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HomeMy WebLinkAbout9/15/1999 - STAFF REPORTS (3) DATE: SEPTEMBER 15, 1999 TO: CONWUNITYREDEVELOPMENT AGENCY FROM: CDBG/HOUSING COORDINATOR VIA DIRECTOR OF ECONOMIC DEVELOPMENT CREATION OF AN AGENCY-FUNDED SINGLE-FAMILY HOME REHABILITATION GRANT&LOAN PROGRAM FOR LOW-AND MODERATE-INCOME OWNER OCCUPANTS IN THE CITY OF PALM SPRINGS RECOMMENDATION: It is recommended that the Agency approve the creation of a rehabilitation program for full-time owner occupants of single family homes in the City of Pahn Springs. BACKGROUND: Community Redevelopment Agency staff is proposing the creation of a program of grants and deferred loans to full-time homeowners in the City of Palm Springs for the purpose of rehabilitating single-fan ily,owner-occupied homes. Several priority areas,in addition to the tern redevelopment project areas,have been Ber►tified for the program,though all income-qualified homeowners in the City ofPahn Springs are eligible for the program. The redevelopment project areas are fisted below,but the AirportNoise Cone Area and the City's"Recapdue our Neighborhood" areas have also been identified. (Two of these area are also Redevelopment project areas,but a third is the ar+eagenerally south ofRamonRoad betweenPalm CanyonDrive and Warm Sands.) Staffwill develop a program map showing more specific boundaries. The Community Redevelopment Agency project areas include: Central Business District Tahquitz-Andress Ramon-Bogie South Palm Canyon Oasis North Palm Carryon Highland-Gateway Baristo-Farrell Project Area No.9 Canyon Project The eligible population for the program is identified below: Owner-occupants of single family homes(name must appear on title) Full-time Palm Springs resident No rental properties(in addition to proofof ownership,must sign affidavit of occupancy) No second-homes(subject to Metroscan or Dataquick search) Must fall within very low,low,and moderate income ranges(50%,80°/o,120'/o of median income,respectively) In addition to the income- and ownership-eligibility requirements, the program also has some general requirements and restrictions for all grant and loan recipients. 1. All applicants must meet income and ownership eligibility criteria identified above. 2. All projects (grants and loans) are subject to a recorded property maintenance covenant. 3. ADapplicantsinAirportNoiseProgramareamustsign"Non Suit Covenant Avigation Easement"required by Airport Noise Mitigation Program 4. Mobile homes are only eligible for"Low Doc"grant program with$5,000 limit 5. No equity nor minimum home value is required;however, maximum home value is FHA cap to prevent loans to"unaffordable"homes Cra - C tm"Gso�w Since the program is aimed at very low-,low-,and moderate-income families,it is important to note that these income guidelines are provided by the U.S. Department of Housing& Urban Development for the Riverside/San Bernardino County areas, and thus are slightly favorable (higher) than the Palm Springs area. The "moderate income" category, for example,mdidesasigmflcantnumberoffarmlesmpabnSpnngs. Asarewlt,afamilyoffour can have a gross income of$56,650 and stiff be eligible for the program The following are the 1999 Income Eligibility Guidelines for Palm Springs: VERY LOW MODERATE FAMILY INCOME LOW INCOME INCOME SIZE 50'/u of Median 80'/o of Median 120'/u of Median 1 16,500 26,450 39,650 2, 1 18,900 30,2W 45,300 3 21,250 34,000 51,000 4 23,600 37,750 56,650 5 25,500 40,800 61,200 6 27,400 43,800 65,700 7 29,250 46,800 70,250 8 31,150 49,850 74.800 PROGRAM DESCRIPTIONS GRANTS There are many good reasons for the program to make grants for the rehab of single f roily homes:grants are less threatening to many homeowners,especially seniors,and in the cases ofhomes that need very small amounts of assistance,a grant is a patch less restrictive tool to use than a loan. However,Redevelopment Law limits the size ofthe grants the Agency can make and,in the case of the larger grants,does not allow it to make completely unrestricted grants. Therefore,there are two separate grant categories. In addition, all grants and loans will record a property maintenance covenant requiring the owner to maintain the exterior ofthe property in acceptable condition,for 5 years(m the case of grants)or 10 years(m the case of loans). "Low Doc"Grant Program Grants up to $5,000 will be available to very low and low-income., owner-occupied households. Moderate income finmiffes are not eligible for this level of assistance. No resale restrictions on the home are necessary,though a property maintenance covenant is required. Basic household income and homeowner qualification(as well as affidavit of occupancy)will be performed(no need for in depth check). The City's Construction Superintendent will be used to assure work quality and sign off on the contractor invoice. The Contractor will receive a lump sum payment. At least 20%ofthe grant amount(up to$1,000)must be used for exterior improvernents,such as debris removal,repainting,or landscaping. Very low or low-income mobile home owners are only eligible for the Low Doc Program, though the$1,000 exterior improvement requirement is waived. Larger Grants Up to$10,000 An eligible fismilies or individuals(very low, low, or moderate income) may apply for this program,which provides improvement grants ofup to$10,000. I-flW theLowDocprogram, 20%of the grant amount must be used for exterior improvements such as debris removal, painting, or landscapirsg; in addition, a property maintenance covenant is required. These grants have a 5 year resale restriction, i.e. the owner is restricted to reselling the home to another incwmequili6ed buyer during the five year period or must repay the remaining balance ofthe grant,including accrued interest. The grant will accrue interest at 50%,but will bef4venoverthe fin yearperiod. Slightly differentfiromtheloanprogram,anew income- qualified buyer is only responsible for the nernainingbalanceasw llastheremainingterm No additional restrictions(e.g.additional years)are placed on the property at the time of resale. The affordablity restriction is for five years only, regardless of the number of owners that property has during that period. LOANS AD project assistance over$10,000 must be part of the rehab loan program. Loans win be made as deferred(silent)loans,amortized overatenyearperiod. No payment willberequired on the part of participants during the term of the loan, provided other conditions are met. Loan is forgivers if homeowner remains as owner-occupant during term of loan. Mwainum loan amounts are$25,000 for an applicants,but the"accrued interest"will vary according to the applicant's income level,and whether the applicant lives in a priority neighborhood. The loan amounts and corresponding interest rates are: Household Income PRiORITF•AREAS OTHmt AREAS,: Very Low or Low Income $25,000 $25,000 (80%of median or below) (3%) (4%) Moderate Income(between $25,000 $25,000 80%and 120%of median) Loan Restrictions There is a resale restriction placed on an loans: Sale or transfer of the home during the loan term requires it to be sold to an income qualified household(Le.the original loan holder must sell to an equivalent income qualified household,i.e.,a low income household roust sell to a very low or low income household;a moderate income household must sell to a moderate income [or less] household). The "loans" will be amortized over a period of 10 years. However,the affordability restriction will placed on the home for a period of 15 years,with one acception: if the original participating owner lives in the house continuously for the 10 years, the affordability covenant is released at the end of 10 years when the loan is fully amortized. ffthe house is sold prior to the release of the affordability covenant,the new buyer must be income qualified. Ifthe newbuyer is not income qualified,the remainingbalance must bepaid through the escrow. Ifthe new buyer is income qualified,anew agreement not to exceed 10 years will be entered into for the balance due. The new buyer's loan temu,in nearly all cases, will be less than 10 years. Here's an example: Homeowner A enters the program and receives the maximum loan of$25,000, which is recorded and amortized overa 10 yearperiod. At the end of5 years(60 cra -C- 3 CrA - G"1 monthsl she sells the house to a couple who are not income qualified The balance due to the Agency,paid through the escrow,will be$13,434.58. HomeownerB, also receives a$25,OOOloan on the same terms. He sells his house at the end of5 yew(60 months),butto an income-qualified hmily instead. Thenewbuyerthen executes a new 10 year agreement with the Agency for the$13,434.58 balance. If property is transferred within the fiinnfly (e g. upon death of the homeowner) income qualification is still required. IMay member does not qualify,payment of note is due. APPLICATION SCORING Should there be a large volume of applications during the initial start-up ofthe program,staff has developed and Application Scoring Worksheet that ranks applications by household-and project need,as well as the City's-and Agency's neighborhood revitalization priorities. Bach application will be assigned a numerical score based on the following criteria, with the highest scoring applications fimded first. Each question below has a range of possible scores Ail the scores in the first three categories are added, and then multiplied by the relevant score in the final two categories,income and ownership(including"0"for not qualified). Any applicant that does not receive a"0" score(i.e. is not income qualified or does not own the home)is at least minimally qualified for assistance. Neighborhood Impact Was the home pre4denti6ed by the City for participation in the program? Are there homes on the same street that are also in need of repair? Is the home in one of the targeted areas, such as the Airport Noise area or a redevelopment project area? Overall,what impact would the improvement ofthis house have on the street? Is the home in a statistically undervrepresented priority area? Scope of Work Are there major structural defects that could corrected by this program? Are there significant code violations that could be corrected by this program? Does it appear that there may be lead paint in the home? Is there a need of actensive acterior rehabilitation and/or cleanup? Is there a treed to install/repair an evaporative cooler? Is there a need to repair/replace air conditioning units? Is there a need for security screen doors or windows? Is there a need to replacelmstall block walls? Are there disabled access issues in the home? Borrower Qualification Would the owner quality for an additional programs(e.g. Airport Noise Program)? Is the applicant a senior citizen? Is the applicant disabled or claim to be disabled? What is the age of the house? Does the borrower own other property(ies)? Absolute Eligibility Requirements Income Level of the Borrower Homeowner Status The initial funding for the program shall be $1,000,000, from the fund balance of the Low/Mod Housing Program Based on the anticipated ma of$5,000, $10,000, and $25,000 projects, the$1,000,000 could assist nearly 100 homeowners in the first year. If the program is an overwhelming success, staff may return to the Agency for an dditional commitment of i r� � v i-FFR; AWCjES:CA#0SCANO- qWy 'TPH.D. � Director of c Development APPROVED or ATTACHMENTS: /d 1. Resolution �/�;•• r ;, 2. Budget Amendment cra - c RESOLUTION NO. 1082 OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF PALM SPRINGS, CALIFORNIA, AMENDING THE BUDGET FOR THE 1999-00 FISCAL YEAR. WHEREAS Resolution 1066 approving the budget for the fiscal year 1999-00 was adopted on June 9, 1999; and WHEREAS the Executive Director has recommended, and the Agency desires to approve, certain amendments to said budget; NOW THEREFORE BE IT RESOLVED that the Director of Finance is authorized to record inter-fund cash transfers as required in accordance with this Resolution, and that Resolution 1066, adopting the budget for the 1999-00 fiscal year is hereby amended as follows: SECTION 1. ADDITIONS FUND Activity Account Amount No. 882 Single-Family New $1,000,000 Rehab Program Title: Tahquitz- Andreas Low-Mod Purpose: Creation of Single-Family Rehab Program for Low-Mod Homeowners SECTION 2. SOURCE FUND Activity Account Amount No. 882 2930 $1,000,000 Title: Tahquitz- Fund Balance Andreas Low-Mod Adopted this 15th day of September 1999. AYES: Members, Barnes, Hodges, Oden, Reller-Spurgin and Chairman Kleindienst NOES: None ABSENT: None ATTEST: COMMUNITY REDEVELOPMENT AGENCY OF THE CITT OF PALM SPRINGS By Assistant Secretary Chairman REVIEWED AND APPROVED AS TO FORM cor4aecw& RESOLUTION NO. 1081 OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF PALM SPRINGS,CALIFORNIA,CREATING THE PALM SPRINGS NEIGHBORHOOD REVITALIZATION PROGRAM,A REHABILITATION PROGRAM FOR LOW-AND MODERATE- INCOME OWNER-OCCUPIED SINGLE FAMILY HOMES IN THE CITY OF PALM SPRINGS -------------- WHEREAS in accordance with Section 33334.2 of California Redevelopment Law(hereinafter"CRL") redevelopment agencies must establish a housing fund by setting aside twenty percent(20%)of tax increment generated from project areas to increase and improve communities' supply of affordable housing for persons of low or moderate income;and WHEREAS,redevelopment agencies may spend housing fund monies to,among other things,rehabilitate buildings or structures;and, WHEREAS the City and Redevelopment Agency seek to provide more affordable housing throughout the City,preserve affordable housing stock throughout the City,and maintain the community's supply of mobile homes;and WHEREAS,Section 33334.2(g)authorizes redevelopment agencies to spend housing fund monies either within or outside the project area if the City Council and the Redevelopment Agency find that the provision of affordable housing funds outside the project area benefit the project area;and, WHEREAS,the Neighborhood Revitalization Program(hereinafter"Program')helps the Agency fulfhll its requirements under the AB 1290 Implementation Plan,as well as assists the City meet the goals of its HUD Consolidated Plan;and WHEREAS,the Program is offered in all redevelopment project areas within the City;and, WHEREAS,the Palm Springs Community Redevelopment Agency wishes to extend the Program to low and moderate income homeowners who live in areas outside of project areas giving priority to the Airport Cone Noise Area and the City's"Recapture Our Neighborhood"areas and secondarily to the remaining portion of the City;and, WHEREAS,there are numerous benefits to the project areas by extending the Program to areas that are non-project areas in that,currently,there are ten project areas within the City and the project areas are either directly adjacent to a non-project area or within a project area's sphere of influence;and, WHEREAS,the Program conforms to the General Plan of the City of Palm Springs, including,but not limited to,the City's Housing Element. NOW THEREFORE,the Community Redevelopment Agency of the City of Palm Springs,California, does hereby resolve the following: SECTION 1. That the Neighborhood Revitalization Program,for the purpose of providing assistance to low-and moderate-income owner occupants of single family homes in Palm Springs for property improvements, is hereby established. SECTION 2. Program assistance is limited to owner occupants of single family homes in the City of Palm Springs that meet the income guidelines for"Very Low,""Low,"and"Moderate" income,as set forth by the U.S.Department of Housing&Urban Development for the Palm Springs area or for the Riverside/San Bernardino County area. SECTION 3. Pursuant to CRL 33334.2(g),the Community Redevelopment Agency hereby fords that the provision of affordable housing funds outside Agency project areas will be of benefit to the project areas because the fiords will be utilized to provide more affordable housing opportunities within the City,preserve affordable housing stock throughout the City,and maintain the community's supply of mobile homes. �` R1081 ('N Page 2 1 C , SECTION 4. Notwithstanding the establishment of the Program pursuant to this resolution and the (� program implementation criteria developed by the Agency,the allocation of Program assistance to any applicant shall be at the discretion of the Community Redevelopment Agency. Nothing in the guidelines or in this resolution requires the Agency to allocate fimds to any applicant. SECTION 5. Assistance to homeowners shall be in the form of grants or deferred loans. The type of assistance shall be solely determined by the dollar amount of the project. SECTION 6. All Program participants shall enter into a recorded Property Maintenance Covenant with the Agency for a period of not less than five(5)years. SECTION 7. All Program participants receiving more than$5,000 in assistance shall enter into a recorded Properly Affordability Agreement with the Agency of not less than five(5)years. SECTION 8. Notwithstanding the Agency's findings that the use of housing funds outside the redevelopment project areas is appropriate and beneficial to the project areas,additional consideration in the application process will be made for applicants who live in the ten project areas,as well as those in the Airport Noise Cone area and the City's"Recapture Our Neighborhoods"areas. SECTION 8. The Agency reserves the right to score and prioritize applications based on borrower qualification,scope of work,and neighborhood impact,as well as prioritize improvements in a home based on the Agency's established criteria for the Program. SECTION 9. The findings and determinations set forth herein shall be deemed final and conchrsive. SECTION 10. The Executive Director or his designee are authorized to sign all necessary documents in a form approved by the Agency Counsel,including grant agreements up to$10,000 and loan agreements up to$25,000. ADOPTED this 15th day of September 1999. AYES: Members Barnes, Hodges, Oden, Reller-Spurgin and Chairman Kleindienst NOES: None ABSENT: None ATTEST: COMMUNITY REDEVELOPMENT AGENCY CITY OF PALM SPRINGS,CALIFORNIA By Assistant secretary — / Chairman REVIEWED AND APPROVED: {�(`