HomeMy WebLinkAbout2023-02-07; City Council; ; Fiscal Year 2021-22 Housing Trust Fund Annual ReportCA Review __RK__
Meeting Date: Feb. 7, 2023
To: Mayor and City Council
From: Scott Chadwick, City Manager
Staff Contact: Mandy Mills, Director of Housing & Homeless Services
mandy.mills@carlsbadca.gov, 442-339-2907
Subject: Fiscal Year 2021-22 Housing Trust Fund Annual Report
District: All
Recommended Action
Adopt a resolution approving the Housing Trust Fund Annual Report for fiscal year 2021-22.
Executive Summary
The Carlsbad Housing Trust Fund has provided assistance to projects and programs that support
lower-income and homeless individuals and families for more than 20 years. The fund has
provided financial support to an array of new affordable housing construction and supportive
housing-related services. The City Council is being asked to approve the fiscal 2021-22 report on
the fund, which is provided as Attachment A to the proposed resolution (Exhibit 1).
This report must be submitted to the City Council for approval of this annual report in keeping
with City Council Policy No. 90, which outlines the policies for administering the Housing Trust
Fund.
Explanation & Analysis
The city has an Inclusionary Housing Ordinance, Carlsbad Municipal Code Chapter 21.85, that
requires that at least 15% of new residential development to be reserved as affordable to
lower-income households, among other measures intended to increase the number of
affordable homes in Carlsbad. Developers of projects with no more than six units have the
option to pay a fee in lieu of providing on-site affordable units. This fee is the largest
contributor to the Housing Trust Fund. Other sources are loan repayments and interest income.
No General Fund money is deposited to the Housing Trust Fund. The fund is used to support a
variety of affordable housing development and services for lower-income and homeless
individuals and families. The fund had an available balance of just over $10,680,000 at the end
of the last fiscal year, as detailed in Attachment A.
Because it is a local fund, there is more flexibility in how the money is spent than there is for
state or federal funds, provided expenditures are consistent with the purposes of the city’s
Inclusionary Housing Ordinance and the housing policies and programs in the city’s General
Plan.
Feb. 7, 2023 Item #1 Page 1 of 10
City Council Policy No. 90 outlines the priorities, expectations and policies for Housing Trust
Fund administration. The policy requires staff to provide a report on the Housing Trust Fund to
the City Council each year. It also requires that the report to have been reviewed by the city’s
Housing Policy Team and Housing Commission. After a review by both groups, the Housing
Commission voted Jan. 12, 2023, to recommend the City Council accept the 2021-22 annual
report.
Fiscal Analysis
There is no direct fiscal impact associated with accepting the annual report.
Environmental Evaluation
This action does not require environmental review because it does not constitute a project
within the meaning of the California Environmental Quality Act under Public Resources Code
Section 21065. It has no potential to cause either a direct physical change in the environment,
or a reasonably foreseeable indirect physical change in the environment.
Exhibits
1. City Council resolution
Feb. 7, 2023 Item #1 Page 2 of 10
RESOLUTION NO. 2023-040
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING THE FISCAL YEAR 2021-22 HOUSING TRUST FUND
ANNUAL REPORT
WHEREAS, Chapter 21.85 of the Carlsbad Municipal Code (CMC) requires that fees collected
under the lnclusionary Housing Ordinance be deposited in a Housing Trust Fund; and
WHEREAS, CMC 21.85 requires the Housing Trust Fund shall be used only for the purpose of
providing funding assistance for the provision of affordable housing and reasonable costs of
administration consistent with the policies and programs contained in the housing element of the
general plan; and
WHEREAS, on Dec. 12, 2020, the City Council adopted City Council Policy No. 90 which outlines
the priorities, expectations and policies for Housing Trust Fund administration; and
WHEREAS, City Council Policy No. 90 requires an Annual Report of the Housing Trust Fund be
reviewed by the Housing Policy Team and the Housing Commission, with the Housing Commission
making a recommendation to the City Council; and
WHEREAS, the Housing Policy Team reviewed the FY 2021-22 Housing Trust Fund Annual Report
on January 4, 2023; and
WHEREAS, the Housing Commission recommended approval of the FY 2021-22 Housing Trust
Fund Annual Report at their January 12, 2023, regular meeting.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1.That the above recitations are true and correct.
2.That the City Council approves the FY 2021-22 Housing Trust Fund Annual Report,
attached hereto as Attachment A.
Exhibit 1
Feb. 7, 2023 Item #1 Page 3 of 10
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 7th day of February, 2023, by the following vote, to wit:
AYES:
NAYS:
ABSTAIN:
ABSENT:
Blackburn, Bhat-Patel, Acosta, Burkholder.
None.
None.
None.
� SHERRY FREISINGER, City Clerk
{SEAL)
Feb. 7, 2023 Item #1 Page 4 of 10
KEIT~yor
Housing Trust Fund Annual Report
Fiscal Year 2021-22
Background
The city’s Inclusionary Housing Ordinance was established in April 1993 and requires that all
residential developments greater than six units restrict 15 percent of the total number of
homes in a project as affordable to low-income households. Some developments have the
option to satisfy a portion of or all of their affordable housing obligation through payment of
inclusionary housing in-lieu fees or affordable housing credit purchases. For the city to receive
and use these fee payments, the Housing Trust Fund (HTF) was established to confirm that fees
collected were applied only towards the affordable housing needs of lower-income households.
The Housing Trust Fund receives revenue from a variety of sources, including interest from
loans, housing credit purchases, housing in-lieu fees, and interest earned on the fund balance.
The Fund is intended to aid in the production, acquisition, rehabilitation and preservation of
housing affordable to extremely low-, very low- and low-income households, and those
experiencing homelessness. Reasonable costs of administration of the fund, programs and
projects are allowed to utilize Housing Trust Fund dollars.
The Housing Trust Fund significantly contributes to the success of the city’s inclusionary housing
program. The Housing Trust Fund has been an indispensable tool to attract other funding
sources to affordable housing projects, leveraging the city’s investment up to five times with
outside funding sources. With its diversity of revenue sources, the Housing Trust Fund has
provided sustained support for the inclusionary housing program, resulting in approximately
2,300 affordable homes in Carlsbad.
On Dec. 12, 2020, the City Council adopted City Council Policy No. 90 which outlines the
priorities, expectations and policies for HTF administration. The Policy requires that staff shall
provide a Housing Trust Fund Annual Report to the City Council and that the Report shall be
reviewed by the city’s Housing Policy Team and Housing Commission, with the Housing
Commission making a recommendation to the City Council.
Attachment A
Feb. 7, 2023 Item #1 Page 5 of 10
{'city of
Carlsbad
2 | Page
City of Carlsbad Housing Trust Fund
FY 2021-22 Annual Report
Summary of use of funds
The Housing Trust Fund has been used successfully to assist an array of new housing
construction, land acquisition, first-time homebuyer loans and homeless services. During FY
2021-22 the following project or program expenditures and commitments occurred:
Category Expenditures Encumbrances
(Prior Year
Commitments)
New Loan
Commitments
Construction of new affordable housing $200,000 $1,317,664 $5,250,000
Preservation of affordable housing $5,749
Homeless Services $65,000
Administration $116,763
Other Housing Administrative support $50,000
TOTAL $437,512 $1,317,664 $5,250,000
Below are the descriptions of HTF uses by category for FY 2021-22.
Construction of new affordable housing-$200,000
Historically, the Housing Trust Fund is predominantly used to subsidize the construction of new
affordable housing in Carlsbad. Money from the Housing Trust Fund is often leveraged with
other local and non-local sources of funding: Community Development Block Grant, the HOME
federal funding program, federal and state low income housing tax credits and others.
Financial assistance from the Housing Trust Fund is typically made in the form of long-term
loans of 30 to 55 years at an interest rate of generally not more than three percent. Loan
repayment requirements will vary by type of assistance. For example, repayment of principal
and interest of first-time homebuyer loans are usually deferred for 15 or even 30 years, unless
the home is sold. Repayments on loans to multi-family rental projects are amortized over the
loan term, and are usually made on a surplus cash basis, that is, annual gross revenue minus
annual operating expenses. At the end of the loan term or upon sale or transfer of the property,
any remaining principal and accrued interest becomes due and payable at that time.
In 2017 and 2020 the City Council approved financing
for the Windsor Pointe affordable housing project.
The project, developed by Affirmed Housing, offers
permanent supportive housing project for homeless
household with serve mental illness and affordable
housing for other low-income households with a
veteran preference. The project is 48 units located on
two non-contiguous sites in the Barrio neighborhood,
at 965 Oak Ave. and 3606 Harding St.
Construction began in late 2020 and was completed in 2022. HTF expenditures spanned three
fiscal years. For the 2021-22 fiscal year, there were $200,000 expended from the HTF toward
project construction. Final project contributions were expended in FY 2022-23.
Feb. 7, 2023 Item #1 Page 6 of 10
3 | Page
City of Carlsbad Housing Trust Fund
FY 2021-22 Annual Report
Preservation of affordable housing-$5,749
As part of the city’s affordable housing efforts, the city
has purchased affordable housing units at risk of
converting to market-rate with the intent to resell them
to eligible lower-income buyers, thereby preserving,
extending and enhancing the existing affordable housing
stock in Carlsbad. Most of the unit purchases utilized
Community Development Block Grant (CDBG) funding,
but one unit was purchased and rehabilitated with HTF.
Some of the costs (improvements and homeowner
association fees in the amount of $5,749) were incurred
in FY 2021-22. Upon resale, some revenue will be returned to the HTF.
Homeless Services-$65,000
The Housing Trust Fund has also been used to support a variety of services for low income and
homeless individuals and families. For example, the Housing Trust Fund has provided funding
each year for the Carlsbad Service Center ($40,000), which provides temporary day labor
employment services, employment training and readiness, access to benefits, basic needs,
rental assistance and case management. The Housing Trust Fund also supports the year-round
Bridge-to-Housing network coordinated by the Alliance for Regional Solutions ($25,000).
Administration-$116,763
Housing Trust Fund dollars are used to cover administrative costs that are necessary to
administer the fund. These include personnel expenses and maintenance and operations (not
used for travel and training) expenses that are specifically related to the administration of the
HTF. Total administrative expenses may not exceed 5% of the available Housing Trust Fund
balance as of the end of the prior fiscal year. The FY 2021-22 administrative costs of $116,763
are less than 1% of the prior year fund balance. The combined administrative costs of $166,760,
which include other Housing Administrative support described below, are 1.16% of the
approximate $14 million FY 2020-21 Ending Fund Balance.
Other Housing Administrative support- $50,000
Funds may also be used to supplement administrative and operational support for other
housing programs such as rental assistance and CDBG. There is a dollar amount set aside
annually to ensure administration of the Housing Choice Voucher Program (rental assistance) is
fully covered ($50,000 in FY 2021-22). Funds for administration of that program come from the
U.S. Department of Housing & Urban Development (HUD). It is expected that funds will cover
the administrative costs, but there have been instances when the timing of funds from HUD are
received after the costs are incurred. It is essential to keep this program operational, so this
budget allocation allows the city to maintain program administration without falling into a
funding deficit. If the funds are not needed to balance at fiscal year end, they can be returned
to the HTF.
Feb. 7, 2023 Item #1 Page 7 of 10
4 | Page
City of Carlsbad Housing Trust Fund
FY 2021-22 Annual Report
Summary of new projects
In addition to the expenditures outlined in the section above, the City Council also approved
loan commitments from the HTF in the amount of $5.25 million during FY 2021-22. The projects
receiving these loan commitments are described below.
Aviara Apartments
Aviara East Apartments is a 70-unit affordable housing project
located on the east side of Aviara Parkway south of Palomar
Airport Road and north of Laurel Tree Lane. The overall 329-unit
Aviara Apartment project is required to provide 70 units
affordable to lower-income households. According to City
Council Policy Statement No. 90, money from Housing Trust
Fund is not to be used to satisfy a development's requirement to
provide affordable housing in accordance with the city’s Inclusionary Housing Ordinance, but
may be used to assist in exceeding the requirement. The City Council approved a $3,100,000
loan from the city’s Housing Trust Fund on Aug. 31, 2021, to deepen the affordability of seven
units to serve very low-income households.
Marja Acres Senior Apartments
The Marja Acres Apartments project is a 47-unit senior affordable
housing project located on the west side of El Camino Real, just
south of Kelly Drive. As an approved density bonus project,
Marja Acres is required to provide 46 senior apartments
affordable to lower-income seniors. According to City Council
Policy Statement No. 90, money from Housing Trust Fund is not
to be used to satisfy a development's requirement to provide
affordable housing in accordance with the city’s Inclusionary
Housing Ordinance, but may be used to assist in exceeding the requirement. The City Council
approved a $650,000 loan from the city’s Housing Trust Fund on Oct. 12, 2021, to deepen the
affordability of five units to extremely low-income levels.
West Oaks Apartments
West Oaks Apartments is a 42-unit affordable housing project
located south of Palomar Airport Road and west of Palomar
Oaks Way. As an approved density bonus project, Integral
Communities is required to provide 38 units affordable to
lower-income households. According to City Council Policy
Statement No. 90, money from Housing Trust Fund is not to be
used to satisfy a development's requirement to provide
affordable housing in accordance with the city’s Inclusionary
Housing Ordinance, but may be used to assist in exceeding the
requirement. The City Council approved a $1,500,000 loan from the city’s Housing Trust Fund
on Dec. 7, 2021, to increase the number of affordable units and to deepen the affordability on
10 units to serve extremely low and very low-income households.
Feb. 7, 2023 Item #1 Page 8 of 10
5 | Page
City of Carlsbad Housing Trust Fund
FY 2021-22 Annual Report
Financial Status of the HTF
Revenue sources
Fund revenue varies from year to year, but generally averages between $1-2 million annually.
Revenues come primarily from residential development activity, loan repayments and interest income.
No General Fund money is deposited to the Housing Trust Fund.
FY 2021-22 Summary
Beginning Available Fund Balance $14,379,262
Fee Revenue 1,254,167
Interest Revenue 420,403
Loan Payments 18,850
Repayment from Section 8 Admin 94,116
Tyler Ct. Transfer 200,912
Total Increase in Fund Balance $1,988,448
Loans Issued (200,000)
Expenditures (187,512)
Transfer to Section 8 Admin (50,000)
Total Decrease in Fund Balance ($437,512)
New Loan Commitments ($5,250,000)
Ending Available Fund Balance $10,680,198
Summary of administrative and non-project expenses
The funding activities of the Housing Trust Fund require administrative support. The table
below shows actual administrative support expenditures for the last two fiscal years and the
current fiscal year (FY 2022-23) administrative support budget allocated from the Housing Trust
Fund to demonstrate the historically low use of HTF funds for administration. The FY 2021-22
actual administrative costs of $166,760 are 1.16% of the approximate $14 million FY 2020-21
Ending Fund Balance. Total administrative expenses may not exceed 5% of the available
housing trust fund balance as of the end of the prior fiscal year.
Housing Trust Fund
Administration
2020-21
(Actual)
2021-22
(Actual)
2022-23
(Budget)
Personnel 149,413 41,585 83,419
Maintenance & Operations 165,015 75,175 147,326
Transfer to Section 8 Admin 50,000 50,000 100,000
Total administration $364,428 $166,760 $330,745
Review of prior year funding priorities
The City Council approved the HTF priorities via City Council Policy No. 90 in December 2020.
Priorities are in the following order:
1.Construction of new affordable housing
2. Preservation of housing at-risk of conversion to market rate
3. Acquisition/rehabilitation of distressed/at-risk affordable housing
4.Rental assistance and homelessness programs
Feb. 7, 2023 Item #1 Page 9 of 10
6 | Page
City of Carlsbad Housing Trust Fund
FY 2021-22 Annual Report
5.Land acquisition for future affordable units
6. Conversion of market rate units to affordable housing
Upcoming funding priorities
There has been no change to the funding priorities.
Summary of pending assistance requests
At the close of FY 2021-22, there was one request for HTF assistance, from the Marja Acres
Senior Apartments project, that was in the process of being evaluated. Since the original
financing package on the affordable project was proposed in 2021, economic conditions had
changed dramatically, which have impacted project financing. USA Properties requested
additional support from the city. The request went to the Housing Policy Team, Housing
Commission and City Council for approval after July 1, 2022. The City Council approved an
additional $65,000 of assistance in the new fiscal year, bringing the total HTF contribution to
$715,000. This will be reported in the FY 2022-23 Annual report.
Summary of denied assistance requests
There were no requests denied in FY 2021-22.
YTD Summary
As of the beginning of FY 2021-22, the Housing Trust Fund has an available cash balance of
$14.38 million. The HTF made new loan commitments in the amount of $5.25 million during the
fiscal year, but also received almost $2 million in revenue. As of June 30, 2022, the ending
Available Fund Balance of the HTF was $10,680,198. In summary, the HTF continues to be a
valuable source of funding to help create a diverse affordable housing stock.
Feb. 7, 2023 Item #1 Page 10 of 10