, Selection,
and Admissions Policies
Annual Plan: Eligibility, Selection,
and Admissions Policies
Annual Plan: Rent Determination
Annual Plan: Rent Determination
Annual Plan: Rent Determination
Annual Plan: Operations and
Maintenance
Annual Plan: Management and
Operations
Annual Plan: Operations and
Maintenance and Community
Service & Self-Sufficiency
Page 11 ofl8 form HUD-50075-SA (04/30/2003)
PHA Name: Carlsbad Housing Agency
HA Code: CA077
Streamlined Annual Plan for Fiscal Year 2006-07
List of Supporting Documents Available for Review
Applicable
&On
Display
Document
E
Document
D
N/A
Document
D
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Document
F
N/A
N/A
N/A
Document
G
N/A
N/A
Supporting Document
Results of latest Section 8 Management Assessment System (SEMAP)
Any policies governing any Section 8 special housing types
S Check here if included in Section 8 Administrative Plan
Public housing grievance procedures
CD Check here if included in the public housing A & O Policy
Section 8 informal review and hearing procedures.
K Check here if included in Section 8 Administrative Plan.
The Capital Fund/Comprehensive Grant Program Annual Statement
/Performance and Evaluation Report for any active grant year.
Most recent CIAP Budget/Progress Report (HUD 52825) for any active CIAP
grants.
Approved HOPE VI applications or, if more recent, approved or submitted
HOPE VI Revitalization Plans, or any other approved proposal for
development of public housing.
Self-evaluation, Needs Assessment and Transition Plan required by
regulations implementing Section 504 of the Rehabilitation Act and the
Americans with Disabilities Act. See PIH Notice 99-52 (HA).
Approved or submitted applications for demolition and/or disposition of
public housing.
Approved or submitted applications for designation of public housing
(Designated Housing Plans).
Approved or submitted assessments of reasonable revitalization of public
housing and approved or submitted conversion plans prepared pursuant to
section 202 of the 1996 HUD Appropriations Act, Section 22 of the US
Housing Act of 1937, or Section 33 of the US Housing Act of 1937.
Documentation for required Initial Assessment and any additional information
required by HUD for Voluntary Conversion.
Approved or submitted public housing homeownership programs/plans.
Policies governing any Section 8 Homeownership program
(Section of the Section 8 Administrative Plan)
Public Housing Community Service Policy/Programs
[H Check here if included in Public Housing A & O Policy
Cooperative agreement between the PHA and the TANF agency and between
the PHA and local employment and training service agencies.
FSS Action Plan(s) for public housing and/or Section 8.
Section 3 documentation required by 24 CFR Part 135, Subpart E for public
housing.
Most recent self-sufficiency (ED/SS, TOP or ROSS or other resident services
grant) grant program reports for public housing.
Policy on Ownership of Pets in Public Housing Family Developments (as
required by regulation at 24 CFR Part 960, Subpart G).
CD Check here if included in the public housing A & O Policy.
The results of the most recent fiscal year audit of the PHA conducted under
the Single Audit Act as implemented by OMB Circular A-133, the results of
that audit and the PHA's response to any findings.
Other supporting documents (optional)
(list individually; use as many lines as necessary)
Consortium agreement(s) and for Consortium Joint PHA Plans Only:
Certification that consortium agreement is in compliance with 24 CFR Part
943 pursuant to an opinion of counsel on file and available for inspection.
Related Plan Component
Annual Plan: Management and
Operations
Annual Plan: Operations and
Maintenance
Annual Plan: Grievance Procedures
Annual Plan: Grievance
Procedures
Annual Plan: Capital Needs
Annual Plan: Capital Needs
Annual Plan: Capital Needs
Annual Plan: Capital Needs
Annual Plan: Demolition and
Disposition
Annual Plan: Designation of Public
Housing
Annual Plan: Conversion of Public
Housing
Annual Plan: Voluntary
Conversion of Public Housing
Annual Plan: Homeownership
Annual Plan: Homeownership
Annual Plan: Community Service
& Self-Sufficiency
Annual Plan: Community Service
& Self-Sufficiency
Annual Plan: Community Service
& Self-Sufficiency
Annual Plan: Community Service
& Self-Sufficiency
Annual Plan: Community Service
& Self-Sufficiency
Annual Plan: Pet Policy
Annual Plan: Annual Audit
(specify as needed)
Joint Annual PHA Plan for
Consortia: Agency Identification
and Annual Management and
Operations
Page 12 of 18 form HUD-50075-SA (04/30/2003)
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PROOF OF PUBLICATION
(2010 & 2011 C.C.P.)This space is for the County Clerk's Filing Stamp
STATE OF CALIFORNIA
County of San Diego
I am a citizen of the United States and a resident of
the County aforesaid: I am over the age of eighteen
years and not a party to or interested in the above-
entitled matter. I am the principal clerk of the
printer of
North County Times
Formerly known as the Blade-Citizen and The
Times-Advocate and which newspapers have been
adjudicated newspapers of general circulation by
the Superior Court of the County of San Diego,
State of California, for the City of Oceanside and
the City of Escondido, Court Decree number
171349, for the County of San Diego, that the
notice of which the annexed is a printed copy (set
in type not smaller than nonpariel), has been
published in each regular and entire issue of said
newspaper and not in any supplement thereof on
the following dates, to-wit:
thApril 07 ,2006
I certify (or declare) under penalty of perjury that
the foregoing is true and correct.
Dated at SAN MARCOS California
Proof of Publication of
NOTICE IS HEREBY GIVEN that the Housing andRedevelopment Commission of the City of Cansbadwill hold a public hearing in the City Council Cham-bers, 1200 Carlsbad Village Dnve, Carlsbad, Cali-fornia, at 6:00 PM on Tuesday, April 11, 2006, toconsider approval of the Public Housing Agency(PHA) Streamlined Annual Plan and authorizingsubmittal of the PHA Annual Plan to the U. S. De-partment of Housing and Urban Development.
The City of Carlsbad's Draft Annual PHA Plan isavailable for public review Copies of £is documentare available for review at City Hall (City C erk s andRecords Management Office - 1200 Carlsbad Vil-lage Drive , Cify Libraries (1250 Carlsbad VillageDnve and 1775 Dove Lane), and Housing and Re-development Department (2965 Roosevelt Street,
Suite B).
Those persons wishing to speak on this proposalare cordially invited to attend thecublic hearing.Please contact the Housing and RedevelopmentDepartment at (760) 434-2816 to arrange for. trans-lators or other special services needed to participatein the public hearing process. Copies of the AgendaBill anb draft PHA Plan are available^in the Housingand Redevelopment office If you have any ques-
(760) 434-;ments in w
Oafish a d , C A""9'2"ocr8~d"r"b/e"1 rrfa'i libbnunn@cicarlsbad.ca.us
CARLSBAD HOUSING AND REDEVELOPMENT
COMMISSION
NCT 1923956 • April 7, 2006
7thThis 07m Day of April, 2006
Signature
Jane Allshouse
NORTH COUNTY TIMES
Legal Advertising
Karen Kundtz - 4-11-06 Public Housing Plan H&R Com mission .doc Page 1
CITY OF CARLSBAD
NOTICE OF PUBLIC HEARING
PUBLIC HOUSING AGENCY (PHA) ANNUAL PLAN FY 2006
NOTICE IS HEREBY GIVEN that the Housing and Redevelopment Commission of the
City of Carlsbad will hold a public hearing in the City Council Chambers, 1200 Carlsbad
Village Drive, Carlsbad, California, at 6:00 PM on Tuesday, April 11, 2006, to consider
approval of the Public Housing Agency (PHA) Streamlined Annual Plan and authorizing
submittal of the PHA Annual Plan to the U. S. Department of Housing and Urban
Development.
The City of Carlsbad's Draft Annual PHA Plan is available for public review. Copies of this
document are available for review at City Hall (City Clerk's and Records Management
Office - 1200 Carlsbad Village Drive), City Libraries (1250 Carlsbad Village Drive and
1775 Dove Lane), and Housing and Redevelopment Department (2965 Roosevelt Street,
Suite B).
Those persons wishing to speak on this proposal are cordially invited to attend the public
hearing. Please contact the Housing and Redevelopment Department at (760) 434-2816
to arrange for translators or other special services needed to participate in the public
hearing process. Copies of the Agenda Bill and draft PHA Plan are available in the
Housing and Redevelopment office. If you have any questions or would like a copy of the
Agenda Bill, please contact Bobbi Nunn, Housing Program Manager, in the Housing and
Redevelopment Department at (760) 434-2816. You may also provide your comments in
writing to the Housing and Redevelopment Department at 2965 Roosevelt Street, Suite B,
Carlsbad, CA 92008 or by e-mail to bnunn@ci.carlsbad.ca.us
CARLSBAD HOUSING AND REDEVELOPMENT COMMISSION
PUBLISH: April 7, 2006
CARLSBAD PUBLIC HOUSING AGENCY ANNUAL PLANFiscal Year 2006
PUBLIC HOUSING AGENCY PLAN•Pursuant to the Quality Housing and Work Responsibility Act (QHWRA) of 1998, Public Housing Agencies (PHA) are required to submit a 5-Year and Annual Plan. •The Annual Plans must be adopted by the Housing and Redevelopment Commission and a copy with required certifications submitted to the U.S. Department of Housing and Urban Development (HUD). •The Streamlined 5-Year Plan for FY 2005–2009 was adopted by the Housing and Redevelopment Commission on April 12, 2005.
ANNUAL PLANA PHA that administers the Section 8 Tenant-Based Rental Assistance Program must address:Housing Needs of FamiliesFinancial ResourcesEligibility, Selection and Admissions PoliciesRent Determination PoliciesOperations and Management PoliciesGrievance ProceduresHomeownership ProgramsCommunity Service and Self-Sufficiency ProgramsCivil Rights CertificationsFiscal Audit
Significant Changes Section 8 Waiting -closed, effective October 1, 2005Minimum Rent –tenant’s minimum rent reinstated to $50.
FY 2005 PROGRESS IN MEETING THE 5-YEAR PLAN AND GOALSExpand the supply of assisted housing:Approximately 1,370 units of affordable rental housing have been developed through the Inclusionary Housing requirement
PHA GOAL –Leverage Private or Other Public FundsLeverage Private or other public funds to create additional affordable housing opportunities:ArchstonePacific View111 unitsArchstoneSeascape42 unitsLa Costa Paloma180 unitsLaurel Tree138 unitsMariposa Apartments106 unitsPoinsettia Station62 unitsRancho Carrillo116 unitsSanta Fe Ranch50 units
PHA GOAL –Leverage Private or Other Public FundsSunny Creek50 unitsThe Tradition157 unitsTyler Court75 unitsVilla Loma344 unitsVista Las Flores28 unitsIn addition the following affordable rental complex will be ready for leasing:Marbella Apartments29 units
PHA GOAL-Improve the Quality of Assisted HousingImprove the quality of assisted housing:Received a “Standard Performer”ranking on SEMAP Certification, FY 2005Housing Agency recognized as providing excellent customer serviceStreamlined lease process, owner payments are mailed within two weeks of effective dateParticipated in Fair Housing Educational WorkshopsParticipate in local Community Events
PHA GOAL –Promote Self-SufficiencyPromote self-sufficiency and asset development of assisted households:Continue to voluntarily administer a Family Self-Sufficiency ProgramMaintain ongoing communications and relationships with agencies and non-profits that provide services to persons with disabilitiesProvide information on homeownership opportunities22 current FSS participants
PHA GOAL –Ensure Equal Opportunity in HousingEnsure Equal Opportunity in Housing for all Americans:Contract with Heartland Human Relations and Fair Housing AssociationOffer training to staff and participants on Fair HousingProvide information on agencies that assist persons with disabilities
SUPPORTING DOCUMENTSThe PHA Plans are consistent with and reference the following documents:Regional Analysis of Impediments to Fair Housing Choice in the San Diego AreaCity of Carlsbad 2005-2010 Consolidated PlanAdministrative Plan for Section 8 Tenant-Based Rental AssistanceCity of Carlsbad Family Self-Sufficiency Action PlanCity of Carlsbad Compliance Reports and Other Financial Information, June 30, 2005Section 8 Management Assessment Program (SEMAP) Final Score, June 30, 2005
PUBLIC PARTICIPATIONPublic review and comment period for 45 days prior to adoption;Public comment on proposed Annual Plan;Public input on needs and priorities;Oral communication will be recorded at public hearing; and comments will be addressed in the final Plan
Public CommentsNo Comments submitted.
Funding UpdateCY 2005 Final Funding Amount:•$5,379,480 Housing Assistance Pymts•$ 509,463 AdministrativeCY 2006 Final Funding Amount:•$5,592,047 Housing Assistance Pymts•$ 512,645 Administrative
General Program OverviewCurrent ParticipantsFunds sufficient to assist approx. 650 householdsAverage assistance payment = $686Seniors (62 or older) = 35%Disabled Head of Household = 34%Families with Children = 30%
Waiting List StatisticsTotal Number of Applicants = 2,626Single Parent Families = 36%Elderly (62 and over) = 22%Disabled Head of Household = 32%Households w/Residency = 51%