Objective: Merge Capital Fund and Maintenance Teams
Progress: The Capital Fund team has been realigned and now reports to the Maintenance Department. The synergies between both teams offer the added benefit of ensuring that the ongoing maintenance needs of projects are factored in when capital improvement decisions are made. In addition, the capital fund team now has access to additional project management support.
Objective: Transition Public Housing Units with significant unmet capital needs to Rental Assistance Demonstration Program (RAD) or Project Based Projects
Progress: The OHA launched the effort titled “Rethink and Renew” to restructure operations. As part of the effort, the OHA submitted a technical assistance and capacity building engagement grant request to the Department of Housing and Urban Development (HUD). The request was approved. HUD assigned the consultant, CVR Associates, Inc. to complete an analysis and issue a repositioning report tailored to OHA. The term repositioning refers to changing the funding structure for the units currently owned by the OHA under the Public Housing Program to a Section 8 subsidy. This change will provide for a more stable stream of funding and also allow the OHA to leverage funds for rehabilitation of its units. The OHA intends to move forward the preliminary repositioning activities in fiscal year 2023.
HUD Strategic Goal #4: Streamline Operations
PHA Goal One: Reduce administrative burden
Objective: Participate in HUD’s Moving to Work Demonstration Cohort program Progress: On Hold. Due to COVID-19 indirect and direct impact to operations, the OHA is focusing on resuming to normal operations.
Objective: Streamline processes and procedures for annual and re-certifications Progress: The OHA has launched an on-line, web-based recertification portal for Public Housing residents. In FY 2022, the OHA moved to on-line recertifications for the Housing Choice Voucher program.
Objective: Implement consistent forms, letters, and notices for all programs Progress: The OHA has begun standardizing forms for the Public Housing Program. A committee of staff members has been established to review notices before they are released to residents. Once finalized, forms will be standardized for the Housing Choice Voucher Program.
Objective: Develop strategies to reshape workforce capacity Progress: The COVID-19 pandemic required for the OHA to shift focus from identifying streamlining opportunities to establishing immediate processes to minimize the impact to delivery of services. However; the OHA has resumed normal operations, filled all vacant positions, has training efforts underway, and is working on standardizing procedures.
Objective: Identify and eliminate administrative practices not required by HUD Progress: The COVID-19 pandemic required for the OHA to shift focus from identifying streamlining opportunities to establishing immediate processes to minimize the impact to delivery of services. Effort has been relaunched and has a target completion date of FY2023.
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PHA Goal Two: Improve customer service
Objective: Deliver services more efficiently
Progress: The OHA launched the effort titled “Rethink and Renew” to restructure operations. The goal is to improve landlord and tenant relations and customer service. Although the COVID-19 pandemic temporarily halted the efforts, the task is underway.
Objective: Reduce turnaround time-frames for reasonable accommodation requests Progress: Reasonable accommodation requests are reviewed and dispositioned within 48-72 hours from receipt. If an accommodation exceeds the approval authority level of the Program Supervisor, it is submitted within 24 hours to the Housing Programs Manager for review so that the response is not delayed.
Objective: Move towards on-line web-based applications
Progress: Completed. The OHA launched an on-line applications and resident’s web-based portal. 290
Attachment C.1 (b)
Resident Advisory Board Comments
HOUSING AUTHORITY OF THE CITY OF OXNARD
ANNUAL AGENCY PLAN PROPOSED CHANGES
SUMMARY OF TENANT COMMENTS
Although no written comments were received, the following is a summary of the verbal comments received at the Resident Advisory Board (RAB) Meetings (summarized):
Comment: The homeless preference is for the same program that has been in existence for many years? Response: There has been a homeless set aside program for the past 7 years. The program allows for 15 vouchers to be designated for homeless individuals and families per year. However; due to the way the program was set up, it is not possible to open the waitlist once the entire waitlist has been exhausted and vouchers are still available. By adopting a preference, there will be a mechanism to identify eligible applicants and the OHA will be able to open the waitlist for this preference, if needed. This preference was proposed to the RAB in 2021 and temporarily adopted, in accordance with the waivers published by the Department of Housing and Urban Development under Notice PIH 2021-14 (HA), as a response to the COVID pandemic. The temporary waivers have expired; therefore, the OHA is proposing to formally adopt the preference to the Housing Choice Voucher Program Administrative Plan. This action requires presenting before the committee and Board of Commissioners.
Comment: Can the capital fund be used to pain the interior of all public housing units? Response: A portion of the Fiscal Year 2023’s Capital Fund Budget is going towards repairs and improvements needed in preparation for inspections that the Department of Housing and Urban Development is conducting. If a unit requires painting due to normal wear and tear, it will be completed.
In addition, public housing residents need to report their requests for their individual units by placing a work order, the unit will be assessed to determine corrective action. 291
Administrative Plan
Electronic copy of Administrative Plan is located on OHA’s website:
https://www.oxnard.org/city-department/housing/section-8/admin-plan/ Admissions and Continued Occupancy Plan
Electronic copy of Administrative Plan is located on OHA’s website:
https://www.oxnard.org/city-department/housing/public-housing/acop/ 292
Certification by State or Local U. S Department of Housing and Urban Development Official of PHA Plans Consistency Office of Public and Indian Housing with the Consolidated Plan or OMB No. 2577-0226
State Consolidated Plan Expires 3/31/2024
(All PHAs)
Certification by State or Local Official of PHA Plans
Consistency with the Consolidated Plan or State Consolidated Plan I, Emilio Ramirez , the Housing Director
Official’s Name Official’s Title
certify that the 5-Year PHA Plan for fiscal years 2020-2025 and/or Annual PHA Plan for fiscal year 2023 of the Housing Authority of the City of Oxnard is consistent with the PHA Name
Consolidated Plan or State Consolidated Plan including the Analysis of Impediments (AI) to Fair Housing Choice or Assessment of Fair Housing (AFH) as applicable to the City of Oxnard
____________________________________________________________________________ Local Jurisdiction Name
pursuant to 24 CFR Part 91 and 24 CFR §§ 903.7(o)(3) and 903.15.
Provide a description of how the PHA Plan’s contents are consistent with the Consolidated Plan or State Consolidated Plan.
The PHA’s goals and objectives are aligned with the Consolidated Plan. Specifically, on section AP-20 of the plan. The PHA is working on improving supply of affordable rental housing inventory, reducing homelessness, and increase in availability of social services.
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: Title:
Emilio Ramirez Director of Housing and Redevelopment
Signature: Date:
The United States Department of Housing and Urban Development 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. Responses to the collection of information are required to obtain a benefit or to retain a benefit. The information requested does not lend itself to confidentiality. This information is collected to ensure consistency with the consolidated plan or state consolidated plan.
Public reporting burden for this information collection is estimated to average 0.16 hours per year 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. 293
Certifications of Compliance with
PHA Plan and Related Regulations
(Standard, Troubled, HCV-Only, and
High Performer PHAs)
U.S. Department of Housing and Urban Development
Office of Public and Indian Housing
OMB No. 2577-0226
Expires 3/31/2024
PHA Certifications of Compliance with PHA Plan, Civil Rights, and Related Laws and Regulations including PHA Plan Elements that Have Changed
Acting on behalf of the Board of Commissioners of the Public Housing Agency (PHA) listed below, as its Chairperson or other authorized PHA official if there is no Board of Commissioners, I approve the submission of the___ 5-Year and/or X Annual PHA Plan, hereinafter referred to as” the Plan”, of which this document is a part, and make the following certification and agreements with the Department of Housing and Urban Development (HUD) for the PHA fiscal year beginning 2023, in connection with the submission of the Plan and implementation thereof:
1. The Plan is consistent with the applicable comprehensive housing affordability strategy (or any plan incorporating such strategy) for the jurisdiction in which the PHA is located (24 CFR § 91.2).
2. The Plan contains a certification by the appropriate State or local officials that the Plan is consistent with the applicable Consolidated Plan, which includes a certification that requires the preparation of an Analysis of Impediments (AI) to Fair Housing Choice, or Assessment of Fair Housing (AFH) when applicable, for the PHA's jurisdiction and a description of the manner in which the PHA Plan is consistent with the applicable Consolidated Plan (24 CFR §§ 91.2, 91.225, 91.325, and
91.425).
3. The PHA has established a Resident Advisory Board or Boards, the membership of which represents the residents assisted by the PHA, consulted with this Resident Advisory Board or Boards in developing the Plan, including any changes or revisions to the policies and programs identified in the Plan before they were implemented, and considered the recommendations of the RAB (24 CFR 903.13). The PHA has included in the Plan submission a copy of the recommendations made by the Resident Advisory Board or Boards and a description of the manner in which the Plan addresses these recommendations.
4. The PHA provides assurance as part of this certification 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.
5. The PHA made the proposed 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 Plan and invited public comment.
6. The PHA certifies that it will carry out the public housing program of the agency in conformity with title VI of the Civil Rights Act of 1964 (42 U.S.C. 2000d-2000d—4), the Fair Housing Act (42 U.S.C. 3601-19), Section 504 of the Rehabilitation Act of 1973 (29 U.S.C. 794), title II of the Americans with Disabilities Act (42 U.S.C. 12101 et seq.), and other applicable civil rights requirements and that it will affirmatively further fair housing in the administration of the program. In addition, if it administers a Housing Choice Voucher Program, the PHA certifies that it will administer the program in conformity with the Fair Housing Act, title VI of the Civil Rights Act of 1964, Section 504 of the Rehabilitation Act of 1973, title II of the Americans with Disabilities Act, and other applicable civil rights requirements, and that it will affirmatively further fair housing in the administration of the program.
7. The PHA will affirmatively further fair housing, which means that it will take meaningful actions to further the goals identified in the Assessment of Fair Housing (AFH) conducted in accordance with the requirements of 24 CFR § 5.150 through 5.180, that it will take no action that is materially inconsistent with its obligation to affirmatively further fair housing, and that it will address fair housing issues and contributing factors in its programs, in accordance with 24 CFR § 903.7(o)(3).
The PHA will fulfill the requirements at 24 CFR § 903.7(o) and 24 CFR § 903.15(d). Until such time as the PHA is required to submit an AFH, the PHA will fulfill the requirements at 24 CFR § 903.7(o) promulgated prior to August 17, 2015, which means that it examines its programs or proposed programs; identifies any impediments to fair housing choice within those programs; addresses those impediments in a reasonable fashion in view of the resources available; works with local jurisdictions to implement any of the jurisdiction’s initiatives to affirmatively further fair housing that require the PHA’s involvement; and maintains records reflecting these analyses and actions.
8. For PHA Plans that include a policy for site-based waiting lists:
• The PHA regularly submits required data to HUD's 50058 PIC/IMS Module in an accurate, complete and timely manner (as specified in PIH Notice 2011-65);
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___________________________________________________________________________________________________________
• 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 a 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 a waiting list is consistent with affirmatively furthering fair housing; and
• 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 903.7(o)(1).
9. The PHA will comply with the prohibitions against discrimination on the basis of age pursuant to the Age Discrimination Act of 1975.
10. In accordance with 24 CFR § 5.105(a)(2), HUD’s Equal Access Rule, the PHA will not make a determination of eligibility for housing based on sexual orientation, gender identify, or marital status and will make no inquiries concerning the gender identification or sexual orientation of an applicant for or occupant of HUD-assisted housing.
11. 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.
12. 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.
13. 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.
14. The PHA will take appropriate affirmative action to award contracts to minority and women's business enterprises under 24 CFR 5.105(a).
15. The PHA will provide the responsible entity or HUD any documentation that the responsible entity or HUD needs to carry out its review under the National Environmental Policy Act and other related authorities in accordance with 24 CFR Part 58 or Part 50, respectively.
16. 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.
17. The PHA will keep records in accordance with 2 CFR 200.333 and facilitate an effective audit to determine compliance with program requirements.
18. The PHA will comply with the Lead-Based Paint Poisoning Prevention Act, the Residential Lead-Based Paint Hazard Reduction Act of 1992, and 24 CFR Part 35.
19. The PHA will comply with the policies, guidelines, and requirements of 2 CFR Part 200, Uniform Administrative Requirements, Cost Principles, and Audit Requirements for Federal Financial Assistance, including but not limited to submitting the assurances required under 24 CFR §§ 1.5, 3.115, 8.50, and 107.25 by submitting an SF-424, including the required assurances in SF-424B or D, as applicable.
20. The PHA will undertake only activities and programs covered by the Plan in a manner consistent with its Plan and will utilize covered grant funds only for activities that are approvable under the regulations and included in its Plan.
21. All attachments to the Plan have been and will continue to be available at all times and all locations that the PHA Plan is available for public inspection. All required supporting documents have been made available for public inspection along with the 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 PHA Plan and will continue to be made available at least at the primary business office of the PHA.
22. The PHA certifies that it is in compliance with applicable Federal statutory and regulatory requirements, including the Declaration of Trust(s).
Housing Authority of the City of Oxnard CA 031
PHA Name PHA Number/HA Code
X Annual PHA Plan for Fiscal Year 2023
_____ 5-Year PHA Plan for Fiscal Years 20____ - 20____
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 Executive Director: Name Board Chairman:
Emilio Ramirez John C. Zaragoza
Signature Date Signature Date
295
___________________________________________________________________________________________________________
The United States Department of Housing and Urban Development 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. Responses to the collection of information are required to obtain a benefit or to retain a benefit. The information requested does not lend itself to confidentiality. This information is collected to ensure compliance with PHA Plan, Civil Rights, and related laws and regulations including PHA plan elements that have changed.
Public reporting burden for this information collection is estimated to average 0.16 hours per year 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. 296
Table of Contents Oxnard Housing Authority
Repositioning Report
October 2021
Prepared By: CVR Associates, Inc.
© 2021 CVR Associates, Inc. All rights reserved.
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TOC i
Table of Contents
SECTION 1: INTRODUCTION ........................................................................................................ 1 Key Considerations for Repositioning ...............................................................................................................1 SECTION 2: BACKGROUND .......................................................................................................... 2 HACO Public Housing Portfolio .........................................................................................................................2 Section 504 Compliance and Conversion Plan....................................................................................................2 Capital Needs ...................................................................................................................................................3 Current Housing Authority Funding Available...................................................................................................5 Capital Fund Program Funds...............................................................................................................................5 Demolition and Disposition Transitional Funding...............................................................................................6 Operating Reserve Funds....................................................................................................................................6 Althea Court Insurance Funds.............................................................................................................................7 SECTION 3: REPOSITIONING AND RECAPITALIZATION .................................................................. 8 Program Characteristics....................................................................................................................................8 Rent Analysis....................................................................................................................................................9 RAD ..................................................................................................................................................................9 NON-RAD PBV Rents....................................................................................................................................... 10 SECTION 4: REPOSITIONING OPTIONS ........................................................................................ 11 Rental Assistance Demonstration (RAD)......................................................................................................... 11 Section 18 Demolition/Disposition ................................................................................................................. 12 Section 22 Streamline Voluntary Conversion .................................................................................................. 13 Section 32 Homeownership Program.............................................................................................................. 13 SECTION 5: RECAPITALIZATION OPTIONS ................................................................................... 15 Debt Only ....................................................................................................................................................... 15 Low-Income Housing Tax Credits.................................................................................................................... 16 SECTION 6: RECOMMENDED APPROACHES ................................................................................ 17 SECTION 7: IMPLEMENTATION AND PHASING STRATEGY ........................................................... 18 298
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Table of Contents
Phase I............................................................................................................................................................ 19 Phase II........................................................................................................................................................... 20 Phase III.......................................................................................................................................................... 20 Faircloth–to-RAD...............................................................................................................................................20 HOTMA..............................................................................................................................................................21 SECTION 8: NEXT STEPS ............................................................................................................. 22 APPENDIX .................................................................................................................................. 23 Private Market Loans...................................................................................................................................... 23 Capital Fund Financing Program (CFFP)........................................................................................................... 24 Resident Notification Requirements............................................................................................................... 24 RAD ...................................................................................................................................................................24 Section 18 .........................................................................................................................................................26 Section 22 .........................................................................................................................................................26
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Section 1: Introduction
The Housing Authority of the City of Oxnard (HACO) is in Ventura County, California and manages 520 public housing units, under an Annual Contribution Contract (ACC) with HUD, and administers 1,840 Housing Choice Vouchers (HCV).
HUD issued work plan number CVR-O-19-07-04 Oxnard Asset Repo to CVR Associates, Inc. (CVR) to provide technical assistance to HACO. As a part of this work plan, CVR has been tasked with assisting HACO develop an Asset Repositioning Plan to transition from their Public Housing portfolio from the public housing program to a Section 8 based subsidy.
Key Considerations for Repositioning
1. Conversion to a Section 8 project-based subsidy platform will provide a more stable stream of subsidy that will enhance the long-term viability of the portfolio.
2. Repositioning HACO public housing assets will not reduce the number of units in the inventory.
3. Conversion to a Section 8 project-based platform is more conducive to raising debt and equity.
4. Non-RAD PBV rents are greater than RAD rents for HACO.
5. HACO does not have sufficient public housing funds available to make the necessary renovations the units are projected to need over the next ten years.
6. Using long-term debt could leverage HACO funding and provide additional funding for rehabilitation of the units.
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Section 2: Background
HACO Public Housing Portfolio
HACO’s public housing portfolio is located within the City of Oxnard. A summary of the current Oxnard public housing portfolio units by bedroom size is outlined below.
Development 0-BR 1-BR 2-BR 3-BR 4-BR 5-BR Total
Felicia Court - - 24 60 14 2 100
Colonia Road - - 18 30 20 2 70
Pleasant Valley Village - 10 36 38 12 4 100
Plaza Vista Senior Apartments 18 32 - - - - 50
Althea Court - - 8 4 6 2 20
Hill Street - - 4 4 4 - 12
Fashion Park Place - - 8 8 5 3 24
Concord Drive - 0 8 4 6 2 20
Cuesta Del Mar - - 4 4 3 1 12
Fremont Square - - 4 4 4 12
Palm Vista Senior Apartments - 100 - - - - 100
Total 18 142 114 156 74 16 520
Demolition of the 146-unit Colonia Village public housing site was completed in 2019 and is not included in the above summary.
Section 504 Compliance and Conversion Plan
HACO currently has a Section 504 Conversion Plan that will increase the number of Section 504 mobility impairment units by 25 as outlined below
• Pleasant Valley Village - 4 units
• Colonia Road - 4 units
• Scattered Sites properties - 6 units
• Palm Vista Senior Apartments - 11 units
The plan also includes making the 11 units at Palm Vista Senior Apartments compliant with respect to Section 504 requirements for audio and visual impairments. HACO believes the recent demolition of The Court (Cal 31-1), which significantly reduced the number of accessible units in the inventory, has necessitated the requirement to quickly produce additional accessible units
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The new unit mix based on the implementation of the current 504 conversion plan, would be as follows:
Development 0-BR 1-BR 2-BR 3-BR 4-BR 5-BR Total
Felicia Court - - 24 60 14 2 100
Colonia Road - 4 22 30 18 74
Pleasant Valley Village - 12 38 38 12 2 102
Plaza Vista Senior Apartments 18 32 - - - - 50
Althea Court - - 8 4 6 2 20
Hill Street - - 4 4 4 - 12
Fashion Park Place - 3 11 8 5 0 27
Concord Drive - 2 10 4 6 0 22
Cuesta Del Mar - - 4 4 3 1 12
Fremont Square - - 4 4 4 12
Palm Vista Senior Apartments - 100 - - - - 100
Total 18 153 125 156 72 7 531
We have used the current 504 conversion plan’s unit mix above in our financial projections for this repositioning report.
However, we believe the current Section 504 Conversion Plan, combined with existing accessible units would result is a unit distribution that does not appear to meet the requirements of 24 CFR Part 8.26:
“Distribution of Accessible Dwelling Units (accessible dwelling units shall, to the maximum extent feasible. be distributed throughout projects and sites and shall be available in a sufficient range of sizes and amenities so that a qualified individual with handicaps’ choice of living arrangements is, as a whole, comparable to that of other persons eligible for housing assistance under the same program).” As part of the repositioning efforts, CVR recommends that HACO reassess the existing 2018 Section 504 conversion plan to ensure the reconfiguration is consistent with the requirements of 24 CFR Part 8 as part of the Asset Repositioning plan. This may result in increased costs which would require revisions to the financial analysis. Further details were provided under separate cover.
Capital Needs
Ameresco completed an “Asset Management Plan” in 2012 for HACO’s public housing inventory.
While this plan was not completed in the typical HUD Physical Needs Assessment format, it did identify projected physical component replacement needs of the HACO units through 2041. The report identified approximately $62.4 million of physical component replacements needed between 2020 and 2041. It does not appear that the Ameresco assessment considered any 302
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potential hazardous materials abatement, other environmental abatement required, or accessibility improvements needed.
Under separate cover, CVR has provide recommendations regarding HACO’s capital needs. Below is a breakdown of the estimated capital need cost for each property.
Property
Immediate
Needs Year 1-5 Years 6-10
Years 11-
15 Years 16-
20 Total
Capital
Needs
Felicia Court 1,624,189 2,447,714 828,352 1,246,964 1,536,969 7,684,188 Colonia Road 1,386,196 2,537,358 1,712,433 3,505,718 2,020,893 11,162,598 Pleasant Valley Village 950,423 3,586,916 1,214,482 5,697,002 4,120,229 15,569,051 Plaza Vista Senior
Apartments 623,342 1,340,000 2,550,000 452,633 1,716,240 6,682,215 Althea Court 487,500 267,147 20,000 263,608 368,000 1,406,255 Hill Street 822,568 459,573 33,746 449,205 620,933 2,386,026 Fashion Park Place 983,429 585,229 40,346 554,976 742,363 2,906,343 Concord Drive 892,813 496,219 36,628 486,263 673,959 2,585,882 Cuesta Del Mar 487,149 271,887 19,986 265,889 367,735 1,412,645 Fremont Square 487,500 274,155 20,000 267,119 368,000 1,416,774 Palm Vista Senior
Apartments 290,359 2,483,885 3,599,940 1,774,403 1,053,085 9,201,672 Total
9,035,469
14,750,083
10,075,913
14,963,779
13,588,406
$62,413,650
CVR also conducted a visual assessment of properties and the overall impression from the onsite visit was that HACO takes significant pride in the care, maintenance, and upkeep of the properties and no significant, immediate physical deficiencies were observed during our limited assessment.
In addition, the most recent REAC inspection reports identified several health and safety deficiencies, including the condition of doors and their ancillary components at multiple properties including apartment and common area doors at the Plaza Vista and Palm Vista highrise buildings.
Systemic, Health and Safety items, and potential Capital Needs items identified in the REAC inspections may also warrant increased attention prior to and while developing the scope of repositioning work. These items include:
• Site work including landscape, erosion, overgrown vegetation, and fencing and gates. This was also an item mentioned as high-priority by HACO staff during the on-site visit.
• Clogged drain lines, which were also mentioned in the on-site visit as a highpriority item by HACO staff. 303
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• Foundation cracks and rotted subfloor at Felicia Court Building 48, Building 144 – 3010 Turnkey Scattered Sites, and Building 146 – 2950 Turnkey Scattered Sites.
We assumed most of the Ameresco work identified through 2019 has been addressed. For purposes of estimated construction costs, we used the costs for years 2020 through 2031. Due to the age of the Ameresco report, CVR increased these costs by 30%. This should account for inflation and any potential hazardous materials abatement, 504 conversion revisions needed or other unknown factors. A summary of the estimated needs for each HACO property is outlined below:
Property
Construction
Cost Per Unit HCC
Felicia Court 9,770,236 97,702 60%
Colonia Road 10,127,942 136,864 85%
Pleasant Valley Village 11,915,742 116,821 77%
Plaza Vista Sr. 4,816,510 96,330 91%
Althea Court 1,186,941 98,912 60%
Hill Street 2,002,392 100,120 60%
Fashion Park Place 2,467,486 91,388 60%
Concord Drive 2,170,010 98,637 64%
Cuesta Del Mar 1,201,092 100,091 60%
Fremont Square 1,189,052 99,088 60%
Palm Vista Sr. 10,763,784 107,638 91%
In addition to the HACO recommended unit repairs, the Ameresco report also identified almost $1 million of repairs would be need for the administrative buildings over the next 20 years.
Current Housing Authority Funding Available
Capital Fund Program Funds
HUD provides capital fund grants to Housing Authorities annually through its Capital Fund Program (CFP) for the development, financing, and modernization of public housing developments.
However, the funds may not be used for luxury improvements, direct social services, cost funded by other HUD programs, and ineligible activities as determined by HUD on a case-by-case basis.
In addition, Housing Authorities may use up to 10% of their annual CFP allocation for CFPrelated administrative costs and 10% for management improvements. CVR has projected a total 304
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of 25% of each projected annual CFP allocation would be utilized for these items in this repositioning report.
CFP regulations require housing authorities to obligate their annual CFP fund allocation within 2 years of receipt and to expend the fund within 4 years. HUD may extend the PHA’s obligation date for Capital Fund used in a RAD conversion for up to thirty-six months from the previous obligation end date and the expenditures end dates will be correspondingly extended.
Below is a chart of CFP fund allocations HACO has received over the past 5 years and the amounts obligated and spent for each allocation as of September 30, 2021 Calendar Year
award CFP Obligated Expended Available
2017 1,486,849 1,486,849 1,486,849 -
2018 2,180,463 2,063,671 1,247,774 116,792
2019 2,165,525 615,337 443,094 1,550,188
2020 2,143,230 611,034 410,743 1,532,196
2021 2,384,050 - 2,384,050
Total 10,360,117 4,776,891 3,588,459 5,583,226
CVR has utilized the unobligated balances as of September 30, 2021, as available funding for this Repositioning Report. We have also utilized the 2021 CFP grant amount as the projected CFP funding base amounts for the next 5 years. These amounts will be reduced proportionately as units are repositioned from the public housing subsidy platform to Section 8 voucher subsidy platform.
Demolition and Disposition Transitional Funding
HUD provides housing authorities with a formula-based add-on to their CFP grants for 5 years after a PHA has removed units from its inventory because of HUD-approved demolition or disposition. These CFP add-ons are called Demolition and Disposition Transitional Funding (DDTF) and have the same restrictions as Capital Funds. These funds are not awarded for RAD conversions.
CVR has incorporated these funds currently being received for demolished units at Colonia Village. In addition, we have incorporated projected DDTF funds received through the repositioning of other public housing units.
Operating Reserve Funds
Pursuant to PIH Notice 2019-23 RAD Notice Rev 4, PHAs are permitted to use available public housing funding, including Operating Reserves, Capital Funds, and Demolition and Disposition Transitional Funding as source of capital in the development budget to support conversion, 305
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whether for rehabilitation or new construction, as well as to increase initial contract rents, Eligible conversion-related uses for these funds include pre-development, development, or rehabilitation costs of the Development, establishment of capital replacement reserve or operating reserve, payment of Capital Fund Financing Program (CFFP), Operating Fund Financing Program (OFFP), or Energy Performance Contract (EPC) debt, and increase of the initial contract rent.
Operating Reserves are not allowed as development source for units that are repositioned under Section 18 only and are not part of a RAD conversion. Those funds must be spent prior to conversion under Section 18.
As of June 30, 2021 HACO had a significant amount of Reserve Funds that could be used for repositioning activities. The Financial Data Schedule, shows HACO has $8.3M in unrestricted Excess Cash/cash reserves, in the LIPH program as outlined below.
AMP
Felicia
Court
Colonia
Road
Pleasant Valley
Village
Plaza
Vista Sr.
Scattered
Sites
Palm Vista
Sr. Total
Excess
Cash
1,784,834
1,364,854
1,630,593
738,226
1,457,948
1,365,463
8,341,918
PHAs are prohibited from using Operating funds on the capital improvements, including operating reserves, at the Public Housing units unless those Developments are undergoing a RAD conversion.
Althea Court Insurance Funds
HACO has approximately $1.6M of insurance funds remaining in restricted assets due to of a fire that burned down an 8 unit building at Althea Court. These funds have been incorporated into the financial projections to support the new construction of the 8 units. 306
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Section 3: Repositioning and Recapitalization
HUD defines Repositioning as the removal of a property from the Public Housing Section 9 subsidy platform either through RAD, Section 18 Demolition/Disposition, Section 22 Voluntary Conversion, Section 33 Required Conversion, or Section 32 Homeownership and replacing it with Section 8 assistance. In most cases, this conversion is intended to preserve the assets as longterm affordable housing although, in some instances, repositioning can also mean the conversion to tenant based assistance or the sale of Public Housing units to low-income homebuyers and the award of replacement vouchers.
HUD defines Recapitalization as the use of current agency funds or third-party sources to complete necessary physical improvements to a Public Housing property, often by leveraging the Section 8 rental assistance. Recapitalization can be achieved using PHA funds, (Operating Subsidies and Capital Funds), LIHTC, private debt, state and local funding, grants, and in limited cases, Historic and New Market tax credits. It is possible for a housing authority to reposition its public housing inventory to Section 8 without recapitalization, but given the significant physical needs of HACO’s units, recapitalization should also be done in conjunction with the repositioning.
Program Characteristics
There are several Program Characteristics for each repositioning option that must be considered when evaluating a property for repositioning including, but not limited to:
Tenant Protection Vouchers
Demolition and Disposition Transition Funds
Asset Repositioning Fees
Resident Rights
Replacement Housing Requirements
Disposition Requirements
Use of Sales Proceeds
Use of Public Housing Program Funds
Tenant Consent to Project Base Vouchers
Public Housing Closeout Requirements
Faircloth Impacts
HUD’s “Repositioning Options: Summary of Key Characteristics” chart (Exhibit A) provides a summary of these program characteristics for each of repositioning option. 307
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Rent Analysis
RAD
Generally, the best Repositioning options chosen, considering characteristics for each option, is primarily determined by the option that provides the highest rent resulting in a higher net income that can be leveraged to maximize the levels of debt and equity that can be achieved.
The contract rent for converting to RAD is determined by the Housing Authority’s current funding.
The current funding is based on the sum of the following:
• Per unit monthly (PUM) subsidy eligibility at full occupancy under the Operating Fund program, based on the current year’s Operating Fund appropriation (incorporating any pro-ration and excluding Asset Repositioning Fee);
• The amount of the PHA’s Capital Fund Formula Grant attributable to the standing units at the project (i.e., excluding DDTF), divided by the units recognized under the Capital Fund Formula, i.e., “standing units”, divided by twelve; and • PUM adjusted formula income under the Operating Fund program, i.e., tenant rent.
The rents are adjusted annually through HUD’s automated Operating Cost Adjustment Factor (OCAF) and updated in a RAD Rent Schedule every 2 years. The most recent RAD Rent Schedule was published in December 2020 and included an OCAF for 2021 as outlined below.
When the Housing Authority converts under RAD, it must choose between converting the property under Project Based Rental Assistance (RAD PBRA) or Project Based Vouchers (RAD PBV) to determine the initial contract rent.
RAD PBV. If the Housing Authority converts under PBVs, the rent is set at the lower of 110% of the FMR, Reasonable Rent, or RAD contract rent. Based on the current RAD Contract rent Development PIC Number
0-
Bedroom
1-
Bedroom
2-
Bedroom
3-
Bedroom
4-
Bedroom
5-
Bedroom
COLONIA
VILLAGE
CA031000001 $541 $648 $820 $1,147 $1,360 $1,564
COLONIA
VILLAGE
CA031000002 $534 $639 $809 $1,132 $1,342 $1,543
COLONIA
VILLAGE
CA031000003 $554 $663 $839 $1,173 $1,391 $1,600
PLEASANT
VALLEY
CA031000004 $537 $642 $813 $1,138 $1,349 $1,551
PLAZA VISTA CA031000005 $709 $849 $1,074 $1,503 $1,782 $2,049 OXNARD
TOWNHOMES CA031000007
$588 $704 $891 $1,247 $1,478 $1,700
PALM VISTA CA031000008 $662 $793 $1,004 $1,404 $1,664 $1,914 RAD AVERAGE $589 $705 $893 $1,249 $1,481 $1,703
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and the FMRs for Ventura County, the initial contract rent would be set at the RAD rents as outlined above, subject to a Rent Reasonableness study.
RAD PBRA. Under the PBRA option, the RAD vouchers would be administered by a 3rd Party.
The initial contract rent would be set at the lower of 120% of the local Fair Market Rents (FMR) or the RAD contract rent and would not be subject to Rent Reasonableness. Based on the current RAD Contract rents and the FMRs for Ventura County, the initial contract rent would be set at the RAD rents.
NON-RAD PBV Rents
PBVs can also be applied to units without using RAD. The maximum approvable rents for NonRAD Project-Based Vouchers in Oxnard, CA are significantly higher than the current RAD PBRA/PBV options. They can be set at up to 110% of the Fair Market Rent (FMR) as long as the proposed rents are reasonable as compared to similar market rate units.
Below are the potential PBV rents:
Development
0-
Bedroom
1-
Bedroom
2-
Bedroom
3-
Bedroom
4-
Bedroom
5-
Bedroom
2022 HUD FMR $1,507 $1,792 $2,218 $3,101 $3,655 $4,203
Non-RAD PBV RENTS $1,658 $1,971 $2,440 $3,411 $4,021 $4,623
Due to the higher Non-RAD PBV rents, CVR recommended Non-RAD approaches wherever possible in this repositioning report to ensure the best operating cash flows for each project and to support debt service for potential funding gaps. It is important to also note that since HACO manages a voucher program, HACO would earn administrative fees on the new vouchers. $0
$500
$1,000
$1,500
$2,000
$2,500
$3,000
$3,500
$4,000
$4,500
$5,000
0-Bedroom 1-Bedroom 2-Bedroom 3-Bedroom 4-Bedroom 5-Bedroom
PBV VS RAD RENTS
Average RAD Rent 2022 PBV Rent
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Section 4: Repositioning Options
HUD provides four main options for converting Public Housing to Section 8, which can often be used in combination:
The Rental Assistance Demonstration Program (RAD).
The Section 18 Demolition or Disposition.
The Streamlined Voluntary Conversion (SVC).
The Section 32 Homeownership Program.
Rental Assistance Demonstration (RAD)
HUD’s RAD program provides a Housing Authority the ability to convert their public housing and other HUD-assisted properties to long-term, project-based Section 8 rental assistance to achieve the preservation and improvement of their housing stock by enabling access to the private and public debt and equity market to address immediate and long-term capital needs. Additionally, the RAD program provides a 20-year Housing Assistance Payment (HAP) contract that provides stability in the funding source for the Housing Authority. RAD conversions can be accomplished utilizing several approaches. CVR has provided a financial comparison of each option in Exhibit B. Based on this analysis, the RAD/Section 18 Blends provide the best RAD alternatives for HACO due to the level of construction.
PIH Notice 2021-07 provides the latest guidance for RAD/Section 18 Blends. There are two types of RAD/Section 18 Blends.
• RAD/Section 18 Small PHA Blend. For any PHA with 250 or fewer Public Housing units, up to eighty percent (80%) of the units in a Converting Project may by disposed of under Section 18. To be eligible, the PHA must submit a feasible repositioning plan approved by the PHA’s Board of Commissioners and acceptable to HUD that removes all of a PHA’s Public Housing ACC units, reflects that the PHA will not develop additional Public Housing units and will result in the closeout of the PHA’s Section 9 Public Housing Program and termination of its Section 9 ACC. Additionally, any PBV contract created under this Section 3(a)(3)(c) must be administered by an HCV contract administrator with at least 250 HCV units under its HCV ACC prior to creation of such PBV contract. • RAD/Section 18 Construction Blend. To be eligible for the construction blend, the proposed transaction may not use 9% tax credits. The RAD/Section 18 Construction Blend is a tiered system for determining the percentages of RAD and Non-RAD PBVs that can be received based on the amount of actual construction costs, inclusive of General Condition, Overhead, and Profit, as a percentage of HUD’s Hard Construction Costs (HCC). The percentages of HCC and associated RAD/Section 18 Construction Blends are outlined below.
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RAD / Section 18 Blend
Required HCC Threshold RAD / Section 18 Blend Percentage >30% 80% RAD / 20% Section 18
>60% 60% RAD / 40% Section 18
>90% 40% RAD / 60% Section 18
>90% + high-cost area* 20% RAD / 80% Section 18
*Oxnard is not considered a high-cost area.
Section 18 Demolition/Disposition
HUD PIH Notice 2021-07 provides guidance on the requirements to request HUD approval to demolish and/or dispose of public housing property under Section 18 of the U.S. Housing Act of 1937, as amended, as well as related Tenant Protection Voucher (TPV) eligibility for such actions.
If approved, the Housing Authority could convert the TPVs issued to project-based vouchers (PBVs) which have higher rents. This would allow the Housing Authority to raise additional debt to address construction cost and potential gaps.
Another key feature of Section 18 Disposition is the eligibility for phase-out funding under the Operating Fund and Capital Fund programs, called, respectively, Asset Repositioning Fees (ARF) and Demolition Disposition Transition Funds (DDTF). ARF funds provide for a declining phaseout of operating subsidies over two years (if disposition) or three years (if demolition). Under DDTF, the Capital Fund Grant is continued for five years without any phase down.
Under the Notice, HUD describes seven separate ways that a public housing project can qualify for disposition under Section 18 (See Exhibit C). We believe the two most likely ways HACO units could be approved for disposition are summarized below. • Scattered Site Units
Due to the distance between units and lack of uniformity of systems (e.g. HVAC, utilities), the PHA demonstrates an unsustainability to operate and/or maintain the units as public housing. For purposes of this notice, scattered site unit generally mean units in noncontiguous buildings with four or fewer total units. CVR is recommending this approach for the 12 Scattered Site Oxnard Townhome units at Cuesta del Mar. • RAD / Section 18 Small PHA Blends
The 2021-07 PIH Notice also allows Housing Authorities with 250 or fewer public housing units to convert up to 80% of its units to PBV. Given the higher PBV levels for Oxnard, this approach would allow each property to support additional debt. However, since 311
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HACO currently has 520 ACC units, the Housing Authority would need to reposition at least 270 ACC units before it could qualify for this option.
For purposes of this report, CVR is recommending utilizing this approach for units that qualify due to the difference in the funding gap and ability to develop with limited need for tax credit equity.
It is important to note that this approach would result in the closeout of the HACO’s Section 9 public housing program and termination of its Section 9 ACC.
Section 22 Streamline Voluntary Conversion
Under Section 22 Streamline Voluntary Conversion, if the Housing Authority has 250 or fewer public housing units on its ACC, the Housing Authority could be issued Tenant Based Vouchers (TBV) for up to 100% of the units and convert those vouchers into PBVs. However, the Voluntary Conversion option requires the residents to voluntarily convert their Tenant Based Voucher rights to have the PBV assistance and willingly give up their ability to receive a tenant-based voucher that could be used at the property or off-site in the private market.
The voluntary conversion stipulation of this approach makes it difficult to underwrite financing because it involves variables the Housing Authority does not control or cannot predict. We would typically estimate that only 50% to 80% of the residents would voluntarily convert their TBV to a PBV. Since this percentage will result in the same number of PBVs or fewer than the RAD/Section 18 Construction Blend, CVR did not utilize this approach in our financial analysis.
Section 32 Homeownership Program
This option allows a PHA to sell Public Housing units to low-income households, based on a PHA-adopted, and HUD-approved Homeownership Plan. It is an alternative disposition program to allow for affordable homeownership. Section 32 offers PHAs a flexible way to sell Public Housing units to low-income families, with preference given to current residents of the unit(s) being sold. The basic program requirements are that the purchasers must be low-income (80% below AMI) and have received HUD approved homeownership training, and that all units are at a standard that meets local code or if there is no code, meet Housing Quality Standards (HQS).
Any other requirements and program eligibility are largely determined by the local PHA. Any sale proceeds generated must be used for Public Housing, Section 8 or other low-income housing needs, which could include buying and selling more units under the approved Section 32 homeownership plan. Also, the PHA may request Section 8 TPVs to protect HUD-assisted families and for all vacant units in the project that were occupied by an assisted family in the 24 months prior to Section 32 approval.
Although Section 32 is a path to Section 8 TPVs, it is not a path to project-base the current Public Housing units because the units have been sold to low-income families for homeownership.
However, when a PHA receives the TPVs following a Section 32 action, the PHA may be able to project-base other units using the TPVs under certain conditions, such as when TPVs were 312
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awarded for vacant units. A PHA is eligible for ARF but not DDTF under Section 32; however, a PHA does still retain its Faircloth Authority.
Due to the complexity of implementing this program, the extended amount of time it would take, and the fact that HACO units are not very conducive to conversion to homeownership, we have not included this approach in our financial analysis.
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Section 5: Recapitalization Options
Typically, HUD capital funding does not keep pace with the capital needs of the Housing Authority’s properties. Oxnard is no different.
As previously mentioned, the Ameresco report identified $23.8M in capital needs for HACO properties in the next 5 years, not including planned 504 conversions. However, HACO is only projected to receive $12.2M in capital funds to address those needs over the next 5 years.
The recapitalization process allows Housing Authorities to use third-party sources to complete necessary physical improvements to a Public Housing property, often by leveraging the Section 8 rental assistance. Two of the most likely outside sources that are available to HACO include:
• Debt Only
• Low-Income Housing Tax Credits
Debt Only
A project’s supportable debt is based, in large part, on its Net Operating Income (NOI), (Revenue – Operating Expenses). As discussed above in the Repositioning section, rents for Non-RAD PBVs in Oxnard are significantly higher than the current HUD RAD contract rents; therefore, utilizing repositioning options that maximize Non-RAD PBVs would generate higher operating income and more supportable debt.
There are several advantages to using debt over the low-income housing tax credit options, including:
• Less complicated transaction results in faster closing 12,279,790
23,785,552
-
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
CAPITAL FUNDING GAP
Capital Fund Available for Capital Projects Total PNA 5-Year Need 314
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• Less complicated transaction also results in lower transaction costs • Less likely to require a Developer
• Property management does not need LIHTC experience
• No over-income issues with LIHTC income limits
Based on our financial analysis, the Debt only financing approach would provide sufficient funding to support the needed renovations for all HACO properties except the 102-unit Pleasant Valley property. Pleasant Valley will require Low-Income Housing Tax Credits to supplement their debt and complete renovations needed.
Low-Income Housing Tax Credits
There are two types of Low-Income Housing Tax Credits – 4% credits and 9% credits. The 4% credits are available “as of right” with tax-exempt bonds; the latter are awarded on a competitive basis by each state’s tax credit agency. The 4% credits have generally allowed PHAs to undertake a higher level of rehab than could be supported by debt. The 9% credit transactions have mostly involved new construction or substantial rehabilitation.
As mentioned above, the only HACO property that would need to combine LIHTCs with debt is Pleasant Valley. Based on our financial analysis, 4% tax credits would provide sufficient equity funding for Pleasant Valley and would also be easier to obtain than the competitive 9% LIHTCs.
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Section 6: Recommended Approaches
Property Approach Debt? Equity Total Uses
Total
Sources
Projected
Gap
Cuesta Del Mar
RAD / Section 18 Construction
Blend Y N 2,445,309 2,026,127 (419,181)
Hill Street
RAD / Section 18 Construction
Blend Y N 4,002,683 2,886,147 (1,116,536)
Concord Drive
RAD / Section 18 Construction
Blend Y N 4,440,434 3,718,048 (722,386)
Althea Court
RAD / Section 18 Construction
Blend Y N 5,162,012 3,876,866 (1,285,146)
Fremont Square
RAD / Section 18 Construction
Blend Y N 2,423,222 1,938,066 (485,155)
Felicia Court
RAD / Section 18 Construction
Blend Y N 18,256,447 16,579,060 (1,677,386)
Pleasant Valley
Village
RAD / Section 18 Construction
Blend Y Y 47,879,865 47,879,865 0
Colonia Road RAD / Section 18 Small PHA Y N 19,539,252 19,539,252 0 Palm Vista Sr. Apt RAD / Section 18 Small PHA Y N 19,310,573 14,682,792 (4,627,781) Plaza Vista Sr. Apt RAD / Section 18 Small PHA Y N 10,069,784 6,380,402 (3,689,382) Fashion Park Place RAD / Section 18 Small PHA Y N 5,116,988 5,116,988 0 Total 138,717,097 125,113,324 (13,603,773)
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Section 7: Implementation and Phasing Strategy
Utilizing current and projected Capital Funds, anticipated Section 18 DDTF, and operating reserves and private debt made available through a RAD conversion the Housing Authority will have sufficient revenue to address the capital needs of their portfolio include new construction at Althea Court. A summary of the projected sources and uses for implementing the Repositioning Strategy over the next five years is outlined in the following table. 317
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*Please note that CVR is does not anticipate receiving any DDTF past 2025 due to using those funds to increase the RAD rents for Palm Vista.
Phase I
Next, The Housing Authority should submit a RAD applications for Cuesta Del Mar, Hill Street, Concord Drive, Althea Court, Fremont Square, Felicia Court, and Pleasant Valley with the intention of redeveloping these properties under the RAD / Section 18 Construction Blend approach CAPITAL SOURCES: 2022 2023 2024 2025 2026 Totals
Annual CFP Funding $2,065,145 $883,771 $550,863 $111,724 $0 $3,611,503 Unobligated Prior Year Funding $5,583,226 $5,583,226
Operating Reserve / Excess Cash $3,242,782 $1,630,593 $2,103,080 $1,365,463 $8,341,918 Althea Insurance Proceeds $1,615,259
DDTF $0 $858,149 $996,104 $1,242,059 $0 $3,096,313
TOTAL SOURCES 12,506,412 3,372,514 3,650,047 2,719,246 0 22,248,219 NON-REPOSITIONING USES: 2022 2023 2024 2025 2026 Totals Operations, Admin, Other $516,286.25 $435,480.13 $386,741.83 $338,445.80 $0.00 $1,676,954 (% of CFP/DDTF) 25% 25% 25% 25% 25%
Bond Service $440,790 $440,790 $440,790 $1,322,370
New Construction / Office Building $2,500,000 $3,357,037 $5,857,037 REAC / Health & Safety Critical repairs $500,000 $400,000 $300,000 $0 $1,200,000 REPOSITIONING USES 2022 2023 2024 2025 2026 Totals
PBV Only Comprehensive Rehab $0 $0 $0 $0 $0 $0
Site Name
# of Units 0 0 0 0 0 0
RAD/PBV Small PHA $0 $0 $3,689,382 $2,796,685 $0 $6,486,067 Site Name Plaza Vista Sr.
Colonia Road
Palm Vista / Fashion
Park Place
# of Units 0 0 151 100 0 251
RAD/PBV Conversion $5,705,791 $0 $0 $0 $0 $5,705,791
Site Name Felicia Court /
Oxnard Townhomes
Pleasant Valley
Village
# of Units 178 102 0 0 0 280
TOTAL USES 7,162,867 1,276,270 4,816,914 5,635,131 3,357,037 22,248,219 318
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utilizing only debt for the financing for each property except Pleasant Valley, which will require both debt and equity.
This approach would result in a projected total development budget gap for the Debt Only properties of approximately $5.7M and would only require an LIHTC equity partner for Pleasant Valley. Since this approach converts under the RAD program, the Housing Authority would be allowed to use Capital Funds and any Operating Reserves to fill the gap.
Phase II
Once the Phase I properties are converted and removed from PIC, the Housing Authority would be under the 250 unit threshold and would be eligible to reposition utilizing RAD / Section 18 Small PHA, however converting under this option would require the Housing Authority to close out its Section 9 Public Housing program. This would prevent HACO from developing additional affordable housing under HUD Faircloth to RAD program but would generate more operating revenue. If HACO has a desire to develop new units utilizing their Faircloth availability, HACO should convert the units remaining units under a RAD / Section 18 Construction Blend.
Based on the financial advantages, HACO should convert Fashion Park Place, Colonia Road, Palm Vista, and Plaza Vista under the RAD / Section 18 Small PHA. This approach would result in a projected total development budget gap of approximately $6.5M and would use Debt only to finance the developments. Since this approach converts under RAD, the Housing Authority would be allowed to use Capital Funds and any Operating Reserves to fill the gap.
Phase III
Faircloth–to-RAD
After the repositioning of the current public portfolio is complete, the Housing Authority would have sufficient Developer fees, non-federal funding, and cash to consider new construction.
If the Housing Authority decides to convert the final 250 units under a RAD / Section 18 Construction Blend, they could use HUD’s Faircloth-to-RAD, process to develop new units.
Through this process, HACO can develop public housing units using HUD’s public housing mixedfinance program with pre-approval to convert the property to a long-term Section 8 contract following construction. With early-stage RAD conversion approvals, lenders and investors will have revenue certainty through familiar Section 9 contracts to underwrite the construction of the development.
HUD has streamlined the mixed-finance development and RAD conversion processes to eliminate duplicative steps and predictability.
The Housing Authority would need to identify the site construction and begin predevelopment for new construction including Environmental Review and Site and Neighborhood standards. 319
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As of September 30, 2021, HACO has 114 units in their Faircloth availability. The Housing Authority would be able to convert up to 114 units to RAD as part of a mixed-finance development. In addition to RAD units, the Housing Authority can put PBVs on 25 percent of units in the new development. Since, the properties would have RAD/Public Housing units HACO would be able to utilizes Capital Funds, DDTF, and Operating Reserve as part of the Development budget.
HOTMA
The Housing Authority should consider sites that formerly had public housing to take advantage of the replacement units provision found in the HOTMA guidance. PIH Notice 2017-21 HOTMA guidance, states that certain units do not count towards the PBV percentage limitation and are exempt from the income-mixing requirement when PBV assistance is attached to them.
New construction units developed under the PBV program may be excluded from the limitation, provided the unit qualifies as a replacement unit. The unit must meet all the following requirements to meet this exception to the limitation:
1. The unit that the PBV newly constructed unit is replacing (i.e., the original unit) must have received one of the forms of HUD assistance or must have been subject to a rent restriction because of one of the HUD loan or insurance programs listed above no more than 5 years from the date the PHA either issued the RFP for PBV assistance or awarded the PBV pursuant to a prior competition for other governmental funds.
2. The newly constructed unit is located on the same site as the unit being replacing.
3. One of the primary purposes of the planned development of the PBV new construction project is or was to replace the affordable rental units that previously existed at the site.
HACO could take advantage of these HOTMA provisions to rebuild new units at the former Colonia Road site. The increased revenue generated by the PBVs, and not being limited to 25% of the new units being PBV, would allow HACO to support a large amount of debt. 320
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Section 8: Next steps
Once HACO has reviewed and finalized this Repositioning Plan, the following details the initial steps recommended for moving the repositioning activities forward. • Provide a presentation to the Board of Commissioners to obtain concurrence with the concepts and approach.
• Update the PHA Plan to incorporate the planned repositioning activities. • Conduct resident meetings to begin to explain the repositioning plans. It’s important to emphasize that these are just preliminary plans and any implementation activities will be at least one year away. • Procure firms to:
i. Conduct a RAD Capital Needs Assessment;
ii. Conduct an Environmental Review;
iii. Prepare construction design documents; and
iv. Assist with programmatic requirements of the repositioning activities.
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Appendix
Private Market Loans
Rents. The cash flow is determined by the operating income minus the expenses. The operating income is primarily determined by the level of rents. For the four different Repositioning options, the rents are set by the published 2020 RAD rents, current Tenant Based Voucher Payment Standard, and Project-Based Vouchers at 110% of the 2022 Ventura County FMR. However, a rent reasonableness study would be needed to determine the actual rent amount.
Expenses. Estimated operating expenses based on a 3-year average of the 2018 – 2020 Financial Data Schedule, were used to determine: the amount of debt the properties could support, the Net Operating Income, and the 20-year cash flow.
Loan Terms. Based on higher PBV rents, Oxnard would be able to support private debt and complete the necessary level of physical improvements needed to ensure a quality, safe, and marketable unit. Debt is not allowed if the units remain ACC, and RAD only rents may not support debt over a 20-year period. The amount of debt that could be put on the properties is determined by the terms of the loan and the cash flow of the properties. For this analysis, we assumed the same loan terms for each conversion option:
Interest – 5%
Loan term – 30 years
Debt Service Coverage ratio – 120%
LIHTC Equity. The Low-Income Housing Tax Credit program is the federal government’s primary policy tool for encouraging development and rehabilitation of affordable rental housing.
Developers are awarded federal tax credits, which are sold to investors, to finance the initial construction cost in exchange for agreeing to reserve a certain fraction of units that are rentrestricted and for lower-income households. This program couples well with Public Housing units and PHAs looking to reposition and recapitalize since their units are currently rent restricted and for lower-income households.
While the LIHTC program is a federal program, the tax credits are administered by state Housing Finance Agencies (HFAs) that award the tax credits to developers through a competitive process.
The HFAs will publish a Qualified Allocation Plan (QAP) to describe how tax credits will be awarded, the process for applying for tax credits, and what is included in the application.
There are two types of LIHTCs available to developers; 9% credits which are limited, awarded on a competitive basis, and are generally used for new construction or sustainable rehabilitation, and 4% tax credit which are generally unlimited and are commonly used for acquisition and rehabilitation. 4% tax credits must be used in combination with federally tax-exempt bonds financing.
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For this analysis, we used the following assumptions and information:
• Developer Fee is set at 15% based on the QAP;
• All scenarios are based on a 4% tax credit award and $.90 per $1 in the credits; and • All sites, except Concord Dr, is in a Qualified Census Tract (QCT) or Difficult Development Area (DDA).
Capital Fund Financing Program (CFFP)
Under a CFFP, a PHA borrows private capital to finance public housing development or modernization activities using a portion of its CFP grant for debt services payments and usual and customary financing costs on the debt. With HUD’s prior written approval, a PHA secures such payments by granting to the lender a security interest in its future annual Capital Funds grants. HACO currently has a CFFP loan that was used to renovate a number of properties in the past.
Resident Notification Requirements
RAD
Prior to applying to participate in the Rental Assistance Demonstration, the PHA must:
1. Provide written notification to legitimate resident organizations of the PHA’s intent to pursue a conversion;
2. Provide written notification in the form of a RAD Information Notice (RIN) to residents of projects proposed for conversion to inform the residents of the PHA’s intent to pursue a conversion and of their rights in connection with a proposed conversion (whether any relocation is anticipated). A General Information Notice (GIN) must also be issued if it is required by the Uniform Relocation Assistance and Real Property Acquisition Act (URA). The URA regulations at 49 CFR part 24 and relevant program regulations specify the time by which a GIN must be issued, which may be different than the timing for issuance of the RIN. URA and program regulations also specify the entity responsible for issuing GINs. See the RAD Fair Housing, Civil Rights, and Relocation Notice for additional detail regarding the timing, content and purpose of these resident notifications;
3. Following issuance of the RIN, conduct at least two meetings with residents of projects proposed for conversion to discuss conversion plans and provide opportunity for comment, which discussion must include a description of resident rights and a description of the PHAs preliminary intentions, to the extent formulated, with respect to:
a) whether the conversion will include a transfer of assistance and potential locations to which the assistance would be transferred, 323
Oxnard Housing Authority
Repositioning Report
b) plans to partner with an entity other than an affiliate or instrumentality of the PHA if such partner will have a general partner or managing member ownership interest in the proposed Project Owner,
c) change in the number or configuration of assisted units or any other change that may impact a household’s ability to re-occupy the property following repairs or construction,
d) de minimis reduction of units which had been vacant for more than 24 months at the time of RAD Application, and
e) the scope of work; and
4. Prepare comprehensive written responses to comments received in connection with the required resident meeting on the proposed conversion to be submitted with the RAD Application.
After a PHA is selected to participate in the Demonstration (i.e., receipt of CHAP) but prior to requesting a Concept Call, the PHA must have at least one meeting with residents to discuss updated conversion plans covering, at a minimum, the topics listed above, and to solicit feedback on proposed property improvements, if appropriate. Additional resident meetings may be required if the PHA requests extension to the submission of the Financing Plan.
Following a successful Concept Call and invitation to submit a Financing Plan, the PHA must have at least one more meeting with residents prior to submission of the Financing Plan to discuss updated conversion plans covering, at a minimum, the topics listed above, and the anticipated Financing Plan submission.
Upon issuance of the RAD Conversion Commitment (RCC), the PHA must also notify residents that conversion of the project has been approved, and address, as appropriate, anticipated timing of the conversion, the anticipated duration of the work, the revised terms of the lease and house rules, any anticipated relocation, and opportunities and procedures for the exercise of the choice-mobility option. Households in the affected project(s) who do not want to transition to the Section 8 program may, be offered, if available, the opportunity to move to other public housing owned by the PHA. The following notices will need to be distributed:
1. Notice of Eligibility;
2. RAD Relocation Notice;
3. Notice of Non-Displacement; and
4. Right to Return (if applicable).
Additional meetings with residents are required to discuss any substantial change to the conversion plans relative to what was presented in the previous resident meetings.
PHAs must provide residents with notification of public housing lease termination in accordance with 24 CFR § 966.4(l)(3) and local law and shall enter into new Section 8 leases effective as of the effective date of the HAP Contract. Additionally, if residents are required to move, 324
Oxnard Housing Authority
Repositioning Report
residents must be issued a 90-day notice (if applicable) and a 30-day notice to vacate to be temporarily or permanently rehoused.
Section 18
Meetings with residents of projects proposed for conversion are needed to discuss plans and provide an opportunity for comment, in which the discussion must include a description of resident rights and a description of the PHAs preliminary intentions, to the extent formulated.
Section 18 includes relocation provisions for residents of covered projects that are similar to, but not identical to, the URA. Under Section 18, the only required notice is the 90 day notice to vacate. The General Information Notice and Notice of Eligibility or Non-Displacement are not required, but are recommended.
Section 22
For purposes of a voluntary conversion, written notice shall constitute the General Information Notice (GIN).
The written notice shall include all the following:
1. The development will no longer be used as public housing and that the family may be displaced as a result of the conversion;
2. The family will be offered comparable housing, which may include tenant-based or project-based assistance, or occupancy in a unit operated or assisted by the PHA (if tenant-based assistance is used, the comparable housing requirement is fulfilled only upon relocation of the family into such housing);
3. Any necessary counseling with respect to the relocation will be provided, including any appropriate mobility counseling (the PHA may finance the mobility counseling using Operating Fund, Capital Fund, or Section 8 administrative fee funding);
4. The family may be relocated to other decent, safe, sanitary, and affordable housing that is, to the maximum extent possible, housing of their choice;
5. If the development is used as housing after conversion, the PHA must ensure that each resident may choose to remain in the housing, using tenant-based assistance towards rent;
6. Where Section 8 voucher assistance is being used for relocation, the family will be provided with the vouchers at least 90 days before displacement;
7. Additional information required for conversions subject to the URA. If the voluntary conversion is subject to the URA, the written notice described in paragraph (g)(4) of the URA must also provide that:
a. The family will not be required to move without at least 90-days advance written notice of the earliest date by which the family may be required to move, and that the family will not be required to move permanently until the family is offered comparable housing as provided in paragraph (g)(4)(ii)(B) of the URA;
325
Oxnard Housing Authority
Repositioning Report
b. Any person who is an alien not lawfully present in the United States is ineligible for relocation payments or assistance under the URA, unless such ineligibility would result in exceptional and extremely unusual hardship to a qualifying spouse, parent, or child, as provided in the URA regulations at 49 CFR 24.208.
c. The family has a right to appeal the PHA’s determination as to the family’s application for relocation assistance for which the family may be eligible. d. Families residing in the development will be provided with the URA Notice of Relocation Eligibility or Notice of Non-displacement (as applicable) as of the date HUD approves the conversion.
To convert TBVs to PBVs under Section 22 Streamlined Voluntary Conversion, residents would have to voluntarily consent to the PBV assistance and willingly give up their tenant-based voucher. Written Consent – The family must be given at least 30 days from the date of the family briefing to make their decision. The consent form provided to each family at the briefing must explicitly acknowledge a family’s consent or non-consent. The consent form must indicate that it must be signed by the head of household and include the name and telephone number of a PHA employee that families can contact directly if they should have any questions or need additional information. If a family does not respond, informs the PHA that they wish to retain HCV assistance, or affirmatively withholds consent, the PHA shall not include that unit under a PBV HAP contract.
326
Repositioning Options: Summary of Key Characteristics (3-2021) This chart compares the key program characteristics of each main repositioning option, from eligibility for TPVs to impact on Faircloth Program Ellglble Ellglble Ellglble Resident Right Replacement Disposition Use of Sales Proceeds Use of PH Tenant Removal of Reduces for TPVs? for DDTF? forARF? to Retum? Housing Required? Required? Program Funds Consent to all units and Faircloth? PBV? Closeout
requlred?1
RAD No No No Yes Yes No Affordable housing Yes No No Yes purposes per RAD Notice'
Streamlined RAD (50 or Fewer Units) No No No Yes Yes No Affordable housing per Yes No Yes Yes RAD Notice
Section 18 Disposition - Yes Yes Yes No No Yes Low-income housing3 No No No No . Obsolescence
. Health and Safety
. Scattered Sites
. Infeasible Operation
Section 18 Disposition - Yes Yes Yes No No Yes See footnote 3 No No Yes No . 50 or Fewer Units
Section 18 Disposition - Partial Yes Yes No No Yes See footnote 3 No No No No . Efficient and Effective
Section 18 Disposition - Yes Yes Yes5 Yes Yes Yes6 Affordable housing Yes No No8 No' . RAD/Section 18 Blends' purposes per RAD Notice'
Voluntary Conversion Yes No No No10 No No11 See footnote 3 No Yes No No Streamlined Voluntary Conversion Yes No No No No No See footnote 3 No Yes Yes No {250 or Less Units}
Required Conversion Yes No No No No No See footnote 3 No N/A12 No No Section 32 Homeownership Yes No Yes No No Yes Purposes related to low- No N/A No No income housing. Simliar
to footnote 3
1 Close-out refers to the requirement for a PHA to end their public housing program through ACC termination, transfer or consolidation. See PIH Notice 2019-13 2 Affordable Housing Purposes means activity that supports the pre-development, development or rehabilitation of other RAD conversions, public housing, section 8 of the Act, Low-Income Housing Tax Credits (LIHTC), or other federal or local housing programs serving households with incomes at or below 80% of area median income, or that provide services or amenities that will be used primarily by low-income households as defined by the 1937 Act.
A PHA is prohibited from receiving excess sales proceeds if public housing funds are part of the development budget, except when it is the PHA's last remaining units. 3 For the provision of low-income housing (as defined by the 1937 Act) or to benefit the public housing residents of the PHA; orleveraging amounts for securing commercial enterprises, on-site in public housing projects of the PHA, appropriate to serve the needs of the public housing residents. This statutory prescribed use of proceeds is narrower than Affordable Housing Purposes, as defined by the RAD Notice, which generally allows proceeds to be used for housing and related services that serve families at or below 80% of AMI. 4 These provisions apply to RAD/Section 18 Construction and Small PHA Blends described in PIH Notice 2021-07. These provisions only apply to the Section 18 (not RAD) units. 5 PHAs are eligible for ARF for units with Section 18 approval for an entire project or entire building in a project (as project is defined in 24 CFR part 990 and by public housing not by RAD). If some units in a building are being converted under RAD, the PHA is not eligible for ARF for the units in that building approved under Section 18 because 990.190(h) requires an entire building to be disposed under Section 18. 6 7
HUD releases the DOT and approves the real estate transaction (including disposition) for the Section 18 units in a blend pursuant to the RAD requirements.
HUD releases the DOT and approves the real estate transaction (including proceeds) for the Section 18 units in a blend pursuant to the RAD requirements. 8 For the Small PHA blend, PHA must have a HUD-approved repositioning plan that removes all of a PHA's public housing units, but units do not need to be removed in the blend application 9 For the Small PHA blend, PHA's repositioning plan must reflect that it will not develop new public housing units under Faircloth 10 PHAs can "voucher-out" families using tenant-based assistance. No hard unit replacement is required. However, if the project is used as rental housing after conversion, the PHA must ensure that each resident may choose to remain in the housing, using tenant-based assistance towards rent. 11 Section 22 does not require a disposition-a PHA may retain the property after a conversion. However, if the PHA plans to use the project as rental housing after conversion, since families have the right to remain in the unit using tenant-based assistance, and the PHA can't sign two sides of the Section 8 contract, it may need to dispose to another entity (including one it wholly controls) or otherwise ensure compliance with Section 8 HAP separate entity requirements. u If the project is used as rental housing after conversion, the PHA must ensure that each resident may choose to remain in the housing, using tenant-based assistance towards rent. However, the units cannot be project-based. See PIH Notice 2019-10.
EXHIBIT A
327
Althea Court
Approach
Althea Court PBV With
Equity No Debt Comp
Rehab
Althea Court PBV With
Equity With Debt Comp
Rehab
Althea Court PBV No
Equity With Debt Comp
Rehab
Althea Court RAD /
Section 18 With Equity
No Debt Comp Rehab
Althea Court RAD /
Section 18 With Equity
With Debt Comp Rehab
Althea Court RAD /
Section 18 No Equity
With Debt Comp Rehab
Althea Court RAD S18
Small PHA With Equity
No Debt Comp Rehab
Althea Court RAD S18
Small PHA With Equity
With Debt Comp Rehab
Althea Court RAD S18
Small PHA No Equity
With Debt Comp Rehab
Unit Count 20 20 20 20 20 20 20 20 20
Gross Residential Revenue: 798,264 798,264 798,264 423,768 423,768 545,784 723,960 723,960 723,960 Less Vacancy and Bad Debt: (39,913) (39,913) (39,913) (21,188) (21,188) (27,289) (36,198) (36,198) (36,198) Effective Residental Income: 758,351 758,351 758,351 402,580 402,580 518,495 687,762 687,762 687,762 Other Income: 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 Gross Effective Income: 760,751 760,751 760,751 404,980 404,980 520,895 690,162 690,162 690,162 Less Residential OpEx (211,260) (211,260) (211,260) (211,260) (211,260) (211,260) (211,260) (211,260) (211,260) Replacement Reserves (7,000) (7,000) (7,000) (7,000) (7,000) (7,000) (7,000) (7,000) (7,000) Net Operating Income 542,491 542,491 542,491 186,720 186,720 302,635 471,902 471,902 471,902 Less Debt Service 0 (452,076) (452,076) 0 (155,600) (252,196) 0 (393,252) (393,252) Cash Flow 542,491 90,415 90,415 186,720 31,120 50,439 471,902 78,650 78,650 Uses
Construction Cost 1,186,941 1,186,941 1,186,941 1,186,941 1,186,941 2,786,941 1,186,941 1,186,941 1,186,941 General Conditions/Overhead/ Profit 166,172 166,172 166,172 166,172 166,172 390,172 166,172 166,172 166,172 Hard Cost contingency 135,311 135,311 135,311 135,311 135,311 317,711 135,311 135,311 135,311 Acquisition 9,100,000 9,100,000 0 3,200,000 3,200,000 0 7,900,000 7,900,000 0 Relocation 70,000 70,000 70,000 70,000 70,000 70,000 70,000 70,000 70,000 Soft Costs(not including acquisition and
developer fee) 372,106 372,106 223,264 372,106 372,106 524,224 372,106 372,106 223,264 Soft Cost Contingency 18,605 18,605 11,163 18,605 18,605 26,211 18,605 18,605 11,163 Developer Fee 736,870 736,870 179,285 441,870 441,870 411,526 676,870 676,870 179,285 Replacement Reserve 400,000 400,000 400,000 400,000 400,000 400,000 400,000 400,000 400,000 Reserves 109,130 335,168 335,168 109,130 186,930 235,228 109,130 305,756 305,756 Total Uses 12,295,135 12,521,173 2,707,303 6,100,135 6,177,935 5,162,012 11,035,135 11,231,761 2,677,891 Sources
Private Loan 0 6,949,511 6,949,511 0 2,391,948 3,876,866 0 6,045,242 6,045,242 LIHTC Equity 4,468,605 4,468,605 0 2,206,771 2,206,771 0 4,008,571 4,008,571 0 Seller Take Back Financing 9,100,000 9,100,000 0 3,200,000 3,200,000 0 7,900,000 7,900,000 0 Total Sources 13,568,605 20,518,116 6,949,511 5,406,771 7,798,719 3,876,866 11,908,571 17,953,813 6,045,242 - - - - - - - - -
(Gap)/Surplus $1,273,470 $7,996,943 $4,242,208 ($693,364) $1,620,785 ($1,285,146) $873,436 $6,722,052 $3,367,351 - - - - - - - - -
Operating Pro formas - - - - - - - - -
Year 1 542,491 90,415 90,415 186,720 31,120 50,439 471,902 78,650 78,650 Year 2 551,263 99,187 99,187 188,376 32,777 54,414 479,262 86,011 86,011 Year 5 578,257 126,181 126,181 193,158 37,559 66,433 501,849 108,597 108,597 Year 19 717,732 265,656 265,656 209,603 54,004 122,963 616,914 223,662 223,662 Year 20 728,536 276,460 276,460 210,244 54,645 126,915 625,701 232,450 232,450 Total 12,645,743 3,604,229 3,604,229 4,001,438 889,445 1,773,959 10,930,620 3,065,587 3,065,587
EXHIBIT B
328
Felicia Court
Approach
Felicia Court PBV With
Equity No Debt Comp
Rehab
Felicia Court PBV With
Equity With Debt Comp
Rehab
Felicia Court PBV No
Equity With Debt Comp
Rehab
Felicia Court RAD /
Section 18 With Equity
No Debt Comp Rehab
Felicia Court RAD /
Section 18 With Equity
With Debt Comp Rehab
Felicia Court RAD /
Section 18 No Equity
With Debt Comp Rehab
Felicia Court RAD S18
Small PHA With Equity
No Debt Comp Rehab
Felicia Court RAD S18
Small PHA With Equity
With Debt Comp Rehab
Felicia Court RAD S18
Small PHA No Equity
With Debt Comp Rehab
Unit Count 100 100 100 100 100 100 100 100 100
Gross Residential Revenue: 3,425,592 3,425,592 3,425,592 2,260,200 2,260,200 2,260,200 3,112,152 3,112,152 3,112,152 Less Vacancy and Bad Debt: (171,280) (171,280) (171,280) (113,010) (113,010) (113,010) (155,608) (155,608) (155,608) Effective Residental Income: 3,254,312 3,254,312 3,254,312 2,147,190 2,147,190 2,147,190 2,956,544 2,956,544 2,956,544 Other Income: 12,000 12,000 12,000 12,000 12,000 12,000 12,000 12,000 12,000 Gross Effective Income: 3,266,312 3,266,312 3,266,312 2,159,190 2,159,190 2,159,190 2,968,544 2,968,544 2,968,544 Less Residential OpEx (830,000) (830,000) (830,000) (830,000) (830,000) (830,000) (830,000) (830,000) (830,000) Replacement Reserves (35,000) (35,000) (35,000) (35,000) (35,000) (35,000) (35,000) (35,000) (35,000) Net Operating Income 2,401,312 2,401,312 2,401,312 1,294,190 1,294,190 1,294,190 2,103,544 2,103,544 2,103,544 Less Debt Service 0 (2,001,094) (2,001,094) 0 (1,078,492) (1,078,492) 0 (1,752,954) (1,752,954) Cash Flow 2,401,312 400,219 400,219 1,294,190 215,698 215,698 2,103,544 350,591 350,591 Uses
Construction Cost 9,770,236 9,770,236 9,770,236 9,770,236 9,770,236 9,770,236 9,770,236 9,770,236 9,770,236 General Conditions/Overhead/ Profit 1,367,833 1,367,833 1,367,833 1,367,833 1,367,833 1,367,833 1,367,833 1,367,833 1,367,833 Hard Cost contingency 1,113,807 1,113,807 1,113,807 1,113,807 1,113,807 1,113,807 1,113,807 1,113,807 1,113,807 Acquisition 40,100,000 40,100,000 0 21,600,000 21,600,000 0 35,100,000 35,100,000 0 Relocation 350,000 350,000 350,000 350,000 350,000 350,000 350,000 350,000 350,000 Soft Costs(not including acquisition and
developer fee) 3,062,969 3,062,969 1,837,781 3,062,969 3,062,969 1,837,781 3,062,969 3,062,969 1,837,781 Soft Cost Contingency 153,148 153,148 91,889 153,148 153,148 91,889 153,148 153,148 91,889 Developer Fee 4,371,998 4,371,998 1,453,155 3,400,199 3,400,199 1,453,155 4,075,199 4,075,199 1,453,155 Replacement Reserve 1,300,000 1,300,000 1,300,000 1,300,000 1,300,000 1,300,000 1,300,000 1,300,000 1,300,000 Reserves 432,500 1,433,047 1,433,047 432,500 971,746 971,746 432,500 1,308,977 1,308,977 Total Uses 62,022,492 63,023,038 18,717,748 42,550,692 43,089,938 18,256,447 56,725,692 57,602,169 18,593,678 Sources
Private Loan 0 30,761,714 30,761,714 0 16,579,060 16,579,060 0 26,947,194 26,947,194 Deferred fees 1,871,998 1,871,998 0 900,199 900,199 0 1,575,199 1,575,199 0 LIHTC Equity 22,419,874 22,419,874 0 16,241,690 16,241,690 0 21,417,072 21,417,072 0 Seller Take Back Financing 40,100,000 40,100,000 0 21,600,000 21,600,000 0 35,100,000 35,100,000 0 Total Sources 64,391,872 95,153,586 30,761,714 38,741,889 55,320,949 16,579,060 58,092,271 85,039,465 26,947,194 - - - - - - - - -
(Gap)/Surplus $2,369,381 $32,130,548 $12,043,967 ($3,808,804) $12,231,011 ($1,677,386) $1,366,579 $27,437,296 $8,353,517 Operating Pro formas
Year 1 2,401,312 400,219 400,219 1,294,190 215,698 215,698 2,103,544 350,591 350,591 Year 2 2,441,214 440,120 440,120 1,311,949 233,457 233,457 2,137,490 384,537 384,537 Year 5 2,564,242 563,148 563,148 1,365,857 287,365 287,365 2,241,928 488,974 488,974 Year 19 3,206,322 1,205,228 1,205,228 1,625,079 546,587 546,587 2,781,036 1,028,082 1,028,082 Year 20 3,256,547 1,255,453 1,255,453 1,643,679 565,187 565,187 2,822,755 1,069,802 1,069,802 Total 56,251,061 16,229,188 16,229,188 29,350,899 7,781,065 7,781,065 49,016,082 13,957,009 13,957,009 329
Colonia Road
Approach
Colonia Road PBV With
Equity No Debt Comp
Rehab
Colonia Road PBV With
Equity With Debt Comp
Rehab
Colonia Road PBV No
Equity With Debt Comp
Rehab
Colonia Road RAD /
Section 18 With Equity
No Debt Comp Rehab
Colonia Road RAD /
Section 18 With Equity
With Debt Comp Rehab
Colonia Road RAD /
Section 18 No Equity
With Debt Comp Rehab
Colonia Road RAD S18
Small PHA With Equity
No Debt Comp Rehab
Colonia Road RAD S18
Small PHA With Equity
With Debt Comp Rehab
Colonia Road RAD S18
Small PHA No Equity
With Debt Comp Rehab
Unit Count 74 74 74 74 74 74 74 74 74
Gross Residential Revenue: 2,834,784 2,834,784 2,834,784 2,304,960 2,304,960 2,304,960 2,560,800 2,560,800 2,560,800 Less Vacancy and Bad Debt: (141,739) (141,739) (141,739) (115,248) (115,248) (115,248) (128,040) (128,040) (128,040) Effective Residental Income: 2,693,045 2,693,045 2,693,045 2,189,712 2,189,712 2,189,712 2,432,760 2,432,760 2,432,760 Other Income: 8,880 8,880 8,880 8,880 8,880 8,880 8,880 8,880 8,880 Gross Effective Income: 2,701,925 2,701,925 2,701,925 2,198,592 2,198,592 2,198,592 2,441,640 2,441,640 2,441,640 Less Residential OpEx (768,120) (768,120) (768,120) (768,120) (768,120) (768,120) (768,120) (768,120) (768,120) Replacement Reserves (25,900) (25,900) (25,900) (25,900) (25,900) (25,900) (25,900) (25,900) (25,900) Net Operating Income 1,907,905 1,907,905 1,907,905 1,404,572 1,404,572 1,404,572 1,647,620 1,647,620 1,647,620 Less Debt Service 0 (1,589,921) (1,589,921) 0 (1,170,477) (1,170,477) 0 (1,373,017) (1,373,017) Cash Flow 1,907,905 317,984 317,984 1,404,572 234,095 234,095 1,647,620 274,603 274,603 Uses
Construction Cost 10,127,942 10,127,942 10,127,942 10,743,459 10,743,459 10,743,459 10,127,942 10,127,942 10,127,942 General Conditions/Overhead/ Profit 1,417,912 1,417,912 1,417,912 1,504,084 1,504,084 1,504,084 1,417,912 1,417,912 1,417,912 Hard Cost contingency 1,154,585 1,154,585 1,154,585 1,224,754 1,224,754 1,224,754 1,154,585 1,154,585 1,154,585 Acquisition 31,800,000 31,800,000 0 23,500,000 23,500,000 0 27,500,000 27,500,000 0 Relocation 259,000 259,000 259,000 259,000 259,000 259,000 259,000 259,000 259,000 Soft Costs(not including acquisition and
developer fee) 3,175,110 3,175,110 1,905,066 3,368,074 3,368,074 2,020,845 3,175,110 3,175,110 1,905,066 Soft Cost Contingency 158,755 158,755 95,253 168,404 168,404 101,042 158,755 158,755 95,253 Developer Fee 3,995,146 3,995,146 1,495,976 3,726,316 3,726,316 1,585,318 3,780,146 3,780,146 1,495,976 Replacement Reserve 2,000,000 2,000,000 2,000,000 2,000,000 2,000,000 2,000,000 2,000,000 2,000,000 2,000,000 Reserves 397,010 1,191,970 1,191,970 397,010 982,248 982,248 397,010 1,083,518 1,083,518 Total Uses 54,485,460 55,280,420 19,647,704 46,891,102 47,476,340 20,420,751 49,970,460 50,656,968 19,539,252 Sources
Private Loan 0 24,440,978 24,440,978 0 17,993,095 17,993,095 0 21,106,631 21,106,631 Deferred fees 1,495,146 1,495,146 0 1,226,316 1,226,316 0 1,280,146 1,280,146 0 LIHTC Equity 20,394,868 20,394,868 0 17,704,189 17,704,189 0 18,746,413 18,746,413 0 Seller Take Back Financing 31,800,000 31,800,000 0 23,500,000 23,500,000 0 27,500,000 27,500,000 0 Total Sources 53,690,013 78,130,991 24,440,978 42,430,505 60,423,601 17,993,095 47,526,558 68,633,190 21,106,631 - - - - - - - - -
(Gap)/Surplus ($795,447) $22,850,571 $4,793,273 ($4,460,596) $12,947,261 ($2,427,656) ($2,443,902) $17,976,221 $1,567,379 Operating Pro formas
Year 1 1,907,905 317,984 317,984 1,404,572 234,095 234,095 1,647,620 274,603 274,603 Year 2 1,938,511 348,591 348,591 1,425,112 254,635 254,635 1,673,021 300,004 300,004 Year 5 2,032,635 442,714 442,714 1,487,812 317,335 317,335 1,750,895 377,878 377,878 Year 19 2,517,481 927,560 927,560 1,798,598 628,121 628,121 2,145,730 772,713 772,713 Year 20 2,554,923 965,002 965,002 1,821,662 651,186 651,186 2,175,737 802,721 802,721 Total 44,411,091 12,612,678 12,612,678 32,181,428 8,771,894 8,771,894 38,086,855 10,626,522 10,626,522 330
Pleasant Valley
Approach
Pleasant Valley Village
PBV With Equity No
Debt Comp Rehab
Pleasant Valley Village
PBV With Equity With
Debt Comp Rehab
Pleasant Valley Village
PBV No Equity With
Debt Comp Rehab
Pleasant Valley Village
RAD / Section 18 With
Equity No Debt Comp
Rehab
Pleasant Valley Village
RAD / Section 18 With
Equity With Debt Comp
Rehab
Pleasant Valley Village
RAD / Section 18 No
Equity With Debt Comp
Rehab
Pleasant Valley Village
RAD S18 Small PHA
With Equity No Debt
Comp Rehab
Pleasant Valley Village
RAD S18 Small PHA
With Equity With Debt
Comp Rehab
Pleasant Valley Village
RAD S18 Small PHA No
Equity With Debt Comp
Rehab
Unit Count 102 102 102 102 102 102 102 102 102
Gross Residential Revenue: 3,641,256 3,641,256 3,641,256 2,381,112 2,381,112 2,381,112 3,274,272 3,274,272 3,274,272 Less Vacancy and Bad Debt: (182,063) (182,063) (182,063) (119,056) (119,056) (119,056) (163,714) (163,714) (163,714) Effective Residental Income: 3,459,193 3,459,193 3,459,193 2,262,056 2,262,056 2,262,056 3,110,558 3,110,558 3,110,558 Other Income: 12,240 12,240 12,240 12,240 12,240 12,240 12,240 12,240 12,240 Gross Effective Income: 3,471,433 3,471,433 3,471,433 2,274,296 2,274,296 2,274,296 3,122,798 3,122,798 3,122,798 Less Residential OpEx (1,054,272) (1,054,272) (1,054,272) (1,054,272) (1,054,272) (1,054,272) (1,054,272) (1,054,272) (1,054,272) Replacement Reserves (35,700) (35,700) (35,700) (35,700) (35,700) (35,700) (35,700) (35,700) (35,700) Net Operating Income 2,381,461 2,381,461 2,381,461 1,184,324 1,184,324 1,184,324 2,032,826 2,032,826 2,032,826 Less Debt Service 0 (1,984,551) (1,984,551) 0 (986,937) (986,937) 0 (1,694,022) (1,694,022) Cash Flow 2,381,461 396,910 396,910 1,184,324 197,387 197,387 2,032,826 338,804 338,804 Uses
Construction Cost 11,915,742 11,915,742 11,915,742 11,915,742 11,915,742 11,915,742 11,915,742 11,915,742 11,915,742 General Conditions/Overhead/ Profit 1,668,204 1,668,204 1,668,204 1,668,204 1,668,204 1,668,204 1,668,204 1,668,204 1,668,204 Hard Cost contingency 1,358,395 1,358,395 1,358,395 1,358,395 1,358,395 1,358,395 1,358,395 1,358,395 1,358,395 Acquisition 39,700,000 39,700,000 0 19,800,000 19,800,000 0 33,900,000 33,900,000 0 Relocation 357,000 357,000 357,000 357,000 357,000 357,000 357,000 357,000 357,000 Soft Costs(not including acquisition and
developer fee) 3,735,585 3,735,585 2,241,351 3,735,585 3,735,585 2,241,351 3,735,585 3,735,585 2,241,351 Soft Cost Contingency 186,779 186,779 112,068 186,779 186,779 112,068 186,779 186,779 112,068 Developer Fee 4,814,706 4,814,706 1,765,276 3,819,706 3,819,706 1,765,276 4,524,706 4,524,706 1,765,276 Replacement Reserve 4,000,000 4,000,000 4,000,000 4,000,000 4,000,000 4,000,000 4,000,000 4,000,000 4,000,000 Reserves 544,986 1,537,262 1,537,262 544,986 1,038,455 1,038,455 544,986 1,391,997 1,391,997 Total Uses 68,281,397 69,273,672 24,955,297 47,386,397 47,879,865 24,456,490 62,191,397 63,038,408 24,810,032 Sources
Private Loan 0 30,507,413 30,507,413 0 15,171,641 15,171,641 0 26,041,270 26,041,270 Deferred fees 2,274,706 2,274,706 54,364 1,279,706 1,279,706 54,364 1,984,706 1,984,706 54,364 LIHTC Equity 24,104,146 24,104,146 0 17,267,170 17,267,170 0 22,672,570 22,672,570 0 Seller Take Back Financing 39,700,000 39,700,000 0 19,800,000 19,800,000 0 33,900,000 33,900,000 0 Total Sources 66,078,852 96,586,265 30,561,777 38,346,876 53,518,517 15,226,005 58,557,275 84,598,546 26,095,634 - - - - - - - - -
(Gap)/Surplus ($2,202,545) $27,312,593 $5,606,480 ($9,039,521) $5,638,651 ($9,230,485) ($3,634,122) $21,560,138 $1,285,602 Operating Pro formas
Year 1 2,381,461 396,910 396,910 1,184,324 197,387 197,387 2,032,826 338,804 338,804 Year 2 2,418,726 434,175 434,175 1,197,647 210,710 210,710 2,063,119 369,097 369,097 Year 5 2,533,108 548,557 548,557 1,237,288 250,351 250,351 2,155,734 461,712 461,712 Year 19 3,116,562 1,132,011 1,132,011 1,406,756 419,819 419,819 2,618,626 924,604 924,604 Year 20 3,161,178 1,176,627 1,176,627 1,417,176 430,239 430,239 2,653,283 959,261 959,261 Total 55,192,498 15,501,478 15,501,478 26,105,222 6,366,482 6,366,482 46,721,589 12,841,149 12,841,149 331
Plaza Vista Sr.
Approach
Plaza Vista Sr.Apt PBV
With Equity No Debt
Comp Rehab
Plaza Vista Sr.Apt PBV
With Equity With Debt
Comp Rehab
Plaza Vista Sr.Apt PBV
No Equity With Debt
Comp Rehab
Plaza Vista Sr.Apt RAD /
Section 18 With Equity
No Debt Comp Rehab
Plaza Vista Sr.Apt RAD /
Section 18 With Equity
With Debt Comp Rehab
Plaza Vista Sr.Apt RAD /
Section 18 No Equity
With Debt Comp Rehab
Plaza Vista Sr.Apt RAD
S18 Small PHA With
Equity No Debt Comp
Rehab
Plaza Vista Sr.Apt RAD
S18 Small PHA With
Equity With Debt Comp
Rehab
Plaza Vista Sr.Apt RAD
S18 Small PHA No
Equity With Debt Comp
Rehab
Unit Count 50 50 50 50 50 50 50 50 50
Gross Residential Revenue: 1,114,776 1,114,776 1,114,776 883,080 883,080 883,080 1,001,016 1,001,016 1,001,016 Less Vacancy and Bad Debt: (55,739) (55,739) (55,739) (44,154) (44,154) (44,154) (50,051) (50,051) (50,051) Effective Residental Income: 1,059,037 1,059,037 1,059,037 838,926 838,926 838,926 950,965 950,965 950,965 Other Income: 6,000 6,000 6,000 6,000 6,000 6,000 6,000 6,000 6,000 Gross Effective Income: 1,065,037 1,065,037 1,065,037 844,926 844,926 844,926 956,965 956,965 956,965 Less Residential OpEx (441,400) (441,400) (441,400) (441,400) (441,400) (441,400) (441,400) (441,400) (441,400) Replacement Reserves (17,500) (17,500) (17,500) (17,500) (17,500) (17,500) (17,500) (17,500) (17,500) Net Operating Income 606,137 606,137 606,137 386,026 386,026 386,026 498,065 498,065 498,065 Less Debt Service 0 (505,114) (505,114) 0 (321,688) (321,688) 0 (415,054) (415,054) Cash Flow 606,137 101,023 101,023 386,026 64,338 64,338 498,065 83,011 83,011 Uses
Construction Cost 4,816,510 4,816,510 4,816,510 4,816,510 4,816,510 4,816,510 4,816,510 4,816,510 4,816,510 General Conditions/Overhead/ Profit 674,311 674,311 674,311 674,311 674,311 674,311 674,311 674,311 674,311 Hard Cost contingency 549,082 549,082 549,082 549,082 549,082 549,082 549,082 549,082 549,082 Acquisition 10,200,000 10,200,000 0 6,500,000 6,500,000 0 8,400,000 8,400,000 0 Relocation 175,000 175,000 175,000 175,000 175,000 175,000 175,000 175,000 175,000 Soft Costs(not including acquisition and
developer fee) 1,509,976 1,509,976 905,986 1,509,976 1,509,976 905,986 1,509,976 1,509,976 905,986 Soft Cost Contingency 75,499 75,499 45,299 75,499 75,499 45,299 75,499 75,499 45,299 Developer Fee 1,653,807 1,653,807 716,619 1,468,807 1,468,807 716,619 1,563,807 1,563,807 716,619 Replacement Reserve 1,750,000 1,750,000 1,750,000 1,750,000 1,750,000 1,750,000 1,750,000 1,750,000 1,750,000 Reserves 229,450 482,007 482,007 229,450 390,294 390,294 229,450 436,977 436,977 Total Uses 21,633,635 21,886,192 10,114,814 17,748,635 17,909,479 10,023,101 19,743,635 19,951,162 10,069,784 Sources
Private Loan 0 7,764,845 7,764,845 0 4,945,138 4,945,138 0 6,380,402 6,380,402 Deferred fees 0 0 0 0 0 0 0 0 0
LIHTC Equity 7,836,074 7,836,074 0 6,417,636 6,417,636 0 7,146,023 7,146,023 0 Seller Take Back Financing 10,200,000 10,200,000 0 6,500,000 6,500,000 0 8,400,000 8,400,000 0 Total Sources 18,036,074 25,800,919 7,764,845 12,917,636 17,862,774 4,945,138 15,546,023 21,926,426 6,380,402 - - - - - - - - -
(Gap)/Surplus ($3,597,561) $3,914,727 ($2,349,969) ($4,830,999) ($46,705) ($5,077,963) ($4,197,612) $1,975,263 ($3,689,382) Operating Pro formas
Year 1 606,137 101,023 101,023 386,026 64,338 64,338 498,065 83,011 83,011 Year 2 613,933 108,819 108,819 389,420 67,732 67,732 503,700 88,646 88,646 Year 5 637,457 132,343 132,343 399,202 77,513 77,513 520,476 105,422 105,422 Year 19 746,803 241,689 241,689 432,430 110,742 110,742 592,450 177,395 177,395 Year 20 754,339 249,225 249,225 433,678 111,990 111,990 596,898 181,844 181,844 Total 13,612,355 3,510,069 3,510,069 8,264,232 1,830,465 1,830,465 10,986,490 2,685,403 2,685,403 332
Hill Street
Approach
Hill Street PBV With
Equity No Debt Comp
Rehab
Hill Street PBV With
Equity With Debt Comp
Rehab
Hill Street PBV No
Equity With Debt Comp
Rehab
Hill Street RAD / Section
18 With Equity No Debt
Comp Rehab
Hill Street RAD / Section
18 With Equity With
Debt Comp Rehab
Hill Street RAD / Section
18 No Equity With Debt
Comp Rehab
Hill Street RAD S18
Small PHA With Equity
No Debt Comp Rehab
Hill Street RAD S18
Small PHA With Equity
With Debt Comp Rehab
Hill Street RAD S18
Small PHA No Equity
With Debt Comp Rehab
Unit Count 12 12 12 12 12 12 12 12 12
Gross Residential Revenue: 473,760 473,760 473,760 373,488 418,380 373,488 436,608 436,608 436,608 Less Vacancy and Bad Debt: (23,688) (23,688) (23,688) (18,674) (20,919) (18,674) (21,830) (21,830) (21,830) Effective Residental Income: 450,072 450,072 450,072 354,814 397,461 354,814 414,778 414,778 414,778 Other Income: 1,440 1,440 1,440 1,440 1,800 1,440 1,440 1,440 1,440 Gross Effective Income: 451,512 451,512 451,512 356,254 399,261 356,254 416,218 416,218 416,218 Less Residential OpEx (126,756) (126,756) (126,756) (126,756) (158,445) (126,756) (126,756) (126,756) (126,756) Replacement Reserves (4,200) (4,200) (4,200) (4,200) (5,250) (4,200) (4,200) (4,200) (4,200) Net Operating Income 320,556 320,556 320,556 225,298 235,566 225,298 285,262 285,262 285,262 Less Debt Service 0 (267,130) (267,130) 0 (196,305) (187,748) 0 (237,718) (237,718) Cash Flow 320,556 53,426 53,426 225,298 39,261 37,550 285,262 47,544 47,544 Uses
Construction Cost 2,002,392 2,002,392 2,002,392 2,002,392 2,002,392 2,002,392 2,002,392 2,002,392 2,002,392 General Conditions/Overhead/ Profit 280,335 280,335 280,335 280,335 280,335 280,335 280,335 280,335 280,335 Hard Cost contingency 228,273 228,273 228,273 228,273 228,273 228,273 228,273 228,273 228,273 Acquisition 5,400,000 5,400,000 0 3,800,000 4,000,000 0 4,800,000 4,800,000 0 Relocation 42,000 42,000 42,000 42,000 52,500 42,000 42,000 42,000 42,000 Soft Costs(not including acquisition and
developer fee) 627,750 627,750 376,650 627,750 627,750 376,650 627,750 627,750 376,650 Soft Cost Contingency 31,387 31,387 18,832 31,387 31,387 18,832 31,387 31,387 18,832 Developer Fee 745,521 745,521 294,848 665,521 675,521 294,848 715,521 715,521 294,848 Replacement Reserve 600,000 600,000 600,000 600,000 600,000 600,000 600,000 600,000 600,000 Reserves 65,478 199,043 199,043 65,478 180,000 159,352 65,478 184,337 184,337 Total Uses 10,023,136 10,156,701 4,042,374 8,343,136 8,678,158 4,002,683 9,393,136 9,511,995 4,027,668 Sources
Private Loan 0 4,106,443 4,106,443 0 3,017,689 2,886,147 0 3,654,308 3,654,308 Deferred fees 0 0 0 0 0 0 0 0 0
LIHTC Equity 3,687,848 3,687,848 0 3,074,470 3,156,056 0 3,457,831 3,457,831 0 Seller Take Back Financing 5,400,000 5,400,000 0 3,800,000 4,000,000 0 4,800,000 4,800,000 0 Total Sources 9,087,848 13,194,291 4,106,443 6,874,470 10,173,745 2,886,147 8,257,831 11,912,140 3,654,308 - - - - - - - - -
(Gap)/Surplus ($935,288) $3,037,590 $64,069 ($1,468,666) $1,495,587 ($1,116,536) ($1,135,305) $2,400,145 ($373,359) Operating Pro formas
Year 1 320,556 53,426 53,426 225,298 39,261 37,550 285,262 47,544 47,544 Year 2 325,721 58,591 58,591 228,557 42,414 40,809 289,720 52,002 52,002 Year 5 341,608 74,478 74,478 238,498 51,965 50,750 303,405 65,687 65,687 Year 19 423,586 156,456 156,456 287,533 97,332 99,785 373,177 135,459 135,459 Year 20 429,927 162,797 162,797 291,154 100,542 103,406 378,510 140,792 140,792 Total 7,467,453 2,124,853 2,124,853 5,152,925 1,396,016 1,397,965 6,609,892 1,855,532 1,855,532 333
Fashion Park
Approach
Fashion Park Place PBV
With Equity No Debt
Comp Rehab
Fashion Park Place PBV
With Equity With Debt
Comp Rehab
Fashion Park Place PBV
No Equity With Debt
Comp Rehab
Fashion Park Place RAD
/ Section 18 With Equity
No Debt Comp Rehab
Fashion Park Place RAD
/ Section 18 With Equity
With Debt Comp Rehab
Fashion Park Place RAD
/ Section 18 No Equity
With Debt Comp Rehab
Fashion Park Place RAD
S18 Small PHA With
Equity No Debt Comp
Rehab
Fashion Park Place RAD
S18 Small PHA With
Equity With Debt Comp
Rehab
Fashion Park Place RAD
S18 Small PHA No
Equity With Debt Comp
Rehab
Unit Count 27 27 27 27 27 27 27 27 27
Gross Residential Revenue: 961,560 961,560 961,560 633,708 633,708 633,708 860,220 860,220 860,220 Less Vacancy and Bad Debt: (48,078) (48,078) (48,078) (31,685) (31,685) (31,685) (43,011) (43,011) (43,011) Effective Residental Income: 913,482 913,482 913,482 602,023 602,023 602,023 817,209 817,209 817,209 Other Income: 3,240 3,240 3,240 3,240 3,240 3,240 3,240 3,240 3,240 Gross Effective Income: 916,722 916,722 916,722 605,263 605,263 605,263 820,449 820,449 820,449 Less Residential OpEx (285,201) (285,201) (285,201) (285,201) (285,201) (285,201) (285,201) (285,201) (285,201) Replacement Reserves (9,450) (9,450) (9,450) (9,450) (9,450) (9,450) (9,450) (9,450) (9,450) Net Operating Income 622,071 622,071 622,071 310,612 310,612 310,612 525,798 525,798 525,798 Less Debt Service 0 (518,393) (518,393) 0 (258,843) (258,843) 0 (438,165) (438,165) Cash Flow 622,071 103,679 103,679 310,612 51,769 51,769 525,798 87,633 87,633 Uses
Construction Cost 2,440,495 2,440,495 2,440,495 2,467,486 2,467,486 2,467,486 2,440,495 2,440,495 2,440,495 General Conditions/Overhead/ Profit 341,669 341,669 341,669 345,448 345,448 345,448 341,669 341,669 341,669 Hard Cost contingency 278,216 278,216 278,216 281,293 281,293 281,293 278,216 278,216 278,216 Acquisition 10,400,000 10,400,000 0 5,200,000 5,200,000 0 8,800,000 8,800,000 0 Relocation 94,500 94,500 94,500 94,500 94,500 94,500 94,500 94,500 94,500 Soft Costs(not including acquisition and
developer fee) 765,095 765,095 459,057 773,557 773,557 464,134 765,095 765,095 459,057 Soft Cost Contingency 38,255 38,255 22,953 38,678 38,678 23,207 38,255 38,255 22,953 Developer Fee 1,099,560 1,099,560 363,689 845,969 845,969 367,607 1,019,560 1,019,560 363,689 Replacement Reserve 750,000 750,000 750,000 750,000 750,000 750,000 750,000 750,000 750,000 Reserves 147,326 406,522 406,522 147,326 276,747 276,747 147,326 366,408 366,408 Total Uses 16,355,117 16,614,313 5,157,102 10,944,257 11,073,679 5,070,422 14,675,117 14,894,199 5,116,988 Sources
Private Loan 0 7,968,963 7,968,963 0 3,979,051 3,979,051 0 6,735,670 6,735,670 Deferred fees 0 0 0 0 0 0 0 0 0
LIHTC Equity 5,978,860 5,978,860 0 4,006,919 4,006,919 0 5,365,481 5,365,481 0 Seller Take Back Financing 10,400,000 10,400,000 0 5,200,000 5,200,000 0 8,800,000 8,800,000 0 Total Sources 16,378,860 24,347,823 7,968,963 9,206,919 13,185,971 3,979,051 14,165,481 20,901,151 6,735,670 - - - - - - - - -
(Gap)/Surplus $23,743 $7,733,510 $2,811,861 ($1,737,338) $2,112,292 ($1,091,371) ($509,636) $6,006,952 $1,618,682 Operating Pro formas
Year 1 622,071 103,679 103,679 310,612 51,769 51,769 525,798 87,633 87,633 Year 2 631,708 113,315 113,315 314,019 55,176 55,176 533,509 95,344 95,344 Year 5 661,263 142,871 142,871 324,130 65,287 65,287 557,054 118,889 118,889 Year 19 811,415 293,022 293,022 366,574 107,731 107,731 673,913 235,748 235,748 Year 20 822,849 304,457 304,457 369,112 110,269 110,269 682,598 244,433 244,433 Total 14,391,957 4,024,107 4,024,107 6,824,313 1,647,453 1,647,453 12,052,776 3,289,476 3,289,476 334
Concord Dr
Approach
Concord Drive PBV With
Equity No Debt Comp
Rehab
Concord Drive PBV With
Equity With Debt Comp
Rehab
Concord Drive PBV No
Equity With Debt Comp
Rehab
Concord Drive RAD /
Section 18 With Equity
No Debt Comp Rehab
Concord Drive RAD /
Section 18 With Equity
With Debt Comp Rehab
Concord Drive RAD /
Section 18 No Equity
With Debt Comp Rehab
Concord Drive RAD S18
Small PHA With Equity
No Debt Comp Rehab
Concord Drive RAD S18
Small PHA With Equity
With Debt Comp Rehab
Concord Drive RAD S18
Small PHA No Equity
With Debt Comp Rehab
Unit Count 22 22 22 22 22 22 22 22 22
Gross Residential Revenue: 793,152 793,152 793,152 555,456 555,456 555,456 707,016 707,016 707,016 Less Vacancy and Bad Debt: (39,658) (39,658) (39,658) (27,773) (27,773) (27,773) (35,351) (35,351) (35,351) Effective Residental Income: 753,494 753,494 753,494 527,683 527,683 527,683 671,665 671,665 671,665 Other Income: 2,640 2,640 2,640 2,640 2,640 2,640 2,640 2,640 2,640 Gross Effective Income: 756,134 756,134 756,134 530,323 530,323 530,323 674,305 674,305 674,305 Less Residential OpEx (232,386) (232,386) (232,386) (232,386) (232,386) (232,386) (232,386) (232,386) (232,386) Replacement Reserves (7,700) (7,700) (7,700) (7,700) (7,700) (7,700) (7,700) (7,700) (7,700) Net Operating Income 516,048 516,048 516,048 290,237 290,237 290,237 434,219 434,219 434,219 Less Debt Service 0 (430,040) (430,040) 0 (241,864) (241,864) 0 (361,849) (361,849) Cash Flow 516,048 86,008 86,008 290,237 48,373 48,373 434,219 72,370 72,370 Uses
Construction Cost 2,170,010 2,170,010 2,170,010 2,170,010 2,170,010 2,170,010 2,170,010 2,170,010 2,170,010 General Conditions/Overhead/ Profit 303,801 303,801 303,801 303,801 303,801 303,801 303,801 303,801 303,801 Hard Cost contingency 247,381 247,381 247,381 247,381 247,381 247,381 247,381 247,381 247,381 Acquisition 8,700,000 8,700,000 0 4,900,000 4,900,000 0 7,300,000 7,300,000 0 Relocation 77,000 77,000 77,000 77,000 77,000 77,000 77,000 77,000 77,000 Soft Costs(not including acquisition and
developer fee) 680,298 680,298 408,179 680,298 680,298 408,179 680,298 680,298 408,179 Soft Cost Contingency 34,015 34,015 20,409 34,015 34,015 20,409 34,015 34,015 20,409 Developer Fee 950,326 950,326 322,678 760,326 760,326 322,678 880,326 880,326 322,678 Replacement Reserve 650,000 650,000 650,000 650,000 650,000 650,000 650,000 650,000 650,000 Reserves 120,043 335,063 335,063 120,043 240,975 240,975 120,043 300,968 300,968 Total Uses 13,932,874 14,147,895 4,534,522 9,942,874 10,063,807 4,440,434 12,462,874 12,643,799 4,500,426 0 0 0 0 0 0 0 0 0
Sources 0 0 0 0 0 0 0 0 0
Private Loan 0 6,610,774 6,610,774 0 3,718,048 3,718,048 0 5,562,511 5,562,511 Deferred fees 0 0 0 0 0 0 0 0 0
LIHTC Equity 4,648,151 4,648,151 0 3,211,895 3,211,895 0 4,119,004 4,119,004 0 Seller Take Back Financing 8,700,000 8,700,000 0 4,900,000 4,900,000 0 7,300,000 7,300,000 0 Total Sources 13,348,151 19,958,925 6,610,774 8,111,895 11,829,942 3,718,048 11,419,004 16,981,515 5,562,511 - - - - - - - - -
(Gap)/Surplus ($584,723) $5,811,030 $2,076,252 ($1,830,980) $1,766,136 ($722,386) ($1,043,870) $4,337,716 $1,062,085 Operating Pro formas
Year 1 516,048 86,008 86,008 290,237 48,373 48,373 434,219 72,370 72,370 Year 2 524,084 94,044 94,044 293,757 51,892 51,892 440,618 78,769 78,769 Year 5 548,739 118,699 118,699 304,314 62,450 62,450 460,165 98,315 98,315 Year 19 674,258 244,218 244,218 351,744 109,880 109,880 557,386 195,536 195,536 Year 20 683,837 253,797 253,797 354,873 113,009 113,009 564,628 202,778 202,778 Total 11,949,726 3,348,919 3,348,919 6,463,108 1,625,821 1,625,821 9,961,492 2,724,505 2,724,505 335
Cuesta Del Mar
Approach
Cuesta Del Mar PBV
With Equity No Debt
Comp Rehab
Cuesta Del Mar PBV
With Equity With Debt
Comp Rehab
Cuesta Del Mar PBV No
Equity With Debt Comp
Rehab
Cuesta Del Mar RAD /
Section 18 With Equity
No Debt Comp Rehab
Cuesta Del Mar RAD /
Section 18 With Equity
With Debt Comp Rehab
Cuesta Del Mar RAD /
Section 18 No Equity
With Debt Comp Rehab
Cuesta Del Mar RAD S18
Small PHA With Equity
No Debt Comp Rehab
Cuesta Del Mar RAD S18
Small PHA With Equity
With Debt Comp Rehab
Cuesta Del Mar RAD S18
Small PHA No Equity
With Debt Comp Rehab
Unit Count 12 12 12 12 12 12 12 12 12
Gross Residential Revenue: 480,996 480,996 480,996 302,820 302,820 302,820 425,268 425,268 425,268 Less Vacancy and Bad Debt: (24,050) (24,050) (24,050) (15,141) (15,141) (15,141) (21,263) (21,263) (21,263) Effective Residental Income: 456,946 456,946 456,946 287,679 287,679 287,679 404,005 404,005 404,005 Other Income: 1,440 1,440 1,440 1,440 1,440 1,440 1,440 1,440 1,440 Gross Effective Income: 458,386 458,386 458,386 289,119 289,119 289,119 405,445 405,445 405,445 Less Residential OpEx (126,756) (126,756) (126,756) (126,756) (126,756) (126,756) (126,756) (126,756) (126,756) Replacement Reserves (4,200) (4,200) (4,200) (4,200) (4,200) (4,200) (4,200) (4,200) (4,200) Net Operating Income 327,430 327,430 327,430 158,163 158,163 158,163 274,489 274,489 274,489 Less Debt Service 0 (272,859) (272,859) 0 (131,803) (131,803) 0 (228,741) (228,741) Cash Flow 327,430 54,572 54,572 158,163 26,361 26,361 274,489 45,748 45,748 Uses
Construction Cost 1,201,092 1,201,092 1,201,092 1,201,092 1,201,092 1,201,092 1,201,092 1,201,092 1,201,092 General Conditions/Overhead/ Profit 168,153 168,153 168,153 168,153 168,153 168,153 168,153 168,153 168,153 Hard Cost contingency 136,924 136,924 136,924 136,924 136,924 136,924 136,924 136,924 136,924 Acquisition 5,500,000 5,500,000 0 2,700,000 2,700,000 0 4,600,000 4,600,000 0 Relocation 42,000 42,000 42,000 42,000 42,000 42,000 42,000 42,000 42,000 Soft Costs(not including acquisition and
developer fee) 376,542 376,542 225,925 376,542 376,542 225,925 376,542 376,542 225,925 Soft Cost Contingency 18,827 18,827 11,296 18,827 18,827 11,296 18,827 18,827 11,296 Developer Fee 560,231 560,231 178,539 420,231 420,231 178,539 515,231 515,231 178,539 Replacement Reserve 350,000 350,000 350,000 350,000 350,000 350,000 350,000 350,000 350,000 Reserves 65,478 201,907 201,907 65,478 131,379 131,379 65,478 179,848 179,848 Total Uses 8,419,247 8,555,676 2,515,837 5,479,247 5,545,148 2,445,309 7,474,247 7,588,617 2,493,778 0 0 0 0 0 0 0 0 0
Sources 0 0 0 0 0 0 0 0 0
Private Loan 0 4,194,504 4,194,504 0 2,026,127 2,026,127 0 3,516,302 3,516,302 Deferred fees 0 0 0 0 0 0 0 0 0
LIHTC Equity 3,086,694 3,086,694 0 2,013,281 2,013,281 0 2,741,668 2,741,668 0 Seller Take Back Financing 5,500,000 5,500,000 0 2,700,000 2,700,000 0 4,600,000 4,600,000 0 Total Sources 8,586,694 12,781,198 4,194,504 4,713,281 6,739,409 2,026,127 7,341,668 10,857,970 3,516,302 - - - - - - - - -
(Gap)/Surplus $167,447 $4,225,521 $1,678,667 ($765,966) $1,194,260 ($419,181) ($132,579) $3,269,353 $1,022,524 Operating Pro formas
Year 1 327,430 54,572 54,572 158,163 26,361 26,361 274,489 45,748 45,748 Year 2 332,732 59,874 59,874 160,080 28,277 28,277 278,732 49,991 49,991 Year 5 349,049 76,191 76,191 165,829 34,026 34,026 291,744 63,003 63,003 Year 19 433,404 160,545 160,545 191,649 59,846 59,846 357,790 129,050 129,050 Year 20 439,942 167,083 167,083 193,351 61,549 61,549 362,816 134,075 134,075 Total 7,634,478 2,177,308 2,177,308 3,521,731 885,681 885,681 6,348,137 1,773,327 1,773,327 336
Fremont Square
Approach
Fremont Square PBV
With Equity No Debt
Comp Rehab
Fremont Square PBV
With Equity With Debt
Comp Rehab
Fremont Square PBV No
Equity With Debt Comp
Rehab
Fremont Square RAD /
Section 18 With Equity
No Debt Comp Rehab
Fremont Square RAD /
Section 18 With Equity
With Debt Comp Rehab
Fremont Square RAD /
Section 18 No Equity
With Debt Comp Rehab
Fremont Square RAD
S18 Small PHA With
Equity No Debt Comp
Rehab
Fremont Square RAD
S18 Small PHA With
Equity With Debt Comp
Rehab
Fremont Square RAD
S18 Small PHA No
Equity With Debt Comp
Rehab
Unit Count 12 12 12 12 12 12 12 12 12
Gross Residential Revenue: 473,760 473,760 473,760 295,584 295,584 295,584 418,032 418,032 418,032 Less Vacancy and Bad Debt: (23,688) (23,688) (23,688) (14,779) (14,779) (14,779) (20,902) (20,902) (20,902) Effective Residental Income: 450,072 450,072 450,072 280,805 280,805 280,805 397,130 397,130 397,130 Other Income: 1,440 1,440 1,440 1,440 1,440 1,440 1,440 1,440 1,440 Gross Effective Income: 451,512 451,512 451,512 282,245 282,245 282,245 398,570 398,570 398,570 Less Residential OpEx (126,756) (126,756) (126,756) (126,756) (126,756) (126,756) (126,756) (126,756) (126,756) Replacement Reserves (4,200) (4,200) (4,200) (4,200) (4,200) (4,200) (4,200) (4,200) (4,200) Net Operating Income 320,556 320,556 320,556 151,289 151,289 151,289 267,614 267,614 267,614 Less Debt Service 0 (267,130) (267,130) 0 (126,074) (126,074) 0 (223,012) (223,012) Cash Flow 320,556 53,426 53,426 151,289 25,215 25,215 267,614 44,602 44,602 Uses
Construction Cost 1,189,052 1,189,052 1,189,052 1,189,052 1,189,052 1,189,052 1,189,052 1,189,052 1,189,052 General Conditions/Overhead/ Profit 166,467 166,467 166,467 166,467 166,467 166,467 166,467 166,467 166,467 Hard Cost contingency 135,552 135,552 135,552 135,552 135,552 135,552 135,552 135,552 135,552 Acquisition 5,400,000 5,400,000 0 2,600,000 2,600,000 0 4,500,000 4,500,000 0 Relocation 42,000 42,000 42,000 42,000 42,000 42,000 42,000 42,000 42,000 Soft Costs(not including acquisition and
developer fee) 372,768 372,768 223,661 372,768 372,768 223,661 372,768 372,768 223,661 Soft Cost Contingency 18,638 18,638 11,183 18,638 18,638 11,183 18,638 18,638 11,183 Developer Fee 552,372 552,372 176,792 412,372 412,372 176,792 507,372 507,372 176,792 Replacement Reserve 350,000 350,000 350,000 350,000 350,000 350,000 350,000 350,000 350,000 Reserves 65,478 199,043 199,043 65,478 128,515 128,515 65,478 176,984 176,984 Total Uses 8,292,327 8,425,892 2,493,750 5,352,327 5,415,364 2,423,222 7,347,327 7,458,833 2,471,691 0 0 0 0 0 0 0 0 0
Sources 0 0 0 0 0 0 0 0 0
Private Loan 0 4,106,443 4,106,443 0 1,938,066 1,938,066 0 3,428,241 3,428,241 Deferred fees 0 0 0 0 0 0 0 0 0
LIHTC Equity 3,038,749 3,038,749 0 1,965,337 1,965,337 0 2,693,724 2,693,724 0 Seller Take Back Financing 5,400,000 5,400,000 0 2,600,000 2,600,000 0 4,500,000 4,500,000 0 Total Sources 8,438,749 12,545,192 4,106,443 4,565,337 6,503,403 1,938,066 7,193,724 10,621,965 3,428,241 - - - - - - - - -
(Gap)/Surplus $146,422 $4,119,300 $1,612,693 ($786,991) $1,088,039 ($485,155) ($153,604) $3,163,132 $956,550 Operating Pro formas
Year 1 320,556 53,426 53,426 151,289 25,215 25,215 267,614 44,602 44,602 Year 2 325,721 58,591 58,591 153,068 26,994 26,994 271,720 48,708 48,708 Year 5 341,608 74,478 74,478 158,388 32,314 32,314 284,303 61,291 61,291 Year 19 423,586 156,456 156,456 181,831 55,757 55,757 347,972 124,960 124,960 Year 20 429,927 162,797 162,797 183,337 57,263 57,263 352,801 129,789 129,789 Total 7,467,453 2,124,853 2,124,853 3,354,706 833,226 833,226 6,181,112 1,720,872 1,720,872 337
Palm Vista Sr.
Approach
Palm Vista Sr. Apt PBV
With Equity No Debt
Comp Rehab
Palm Vista Sr. Apt PBV
With Equity With Debt
Comp Rehab
Palm Vista Sr. Apt PBV
No Equity With Debt
Comp Rehab
Palm Vista Sr. Apt RAD /
Section 18 With Equity
No Debt Comp Rehab
Palm Vista Sr. Apt RAD /
Section 18 With Equity
With Debt Comp Rehab
Palm Vista Sr. Apt RAD /
Section 18 No Equity
With Debt Comp Rehab
Palm Vista Sr. Apt RAD
S18 Small PHA With
Equity No Debt Comp
Rehab
Palm Vista Sr. Apt RAD
S18 Small PHA With
Equity With Debt Comp
Rehab
Palm Vista Sr. Apt RAD
S18 Small PHA With
Equity With Debt Comp
Rehab
Unit Count 100 100 100 100 100 100 100 100 100
Gross Residential Revenue: 2,365,200 2,365,200 2,365,200 1,757,040 1,912,560 1,912,560 2,061,120 2,216,640 2,216,640 Less Vacancy and Bad Debt: (118,260) (118,260) (118,260) (87,852) (95,628) (95,628) (103,056) (110,832) (110,832) Effective Residental Income: 2,246,940 2,246,940 2,246,940 1,669,188 1,816,932 1,816,932 1,958,064 2,105,808 2,105,808 Other Income: 12,000 12,000 12,000 12,000 12,000 12,000 12,000 12,000 12,000 Gross Effective Income: 2,258,940 2,258,940 2,258,940 1,681,188 1,828,932 1,828,932 1,970,064 2,117,808 2,117,808 Less Residential OpEx (788,900) (788,900) (788,900) (788,900) (788,900) (788,900) (788,900) (788,900) (788,900) Replacement Reserves (35,000) (35,000) (35,000) (35,000) (35,000) (35,000) (35,000) (35,000) (35,000) Net Operating Income 1,435,040 1,435,040 1,435,040 857,288 1,005,032 1,005,032 1,146,164 1,293,908 1,293,908 Less Debt Service 0 (1,195,867) (1,195,867) 0 (837,527) (837,527) 0 (1,078,257) (1,078,257) Cash Flow 1,435,040 239,173 239,173 857,288 167,505 167,505 1,146,164 215,651 215,651 Uses
Construction Cost 10,763,784 10,763,784 10,763,784 10,763,784 10,763,784 10,763,784 10,763,784 10,763,784 10,763,784 General Conditions/Overhead/ Profit 1,506,930 1,506,930 1,506,930 1,506,930 1,506,930 1,506,930 1,506,930 1,506,930 1,506,930 Hard Cost contingency 1,227,071 1,227,071 1,227,071 1,227,071 1,227,071 1,227,071 1,227,071 1,227,071 1,227,071 Acquisition 24,000,000 24,000,000 0 14,300,000 16,800,000 0 19,200,000 21,600,000 21,600,000 Relocation 350,000 350,000 350,000 350,000 350,000 350,000 350,000 350,000 350,000 Soft Costs(not including acquisition and
developer fee) 3,374,446 3,374,446 2,024,668 3,374,446 3,374,446 2,024,668 3,374,446 3,374,446 3,374,446 Soft Cost Contingency 168,722 168,722 101,233 168,722 168,722 101,233 168,722 168,722 168,722 Developer Fee 3,756,143 3,756,143 1,597,369 3,271,143 3,396,143 1,597,369 3,516,143 3,636,143 3,636,143 Replacement Reserve 850,000 850,000 850,000 850,000 850,000 850,000 850,000 850,000 850,000 Reserves 411,950 1,009,883 1,009,883 411,950 830,713 830,713 411,950 951,078 951,078 Total Uses 46,409,046 47,006,980 19,430,938 36,224,046 39,267,810 19,251,768 41,369,046 44,428,175 44,428,175 Sources
Private Loan 0 18,383,402 18,383,402 0 12,874,838 12,874,838 0 16,575,448 16,575,448 Deferred fees 1,256,143 1,256,143 0 771,143 896,143 0 1,016,143 1,136,143 1,136,143 LIHTC Equity 17,954,674 17,954,674 0 14,236,066 15,194,470 0 16,114,538 17,034,606 17,034,606 Seller Take Back Financing 24,000,000 24,000,000 0 14,300,000 16,800,000 0 19,200,000 21,600,000 21,600,000 Total Sources 43,210,817 61,594,219 18,383,402 29,307,209 45,765,451 12,874,838 36,330,681 56,346,197 56,346,197 - - - - - - - - -
(Gap)/Surplus ($3,198,229) $14,587,240 ($1,047,536) ($6,916,837) $6,497,642 ($6,376,930) ($5,038,365) $11,918,023 $11,918,023 Operating Pro formas
Year 1 1,435,040 239,173 239,173 857,288 167,505 167,505 1,146,164 215,651 215,651 Year 2 1,456,027 260,160 260,160 866,720 179,892 179,892 1,161,373 233,815 233,815 Year 5 1,520,088 324,221 324,221 894,710 217,107 217,107 1,207,399 289,065 289,065 Year 19 1,837,516 641,650 641,650 1,012,344 385,832 385,832 1,424,930 557,688 557,688 Year 20 1,861,065 665,198 665,198 1,019,389 397,098 397,098 1,440,227 577,205 577,205 Total 32,878,934 8,961,600 8,961,600 18,841,080 5,680,337 5,680,337 25,860,007 7,884,664 7,884,664 338
Annual Capital Fund Plan (CFP)
339
340
341
342
343
344
Five Year Capital Fund Plan (CFP)
(Page 1 of 5)
345
(Page 2 of 5)
346
(Page 3 of 5)
347
(Page 4 of 5)
348
(Page 5 of 5)
349
5-YEAR AGENCY PLAN
AND
ANNUAL PLAN
Emilio Ramirez, Director
Housing Department
City Council
March 21, 2023
350
5-Year and Annual Agency Plan
1. The 5-Year PHA and the Annual Agency Plan provide a description of the Housing Authority’s basic regulations, requirements and operational program policies. The current 5-Year PHA plan was adopted in 2020. The Annual Agency plan outlines any revisions, new activities, and progress towards the PHA’s goals and objectives.
2. Required by 24 CFR Part 903
3. Serves as the application for Capital Fund Grants which provide the funding for capital improvements for Public Housing
4. Due to HUD by April 14, 2023 – at least 75 days prior to the start of the fiscal year
351
Proposed Revisions
1. Proposed Amendment to the Housing Choice Voucher (Section 8) Administrative Plan:
-Adoption of local limited homeless preference: Applicants and families who meet the definition of “homeless” will be eligible. A certification of homelessness completed by a homeless services provider is required. The OHA limits the number of families that qualify for the homeless preference to fifteen (15) families annually.
352
Proposed New Activities
The OHA intends to undertake the following new activities related to the following in the 2023 Annual PHA Plan:
1. Conversion of Public Housing to Project Based: In June 2020, the OHA launched the “Rethink and Renew” effort to streamline operations, improve customer services, modernize public housing units, expand programs, and close budget deficits. As part of the effort, the Department of Housing and Urban Development approved for CVR Associates, Inc. (CVR) to provide an assessment of the OHA’s public housing portfolio. -CVR issued a report that outlines various strategies to transition the OHA’s public housing portfolio to a Section 8 subsidy. This action will provide a more stable stream of subsidy, is more conducive to raising debt/equity, and will allow OHA to leverage funding for rehabilitation of its public housing units. -The OHA proposes to begin the process of analyzing the feasibility of the strategic opportunities identified by CVR through related activities including:
physical needs assessments, financial analysis, and environmental reviews, and development of an asset repositioning plan.
2. Project-based vouchers: In addition, the OHA will undertake efforts to identify and apply for new voucher allocations for project-based vouchers. The project-based voucher is subsidized housing assistance that is tied to a specific unit. The goal is to increase the number of affordable units available to low-income families.
353
Capital Fund Budget
1. Purpose of the capital fund program is to maintain and preserve the integrity of the Oxnard Housing Authority’s pubic housing units and to fund necessary improvements
2. The Fiscal Year 2023 requested capital fund budget is: $1,538,180
3. Approximately $740,000 will be used towards capital improvements:
-504-conversion project which refers to the multi-phase project through which 24 existing units are being converted to ensure they accessible to individuals with disabilities. This is a requirement from the Department of Housing and Urban Development.
-All public housing units will be inspected and any necessary repairs will be completed to ensure they meet federal inspection standards.
The remaining funds will be allocated towards debt repayment and administrative expenses.
354
Public Comments
1. The forty-five day public comment period commenced on December 1, 2022
2. Staff held public meetings on December 1, 2022 and January 26, 2023.
3. The following questions were received (summarized)
Question: Is the homeless preference the same program that has been existence?
Response: Yes. The preference relates to the homeless set aside program which has been in existence por the past 7 years. The preference would apply to applicants for the 15 homeless set aside vouchers.
Question: Can the capital fund be used to paint the interior of all public housing units?
Response: Funds are being allocated towards repairs identified during unit inspections. However; public housing residents are asked to report their request for their individual unit by placing a work order. 355
Recommendation
That the Board of Commissioners for the Housing Authority of the City of Oxnard:
1. Hold a public hearing to receive comments concerning the fourth year of the 5-Year PHA Plan, the 2023 Capital Fund Program (CFP) Budget, and the CFP Five-Year Action Plan; and
2. Adopt a resolution:
a) Approving the 2023 Annual Agency Plan, 5-Year PHA Plan for the Housing Authority;
b) Authorizing and directing the Chairman to execute the Department of Housing and Urban Development (HUD) Public Housing Agency Certification Compliance Form certifying the Housing Authority’s compliance with HUD’s policies and procedures;
c) Authorizing the Housing Director to execute and submit all reports, documents and all other certifications required to comply with HUD’s policies and procedures regarding the Annual Agency Plan and the 5-Year PHA Plan; d) Approving the 2023 CFP Budget and CFP Five-Year Action Plan; and e) Authorizing the Housing Director to accept and expend the funds as indicated in the 2023 CFP Budget and CFP Five-Year Action Plan.
356
End of Presentation
357
HOUSING AUTHORITY OF THE CITY OF OXNARD
RESOLUTION NO. ________________
A RESOLUTION OF THE BOARD OF COMMISSIONERS OF THE HOUSING AUTHORITY OF THE CITY OF OXNARD APPROVING THE 5-YEAR PUBLIC HOUSING AGENCY (PHA) PLAN, THE ANNUAL AGENCY PLAN, THE 2023 CAPITAL FUND
PROGRAM (CFP) BUDGET, THE CFP FIVE-YEAR ACTION PLAN AND AUTHORIZING
THE HOUSING DIRECTOR TO EXECUTE AND SUBMIT THE PLANS AND CAPITAL
FUNDS STATEMENT
WHEREAS, the Housing Authority of the City of Oxnard (OHA) is required by the U.S.
Department of Housing and Urban Development (HUD) to develop and adopt a 5-Year PHA Plan and Annual Agency Plan for HUD’s review and approval in order to be eligible to receive HUD funding utilized for the OHA’s operation; and
WHEREAS, The OHA adopted a 5-Year Agency Plan in 2020; and WHEREAS, on March 21, 2023, the OHA conducted a public hearing on the proposed fourth year of the 2020-2025 Five-Year PHA Plan, the Annual Agency Plan, the 2023 CFP Budget and the CFP Five-Year Action Plan.
WHEREAS, the OHA wishes to adopt its Annual Agency Plan, the fourth year of the 5- Year PHA Plan for Fiscal Years 2020-2025, the CFP Five-Year Action Plan, and the 2023 CFP Budget.
NOW THEREFORE, the Board of Commissioners of the Housing Authority of the City of Oxnard resolves as follows:
1. The Board hereby approves the Annual Agency Plan, the fourth year of the 5-Year PHA Plan for Fiscal Years 2020-2025, the CFP Five-Year Action Plan, and the 2023 CFP Budget, as presented to the Board on March 21, 2023; and
2. The Board authorizes and directs the chairman to execute the HUD Public Housing Agency Certification Compliance Form certifying the Housing Authority’s compliance with HUD’s policies and procedures; and
3. The Board authorizes the Housing Director to execute and submit all reports and documents required to comply with HUD’s policies and procedures regarding the Agency Plan; and
4. The Board authorizes the Housing Director to accept and expend the funds as indicated in the 2023 CFP Budget and the CFP Five-Year Action Plan.
358
Resolution No.
APPROVED AND ADOPTED THIS 21st DAY OF MARCH 2023 BY THE FOLLOWING VOTE:
AYES:
NOES:
ABSENT:
_____
John C. Zaragoza, Chairman
Attest:
Rose Chaparro, Secretary-Designate
Approved as to form:
Stephen M. Fischer, General Counsel
359
CITY COUNCIL AGENDA REPORT
PUBLIC HEARINGS
AGENDA ITEM NO. M.4
DATE: March 21, 2023
TO: City Council
FROM: Emilio Ramirez, Housing Director, (805) 385-8094, [email protected] SUBJECT: Third Amendment to the 2021-2022 Annual Action Plan to Incorporate Supplemental HOME American Rescue Plan (ARP) funding. (20 minutes)
RECOMMENDATION
That City Council:
1. Conduct a public hearing and receive public comments relating to the HOME ARP Allocation Plan;
2. Approve the HOME ARP Allocation Plan, as a Third Amendment to the 2021-2022 Annual Action Plan;
3. Authorize the City Manager, and his designees, to submit the Third Amendment to the 2021-2022 Annual Action Plan to the U.S. Department of Housing and Urban Development, including the required applications, certifications and other pertinent documents to complete the submitted items for federal approval;
4. Authorize the City Manager, and his designees, to approve the appropriations for the HOME American Rescue Plan funding for staff operations, approved projects and related consulting contracts, not to exceed $2,772,021; and
5. Authorize the City Manager and his designees to execute the appropriate agreements with the HOME American Rescue Plan partners, consultants, and contractors, allow the use in the administration of funds, and allow the adjustments to any future funding needs not to exceed ten percent of the award if the programs require more or less funding to meet their objectives.
(This item is routine in nature and therefore, this item did not originate in the Committee.) Please click the following link to view the required Measure M pre-recorded presentation video: https://youtu.be/-adSuWLnoQ
BACKGROUND
On September 20, 2021, the United States Department of Housing and Urban Development (HUD) awarded the City of Oxnard $2,772,021 in HOME American Rescue Plan (HOME ARP) funding. The City is allowed to use up to 15% of the award for administrative expenses. Within the 15% administrative cap, the City of Oxnard can immediately begin using up to 5% or $135,601.05 for administrative expenses, prior to having an approved HOME ARP Allocation Plan.
On January 4, 2022, City Council accepted the HOME ARP funds and directed staff to return when the HOME ARP Allocation Plan was completed.
HOME ARP is a new funding source from the Federal government for local and state governments, streamlined through the HOME (HOME) Investment Partnerships program. The primary purpose of the HOME ARP funds is to assist households who are homeless, at risk of becoming homeless, and other vulnerable populations, by providing housing, 360
rental assistance, supportive services and non-congregate shelter to reduce homelessness and increase housing stability.
To receive HOME ARP funds the City of Oxnard must develop a HOME ARP Allocation Plan after community engagement, which will then be incorporated into the jurisdictions 2021-2022 Annual Action Plan. For the City of Oxnard, the HOME ARP Allocation Plan would be incorporated as the Third Amendment to the 2021-2022 Annual Action Plan. In summary, the plan must include the following:
1. Summary of consultation process and comments
2. Description of qualifying populations
3. An assessment of unmet needs and gaps in housing and homeless services
4. Summary of planned use of HOME ARP funds
Once the HOME ARP Allocation Plan is complete and approved by HUD, the City of Oxnard will be able to access the full award of the grant and execute the program.
DISCUSSION
Consultation played a vital role in the development of this HOME ARP Allocation Plan (Plan). To develop this Plan, the City of Oxnard launched collaborative effort to consult with the Ventura County Continuum of Care, affordable housing developers, service providers and residents of Oxnard. Below is a summary of the outreach and consultation efforts the staff undertook:
1. On January 11, 2023, staff attended the Ventura County Continuum of Care meeting to present the HOME ARP information to the Continuum of Care members and solicit feedback regarding the prioritization of homeless needs.
2. On January 11, 2023, Community Meeting was held for the HOME ARP Allocation Plan for the public to provide input on the needs of the community and use of the funds.
3. On December 21, 2022, a survey commenced for the public to comment on the funds and to prioritize the needs and gaps that should be addressed. The survey will complete on March 21, 2023.
In accordance with the City's Citizen Participation Plan, the public hearing is scheduled for March 21, 2023. This public hearing will provide further opportunity for the City Council and the public to consider the funding recommendations and to receive public comments for the draft of the HOME-ARP Allocation Plan as an Amendment to the 2021 Annual Action Plan. The HOME-ARP Allocation Plan was made available to the public for a 30-day review period beginning February 17, 2023 and ending on March 21, 2023. Notice of the Public Hearing date, public review and comment period was published in the VIDA Newspaper on February 16, 2023 in Spanish and English. The draft of the HOME-ARP Allocation Plan as an Amendment to the 2021 and the City's Citizen Participation Plan are available electronically on the City of Oxnard Housing Department, Grants Management website.
Consultation and Public Outreach Results
The Continuum of Care participation included feedback from ten providers, most of which are service providers. Eight questions were posed in the survey with a high number of answers finding the development of affordable housing a high priority for those that are elderly, homeless or single parents with children. Individual representatives from developer organizations also provided responses about their interest in partnering with the City of Oxnard to construct new affordable housing projects using HOME ARP funding.
Throughout the public outreach process, the community survey included outreach to residents and requested input. As of February 14, 2023, the Housing Department has received twelve responses to the public survey. Residents expressed concerns about the increased numbers of people experiencing homelessness in the City of Oxnard, as well as the need for supportive services. The lack of affordable housing was identified as the primary cause of increased homelessness. The comments received also identified constructing new affordable housing as one of the biggest needs in Oxnard.
As supported by the results of the public meetings and surveys, the City is proposing to use its HOME ARP funds to support the new construction of affordable housing units. 361
The 2021-2022 Annual Action Plan Amendment and HOME ARP Allocation Plan budget includes:
Activity Proposed Funding Amount
Development of Affordable Rental
Housing
$2,356,218
5% Pre-Amendment Administrative
Funds
$138,601
10% Administrative Funds Balance $277,202
Total $2,772,021
During the consultation and outreach process numerous affordable housing developers expressed interest in utilizing HOME ARP funding to construct affordable housing. If the Annual Action Plan Amendment and HOME ARP Allocation Plan is approved by City Council and HUD, the Housing Department will make the HOME ARP funds available through the issuance of a Request for Proposals (RFP). Once the Housing Department completes the RFP process, the selected project will be brought back for final approval and recommendation to City Council.
STRATEGIC PRIORITIES
This agenda item supports the Quality of Life strategy. The purpose of the Quality of Life strategy is to restore and increase quality services and programs that enrich Oxnard's diverse community, promotes safe neighborhoods, encourages community engagement, and supports our residents in their efforts to improve their quality of life.
FINANCIAL IMPACT
The funding received will increase financial resources for housing the homeless and supportive services. There is no funding match requirement, as there is in the regular HOME program, therefore no additional funding is required by the City of Oxnard’s General Fund. All HOME ARP funding must be used by September 30, 2030.
For Finance Use Only: HOME Fund (Orgs. 2028101 & 2028105, Project #(s) TBD)
COMMITTEE OUTCOME
This item is routine in nature and therefore, this item did not originate in Committee.
Prepared by: Emilio Ramirez, Housing Director
ATTACHMENTS
1. Draft HOME American Rescue Plan
2. PowerPoint Presentation
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1 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n DRAFT
City of Oxnard
HOME-American Rescue Plan
Allocation Plan
Submitted to the U.S. Department of Housing
and Urban Development (HUD) as a
Substantial Amendment to the 2021 Annual Action Plan (AAP) City of Oxnard Housing Department,
Grants Management Division
435 South D Street, Oxnard, CA 93030
Alexander Nguyen, City Manager
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TABLE OF CONTENTS
INTRODUCTION ........................................................................................................................... 3 CONSULTATION........................................................................................................................... 4 PUBLIC PARTICIPATION............................................................................................................ 7 NEEDS ASSESSMENT AND GAP ANALYSIS......................................................................... 11 HOME-ARP ACTIVITIES............................................................................................................ 18 HOME-ARP PRODUCTION HOUSING GOALS....................................................................... 20 PREFERENCES........................................................................................................................... 21 APPENDICES ............................................................................................................................. 23 APPENDIX A HOME-ARP CERTIFICATIONS AND SF424S
APPENDIX B PUBLIC NOTICE AND COMMENTS RECEIVED
APPENDIX C EXISTING COMMUNITY RESOURCES LIST (RESPONSE TO OPTIONAL QUESTION)
APPENDIX D COMMUNITY SURVEYS AND DATA SOURCES
(This document is subject to change pending HUD approval) 364
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INTRODUCTION
The American Rescue Plan Act of 2021 (ARP) appropriated $5 billion to communities across the U.S. to provide housing, services, and shelter to individuals experiencing homelessness and other vulnerable populations. These funds were allocated by formula to HOME participating Jurisdictions. Funding for this grant must be expended on eligible activities by 2030. This special round of funding is called the “HOMEARP” program.
HOME-ARP funds can only be expended on eligible activities as listed below:
• The provision of Supportive Services (such as housing counseling, homelessness prevention, childcare, job training, legal services, case management, moving costs, rental applications, and rent assistance)
• Acquisition and Development of Non-Congregate Shelters: Purchase and Development of NonCongregate Shelter (these structures can remain in use as a non-congregate shelter or can be converted to 1) emergency shelter under the Emergency Solutions Grants (ESG) Program; 2) permanent housing under the Continuum of Care (CoC) Program; or 3) affordable housing under the HOME Program)
• Tenant-Based Rental Assistance (TBRA)
• Production or Preservation of Affordable Housing (such as acquisition and rehabilitation) • Non-Profit Operating (5% maximum allocation) (may not exceed the greater of 50 percent of the general operating expenses of the organization for that fiscal year) • Non-Profit Capacity Building (5% maximum allocation) (may not exceed the greater of 50 percent of the general operating expenses of the organization for that fiscal year) • Administration and Planning for the HOME ARP Program (15% maximum allocation) HOME-ARP funds must be used primarily to benefit individuals or families from the following qualifying populations:
• Sheltered and unsheltered homeless populations
• Those currently housed populations at the risk of homelessness • Those fleeing or attempting to flee domestic violence, dating violence, sexual assault, stalking, or human trafficking
• Other families requiring services, housing assistance, or to prevent homelessness • Those at greatest risk of housing instability or in unstable housing situations Through the ARP, HUD allocated $2.7 million in HOME-ARP funds to the City of Oxnard, with the award pending the completion of the planning process. The process included required planning, community and stakeholder consultation, and a gap analysis. The City of Oxnard HOME-ARP Allocation Plan describes how the City intends to distribute HOME-ARP funds and address the needs of the qualifying populations. This Plan will be submitted to HUD as a substantial amendment to the Federal Fiscal Year 2021 Annual Action Plan for review and acceptance.
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CONSULTATION
Summarize the consultation process:
The community outreach and engagement process for the HOME-ARP grant provided multiple opportunities for subject matter experts within the community, stakeholders, and organizations to assess the needs, gaps, and barriers relating to homeless preventative services. Consultation methods included a HOME-ARP summary webpage, stakeholder meetings, two online surveys in English, a public comment period of the City of Oxnard HOME-ARP Allocation Plan (AP), and a public hearing.
The City of Oxnard consulted with organizations and service providers to identify unmet needs and gaps in housing and service delivery systems, along with recommendations for funding. Below is a list of the stakeholders/organizations consulted through the Stakeholder and individual focus group meetings.
List the organizations consulted, and summarize the feedback received from these entities:
Table 1 summarizes the stakeholders and organizations consulted in the creation of this Plan, the services they provide, method of consultation, and a summary of feedback.
Table 1 – Stakeholder/Organizations Consulted and Summary of Feedback Agency/Org Consulted Type of Agency/Org Method of
Consultation Feedback
Ventura County CoC Social Service Provider Survey
Stakeholder
meeting
The need is great for Permanent
Supportive Housing and affordable
housing. There are gaps in supportive
services which impact housing retention.
People Self Help Housing Affordable Housing
Developer
Stakeholder
Meeting
GAP financing helps development
become more competitive. New
construction is tied to supportive
services. There’s a need for more
affordable housing.
United Way Social Service Provider Stakeholder
Meeting
Supports the need for affordable
housing. We try to set participants up for
success by providing services and
collaborating with other providers.
Many Mansions Affordable Housing
Developer
Survey
Stakeholder
Meeting
The need is great for the production of
affordable housing. The biggest
impediment is the lack of funding; it’s
hard to secure funding.
Ventura County
Community Development
Corporation
Community
Development
Survey
Stakeholder
Meeting
Policy changes around unemployment
would prevent homelessness. The rent
relief program started during Covid-19
should continue.
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Consultation Feedback
Supports the need for affordable
housing.
Ventura County Homeless
and At Risk
Homeless Service
Provider
Homeless; At Risk
Homeless
Survey
Stakeholder
Meeting
Rent regulation is necessary. Supports
the need for more affordable housing.
Cabrillo Economic
Development Corp
Affordable Housing
Developer
Survey
Stakeholder
Meeting
Staff turnover within the City of Oxnard
has impacted the ability to develop
affordable housing. Staffing and resource
constraints are a challenge. NEPA
approval took longer than anticipated.
Has completed 9 projects and 1 breaking
ground soon.
Coalition for Family
Harmony
Homeless Service
Provider
Homeless
Survey Supports the need for affordable
housing.
County of Ventura Human
Services Agency
Supportive Service
Provider
Survey Supports the need for affordable
housing.
Diversity Collective
Ventura County
Supportive Service
Provider
Survey Supports the need for affordable
housing.
Turning Point Foundation Homeless Service
Provider
Survey Affordable housing is the end solution to
homelessness, so it is needed.
The Salvation Army Social Services Provider Survey Supports the need for affordable housing.
Gold Coast Health Plan Health Service Provider Stakeholder Meeting
Supports the need for affordable
housing.
Help of Ojai Basic Needs Provider Stakeholder
Meeting
Supports the need for affordable
housing.
Mercy House Homeless Service
Provider
Stakeholder
Meeting
Supports the need for affordable
housing.
For the Need Foundation Social Services Provider Stakeholder Meeting
Supports the need for affordable
housing.
Samaritan Center Homeless Service
Provider
Stakeholder
Meeting
Supports the need for affordable
housing.
Spirit of Santa Paula Homeless Service
Provider
Stakeholder
Meeting
Supports the need for affordable
housing.
Commission on
Homelessness – City of
Oxnard
Citizen Advisory Group Stakeholder
Meeting
Supports the need for affordable
housing.
Coalition for Family
Harmony
DV Service provider Stakeholder
Meeting
Supports the need for affordable housing
CAUSE (Central Coast
Alliance United for a
Sustainable Economy)
Homeless Service
Provider
Stakeholder
Meeting
Supports the need for affordable
housing.
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SURVEYS
During the consultation process, the City of Oxnard disseminated a community survey with a survey flyer in English and Spanish. The community survey flyer was included in the city’s neighborhood newsletter packet which was distributed weekly to approximately 300 residents. The community survey and flyer were posted on the City website. Additionally, the survey was posted at the Oxnard Public Library, Housing Department and broadcasted on the public viewing local TV Channels 10/35. The City of Oxnard uses flyers and neighborhood newsletters to increase community awareness regarding initiatives occurring in the City. The survey asked residents to give feedback on how the City should use the HOME ARP grant, and to prioritize the most important needs regarding homelessness in Oxnard. Surveys and comments were accepted from December 21, 2022 to –March 21, 2023. Responses were received from twelve (12) interested community members.
CONSULTATION MEETINGS
The City of Oxnard held a series of stakeholder meetings to obtain feedback and comments concerning homelessness in Oxnard and the opportunities HOME ARP grant could provide. The City held meetings and discussions with the Ventura Continuum of Care, non-profit providers of supportive services, and community members in Oxnard.
• Ventura Continuum of Care meeting and Presentation – January 11, 2023 • Oxnard Community Meeting- Oxnard Library – January 11, 2023 • Service Provider Roundtable Discussion – January 25, 2023, virtual meeting • Developer Roundtable Discussion – January 23, 2023, virtual meeting In addition to the meetings the City engaged in dialog with Oxnard Housing Authority regarding HOMEARP and discussed their perspective on HOME-ARP relative to housing needs. The Housing Authority supports the City’s application for HOME ARP funding and recommended using the grant to construct affordable housing developments. Letters of support were received from the Oxnard Housing Authority, and the Ventura County Continuum of Care.
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PUBLIC PARTICIPATION
Describe the public participation process, including information about and the dates of the public comment period and public hearing(s) held during the development of the Plan:
In accordance with the requirements for public participation for the HOME ARP, and the City of Oxnard Citizen Participation Plan, The City of Oxnard held two public hearings and one community meeting to solicit public comment regarding the HOME-ARP Substantial Amendment of the 2021 Annual Action Plan.
The City of Oxnard held an administrative public hearing on December 15, 2021 to receive public comments on the HOME- ARP goals and funding priorities. The Public Notices of public hearing was published on November 11, 2021 in the Ventura County VIDA newspaper in English and Spanish, posted on the City website, Housing Department, Library, and the City Clerk’s office. The public hearing notices, also in English and Spanish, were included in the neighborhood weekly packets and distributed weekly prior to the Hearing to approximately 300 residents and broadcasted on the public viewing local TV channel 10/35. The public comment period begam December 15, 2021, and ended on February 3, 2022.
During the public comment period, there were no written public comments submitted. One verbal public comment was received during the public hearing.
The Community Meeting was held January 11, 2023, at the Oxnard Public Library. The Community meeting was held in the evening, to allow residents and stakeholders to have the greatest opportunity to participate. The Public Notices was published on December 27, 2022, in the Ventura County Star newspaper in English and Spanish. The public notice and community meeting flyer were posted on the City of Oxnard website, Housing Department, Library, and the City Clerk’s office. The public notice and community meeting flyer in the neighborhood weekly packets and distributed prior to the Meeting to approximately 300 residents and broadcasted on the public viewing local TV channel 10/35. The flyers were available in English and Spanish.
The Draft 2021 Annual Action Plan Amendment for the HOME-ARP Allocation Plan was made available for public review and comment from February 17, 2023, to March 21, 2023. While the HOME-ARP requirements only require a 15-day comment period, The City of Oxnard made the draft HOME ARP Allocation Plan Available for 30 days for public review. The public review and comment period began February 17, 2023 and end on March 21, 2023.
The City of Oxnard held a public hearing on March 21, 2023 to receive comments on the draft 2021 Annual Action Plan Amendment for the HOME- ARP Allocation Plan prior to adoption by the City Council. The Public Notice of public hearing and public comment period were published on February 16, 2023 in the Ventura County VIDA newspaper in English and Spanish, posted on the City website, Housing Department, Library, and the City Clerk’s office. The public hearing notices in English and Spanish were included in the Neighborhood weekly packets which were distributed weekly prior to the Hearing to approximately 300 residents and broadcasted on the public viewing local TV channel 10/35. The public comment period started February 17, 2023 and ended on March 21, 2023.
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8 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n The Public meetings and public hearings were held and conducted in accordance with 24 CFR Part 91 and the City’s Citizen Participation Plan. Stakeholder input was recorded and incorporated into the HOME ARP Allocation Plan. Concurrently the City solicited public feedback through newspapers, official governmental websites, and an online survey. These meetings were conducted to ensure inclusion of all residents of the region, target areas, beneficiaries of federal resources awarded through the public awards process, and public and private agencies operating in the City. The Public Hearings and meetings are in compliance with the Americans with Disabilities Act. If the public requires special assistance to participate in a meeting, the individual would contact the City Clerk’s Office or department, notated on the agenda.
Notice at least 72 hours prior to the meeting will enable the City to reasonably arrange for persons accessibility to the meeting, notifications are reflected on the meeting agenda.
Describe any efforts to broaden public participation:
Outreach activities included community and stakeholder engagement opportunities that were promoted by the City of Oxnard and its community partners. Methods of engagement focused on creating occasions to participate in surveys available online; stakeholder, organization, and individual focus group meetings; public hearings; and public comment of the Draft City of Oxnard HOME-ARP Allocation Plan, proposed budget, and activities. To broaden public participation, all correspondence including surveys and public notices were posted at the Housing Department, Library, the City Clerk’s office and online on the city’s website.
SURVEYS AND NEIGHBORHOOD NEWSLETTERS
During the consultation process, the City of Oxnard distributed a community survey using a survey flyer in English and Spanish. The survey flyer was distributed weekly in the City’s neighborhood packet to approximately 300 Oxnard residents. The City of Oxnard uses flyers and neighborhood newsletters to increase community awareness regarding initiatives occurring in the City. The survey asked residents to give feedback on how the City should use the HOME ARP grant, and to prioritize the most pressing needs regarding homelessness in Oxnard. Surveys and comments were accepted from December 2022-March 2023
CONSULTATION MEETINGS
The City of Oxnard held a series of Stakeholder meetings to obtain feedback and comments concerning homelessness in Oxnard and the opportunities HOME ARP grant could provide. The City held meetings and discussions with the Ventura Continuum of Care, non-profit providers of supportive services, and community members in Oxnard.
• Ventura Continuum of Care meeting and Presentation – January 11, 2023 • Oxnard Community Meeting- Oxnard Library- January 11, 2023 • Service Provider Roundtable Discussion- Virtual Meeting • Developer Roundtable Discussion –Virtual Meeting
In addition to the meetings the City engaged in dialog with Oxnard Housing Authority regarding HOMEARP and discussed their perspective on HOME-ARP relative to Housing. The Housing Authority supports the City’s application for HOME ARP funding and recommended using the grant to construct affordable 370
9 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n housing. In addition to the Letter of Support from the Oxnard Housing Authority, they received a letter of support from the Ventura Continuum of Care.
Summarize the comments and recommendations received through the public participation process:
Because the City of Oxnard has a lack of interim housing for all qualifying populations, comments focused on the need for more affordable housing, supportive services and additional non-congregate shelters.
The community expressed concern and frustration about the increased number of people experiencing homelessness in the City of Oxnard. Most survey participants, public forum speakers and other stakeholders identified a lack of available affordable housing as the primary cause of increased homelessness. They also identified constructing additional affordable housing for HOME ARP QPs as a solution to the homelessness issue in the City. Below are comments submitted by the community. “The homeless issue is at a critical level. There is a huge encampment near 5th Street and Harbor with hundreds of homeless people living there. Fires frequently break out there, posing a great risk to nearby homes. There is a steady stream of homeless people walking behind the houses on Canal Street. The start of an encampment is now directly behind our house at 1040 Canal Street. These encampments pose a huge safety issue for many, many reasons - fires and criminal activity are only a couple of them. It is also a humanitarian issue and a financial issue, as property values plummet with homeless camps nearby.”
“I don’t know the answer to ending homelessness. But I hate waking up every night to the smell of burning trash and living with the threat of their fires getting out of control. It’s also dangerous having wondering homeless people along Harbor Blvd, especially since the city prefers to ignore residents’ requests to reduce the speed and install a traffic signal or stop sign.” “The best, long-term solution is funding the creating of deed-restricted housing. Affordable housing funds such as HOME-ARP should be used to fund affordable housing developments.” “In order of importance, I rate the following: 1. constructing affordable housing for homeless households. 2. Supportive Services for homeless households 3. Rental Assistance for homeless households. 4. Purchase and construction of homeless shelter with private space. While there is no doubting the necessity for homeless shelters, if more affordable housing options for those who are homeless were accessible, along with supportive services, more people would have a place to call home rather than a transient haven of solitude.”
“Shelters are a Band-Aid to the homeless crisis. We need to focus on long-term goals. Tiny homes could be used as a temporary and long-term solution. As, affordable housing with supportive services are utilized to maintain housing security. Financial assistance also enables for clients to achieve housing in the private sector including the supportive services needed to achieve and maintain permanent housing.
Create laws against large corporations from buying rental units or creating fair market rates in which corporations can rent the units. Build more affordable housing with less criteria to obtain a unit.”
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10 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n “Many of the people that we see who are displaced need emergency shelter, and longer than 1 or 2 nights. The LGBTQ+ community, and most especially our transgender population, are served best with a private space, including a private bathroom and shower. There needs to be some sort of plan in place that not only provides short term shelter but offers a way for the homeless to gain income so they can eventually get back on their feet.”
“Affordable housing is the end solution to homelessness, so it is needed. However, in order for homeless persons to prepare to be successful in housing and stay housed they need support services such as mental health services, employment assistance and substance use services. These services are critical in addressing barriers and challenges that contributed to their homelessness.
These two activities are equally as important and go hand in hand. Providing financial assistance to individuals to help them afford rental units is another strategy that is needed. Homelessness is a complicated issue and will only be solved by a multi-faceted strategy with several activities.
Implement an array of housing options, temporary, transitional, permanent supported, permanent, financial assistance for rents and related expenses as well as supportive services.
Services are critical for success in solving homelessness. Without the services the housing will not be fully utilized to the maximum benefit and the crisis will still persist.” “I believe there’s a lot of elderly homeless that need a place to stay their last days here on earth but we need to honor them and make sure that it’s a place where they don’t have to go out and look for work and struggle in their last years of life. Maybe churches could get involved in this.
Families need to be our next priority because they are building our future in their children and if they don’t have a good start, we’re not going to have a very good future. Is very difficult to see women out on the streets alone with no one to go to, and no support. That is why domestic violence is in the same place. It’s very hard to put veterans and disabled adults in order; there’s a need for both, however, veterans do have another outlet the elderly do not have because they’re not veterans. I believe rehabilitation companies are taking care of the homeless with substance use disorder because when you go into a rehabilitation center, it will cure and give you the steps you need to get out of homelessness. The chronically homeless are very difficult. And sex offenders are really the outliers here.”
“Oxnard has a large homeless population and many of those who are in this situation need more than shelter but additional support services.”
Summarize any comments or recommendations not accepted and state the reasons why:
All comments were accepted.
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NEEDS ASSESSMENT AND GAP ANALYSIS
Describe the size and demographic composition of qualifying populations within the PJ’s boundaries:
Homeless
City of Oxnard Homeless Statistics
The 2022 Homeless PIT count found 793 homeless individuals in Oxnard. Of the total homeless persons in Oxnard, 330 were sheltered homeless and 443 were unsheltered. Unsheltered homeless are those who were found to live in locations not meant for human habitation. Approximately 73% of the unsheltered homeless reported sleeping outdoors and 23% were in vehicles, the remainder reported sleeping in abandoned buildings. Of the total sheltered homeless counted, 96% (318) were in emergency shelter and (12) were in transitional housing. The City of Oxnard is one of the cities in Ventura County Continuum of Care and has the largest number of homeless persons, in the County. Approximately 35% of the homeless population in Ventura County was counted in the City of Oxnard.
The 2022 Homeless Count of unsheltered homeless identified 300 Non-Hispanic White persons, 296 Latino persons and Black persons in Oxnard. Of the total, there were 166 chronically homeless persons and 18 veterans.
Ventura County Homeless
According to the 2022 Point in Time Count, there were 2,238 homeless persons in Ventura County. Of the total counted, approximately 61% (1,356 persons) were unsheltered and 39% (882 persons) were sheltered. The majority of the unsheltered homeless were adults (1,350 persons); the remainder (6) were children under 18. The homeless in Ventura County is predominately White, representing 78% of the population. The 2022 Homeless Count identified 91 (7%) Black persons and 138 (10%) persons of multiple or other races. The remaining five percent were Asian, Native American, or Pacific Islanders. Latinos make up 50% of the unsheltered homeless in Ventura County.
Approximately 83% of the homeless are adults aged 25-61, five percent are under the age of 25. In addition, there were 629 chronically homeless persons, 71 veterans, 62 transitional age youth (18-24 years old), and 149 seniors (age 62+) were counted.
For the purposes of this analysis, a data was provided for Ventura County and the City of Oxnard. It is important consider the impact of homeless conditions in Oxnard from a countywide perspective.
Although Point-In-Time counts are widely used to estimate the homeless population of an area, the data represents a one-day count of the homeless. The results can be affected by factors including weather, resources, and methodologies; therefore, numbers may understate the true extent of homelessness. 373
12 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n At-risk of Homelessness
According to HUD, persons at greatest risk of housing instability are those: 1) earning 30% or below the HAMFI and are severely cost-burdened (paying 50% or more on housing); or 2) are earning 50% or less of HAMFI and meet one of the following conditions:
• Has moved two or more times in the two months immediately preceding their application for homelessness prevention assistance.
• Is living in the home of another because of economic hardship. • Has been formally notified of eviction within 21 days after the date of application for assistance. • Lives in a hotel or motel and the cost of staying at the hotel or motel is not borne by a federal, state, or local government program.
• Lives in an over-crowded (more than one person per room) single-room occupancy (SRO) or efficiency apartment units or lives in a severely overcrowded (more than 1.5 persons per room) larger housing unit.
• Is exiting a publicly funded institution, or system of care (health care facility, mental health facility, foster care or other youth facility, or correction program or institution). • Increased risk of homelessness, as identified in the recipient’s approved Consolidated Plan.
According to the 2015-2019 Chas Data here were households in Oxnard. Of the total households, approximately 11,875 (23%) were classified as low-income households, meaning their total household income was less than 80% of AMI for the Oxnard Area. Households with lower incomes have an increased risk of homelessness, especially households with incomes at or below 30% of Area Median income.
Extremely low-income (ELI) households (<30% AMI) comprise thirteen (13) percent (6,849) of Oxnard ’s households have significant housing needs. According to the CHAS Data compiled by HUD, 28 percent of the City’s ELI households are renters, a group particularly vulnerable to rising rents. Severely cost burdened households often must choose between paying for housing expenses or other necessities such as food, transportation, medication, and other needs.
Living in overcrowded conditions was identified as significant housing problem in Oxnard. Of the total renter occupied households in the City, approximately 74% percent were living in overcrowded conditions (more than 1 persons per room), of the Total renters 6,269 were living in severely overcrowded conditions. while percent of total owner-occupied households were living under these conditions. Oxnard also has larger average household sizes than Ventura County The 2020 Census Bureau data noted that
9.1% or approximately 76,790 of the 843,843 residents of the County were living below the poverty level.
These persons are at risk of becoming homeless. Many of these persons can become homeless because of social structural issues such as increases in rent, loss of job, and rising health care costs. In addition, personal experiences such as domestic violence, physical disabilities, mental illness, and substance abuse can cause members of a low-income household or an entire household to become homeless. 374
13 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n Fleeing, Attempting to Flee DV, SA, Stalking or Human Trafficking The U.S. Center for Disease Control’s National Intimate Partner and Sexual Violence Survey (2015) found
43.6 percent of women (nearly 52.2 million) in the U.S. experienced some form of contact sexual violence in their lifetime, with 4.7 percent of women experiencing this violence in the 12 months preceding the survey. Social service agencies assisting victims of domestic violence, spousal abuse indicate increased over the past 10 years. Immigrant women are particularly vulnerable to abuse and are reluctant to report incidences or seek assistance. The National Network to End Domestic Violence found:
• Domestic violence is the leading cause of homelessness for women and children. • Over 90 percent of homeless women have experienced severe physical or sexual violence at some point in their lives, and 63 percent have been victims of intimate partner violence as adults. • Over 80 percent of survivors entering shelters identified "finding housing I can afford" as a need second only to "safety for myself."
According to the 2022 Point-In-Time Homeless Count for Ventura County, 130 are homeless because of domestic violence or intimate partner violence. Of these homeless, 41 were from Oxnard. The immediate housing needs of victims of domestic violence relate to shelter and transitional housing. The count of sheltered persons in domestic violence shelters, revealed there were 29 in shelter at the time of the 2022 Homeless Count.
The State of California Department of Justice data found there were 1,952 calls for service in 2021 from victims of domestic violence in Oxnard. Human Trafficking data was also examined. According to the most current data from the Human Trafficking Institute, from 2015-2020 there were 155 human trafficking cases in the state of California. For the purposes of this report, the data counted cases from adult and child victims and didn’t separate forced labor cases from assault cases.
Other Populations at Greater Risk of Housing Instability Persons with Disabilities - A disability is defined as a long-lasting physical, mental, or emotional condition that impairs an individual’s mobility, ability to work, or ability for self-care. The special housing needs of disabled persons result from limited, often fixed incomes; shortage of accessible housing; and higher health care costs associated with the disability.
According to the ACS 2018 data, Ten percent (10 %) of Oxnard ’s population has some type of disability, and of the total disabled population (20,804), 17 percent were employed and 40 percent were seniors. In addition to persons with other disabilities, 2019 DDS data reveals there are over Oxnard residents with developmental disabilities, with approximately two-thirds under the age of 18. The available data reveals, over 80 percent of persons with developmental disabilities reside with of parents, families, or guardians.
Elderly - According to the ACS 2018 data, Ten percent (10 %) of Oxnard ’s population has some type of disability, and of the total disabled population (20,804), 17 percent were employed, and 40 percent were seniors. In addition to persons with other disabilities, 2019 DDS data reveals there are over 2,600 Oxnard residents with developmental disabilities, with approximately 60 percent under the age of 18. The available data reveals, over 80 percent of persons with developmental disabilities reside with of parents, families, or guardians.
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14 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n Female-Headed Households - Female-headed households with children tend to have lower incomes, which limits their housing options and access to supportive services. The Census ACS 2014-2018 data estimates 9,563 female-headed households in Oxnard and 15 percent of these households had a related child under the age of 18. Female headed households with children have an increased risk of living in poverty are at risk of homelessness.
Veterans and Families that include a Veteran Family Member As defined by HUD, Veterans and Families that include a Veteran Family Member that meet the criteria for one of the qualifying populations described are eligible to receive HOME-ARP assistance.
According to the 2022 Homeless Count, there were 71 unsheltered homeless veterans counted in Ventura County. Approximately 18 were in Oxnard. Demographic data regarding race was available for the sheltered homeless. There were 49 sheltered homeless veterans identified in the 2022 Homeless Count.
Approximately 44 experienced chronic homelessness in Ventura County. Of the total sheltered veterans 41 were White, three (3) Black, and five (5) of multiple races. Of the total sheltered veterans, 11 were Latino. The count also revealed there were 41 disabled, sheltered homeless veterans, representing 83% of the total sheltered veterans in Ventura County.
Identify and consider the current resources available to assist Qualifying Populations, including congregate and non-congregate shelter units, supportive services, TBRA, and affordable and permanent supportive rental housing A list of existing community resources for HOME-ARP Qualifying Populations is available in the appendix. 376
15 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n Describe the unmet housing and service needs of the qualifying populations.
Homeless
The Ventura County Continuum of Care Housing Inventory indicates there are 2.313 beds/units to assist homeless persons in Ventura County. Point in time data also revealed 91% units or beds were near or at full capacity at the time of the 2022 Homeless count, indicating an inadequate supply of shelter beds, interim housing, and permanent supportive housing for homeless throughout Ventura County. The permanent supportive housing (PSH) is filled, except for a few HUD VASH beds/units.
The Ventura Continuum of Care reported receiving 3,114 calls for housing assistance in 2021.
Approximately 40% (1,244) of all calls came from Oxnard. Of the total calls, received 834 came from currently homeless persons in Oxnard in need of housing assistance. The County of Ventura Healthcare for the Homeless reported 12,093 persons enrolled that met the Health Resources & Services Administration (HRSA) definition of homeless (includes doubled up and at-risk persons). Of this number, approximately 30% of persons (3,627) were literally homeless (on the streets, emergency shelter or transitional housing). In addition, The Ventura County Office of Education tracks the number homeless students in public schools based on the Federal Department of Education definition of homelessness (includes doubled up and at-risk persons). During the 2022 school year 4,456 students were considered homeless, Of this total, approximately 449 were literally homeless (as defined by HUD).
The data reveals there are 834 literally homeless persons seeking housing assistance through the continuum of care, when considering the additional literally homeless from the other programs, it further compounds the unmet need for suitable housing.
At-Risk of Homelessness
The Ventura County Continuum of Care homeless services system saw 3,770 persons, including. 2,849 single adults and 921 persons in families, including 558 children. A total of 2,750 referrals were made to programs including homeless prevention assistance, emergency shelter, transitional housing, rapid re-housing, and permanent supportive housing. During 2021, Ventura County 2-1-1 continued to see increased calls for housing assistance which resulted in the top unmet need category.
In addition, the Ventura Continuum of Care reported receiving 3,114 calls for housing assistance in 2021.
Approximately 40% (1,244) of all calls came from Oxnard. Of the total calls, received 410 came from persons at risk of homelessness in Oxnard in need of housing assistance.
The County of Ventura Healthcare for the Homeless reported 12,093 persons enrolled that met the Health Resources and Services Administration (HRSA) definition of homeless (includes doubled up and at-risk persons). In addition, The Ventura County Office of Education tracks the number homeless students in public schools based on the Federal Department of Education definition of homelessness (includes doubled up and at-risk persons). During the 2022 school year 4,456 students were considered homeless in Ventura County
377
16 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n Other groups at risk of homelessness include very low and extremely low-income households paying 50% of more of their income on housing costs. This also greatly impacts female-headed households and persons in overcrowded housing conditions. The Oxnard Housing Element revealed there are 11,580 very low and extremely low, severely cost burdened households. They are paying more than 30% of their income on housing. The City’s Regional Housing Needs study found the City of Oxnard needs to build provide their share of 8,500 affordable housing units by 2029. Of the total, 6,420 are needed to build affordable housing for Oxnard’s lower income households.
Persons Fleeing DV, Stalking Human Trafficking, and Veterans While the Ventura County Continuum of Care has some shelter options for domestic violence survivors and veterans, the units available are typically not permeant housing. The limited number of transitional units Oxnard available for persons fleeing domestic violence, is not enough to permanently house 130 persons who are homeless due to domestic violence. It also does not keep pace with the 155 human trafficking victims in the State of California. At the time of the 2022 Homeless Count approximately 91% of the beds/units were at capacity.
Despite the housing services and other benefits available through HUD and Veterans Affairs, some qualifying Veterans (e.g., those honorably discharged) do not pursue these opportunities for a variety of reasons. Many of the reasons for homelessness stem from long-term health issues, as well as an overall lack of affordable housing (particularly for those Veterans with families) and other barriers such as poor credit and criminal backgrounds.
Those requiring services or assistance to prevent homelessness or housing instability The provision of enough affordable housing units is the most important factor to promoting housing stability. The City of Oxnard lacks enough affordable housing, for lower income individuals and families.
Nearly every group with special housing needs has limited financial resources for housing. The Oxnard Housing element data reveals, the City needs to construct 8,500 affordable housing units by 2029 in accordance with its Regional Housing Goals. The units needed are only expected to increase in the future.
Identify any gaps within the current shelter and housing inventory as well as the service delivery system:
The 2022 Continuum of Care Housing Inventory revealed 91 percent of their available beds/units were at capacity at the time of the point and time count. In addition, agencies serving the homeless and area developers identified a need for affordable housing. Housing is needed to serve the homeless and persons at risk of becoming homeless. Permanent Housing options were identified as the best way to reduce homelessness, along with having necessary supportive services. The housing inventory and survey data are in the appendix.
Identify the characteristics of housing associated with instability and an increased risk of homelessness if the PJ will include such conditions in its definition of “other populations” as established in the HOME-ARP Notice:
378
17 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n The City of Oxnard will use HOME ARP to assist other populations at risk of housing instability. Factors the City will consider include low income, cost burdened renters, the elderly, persons with disabilities, as well as those living in overcrowded housing conditions.
Identify priority needs for qualifying populations:
Overall Top Priorities
There is an overall need for affordable permanent supportive housing in Oxnard. The data and feedback from stakeholders held that providing permanent supportive housing was the most effective way to address homelessness in Oxnard. The construction of housing of additional affordable units would help provide relief to an overwhelmed homeless services system. Following housing, stakeholders identified the need for supportive services.
Explain how the level of need and gaps in its shelter and housing inventory and service delivery systems based on the data presented in the plan were determined:
The needs and gaps in the shelter and housing inventory and service delivery systems included in this plan were identified through data from several sources, including stakeholder meetings, surveys, public engagement, and various studies and reports A list of all the sources cited in this plan is included in the appendix.
379
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HOME-ARP ACTIVITIES
Describe the method for soliciting applications for funding and/or selecting developers, service providers, sub-recipients and/or contractors and whether the PJ will administer eligible activities directly:
Pending HUD approval of its HOME-ARP Allocation Plan, the City will issue a Notice of Funding Availability (NOFA) for interested and experienced service providers and developers of affordable multifamily housing in accordance with City procurement procedures.
If any portion of the PJ’s HOME-ARP administrative funds were provided to a subrecipient or contractor prior to HUD’s acceptance of the HOME-ARP allocation plan because the sub-recipient or contractor is responsible for the administration of the PJ’s entire HOME-ARP grant, identify the sub-recipient or contractor and describe its role and responsibilities in administering all of the PJ’s HOME-ARP program:
The City of Oxnard anticipates using up to five percent of HOME- ARP HOME administration funds prior to HUD acceptance of the allocation Plan for administration and planning of the program. The City anticipates administering HOME ARP internally. No subrecipients or contractors will administer the Oxnard HOME ARP program.
380
19 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n Use of HOME-ARP Funding
PJ must indicate the amount of HOME-ARP funding that is planned for each eligible HOME-ARP activity type and demonstrate that any planned funding for nonprofit organizations, operating assistance, nonprofit capacity building, and administrative costs is within HOME-ARP limits.
HOME-ARP Budget
Activity Type Funding Amount Percent of
the Grant
Statutory
Limit
Supportive Services
Acquisition and Development of Non-Congregate
Shelters
Expansion of Affordable Rental Housing 2,356,218
Nonprofit Operating 5% 5%
Nonprofit Capacity Building 5%
Administration and Planning 415,803 15% 15%
Total HOME ARP Allocation 2,772,021
Describe how the PJ will distribute HOME-ARP funds in accordance with its priority needs identified in its needs assessment and gap analysis:
There is an overall need for affordable housing in Oxnard. The data and feedback from stakeholders held that providing permanent supportive housing was the most effective way to address homelessness in Oxnard. The construction of housing of additional affordable units would help provide relief to an overwhelmed homeless services system. Following housing, stakeholders identified the need for supportive services.
The City of Oxnard believes by expanding the development of affordable rental housing it will be able to assist all qualified populations by providing longer term affordable housing opportunities. The expansion will allow for a space for currently fleeing, or attempting to flee, domestic violence, dating violence, sexual assault, stalking, or human trafficking individuals or families, veterans, those currently facing homelessness and those at risk of homelessness. The City of Oxnard intends to allocate its HOME-ARP funds to the Development of Affordable Rental Housing, which may include contributions of capital and/or operating subsidies for the purpose of quickly creating and supporting new units of affordable housing for priority Qualifying Populations.
Describe how the characteristics of the shelter and housing inventory, service delivery system, and the needs identified in the gap analysis provided a rationale for the plan to fund eligible activities:
HOME ARP qualifying populations require a wide range of services and support to remain housed. The highest priority needs, which were consistently identified through consultations and reinforced with the data describing the lack of units available to the extremely low-income population along with the lack of 381
20 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n available shelter bed were increasing the supply of affordable rental housing units. The City of Oxnard needs affordable housing and other options to address homelessness. Production of affordable housing was identified as the best method to address homelessness, long term for the City. Each unit developed will help an overburdened homeless service delivery system. It’s most needed for Oxnard, because the largest share of homeless persons in Ventura County (sheltered and unsheltered) are in the city.
HOME-ARP Production Housing Goals
Estimate the number of affordable rental housing units for qualifying populations that the PJ will produce or support with its HOME-ARP allocation:
The exact number of units that will be created with HOME-ARP funds will depend on a number of factors, including but not limited to: construction type and cost; type of HOME-ARP assistance requested (e.g., capital or operating subsidy); availability of other subsidies; and cost of land. It is estimated that the City’s HOME-ARP allocation will result in 20 new affordable housing units for Qualifying Populations.
Describe the specific affordable rental housing production goal that the PJ hopes to achieve and describe how it will address the PJ’s priority needs:
The City of Oxnard anticipates projects will be primarily funded with HOME ARP funds. The estimated units to be created with HOME ARP funds will increase the number of housing units available to serve Qualifying Populations, with preferences for households experiencing homelessness, those at risk of homelessness, and persons with high risk of housing instability in our community. 382
21 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n
PREFERENCES
Identify whether the PJ intends to give preference to one or more qualifying populations or a subpopulation within one or more qualifying populations for any eligible activity or project:
The City of Oxnard seeks to provide affordable housing for eligible HOME ARP homeless persons, those at risk of homelessness and other populations with high risk of housing instability. The other populations include low-income renters. The Gap and needs analysis revealed the City of Oxnard has the highest total homeless counts in Ventura County, and will give preference to persons experiencing homelessness, those at risk of homelessness, and persons with high risk of housing instability.
If a preference was identified, explain how the use of a preference or method of prioritization will address the unmet need or gap in benefits and services received by individuals and families in the qualifying population or category of qualifying population, consistent with the PJ’s needs assessment and gap analysis:
The Gap and needs analysis revealed the City of Oxnard has the highest total homeless counts in Ventura County, both sheltered and unsheltered homeless. The City will use HOME-ARP to assist homeless persons, those at risk of homelessness, as well as other populations at risk of housing instability.
If a preference was identified, describe how the PJ will use HOME-ARP funds to address the unmet needs or gaps in benefits and services of the other qualifying populations that are not included in the preference:
The City of Oxnard will use HOME-ARP to provide affordable housing to homeless persons, those at risk of homelessness, as well as low-income renters at risk of housing instability. The Gap and needs analysis revealed the City of Oxnard has the highest total homeless counts in Ventura County, both sheltered and unsheltered homeless. Oxnard also has lower income renters that are at great risk of housing instability including the elderly, persons with disabilities, cost burdened renters, and persons living in overcrowded conditions. The three preference groups will provide housing opportunities to the broadest range of households in the City.
HOME-ARP Refinancing Guidelines
If the PJ intends to use HOME-ARP funds to refinance existing debt secured by multifamily rental housing that is being rehabilitated with HOME-ARP funds, the PJ must state its HOME-ARP refinancing guidelines in accordance with 24 CFR 383
22 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n
92.206(b). The guidelines must describe the conditions under which the PJ will refinance existing debt for a HOME-ARP rental project, including:
The City of Oxnard does not plan to refinance existing debt secured by multifamily rental housing with its HOME-ARP funds.
384
23 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n
APPENDICES
APPENDIX A HOME-ARP CERTIFICATIONS AND SF424S
APPENDIX B PUBLIC NOTICE AND COMMENTS RECEIVED
APPENDIX C EXISTING COMMUNITY RESOURCES LIST (RESPONSE TO OPTIONAL QUESTION)
APPENDIX D COMMUNITY SURVEYS AND DATA SOURCES
APPENDIX A HOME-ARP CERTIFICATIONS AND SF424S (TO BE SIGNED AFTER PUBLIC
MEETING)
APPENDIX B PUBLIC NOTICE AND COMMENTS RECEIVED (TO BE ADDED)
APPENDIX C EXISTING COMMUNITY RESOURCES LIST (RESPONSE TO OPTIONAL QUESTION)
APPENDIX D COMMUNITY SURVEYS AND DATA SOURCES
APPENDIX C HOME-ARP NEEDS ASSESSMENT SURVEY
385
24 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n Figure 1 - Oxnard HOME ARP Needs Assessment Survey
386
25 | D R A F T C i t y o f O x n a r d H O M E - A R P A l l o c a t i o n P l a n
APPENDIX B DATA SOURCES
APPENDIX C SF-424S AND CERTIFICATIONS
APPENDIX D REFERENCES
387
Appendix A
SF 424 Forms and HOME-ARP Certifications
Note: Forms will be signed after public hearing
388
OMB Number: 4040-0004
Expiration Date: 12/31/2022
* 1. Type of Submission: * 2. Type of Application: * 3. Date Received: 4. Applicant Identifier: 5a. Federal Entity Identifier: 5b. Federal Award Identifier: 6. Date Received by State: 7. State Application Identifier: * a. Legal Name: * b. Employer/Taxpayer Identification Number (EIN/TIN): * c. UEI: * Street1: Street2: * City: County/Parish: * State: Province: * Country: * Zip / Postal Code: Department Name: Division Name: Prefix: * First Name: Middle Name: * Last Name: Suffix: Title: Organizational Affiliation: * Telephone Number: Fax Number: * Email:
* If Revision, select appropriate letter(s): * Other (Specify): State Use Only: 8. APPLICANT INFORMATION: d. Address:
e. Organizational Unit:
f. Name and contact information of person to be contacted on matters involving this application:
Application for Federal Assistance SF-424
Preapplication Application Changed/Corrected Application New Continuation Revision
USA: UNITED STATES
City of Oxnard
300 West 3rd St.
Oxnard
California
SF 424 to be signed after public hearing
389
* 9. Type of Applicant 1: Select Applicant Type: Type of Applicant 2: Select Applicant Type: Type of Applicant 3: Select Applicant Type: * Other (specify): * 10. Name of Federal Agency: 11. Catalog of Federal Domestic Assistance Number: CFDA Title: * 12. Funding Opportunity Number: * Title: 13. Competition Identification Number: Title: 14. Areas Affected by Project (Cities, Counties, States, etc.): * 15. Descriptive Title of Applicant's Project: Attach supporting documents as specified in agency instructions.
Application for Federal Assistance SF-424
Add Attachments Delete Attachments View Attachments Add Attachment Delete Attachment View Attachment US Department of Housing and Urban Development
HOME ARP will be used as follows
:
Development of affordable housing $2,356,218
Program Administration: $415,803
390
* a. Federal * b. Applicant * c. State
* d. Local * e. Other * f. Program Income
* g. TOTAL
.
Prefix: * First Name: Middle Name: * Last Name: Suffix: * Title: * Telephone Number: * Email: Fax Number: * Signature of Authorized Representative: * Date Signed:
18. Estimated Funding ($):
21. *By signing this application, I certify (1) to the statements contained in the list of certifications** and (2) that the statements herein are true, complete and accurate to the best of my knowledge. I also provide the required assurances** and agree to comply with any resulting terms if I accept an award. I am aware that any false, fictitious, or fraudulent statements or claims may subject me to criminal, civil, or administrative penalties. (U.S. Code, Title 218, Section 1001) ** The list of certifications and assurances, or an internet site where you may obtain this list, is contained in the announcement or agency specific instructions. Authorized Representative:
Application for Federal Assistance SF-424
* a. Applicant
Attach an additional list of Program/Project Congressional Districts if needed. * b. Program/Project * a. Start Date: * b. End Date: 16. Congressional Districts Of: 17. Proposed Project: Add Attachment Delete Attachment View Attachment a. This application was made available to the State under the Executive Order 12372 Process for review on b. Program is subject to E.O. 12372 but has not been selected by the State for review. c. Program is not covered by E.O. 12372. Yes No Add Attachment Delete Attachment View Attachment ** I AGREE * 20. Is the Applicant Delinquent On Any Federal Debt? (If "Yes," provide explanation in attachment.) * 19. Is Application Subject to Review By State Under Executive Order 12372 Process? If "Yes", provide explanation and attach
2,772,021
391
OMB Number: 4040-0009
Expiration Date: 02/28/2025
ASSURANCES - CONSTRUCTION PROGRAMS
PLEASE DO NOT RETURN YOUR COMPLETED FORM TO THE OFFICE OF MANAGEMENT AND BUDGET. SEND IT TO THE ADDRESS PROVIDED BY THE SPONSORING AGENCY.
Public reporting burden for this collection of information is estimated to average 15 minutes per response, including time for reviewing instructions, searching existing data sources, gathering and maintaining the data needed, and completing and reviewing the collection of information. Send comments regarding the burden estimate or any other aspect of this collection of information, including suggestions for reducing this burden, to the Office of Management and Budget, Paperwork Reduction Project (0348-0042), Washington, DC 20503.
Certain of these assurances may not be applicable to your project or program. If you have questions, please contact the Awarding Agency. Further, certain Federal assistance awarding agencies may require applicants to certify to additional assurances. If such is the case, you will be notified.
As the duly authorized representative of the applicant:, I certify that the applicant:
NOTE:
1. Has the legal authority to apply for Federal assistance, and the institutional, managerial and financial capability (including funds sufficient to pay the non-Federal share of project costs) to ensure proper planning,
management and completion of project described in
this application.
2. Will give the awarding agency, the Comptroller General of the United States and, if appropriate, the State,
the right to examine all records, books, papers, or
documents related to the assistance; and will establish a proper accounting system in accordance with
generally accepted accounting standards or agency
directives.
3. Will not dispose of, modify the use of, or change the terms of the real property title or other interest in the site and facilities without permission and instructions from the awarding agency. Will record the Federal
awarding agency directives and will include a covenant
in the title of real property acquired in whole or in part with Federal assistance funds to assure nondiscrimination during the useful life of the project.
4. Will comply with the requirements of the assistance
awarding agency with regard to the drafting, review and approval of construction plans and specifications.
5. Will provide and maintain competent and adequate
engineering supervision at the construction site to
ensure that the complete work conforms with the
approved plans and specifications and will furnish
progressive reports and such other information as may be required by the assistance awarding agency or State.
6. Will initiate and complete the work within the applicable time frame after receipt of approval of the awarding agency.
7. Will establish safeguards to prohibit employees from using their positions for a purpose that constitutes or presents the appearance of personal or organizational
conflict of interest, or personal gain.
8. Will comply with the Intergovernmental Personnel Act of 1970 (42 U.S.C. §§4728-4763) relating to prescribed
standards of merit systems for programs funded
under one of the 19 statutes or regulations specified in Appendix A of OPM's Standards for a Merit System of
Personnel Administration (5 C.F.R. 900, Subpart F).
9. Will comply with the Lead-Based Paint Poisoning
Prevention Act (42 U.S.C. §§4801 et seq.) which
prohibits the use of lead-based paint in construction or rehabilitation of residence structures.
10. Will comply with all Federal statutes relating to nondiscrimination. These include but are not limited to: (a) Title VI of the Civil Rights Act of 1964 (P.L. 88-352)
which prohibits discrimination on the basis of race,
color or national origin; (b) Title IX of the Education Amendments of 1972, as amended (20 U.S.C. §§1681
1683, and 1685-1686), which prohibits discrimination
on the basis of sex; (c) Section 504 of the
Rehabilitation Act of 1973, as amended (29) U.S.C.
§794), which prohibits discrimination on the basis of
handicaps; (d) the Age Discrimination Act of 1975, as
amended (42 U.S.C. §§6101-6107), which prohibits
discrimination on the basis of age; (e) the Drug Abuse
Office and Treatment Act of 1972 (P.L. 92-255), as
amended relating to nondiscrimination on the basis of
drug abuse; (f) the Comprehensive Alcohol Abuse and
Alcoholism Prevention, Treatment and Rehabilitation
Act of 1970 (P.L. 91-616), as amended, relating to
nondiscrimination on the basis of alcohol abuse or
alcoholism; (g) §§523 and 527 of the Public Health
Service Act of 1912 (42 U.S.C. §§290 dd-3 and 290 ee
3), as amended, relating to confidentiality of alcohol
and drug abuse patient records; (h) Title VIII of the
Civil Rights Act of 1968 (42 U.S.C. §§3601 et seq.), as amended, relating to nondiscrimination in the sale,
rental or financing of housing; (i) any other
nondiscrimination provisions in the specific statue(s)
under which application for Federal assistance is being made; and (j) the requirements of any other
nondiscrimination statue(s) which may apply to the
application.
Previous Edition Usable Authorized for Local Reproduction Standard Form 424D (Rev. 7-97) Prescribed by OMB Circular A-102
392
11. Will comply, or has already complied, with the
requirements of Titles II and III of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (P.L. 91-646) which provide for fair and equitable treatment of persons displaced or whose property is
acquired as a result of Federal and federally-assisted
programs. These requirements apply to all interests in real property acquired for project purposes regardless of
Federal participation in purchases. 12. Will comply with the provisions of the Hatch Act (5 U.S.C. §§1501-1508 and 7324-7328) which limit the political activities of employees whose principal employment
activities are funded in whole or in part with Federal funds. 13. Will comply, as applicable, with the provisions of the Davis- Bacon Act (40 U.S.C. §§276a to 276a-7), the Copeland Act (40 U.S.C. §276c and 18 U.S.C. §874), and the Contract
Work Hours and Safety Standards Act (40 U.S.C. §§327- 333) regarding labor standards for federally-assisted construction subagreements. 14. Will comply with flood insurance purchase requirements of Section 102(a) of the Flood Disaster Protection Act of 1973 (P.L. 93-234) which requires recipients in a special flood hazard area to participate in the program and to purchase flood insurance if the total cost of insurable construction and acquisition is $10,000 or more. 15. Will comply with environmental standards which may be prescribed pursuant to the following: (a) institution of environmental quality control measures under the National Environmental Policy Act of 1969 (P.L. 91- 190) and Executive Order (EO) 11514; (b) notification of violating facilities pursuant to EO 11738; (c)
protection of wetlands pursuant to EO 11990; (d)
evaluation of flood hazards in floodplains in accordance with EO 11988; (e) assurance of project consistency
with the approved State management program
developed under the Coastal Zone Management Act of
1972 (16 U.S.C. §§1451 et seq.); (f) conformity of
Federal actions to State (Clean Air) implementation
Plans under Section 176(c) of the Clean Air Act of
1955, as amended (42 U.S.C. §§7401 et seq.); (g)
protection of underground sources of drinking water
under the Safe Drinking Water Act of 1974, as
amended (P.L. 93-523); and, (h) protection of
endangered species under the Endangered Species
Act of 1973, as amended (P.L. 93-205). 16. Will comply with the Wild and Scenic Rivers Act of 1968 (16 U.S.C. §§1271 et seq.) related to protecting
components or potential components of the national
wild and scenic rivers system. 17. Will assist the awarding agency in assuring compliance with Section 106 of the National Historic Preservation
Act of 1966, as amended (16 U.S.C. §470), EO 11593
(identification and protection of historic properties), and the Archaeological and Historic Preservation Act of
1974 (16 U.S.C. §§469a-1 et seq). 18. Will cause to be performed the required financial and compliance audits in accordance with the Single Audit
Act Amendments of 1996 and OMB Circular No. A-133, "Audits of States, Local Governments, and Non-Profit Organizations." 19. Will comply with all applicable requirements of all other Federal laws, executive orders, regulations, and policies governing this program. SIGNATURE OF AUTHORIZED CERTIFYING OFFICIAL TITLE SF-424D (Rev. 7-97) Back
APPLICANT ORGANIZATION DATE SUBMITTED
20. Will comply with the requirements of Section 106(g) of the Trafficking Victims Protection Act (TVPA) of 2000, as amended (22 U.S.C. 7104) which prohibits grant award
recipients or a sub-recipient from (1) Engaging in severe forms of trafficking in persons during the period of time that the award is in effect (2) Procuring a commercial
sex act during the period of time that the award is in
effect or (3) Using forced labor in the performance of the award or subawards under the award.
City of Oxard
393
HOME-ARP CERTIFICATIONS
In accordance with the applicable statutes and the regulations governing the consolidated plan regulations, the participating jurisdiction certifies that:
Affirmatively Further Fair Housing --The jurisdiction will affirmatively further fair housing pursuant to 24 CFR 5.151 and 5.152.
Uniform Relocation Act and Anti-displacement and Relocation Plan --It will comply with the acquisition and relocation requirements of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended, (42 U.S.C. 4601-4655) and implementing regulations at 49 CFR Part 24. It will comply with the acquisition and relocation requirements contained in the HOME-ARP Notice, including the revised one-for-one replacement requirements. It has in effect and is following a residential anti-displacement and relocation assistance plan required under 24 CFR Part 42, which incorporates the requirements of the HOME-ARP Notice. It will follow its residential anti-displacement and relocation assistance plan in connection with any activity assisted with funding under the HOME-ARP program.
Anti-Lobbying --To the best of the jurisdiction's knowledge and belief:
1. No Federal appropriated funds have been paid or will be paid, by or on behalf of it, to any person for influencing or attempting to influence an officer or employee of any agency, a Member of Congress, an officer or employee of Congress, or an employee of a Member of Congress in connection with the awarding of any Federal contract, the making of any Federal grant, the making of any Federal loan, the entering into of any cooperative agreement, and the extension, continuation, renewal, amendment, or modification of any Federal contract, grant, loan, or cooperative agreement;
2. If any funds other than Federal appropriated funds have been paid or will be paid to any person for influencing or attempting to influence an officer or employee of any agency, a Member of Congress, an officer or employee of Congress, or an employee of a Member of Congress in connection with this Federal contract, grant, loan, or cooperative agreement, it will complete and submit Standard Form-LLL, "Disclosure Form to Report Lobbying," in accordance with its instructions; and
3. It will require that the language of paragraph 1 and 2 of this anti-lobbying certification be included in the award documents for all subawards at all tiers (including subcontracts, subgrants, and contracts under grants, loans, and cooperative agreements) and that all subrecipients shall certify and disclose
accordingly.
394
Authority of Jurisdiction --The consolidated plan is authorized under State and local law (as applicable) and the jurisdiction possesses the legal authority to carry out the programs for which it is seeking funding, in accordance with applicable HUD regulations and program requirements.
Section 3 --It will comply with section 3 of the Housing and Urban Development Act of 1968 (12 U.S.C. 1701u) and implementing regulations at 24 CFR Part 75.
HOME-ARP Certification --It will use HOME-ARP funds consistent with Section 3205 of the American Rescue Plan Act of 2021 (P.L. 117-2) and the CPD Notice: Requirements for the Use of Funds in the HOME-American Rescue Plan Program, as may be amended by HUD, for eligible activities and costs, including the HOME-ARP Notice requirements that activities are consistent with its accepted HOME-ARP allocation plan and that HOME-ARP funds will not be used for prohibited activities or costs, as described in the HOME-ARP Notice. _______________________________
Signature of Authorized Official
______________
Date
______________________________
Title
395
Appendix B
Public Notices and Public Comments Received During Comment Period and Public Hearing 396
397
Hall of Administration L#1940 * 800 S. Victoria Avenue * Ventura, California 93009 * www.venturacoc.org February 15, 2023
RE: City of Oxnard HOME American Rescue Plan (ARP) Program To Whom It May Concern:
The Ventura County Continuum of Care (VC CoC) offers this letter in support of the City of Oxnard’s application for the HOME-ARP grant. We understand the HOME ARP grant will allow the City to provide housing opportunities for persons experiencing homelessness, persons at risk of homelessness as well as persons fleeing domestic violence and veterans that fall into these categories.
We share many common goals with the City to prevent and end homelessness in our community. The VC CoC supports the use of HOME ARP funds for the construction of affordable rental housing units. We believe it is the most effective strategy to provide long term solutions to end homelessness in Oxnard. The construction of new permanent supportive housing units aligns with our Homelessness Plan goal to create and maintain stable affordable housing for persons experiencing homelessness.
Please reach out if you have any questions. We appreciate the partnership and thank you for making strides to achieve the goal of ending homelessness in Ventura County.
Sincerely,
Jennifer Harkey
Jennifer Harkey, MPA
Ventura County Continuum of Care Program Director
County of Ventura – County Executive Office
805-658-4342
[email protected]
Dawn Dyer
Dyer Sheehan Group
Chair of the Board
Manuel Minjares
County of Ventura District 3
Vice Chair of the Board
Kevin Clerici
Downtown Ventura Partners
Paul Drevenstedt
Ventura County Public
Defender’s Office
Jack Edelstein
Community Advocate
Juliana Gallardo
People’s Self-Help Housing
Stefany Gonzalez
United Way of Ventura County
Lived Expertise
Ingrid Hardy
City of Thousand Oaks
Mara Malch
City of Simi Valley
Michael Nigh
Area Housing Authority of
Ventura County
Emilio Ramirez
Oxnard Housing Department
Nancy Wharfield
Gold Coast Health Plan
398
Appendix C
List of Existing Community Resources for HOME-ARP Qualifying Populations Response to Optional Allocation Plan Question
399
Existing Resources for HOME-ARP QPs
400
Existing Resources for HOME-ARP QPs
401
MAIL/MESSAGES
Oxnard
• CommunityActionProgram ofVenturaCounty
621 RichmondAve.................................................805-436-4000 Ventura
• CatholicCharities –303 N.VenturaAve.......................805-643-4694 • TurningPoint Foundation(mentally ill)
536E.Thompson Blvd............................................805-652-2151 MEALS(alsosee Food)
• Rescue Mission–6th & Meta, Oxnard– Dinner 5:30–6p.m.
(Monday–Friday,11–11:30a.m.andSaturday,12–12:30p.m.)
• Many Meals–121 Davis St,SantaPaula– Wednesday,5–6p.m. • Family toFamily–303 N.VenturaAve,Ventura
(Monday,Wednesday,Friday,11a.m.–noonand
Saturday,Sunday,8–9a.m.)
MEDICAL
• HealthCare for the Homeless......................................805-652-6694 • WholePersonCare. .....................................................805-339-1122 email............................................. [email protected] Countywide
• Children’s Medical/Dental Services ..............................805-652-5960 • VenturaCounty MedicalCenter (VCMC)
300 HillmontAve,Ventura......................................805-652-6000 Oxnard
• ClinicasdelCamino Real–650 Meta St ......................805-487-5351 • Las Flores Women’sCtr–2400 S.CSt..........................805-240-7000 • Las Islas MedicalClinic–325 W.CI Blvd......................805-240-9500 • Public HealthClinic–2500 S.CSt,#D.........................805-385-9451 • SalvationArmy–622 W.Wooley Rd,–free clinic
(Monday & Thursday) .............................................805-483-9235 Santa Paula
• SantaPaula Hospital–825 N.10th St...........................805-933-8600 Ventura
• ClinicasdelCamino Real–(dental & medical)
200S.Wells Rd........................................................805-647-6322 • Public HealthClinic–3147 LomaVista Rd..................888-285-5012
MENTAL HEALTH
• Crisis Team –24-hour Hotline.....................................866-998-2243 • Rise Team/OD line.......................................................805-981-4233 • Mental HealthLiaison..................................................805-981-4227 Bilingual Liaison.....................................................805-981-3331 • NAMI (Support/Advocacy)
5251Verdugo Way,#K,Camarillo...........................805-641-2426 • STAR (Access to Mental HealthSvcs)............................866-998-2243 • TurningPoint Foundation
New VisionsCenter 1065 E.Main,Vta ....................805-652-0596 OxnardClub House–426 W.5th St .........................805-247-0750 • VenturaCounty Mental HealthServices
4258 Telegraph Rd,Ventura....................................805-477-5700 1911 Williams Dr, Oxnard........................................805-981-4200 2500 S.CSt,#C, Oxnard..........................................805-385-9420 725 W.MainSt,3rd floor,SantaPaula......................805-933-8480
SENIOR CITIZENS SERVICES
• 24-hour Helpline...............................................................................dial 2-1-1 • AdultProtective Services (abuse/neglect)..................................805-654-3200 • AreaAgencyonAging
646County Square Dr,#100,Ventura...................................805-477-7300 • Mental Health, OlderAdult Services..........................................805-777-3500 • OmbudsmanServices (visitnursinghomes).............................805-656-1986 • Senior Nutrition(meal site information) ..................................805-477-7300
SHELTERS
Domestic Violence Shelters:
• Coalitionfor Family Harmony...................................................805-654-1111 Spanish Hotline...................................................................800-300-2181 • InterfaceChildren & Family Services ........................................805-485-6114 Year-Round Shelters
• Mercy House: Oxnard NavigationCenter+ TheArch ................805-399-9099 • Rescue Mission–(menonly) 234E.6th St, Oxnard....................805-487-1234 • SalvationArmy– HopeCenter (single adults)............................805-648-4977 • TurningPoint Foundation– OurPlace Shelter (mentally ill) 536 E.Thompson Blvd,Ventura............................................805-652-2151 • Lighthouse–(women & children)..............................................805-385-7200 • Women’s Shelter/Kingdom Center, Oxnard.................................805-487-3445 Winter Shelters–(December–March)
• OjaiValley Family Shelter (call for information).........................805-804-7094 • Temporary Emergency Shelter (call for information) ........................dial 2-1-1
SHOWERS/TOILETS
• CommunityActionProgram ofVenturaCounty
621 Richmond, Oxnard........................................................805-436-4000 • OurPlace Shelter (mentally ill)
536 E.Thompson Blvd,Ventura...........................................805-652-2151 • Rescue Mission–234E.6th St, Oxnard......................................805-487-1234
TRANSITIONAL HOUSING
• CityCenter –837E.Thompson Blvd,Ventura...........................805-628-9035 • Kingdom Center (Gabriel’s House)1450 RoseAve, Oxnard.......805-487-3400 • Lighthouse FamilyCenter, Oxnard.............................................805-385-7200 • RAIN Transitional LivingCenter (families & singles)
Call for anapplication...........................................................805-383-7505 • Tender Life Maternity Home......................................................805-653-7474 • TurningPointCountywide Supported Housing:
River Haven(Ventura)...........................................................805-652-2151 Veterans Transitional Housing (Ventura) ......................805-652-0000x102
VETERANS SERVICES
• CountyofVenturaVeteranServices
2901 N.Ventura Road,3rdFloor, Oxnard..............................805-477-5155 • DepartmentofVeteransAffairs – OutpatientClinic
VeteransCenter –Counseling Services (Monday–Friday,8 a.m.–4:30p.m.) 1690 UniverseCt, Oxnard.....................................................805-204-9135 • DisabledVeterans Outreach(EDD).............................................805-288-8400 • GoldCoastVeterans Foundation
4001 Mission Oaks Blvd,#D,Camarillo................................805-482-6550 Walk-inhours– Wednesdays,8 a.m.–4p.m.
• VenturaVeteransCenter (Counseling)
790 E.SantaClara St,#1000..............................................805-585-1860 • Veterans HomeofVentura–10900Telephone Rd,Ventura...805-659-7502 • Veterans Transitional Housing (Ventura) ........................805-652-0000 x102
YOUTH SERVICES
• Interface Youth Rescue Line –24-hour Hotline......................805-469-5882 • Independent LivingProg (former Foster Youth)......................805-654-3245 • PacificClinics–TransitionAgedYouth(TAY Tunnel)
141 W.5th St,#D, Oxnard....................................................805-240-2538 • Teen Runaway Helpline........................................................800-RUN-AWAY • Transitions (VenturaCounty Behavioral Health)......................805-981-6830 Toll Free.............................................................................866-998-2243 This information current as of
September 2022
This brochure was prepared by:
County of Ventura Human Services Agency
Homeless Services Program
805-385-1800
www.vchsa.org
56-15-070 9/22
Mostof the agencies listedcanofferonly limited, temporary assistance, dependingonavailable funds. Refer tothe EasternVenturaCounty Resources brochure for resources available inother regionsof the county.
Please email updated listings to
[email protected]
Resources
Western
Ventura
County
for People Experiencing
Homelessness
Camarillo • Fillmore • Ojai • Oxnard
Port Hueneme • Santa Paula • Ventura
Existing Resources for HOME-ARP QPs
402
DROP-IN SERVICES
• Community Action Program of Ventura County
621 Richmond Ave, Oxnard....................................................805-436-4000 • Ojai Community Assist Program – 108 Fox St, Ojai......................805-640-3320 • One-Stop Centers..........................................................................805-652-6694 Camarillo – Church of the Nazarene
280 Antonio Ave (4th Thursday, 8:30–11 a.m.)
Oxnard – The Salvation Army, 622 W. Wooley Rd (Wednesday, 8:30–11 a.m.) Santa Paula – Buen Pastor Church, 1029 E. Santa Paula St (Friday, 9–11:30 a.m.)
Ventura – Public Health Auditorium, 3147 Loma Vista (10 a.m.–12:30 p.m.) River Haven – Harbor Blvd & Olivas Park Dr (Monday, 12:30–3:30 p.m.)
EMPLOYMENT/JOB TRAINING
• America’s Job Center – 2901 N. Ventura Rd, Oxnard....................805-204-5100 • Center for Employment Training (CET) – 761 S. C St, Oxnard.......805-487-9821 • Community Action of VC – 621 Richmond, Oxnard.....................805-436-4000 • Employment Development Department (EDD)
2901 N. Ventura Rd, Oxnard....................................................805-288-8400 • Employee Aptitude & Placement
660 N. Ventura Ave, Ventura (Monday–Friday, 9–11 a.m.) ......805-648-5868 • Fillmore Active Adult Center
533 Santa Clara St, Fillmore....................................................805-933-8300 • Goodwill Industries – 130 Lombard St, Oxnard...........................805-981-0130 • Job Corps (16–24 year olds) .........................................................800-733-5627 • Ojai Community Assist Program – 108 Fox St, Ojai......................805-640-3320 • Santa Clara Valley Community Service Center
725 E. Main St, #301, Santa Paula...........................................805-933-8300 • Unemployment Benefits Claims – English..................................800-300-5616 Spanish...................................................................................800-326-8937 • Ventura Community Service Center – 4651 Telephone Rd..........805-654-3434 • Workforce Development Board (WDB)
2901 N. Ventura Road, 3rd floor, Oxnard..................................805-477-5306 FOOD (also see Meals)
• FOOD Share – countywide food pantry information...................805-983-7100 • Community Action of VC – 621 Richmond, Oxnard.....................805-436-4000 • Community Assistance of Santa Paula (CASP)
133 N. Mill St. (Monday)..........................................................805-525-8890 • Ojai Community Assist Program – 108 Fox St, Ojai......................805-640-3320 • Spirit of Santa Paula (call first) .....................................................805-340-5025 • WIC (women, infants, children) ................................Toll Free 800-781-4449 #3
HOMELESS & HOUSING SERVICES
• Cabrillo Economic Development Corporation (affordable housing) 702 County Square Dr, #100, Ventura......................................805-659-3791 287 Riverpark Blvd, Oxnard....................................................805-485-2260 • Community Action Program – 621 Richmond, Oxnard................805-436-4000 • Housing Rights Center.................................................................800-477-5977 • Homeless Prevention & Rental Deposit.......................................805-385-1800 • Many Mansions – Housing Central ..............................................805-497-0344 • Mental Health Housing/STAR.......................................................866-998-2243
ALCOHOL & DRUG SERVICES
• 24-hour Helpline..................................................................dial 2-1-1 • County Alcohol/Drug Line.............................................805-981-9200 • Alcoholics Anonymous – Countywide Information......805-389-1444 Español (Spanish)................................................805-988-0329 • Al-Anon of Ventura County...........................................805-495-0270 • Oxnard Center – 1911 Williams Dr ...............................805-981-9200 • Ventura Center – 5850 Thille St, #205 ..........................805-652-6919 • Khepera House – 330 N. Ventura Ave, Vta....................805-653-2596 • Lighthouse Recovery.....................................................805-385-7200 • New Start for Moms – 1911 Williams Dr, Oxnard..........805-981-9250 • Palmer Drug/Alcohol Abuse Program............................805-482-1265 • Prototypes (women/children)
2150 N Victoria Ave, Oxnard.........................................805-382-6296 • Rescue Mission (men) – 234 E. 6th St, Oxnard..............805-487-1234 • Teen Challenge.............................................................805-648-3295 • Victory Outreach – 2875 Elba St, Ventura......................805-293-9182
BENEFITS
• Human Services Agency—CalWORKs, General Relief, CalFresh (Food Stamps), Medi-Cal
Oxnard, Port Hueneme, Camarillo
1400 Vanguard Dr, Oxnard..................................805-385-9363 Santa Paula– 725 E. Main....................................805-933-8300 Fillmore– 828 Ventura St, #200............................805-524-8666 Ventura & Ojai
4651 Telephone Rd, #100, Ventura.....................805-658-4100 • Social Security Administration......................................800-772-1213 Oxnard – 2000 Outlet Center Dr, #250
Ventura– 6477 Telephone Rd, #1
• Unemployment Benefits Claims – English...................800-300-5616 Spanish ...................................................................800-326-8937 BUS
• ADA/Dial-a-Ride.................................805-485-2319 or 800-438-1112 • Gold Coast Transit – Countywide Transportation
Information.............................................................800-438-1112 • Camarillo Area Transit...................................................805-988-4228 • Fillmore Area Transportation Corporation....................805-524-2319 • Greyhound Bus – 201 E. 4th St, Oxnard........................805-487-2707 Information.............................................................800-231-2222 • Gold Coast Transit – Ventura.........................................805-643-3158 Oxnard.....................................................................805-487-4222 • Heritage Valley Dial-A-Ride...........................................805-933-2267 • VCTC Bus Passes...........................................................800-438-1112 Oxnard Transit Center ..............................................805-487-4222 Camarillo City Hall...................................................805-388-5300 Santa Paula City Hall................................................805-933-4201 Fillmore City Hall.....................................................805-524-3701
CAMPGROUNDS/CAMPING
• County Park Information..............................................805-654-3951 • State Park Information...........................800-444-7275/805-968-1033 Fillmore– Kenny Grove – 823 N. Oak.........................805-524-0750 Ojai– Lake Casitas – 11311 Santa Ana Rd...................805-649-2233 • County Beach/Park Campgrounds (14 days maximum)
Ojai– Camp Comfort – 11969 N. Creek Rd...............................805-654-3951 Dennison Park – 7250 Santa Paula/Ojai Rd..........................805-654-3951 Santa Paula– Steckel Park......................................................805-654-3951 Ventura– Emma Wood – Rincon Parkway, Hwy 1...................805-654-8444 Faria Beach – 4350 W. PCH...................................................805-654-3951 Foster Park – 438 Casitas Vista Rd........................................805-654-3951 Hobson Park – 5210 W. PCH.................................................805-654-3951 Lake Casitas – 11311 Santa Ana Rd......................................805-649-2233 • State Beach Campgrounds...................................................916-445-8949 ......................................................................................TTY 916-445-8952 CHILDREN’S SERVICES
• California Children’s Services – VC HCA.....................................805-981-5281 • Children’s Crisis Team – 24-hour Hotline................................1-866-431-2478 • Child Development Resources (CDR) (childcare, Head Start Preschool) .............................................................................................805-485-7878 • Children & Family Services (abuse/neglect, adoption, foster care) 24-hour Hotline....................................................................805-654-3200 • Children’s Mental Health (access line) .......................................800-671-0887 • County Schools Homeless Education Project.............................805-437-1522 • School on Wheels (tutoring/supplies).........................................800-923-1100
CITIZENSHIP/IMMIGRATION
• El Concilio Del Condado – 301 S. C St, Oxnard..................805-486-9777 x232 • U.S. Citizenship and Immigration Services................................800-375-5283 .....................................................................................TTY 800-767-1833 DENTAL
• Children – referrals from CHDP.................................................805-981-5291 • Children’s Resource Program – 199 Figueroa St.........................805-641-9802 • Clinicas Del Camino Real (fee for services)
Oxnard – 650 Meta St.........................................................805-483-3600 Santa Paula– 500 E. Main St .............................................805-933-0895 Ventura– 200 S. Wells Rd...................................................805-659-0560 • Oxnard Dental Group.................................................................805-278-9499 • Salvation Army Free Clinic – 622 W. Wooley Rd, Oxnard (Call for appointment) ..........................................................805-483-9235
DISABLED PERSONS
• Department of Rehabilitation
1701 Pacific Ave, #120, Oxnard.............................................805-385-2400 • Independent Living Resource Center
1802 Eastman Ave, #112, Ventura ........................................805-650-5993 Voice/Text (TTY) 805-650-5993 Video phone...................805-256-1036 • Tri-Counties Regional Center
2401 E. Gonzales Rd, #100, Oxnard.......................................805-485-3177
DOMESTIC VIOLENCE
• Adult & Child Abuse & Neglect – 24-hour Hotline.....................805-654-3200 24-hour Bilingual Hotline.....................................................800-300-2181 • Coalition for Family Harmony....................................................805-654-1111 • Interface Children & Family Services .........................................800-636-6738 • Project Understanding–2734 Johnson Dr, #E...............805-652-1326 • St. Vincent de Paul .........................................................805-487-1558 • The Salvation Army, Safe Sleep Ventura.........................805-648-5032 • Turning Point Foundation (mentally ill)
536 E. Thompson Blvd, Ventura................................805-652-2151
HOUSING AUTHORITIES
(No emergency housing provided)
• Housing Rights Center...................................................800-477-5977 • Area Housing Authority (Ojai & unincorporated areas)
1400 W. Hillcrest Dr, Newbury Park...........................805-480-9991 • Oxnard Housing Authority – 435 S. D St........................805-385-8041 Public Housing..........................................................805-385-8114 Section 8...................................................................805-385-8097 • Port Hueneme Housing Authority
250 N. Ventura Rd.....................................................805-986-6527 • Santa Paula Housing Authority
15500 W. Telegraph Rd, #B11...................................805-525-3339 • Ventura Housing Authority
Public Housing – 995 Riverside St ............................805-648-5008 Section 8 – 11122 Snapdragon St, #100...................805-647-5990
INFORMATION AND REFERRAL
Dial 2-1-1 for Information 24 hours/7 days/week about Community Resources near you
• Area Agency on Aging (seniors)......................................805-477-7300 • County of Ventura..........................................................800-660-5474 • Homeless Services Program Information.......................805-385-1800
LAUNDRY
• Community Action Program of Ventura County
621 Richmond, Oxnard (Monday & Friday only, 8 a.m.–noon) .................................................................................805-436-4000 • Community Assistance Program
108 Fox St, Ojai .........................................................805-640-3320 • Laundry of Love – Ventura County................................805-642-3262 Mission Plaza – 110 N. Olive – 1st Tuesday, 5:30–8 p.m.
Quik Wash – 9298 Telephone Rd – 2nd Tuesday, 5–7 p.m.
2611 E. Thompson Blvd. – 3rd Tuesday, 5:30–8 p.m.
• Turning Point Foundation (mentally ill)
536 E. Thompson Blvd, Ventura................................805-652-2151
LEGAL SERVICES
• California Bar Association – Legal Clinic – (family law/tenant/ landlord/bankruptcy) (Monday–Friday)..........................805-650-7599 • California Rural Legal Assistance
338 S. A St, Oxnard....................................................805-483-8083 • Grey Law (60 yrs.+)
3585 Maple St, #128, Ventura...................................805-658-2266 • Housing Rights Center...................................................800-477-5977 • Jewish Family Services – 740 E. Main St, Vta..................805-641-6565 • Self Help Legal Access Center Ventura
800 S. Victoria Ave, Rm #106, Ventura......................805-289-8724 County of Ventura Human Services Agency • Homeless Services Program • 805-385-1800 403
Appendix D
Housing Gaps and Service Needs Data - Ventura County Housing Inventory 2022 Survey Results from Service Providers and Local Developers List of Data Sources referenced for City of Oxnard HOME Allocation Plan 404
Below are eligible activities to b…
Answered: 10 Skipped: 0
0 1 2 3 4 5 6 7
Purchase and
Construction...
Construction
of affordabl...
Provide
additional...
Provide
financial...
Please provide an explanation f…
Answered: 8 Skipped: 2
“Oxnard has a large homeless population
those who are in this situation need more t
additional support services.
Which homeless subpopulation …
Answered: 10 Skipped: 0
0 1 2 3 4 5 6 7
People with a
diagnosable...
Ex-offenders
Victims of
domestic...
Chronically
homeless
People with a
Substance Us...
Unaccompanied
Women
Please provide an explanation f…
Answered: 6 Skipped: 4
“It's difficult to rank these in an order, but
on additional resources available to those
with numbers 7-11.”
Is your organization a member o… What is your Agency type? Homeless Needs Survey-Service Providers (Oxnard)
Homeless Service Provider Survey
405
0%
10%
20%
30%
40%
50%
60%
70%
8 None of the
above
Continuum of
Care
Neighborhood
Council
Housing Network
Other (please
specify)
0%
10%
20%
30%
40%
50%
60%
70%
8 Public Housing
Agency
Fair Housing
Non-Congregate
Shelter
What services does your agency…
Answered: 10 Skipped: 0
0%
10%
20%
30%
40%
50%
60%
70%
8 Permanent
Supportive...
Outreach &
Assessment
Financial
assistance...
Legal Services
What population(s) does your a…
Answered: 10 Skipped: 0
0%
10%
20%
30%
40%
50%
60%
70%
8 Individuals
(Men and Women)
Adult Women
only
Domestic
Violence, Hu...
Transitional
Age Youth
What level of importance would…
Answered: 10 Skipped: 0
0%
10%
20%
30%
40%
50%
60%
70%
8 Extremely
important
Very important
Somewhat
important
Not so
important
Not at all
important
What can the city do to reduce …
Answered: 8 Skipped: 2
“Address holistic approaches and provide
programs for segments of the population
glove with businesses and police dep
Homeless Needs Survey-Service Providers (Oxnard)
406
What can the City do to assist y…
Answered: 7 Skipped: 3
“Just the Contused su
P d b
Dashboard Share Link
Homeless Needs Survey-Service Providers (Oxnard)
407
Are you a community housing develop…
Answered: 3 Skipped: 0
0% 10% 20% 30% 40% 50% 60
Yes
No
Have you previously developed afforda…
Answered: 3 Skipped: 0
0% 10% 20% 30% 40% 50% 60
Yes
No
If you answered yes to the previous que…
Answered: 3 Skipped: 0
“We are currently developin
an affordable housing d
Are there any proposed affordable hou…
Answered: 3 Skipped: 0
0% 10% 20% 30% 40% 50% 60
Yes
No
Not Sure
Homeless Needs Survey-Housing Developers (Oxnard)
Developer Survey Results
408
Answered: 3 Skipped: 0
0% 10% 20% 30% 40% 50% 60
Yes
No
Pleas s
Answered: 3 Skipped: 0
“Of course. We w
partner to the
How important is access to federal, sta…
Answered: 3 Skipped: 0
0% 10% 20% 30% 40% 50% 60
Extremely
important
Very important
Somewhat
important
Not so
important
Not at all
important
Please rank the barriers to affordable h…
Answered: 3 Skipped: 0
0 1 2 3 4 5 6
Lack of equity
funding
Lack of
political...
Lack of
affordable land
Low profit
margins
Zoning
requirements
NIMBYism
Would you need technical assistance w…
Answered: 3 Skipped: 0
What can the City do to encourage dev…
Answered: 3 Skipped: 0
Powered by
409
0% 10% 20% 30% 40% 50% 60
Yes
No
nanc a resources an an u
acquisition. Expedite plan check and entitlement. P
to reduce cost. Allow parking reductions. Make la
ground leases. Ensure market rate projects contribu
land are committed before DDAs are approved
[ PREV
Powered by
P d b
Dashboard Share Link
410
Gaps and Service Delivery response
to accompany provider survey
411
412
References
Casey, K. (2020, July 1). Homeless Five Year Plan and Strategy 2018. City Of Oxnard.
Retrieved February 15, 2023, from https://www.oxnard.org/citydepartment/housing/homeless/oxnards-5-year-homeless-plan-final/ City of Oxnard 2021-2029 Amended Housing Element. City Of Oxnard. (n.d.). Retrieved February 15, 2023, from https://www.oxnard.org/housing-element-update/ COC housing inventory count reports. HUD Exchange. (n.d.). Retrieved February 15, 2023, from https://www.hudexchange.info/programs/coc/coc-housing-inventory-count-reports/ County of Ventura Human Services Agency. (n.d.). Resources for People Experiencing Homelessness Western Ventura County .
Federal Human Trafficking Report - Victims in Cases by District . (2022, June). Retrieved February 15, 2023, from https://traffickinginstitute.org/federal-human-trafficking-report/ Higgins, B. (2020, November 5). Southern California Association of Governments (SCAG) 2019 Local Profiles Report . California Association of Councils of Governments. Retrieved February 15, 2023, from https://calcog.org/southern-california-association-ofgovernments-scag/ State of California Department of Justice- Domestic Violence Related Calls for Assistance Oxnard 2012-2021 . OpenJustice. (n.d.). Retrieved February 15, 2023, from https://openjustice.doj.ca.gov/
Ventura County 2022 homeless point-in-time count. Ventura Contiuum of Care Reports . (n.d.).
Retrieved February 15, 2023, from https://s33020.pcdn.co/wpcontent/uploads/2022/04/VC-2022-Homeless-Count-Executive-Summary.pdf 413
Ventura County plan to prevent and end homelessness. (n.d.). Retrieved February 15, 2023, from https://s33020.pcdn.co/wpcontent/uploads/2020/02/Final_VC_Homelessness_Plan_1.9.19.pdf 414
HOME AMERICAN RESCUE PLAN
ALLOCATION PLAN
Emilio Ramirez, Director
Housing Department
City Council
March 21, 2023
415
• 2021 American Rescue Plan (ARP)
Act HUD Program through the HOME
Investment Partnerships program
• Exclusively to address homelessness
needs
• Requires an allocation plan to access
100% of the funds
• Requires an amendment to the 2021-
2022 Annual Action Plan
Background
2 416
Purpose of HOME ARP Funding
The primary purpose of the HOME ARP funds is to assist
households who are homeless, at risk of becoming
homeless, and other vulnerable populations, by providing housing, rental assistance, supportive services and noncongregate shelter to reduce homelessness and increase housing stability
3 417
1. Non-congregate shelters
2. The construction, acquisition and rehabilitation of rental housing for purposes such as permanent supportive housing;
3. Non-profit operating and capacity-building assistance to non-profits and homeless providers;
4. Support services such as homeless prevention programs;
5. Housing counseling;
6. Tenant-based rental assistance
Examples of Funding Uses
4 418
Public Outreach 5
December 15, 2022
• Administrative
Public Hearing
December 21, 2022
• Public Survey
Commenced
January 11, 2023
• Presentation
Continuum of
Care
• Community
Meeting
February 17, 2023
• Draft Plan Out
for Public
Comments
419
Outreach Results
Targeted
Participants
Continuum of
Care Participants Residents Developers
Results
Highest Priority:
Affordable
Housing
Development for
Elderly Homeless
or Single Parents
with Children
Highest Priority:
Affordable
Housing
Development
Highest Priority:
Partnering with
the City for
Development of
Affordable
Housing
6 420
Proposed Funding
7 Activity Proposed Funding Amount
Development of Affordable Rental
Housing
$2,356,218
5% Pre-Amendment Administrative
Funds
$138,601
10% Administrative Funds Balance $277,202
Total $2,772,021
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It is recommended that the City Council:
1. Conduct a public hearing and receive public comments relating to the HOME ARP Allocation Plan;
2. Approve the HOME ARP Allocation Plan, as a Third Amendment to the 2021-2022 Annual Action Plan;
3. Authorize the City Manager, and his designees, to submit the Third Amendment to the 2021-2022 Annual Action Plan to the U.S.
Department of Housing and Urban Development, including the required applications, certifications and other pertinent documents to complete the submitted items for federal approval;
Recommendations
8 422
4. Authorize the City Manager, and his designees, to approve the appropriations for the HOME American Rescue Plan funding for staff operations, approved projects and related consulting contracts, not to exceed $2,772,021; and
5. Authorize the City Manager and his designees to execute the appropriate agreements with the HOME American Rescue Plan partners, consultants, and contractors, allow the use in the administration of funds, and allow the adjustments to any future funding needs not to exceed ten percent of the award if the programs require more or less funding to meet their objectives.
Recommendations
9 423
End of Presentation
10 424
CITY COUNCIL AGENDA REPORT
PUBLIC HEARINGS
AGENDA ITEM NO. M.5
DATE: March 21, 2023
TO: City Council
FROM: Maureen Tamuri, Interim Community Development Director, (805) 385-7882, [email protected]
SUBJECT: Project Name: Freeway Adjacent Digital Display Billboards Ordinance: The project location is the U.S.
Highway 101 adjacent property within the City of Oxnard City limit. (20 minutes)
RECOMMENDATION
That the City Council:
1. Conduct a public hearing, and
Take the actions identified under one of the two following options:
Option 1 – Staff’s Recommended Action – Allowing up to four Freeway Adjacent Digital Display Billboards at least 100 feet away from residentially zoned parcels and at least 2,000 feet away from other Freeway Adjacent Digital Display Billboards:
a. Approve a Resolution Adopting a Mitigated Negative Declaration (MND) 22-01; and b. Introduce an Ordinance (by title only, waiving further reading) approving Planning and Zoning Permit No. 20- 580-06 (Zoning Text Amendment) allowing for Freeway Adjacent Digital Display Billboards within the City of Oxnard by amending specific provisions of Article IX of Chapter 16 of the Oxnard City Code, subject to certain findings.
Option 2 – Planning Commission Recommendation – Allowing up to three Freeway Adjacent Digital Display Billboards at least 250 feet away from residentially zoned parcels and at least 2,500 feet away from Freeway Adjacent Digital Display Billboards:
a. Approve a Resolution Adopting a Mitigated Negative Declaration (MND) 22-01; and b. Introduce an Ordinance (by title only, waiving further reading) approving Planning and Zoning Permit No. 20- 580-06 (Zoning Text Amendment) allowing for Freeway Adjacent Digital Display Billboards within the City of Oxnard by amending specific provisions of Article IX of Chapter 16 of the Oxnard City Code, subject to certain findings.
Please click the following link to view the required Measure M pre-recorded presentation video: https://youtu.be/6YWWXKtBXSo
BACKGROUND
EXECUTIVE SUMMARY:
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The project includes a request for amendments to Article IX of Chapter 16 of the Oxnard City Code entitled Advertising Signs to permit up to four Freeway Adjacent Digital Display Billboards within the City, subject to specific conditions.
The request before the City Council only sets the minimum and maximum standards (height, size, separation etc.) to which future development proposals would be held. Future development proposals would require a Special Use Permit and Development Agreement, whereby both the Planning Commission (Commission) and the City Council may request additional separation or disapprove a project due to site specific concerns.
The Ordinance, as originally drafted and recommended to the Commission, includes:
• Freeway Adjacent Digital Display Billboards (Billboard) could be located on City- owned property or right-ofway in any non-residential zones within 400 feet of the freeway right-of-way for U.S. Highway 101 (U.S. 101) within the City, subject to specific conditions
o The Commission recommended this be increased to 500’. (This is inconsistent with the environmental analysis because it increases the area in which the billboards would be allowed. If the City Council incorporates the Commission’s recommended changes, staff recommends this change be excluded because it is not consistent with the environmental review.)
• Freeway Adjacent Digital Billboard must be placed at a distance of at least 100 feet from the property line of any residentially zoned parcel
o The Commission recommended this be increased to 250 feet; • Freeway Adjacent Digital Display Billboards would have a maximum face display area of 14 feet in height and 48 feet in width, would be oriented primarily for viewing from the adjacent freeway, and would have a maximum height of 55 feet as measured from the pavement level of the adjacent freeway to the bottom of the digital display or 80 feet to the top of the sign
o No change recommended by the Commission
• Each Freeway Adjacent Digital Billboard shall be separated from every other Freeway Adjacent Digital Billboard by at least 2,000 feet, with a maximum of five (5) allowed in the City o Staff recommends keeping the distance at 2,000 feet but reducing the maximum number to four (4), which is consistent with two Council approved Exclusive Negotiating Agreements. o The Commission increased this to 2,500 feet and reduced the maximum allowed to three (3) Freeway Adjacent Digital Billboards within the City.
• Eight (8) second minimum display time of each still image. o The Commission recommended increasing the minimum display time of each still image from eight (8) seconds to twelve (12) seconds.
Staff continues to recommend the approval of the Freeway Adjacent Digital Display Billboards as presented and recommended to the Commission, with the exception of decreasing the maximum number of billboards allowed from five to four as noted above, based upon:
1. City Council authorization, approval, and continued extensions of Exclusive Negotiation Agreements (ENAs) with both Outfront Foster Interstate and Clear Channel since 2019, which identified up to two potential Freeway Adjacent Digital Display Billboard locations in their respective ENA areas (for a total of four billboards). With the Commission’s recommend to increase the separation from residential uses, the two proposed Outfront Foster Interstate locations, that are also on tonight’s agenda, would not be allowed;
2. Compliance with State laws established by the California Department of Transportation (Caltrans), which is the agency responsible for regulating freeway safety;
3. Consistency with the General Plan, zoning, and the environmental review, specifically the negligible lighting impacts which does not allow an increase in illumination at any residentially zoned property by more than 0.5 426
footcandles. (This is further discussed in the “Key Projects Concerns” section of this report).
If Council does not approve staff’s recommendation on the subject Ordinance, the Special Use Permits, Development Agreements, and environmental analysis associated with two specific locations proposed by Outfront Foster Interstate that are also on tonight’s Council agenda cannot be approved. The Commission’s recommendation to increase the distance from residential zones means that the specific locations proposed by Outfront Foster Interstate would not be allowed under the City’s regulations (ordinance).
Role of the Commission and City Council
Pursuant to Oxnard City Code (OCC) Section 2-95, the Commission is an advisory body that provides land use recommendations to the City Council on items such as General Plan Amendments, Specific Plans, Ordinance Amendments, and Development Agreements. Therefore, while the City Council is to consider the recommendations of the Commission, the Council may take action that is not consistent with the recommendations of the Commission.
In summary, at this public hearing, the City Council has the option to move forward with: (1) the Freeway Adjacent Digital Display Billboards Ordinance as originally drafted that would allow for the billboard locations identified in ENAs; or (2) the Freeway Adjacent Digital Display Billboards Ordinance as modified by the Commission, which would require Outfront Foster Interstate to identify alternative locations for their potential signs. Should the City Council choose to take another action other than those identified, the City Council can direct staff to return at a future public hearing with revised approval documents incorporating the direction provided.
For the benefit of the City Council, this staff report provides: 1) the background of the ENA discussions and Billboards; 2) a summary of the Commission hearings; 3) summaries of the ordinance and associated environmental review; and 5) a discussion of key concerns raised at Commission.
BACKGROUND:
ENA Discussions and Extensions
On June 18, 2019, the City Council approved and authorized the Mayor to execute Exclusive Negotiation Agreements (ENAs) with Clear Channel Outdoor, LLC and another with Outfront Foster Interstate, LLC -- both for two potential digital billboard sites each. Under the terms of the ENAs, both companies were given the exclusive right to negotiate with the City for an initial six-month period and two additional six-month terms if the projects were being diligently pursued by the parties. The ENAs are currently on the 7th Amendment, which runs through June 6, 2023. It is important to note that in the 6th Amendment, the Council removed the term “City-Owned” from the areas to be considered for billboards for Clear Channel (but not for Outfront Foster Interstate). This change was requested by Clear Channel and approved by the City Council because there are few properties or rights of way within this Freeway corridor that comply with the California Department of Transportation (Caltrans) laws and standards. Outfront Foster Interstate has already identified two proposed locations, both of which are on tonight’s City Council agenda. To allow for these and other potential signs contemplated under the Clear Channel ENA, the City is proceeding with the proposed Project.
Existing Off-Site Advertising Signs (Billboards) and Freeway Oriented Signage The City currently allows for billboards in the form of Off-site advertising signs in General Commercial (C-2), Commercial Manufacturing (C-M), Limited Manufacturing (M-L), Light Manufacturing (M-1), and Heavy Manufacturing (M-2) zones pursuant to the specific regulations of OCC 16-608. Under the proposed ordinance, the Freeway Adjacent Digital Display Billboards would be regulated separately from the Off-site advertising signs. The allowance of Freeway Adjacent Digital Display Billboards is much more limited, as they would only be allowed within 400 feet of U.S. 101 and only on City-owned property and rights-of-way.
In addition to the existing Off-site advertising signs, the City has permitted two digital signs as allowed by the RiverPark Specific Plan (The Collection) and the Rose Santa Clara Specific Plan (Oxnard Auto Center). These signs are not defined as Off-site advertising signs and generally limited to the display of businesses located within the Collection or the Oxnard Auto Center. They were both permitted under their respective Specific Plans; therefore, no additional digital signage would be allowed without changes to the Specific Plans. Also, the Collection sign is approximately 110 feet away from the closest residential zoned property.
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PROJECT REQUESTS:
The request is for City Council approval of the Ordinance (PZ 20-580-06) and Mitigated Negative Declaration (MND) 22-01. The Freeway Adjacent Digital Display Billboards Ordinance (PZ 20-580-06) is summarized in the Executive Summary section of this report and the attached Commission staff report.
Staff recommends approval of the Ordinance as drafted (Attachment 4). The Commission recommended approval of the Ordinance, with the amendments described in the Executive Summary and included in Attachment 5.
Pursuant to the California Environmental Quality Act (CEQA) Section 15060, the City, as the Lead Agency, prepared a Mitigated Negative Declaration (MND) in accordance with CEQA and the CEQA Guidelines. The MND identified and discussed potential impacts, mitigation measures, monitoring requirements, and residual impacts for identified subject areas. The MND used the City of Oxnard CEQA Thresholds, and California recommended thresholds to determine if an environmental impact was large enough to be considered significant.
The MND found that implementing the proposed Project would result in potentially significant impacts associated with aesthetics (lighting), air quality, biological resources, cultural and tribal resources, and noise. Mitigation measures have been required to reduce each potentially significant impact to less than significant. Compliance with State law and the General Plan goals and policies identified within Sections 3.1 (Aesthetics and Urban Design), 3.3 (Air Quality), 3.4 (Biological Resources), 3.6 (Cultural Resources and Tribal Cultural Resources), and 3.12 (Noise) and implementation of the required mitigation measures within the Draft Mitigated Negative Declaration would reduce potential significant impacts. These measures include: (AES-1 through AES-3) regulating light trespass, including an operating mechanism for electronic billboard malfunctions or failures, conducting a third-party test for the installed electronic billboard, (AQ-1) demonstrating that the electronic billboard would not exceed Ventura County Air Pollution Control District thresholds of significance, (BIO-1 and BIO-2) conducting a pre-construction survey for active bird nests and conducting protocol focused survey for least Bell’s vireo, and (CUL-1 through CUL-3) monitoring and collecting, if necessary, any discovered historical, archaeological, paleontological, and tribal cultural resources. After the implementation of the required mitigation measures, the potential significant impacts would be reduced to less than significant. No remaining substantial impacts would occur. These mitigations will be applicable to any future projects developed under the Ordinance.
The MND was available for public review from June 30, 2022, and ended on July 29, 2022. The City of Oxnard received five comment letters on the Draft MND. The comment letters and responses to each comment have been prepared and included in the Final IS/MND. Comments provided will be considered by the decision-making body in accordance with CEQA Guidelines, Section 15074(b).
KEY PROJECT CONCERNS
Lighting Impacts on Residential Properties
Concerns were raised by Commissioners and members of the public regarding lighting impacts on residential properties.
Despite the MND determination that a 100’ distance from a billboard to a residential project had a negligible increase in lighting, the Commission recommended increasing the minimum required residential setback from 100 feet to 250 feet.
This was also partially in response to a comment provided by the County of Ventura (County), which recommended a 200-foot setback. However, the County comments provided no reasoning or analysis to support the change other than citing another jurisdiction. City staff reviewed the other jurisdiction's ordinance, cited by the County comment letter, and found that it does not include the specific lighting restrictions contained in the proposed Ordinance and required environmental mitigations, which are intended to minimize lighting levels, and impacts on residentially zoned property.
Therefore, simply comparing the required residential setback without accounting for the other requirements is inappropriate, as the lighting impacts at those distances may be significantly different. As drafted, the Ordinance builds in standards that in combination with the mitigation measures reduce lighting impacts to less than significant at 100’ from residential projects.
City Staff and the City’s CEQA consultant prepared the MND, which analyzed lighting impact on any residential properties, including any residentially zoned property in the City and the County. The MND found that subject to the proposed Ordinance and required mitigation measures, there would not be a significant lighting impact based on the recommendations from the International Commission on Illuminance. Pursuant to the proposed Ordinance and Mitigation 428
Measures, the maximum allowable increase in illumination at any residentially zoned property would be 0.5 footcandles.
These signs are oriented towards the freeway and include directionally oriented louvers to direct the lighting toward the freeway. Given the directional nature of the signs and the requirements of the proposed ordinance and mitigation measures, the maximum illumination in the direction of a residential zoned property is 0.2 footcandles at approximately 100 feet, based on lighting studies. While the specific number at any residentially zoned property may vary, at no time may it exceed 0.5 footcandles. This is significantly below the City adopted lighting requirements, which require projects be illuminated to a level of 1-7 footcandles throughout a project. Therefore, any additional lighting generated by the billboard would be negligible. Lastly, the proposed 100-foot setback is consistent with the City's previous approval of the Collection electronic sign, which is approximately 110 feet away from residentially zoned property.
Traffic Safety
Concerns were raised by some of the Commissioners regarding traffic safety. As the billboards are oriented to be viewed from the adjacent freeway, views from other adjacent streets would be minimal. However, as it relates to U.S. 101, any billboards developed under the proposed Ordinance are required to comply with all applicable laws and regulations concerning brightness, including, without limitation, California Building and Professions Code Section 5403(g) and California Vehicle Code Section 21466.5. These regulations ensure that the signs are constructed, operated, and maintained in a manner that would not adversely affect the vision of drivers on the highway. Per the California Department of Transportation (Caltrans) website for Outdoor Advertising, Caltrans “regulates the placement of outdoor advertising (ODA) displays visible from California highways. Caltrans performs regular reviews of freeways and highways identified on the National Highway System to enforce outdoor advertising requirements under the Federal Highway Beautification Act and the State's Outdoor Advertising Act.” Therefore, each sign constructed under the proposed ordinance would require a permit from Caltrans. With the inclusion of the State regulation in the ordinance and the requirement for a permit from Caltrans, each individual electronic billboard would not substantially increase hazards to drivers along U.S. 101, and less than significant impacts would occur. A comment letter was provided by the California Highway Patrol (CHP), which included statements claiming that signs result in increased traffic collisions; however, the claims were unsupported. Caltrans also submitted a comment letter during the public review period for the MND.
Caltrans did not raise any concerns regarding the proposed Ordinance as long as the individual signs obtained the appropriate local and state permits. As Caltrans is the agency responsible for highway safety and allows for electronic billboards throughout the State, the City finds that subject to compliance with State and local regulations, there would not be any significant impacts related to traffic safety.
Visual Impacts
Concerns were raised by some of the Commissioners regarding overall visual impacts primarily related to the overall number of billboards as well as the proximity of the billboards. As a result, the Commission recommended that the maximum number of billboards be reduced from five (5) to three (3) and increased the minimum distances between the billboards from 2,000 feet to 2,500 feet. Following the Commission hearing, staff amended the maximum number of allowed billboards from 5 to 4, to be consistent with the ENAs. The ordinance would only allow the proposed billboards within the U.S. 101 corridor, which is generally characterized by urban or high-density development, as well as other similar large scale signage such as the existing Auto Center, Collection, and Esplanade signs. In addition to these signs there are numerous larger illuminated freeway signs, including electronic ones, along the corridor. The allowance of these new sign types would be consistent with the overall nature of the corridor. Lastly, the height of the signs are intentionally measured from the adjacent freeway grade. This form of measurement is used to ensure a consistent maximum height as viewed from the Freeway, due to portions of the freeway which are significant above or below the adjacent grade. This method of measurement is consistent with other freeway oriented billboard ordinances and will ensure a consistent view of the signs as people travel along the Highway.
While the proposed Ordinance would allow for up to four (4) billboards, each billboard would be subject to approval by both the Commission and City Council. Therefore, while the proposed Ordinance provides the flexibility to allow up to four, the City would not be obligated to allow for four billboards should the decision maker decide not to approve that number of signs. The State regulation requires that freeway-oriented billboards be separated by at least 1,000 feet. As originally drafted, the proposed ordinance required that any proposed billboards be separated by at least 2,000 feet.
Aesthetic impacts, including impacts on views, were analyzed as part of the environmental analysis. The analysis determined that with the limit on the number of signs, the already increased separation requirement, and the commercial nature of the existing corridor, the proposed Ordinance would not have a significant visual impact. Lastly, as previously mentioned, the ordinance only establishes the minimum separation requirements. As City Staff, Commission, and City Council review proposals for each sign, the City can require additional increased distance due to site-specific concerns. 429
STRATEGIC PRIORITIES
This agenda item supports Economic Development strategy. The purpose of Economic Development strategy is to focus on the retention and expansion of Oxnard businesses by increasing the skills and employability of our local workforce, invite new business investments, and target site-based redevelopment opportunities.
This agenda item supports the Infrastructure and Natural Resources strategy. The purpose of the Infrastructure and Natural Resources strategy is to preserve and improve our roads, utilities, parks, trees, water supply and natural resources through effective planning, prioritization, and an equitable and efficient use of available funding.
FINANCIAL IMPACT
The proposed Ordinance would allow for the development of Freeway Adjacent Digital Display Billboards, which are required to provide a public benefit to the City. Separate Public Hearings on the subject City Council agenda include Special Use Permits (SUPs) and their associated Development Agreements for two proposed Freeway Adjacent Digital Billboards. The Development Agreement is the mechanism to receive public benefits. If Council approves the subject Ordinance, Council will consider the associated SUPs, environmental documents, and Development Agreements. Those staff reports discuss the specific fiscal impacts; however, in summary, the Applicant would pay to the City thirty percent of the Annual Net Revenue, with a minimum guarantee of $150,000 per year per sign. This would equal a range of approximately $4.5M - $8.4M per sign ($9M- 16.8M if both signs are approved) over the thirty year term of the Development Agreements.
COMMITTEE OUTCOME
This is a Public Hearing and was reviewed by the Commission; therefore this item did not originate in Committee.
During the Commission’s public hearing on January 19, 2023, Commissioners asked a series of questions as a result of staff’s presentation. Five public comment letters/emails were received prior to the meeting, and one verbal comment was provided during the public comment period on Ordinance (PZ 20-580-06). The questions and comments were generally in regard to the impacts on views, lighting, and traffic safety. Following Commission deliberation, a motion was made and seconded to modify the proposed Ordinance as described in the Executive Summary section of this report. The January 19, 2023 Planning Commission meeting can be viewed online at the following link:
https://www.youtube.com/watch?v=DIS7Q-hYfgg.
This motion carried 3 (in favor) - 2 (against), with two commissioners absent.
Attachment 5 reflects the Commission’s recommended Ordinance to City Council, with the exception of increasing the distance from the freeway from 400 feet to 500 feet. This increased distance increases the area where billboards would be allowed, which is inconsistent with the current environmental analysis, and is therefore not included in the draft Ordinance. The Commission’s recommended action would still allow for Freeway Adjacent Digital Display Billboards; however the areas in which they could be allowed would be very limited and the two on the subject Council agenda could not be permitted.
Prepared by: Joe Pearson II, AICP, Planning & Environmental Services Manager
ATTACHMENTS
1. Planning Commission Staff Report Materials dated 1_19_2023 and PC Public Comments
2. Final IS-MND_Billboard Ordinance_Final (22-01)
3. Resolution Adopting Mitigated Negative Declaration (MND) 22-01
4. Ordinance Approving PZ Permit No. 20-580-06 (Ordinance Amendment)
5. Ordinance Approving PZ Permit No. 20-580-06 (Ordinance Amendment)
6. Staff Presentation
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PLANNING COMMISSION
STAFF REPORT
TO: Planning Commission
FROM: Joe Pearson II, Planning Manager
DATE: January 19, 2023
SUBJECT: Project Name: Freeway Adjacent Digital Display Billboards Ordinance; Planning and Zoning Permit No. 20-580-06 (Zoning Text Amendment); The project location is the entire City of Oxnard, consisting of all areas within the City limit.
1) Recommendation: That the Planning Commission (“Commission”):
a) Adopt Resolution 2023-XX recommending that the City Council adopt a Mitigated Negative Declaration (MND) 22-01; and
b) Adopt Resolution 2023-XX recommending that the City Council approve Planning and Zoning Permit No. 20-580-06 (Zoning Text Amendment).
2) Project Description and Applicant: The proposed project includes a request for amendments to Article IX. Advertising Signs of the Oxnard City Code to permit Freeway Adjacent Digital Display Billboards on parcels designated as commercial, industrial, or public facilities within 400 feet of the U.S. 101 right-of-way within the City of Oxnard. The installation and operation of individual electronic billboards would require approval of a Special Use Permit and Development Agreement. No Freeway Adjacent Digital Billboard may be placed at a distance of less than 100 feet from the property line of any residentially zoned parcel. All Freeway Adjacent Digital Display Billboards would have a maximum face display area of 14 feet in height and 48 feet in width, would be oriented primarily for viewing from the adjacent freeway, and would have a maximum height of 55 feet as measured from the pavement level of the adjacent freeway to the bottom of the digital display or 80 feet to the top of the sign. Each Freeway Adjacent Digital Display Billboard shall be separated from every other Freeway Adjacent Digital Display Billboard by at least 2,000 feet with a maximum of five (5) allowed in the City.
The request includes adoption of the proposed Final Initial Study/Mitigated Negative Declaration (IS-MND) and adoption of the Mitigation Monitoring and Reporting Program (MMRP) which has been prepared pursuant to provisions of the California Environmental Quality Act (CEQA) Guidelines, Section 15063. For purposes of CEQA compliance, the City of Oxnard is identified as the Lead Agency for this Project. The Lead Agency is responsible for preparing this IS-MND in accordance with CEQA and the CEQA Guidelines. The IS-MND identifies and discusses potential impacts, mitigation measures, monitoring 431
Freeway Adjacent Digital Display Billboards Ordinance
PZ No. 20-580-06 (Zoning Text Amendment)
PC Hearing Date: January 19, 2023
requirements, and residual impacts for identified subject areas. As mandated by the CEQA Guidelines, the IS-MND has been subject to the City’s internal review process and reflects the Lead Agency’s independent review and judgment and objectivity with regard to the scope, content, and adequacy of analysis. Filed by the City of Oxnard, 214 S C Street, Oxnard, CA 93030 (the “Applicant”).
3) Background Information:
a) On June 18, 2019, the City Council approved and authorized the Mayor to execute Exclusive Negotiation Agreements (ENAs) with Clear Channel Outdoor, LLC and another with Outfront Foster Interstate, LLC -- both for potential digital billboard sites.
Under the terms of the ENAs, both companies were given the exclusive right to negotiate with the City for an initial six-month period, and two additional six-month terms if the projects were being diligently pursued by the parties. On November 17, 2020 Council amended the ENAs to allow for an additional 6 months (until June 2021), as well as provided the City Manager with authority to extend the ENAs for two additional six-month terms if the projects are being diligently pursued by the parties. On June 7, 2022, the City Council determined that significant enough progress had been made to amend the ENAs, to grant another 6 months (until June 2023), as well as provided the City Manager with authority to extend the ENAs for two additional six-month terms if the projects are being diligently pursued by the parties. To allow for these and other potential signs in the future the City is proceeding with the proposed Project. b) The City currently allows for billboards in the form of Off-site advertising signs throughout the City in General Commercial (C-2), Commercial Manufacturing (C-M), Limited Manufacturing (M-L), Light Manufacturing (M-1), and Heavy Manufacturing (M-2) zones pursuant to OCC 16-608. Under the proposed ordinance the Freeway Adjacent Digital Display Billboards, would be regulated separately from the Off-site advertising signs. The allowance of Freeway Adjacent Digital Display Billboards, is much more limited, as they are only allowed within 400 feet of the U.S. Highway 101 and only on City owned property. Similar to the Off-site advertising signs these signs would only be allowed within commercially zoned property. In addition to the existing off-site advertising signs the City has previously allowed two digital signs at the Collection and the Oxnard Auto Center. These signs are generally limited to the display of businesses located with the Collection or the Oxnard Auto Center. They were both permitted under their respective Specific Plans, therefore no additional signage would be allowed without changes to the Specific Plans.
4) Environmental Determination: Pursuant to the California Environmental Quality Act (CEQA) Section 15060, the City of Oxnard as the Lead Agency, prepared a Mitigated Negative Declaration (MND) in accordance with CEQA and the CEQA Guidelines. The MND identified and discussed potential impacts, mitigation measures, monitoring requirements, and residual impacts for identified subject areas. The MND found that the implementation of the proposed Project would result in potentially significant impacts 432
Freeway Adjacent Digital Display Billboards Ordinance
PZ No. 20-580-06 (Zoning Text Amendment)
PC Hearing Date: January 19, 2023
associated with aesthetics (lighting), air quality, biological resources, cultural resources and tribal cultural resources, and noise. Mitigation measures have been required to reduce each potentially significant impact to less than significant. Compliance with State law and the General Plan goals and policies identified within Sections 3.1 (Aesthetics and Urban Design),
3.3 (Air Quality), 3.4 (Biological Resources), 3.6 (Cultural Resources and Tribal Cultural Resources), and 3.12 (Noise) and implementation of the required mitigation measures within the Draft Mitigated Negative Declaration would reduce potential significant impacts. These measures include: (AES-1 through AES-3) regulating light trespass, including an operating mechanism for electronic billboard malfunctions or failures, conducting a third party test for the installed electronic billboard, (AQ-1) demonstrating that the electronic billboard would not exceed Ventura County Air Pollution Control District thresholds of significance, (BIO-1 and BIO-2) conducting a pre-construction survey for active bird nests and conducting protocol focused survey for least Bell’s vireo, and (CUL-1 through CUL-3) monitoring and collecting, if necessary, any discovered historical, archaeological, paleontological, and tribal cultural resources. After the implementation of the required mitigation measures, the potential significant impacts would be reduced to less than significant. No remaining significant impacts would occur.
The MND was available for public review from June 30, 2022, and ended on July 29, 2022.
The City of Oxnard received five comment letters on the Draft MND. The comment letters and responses to each comment have been prepared and included in the Final IS/MND.
Comments provided will be considered by the decision-making body in accordance with CEQA Guidelines, Section 15074(b).
With the inclusion of the mitigations for the areas noted above, the Project will not have a significant effect on the environment. Therefore, a Mitigated Negative Declaration (MND) was prepared with mitigation measures and monitoring program in accordance with the provisions of CEQA (Attachment C).
5) Project Analysis:
a) General Discussion: Pursuant to Oxnard City Code (OCC) Section 2-95, the Planning Commission is an advisory body which provides land use recommendations to the City Council on items such as General Plan Amendments, Specific Plans, Ordinance Amendments and Development Agreements. The Planning Commission is the decision maker for Special Use Permit pursuant to OCC Section 16-531.
The proposed project includes a request for amendments to Article IX. Advertising Signs of the Oxnard City Code to permit Freeway Adjacent Digital Display Billboards on parcels designated as commercial, industrial, or public facilities within 400 feet of the U.S. 101 right-of-way within the City of Oxnard.
The installation and operation of individual electronic billboards will require approval of a Special Use Permit and Development Agreement. The specific limitations of the 433
Freeway Adjacent Digital Display Billboards Ordinance
PZ No. 20-580-06 (Zoning Text Amendment)
PC Hearing Date: January 19, 2023
Freeway Adjacent Digital Display Billboards are as follows:
○ Freeway Adjacent Digital Display Billboards may only be erected on City of Oxnard owned property or Right of Way, in any non-residential zones located within four hundred (400) feet of the freeway and no more than five (5) are allowed within the City.
○ No Freeway Adjacent Digital Display Billboard may be placed at a distance of less than 100 feet from the property line of any residentially zoned parcel. ○ The maximum height of any Freeway Adjacent Digital Display Billboard shall not exceed fifty-five (55) feet as measured from the pavement level of US Highway 101 to the bottom of the digital display.
○ The maximum size of each Freeway Adjacent Digital Display Billboard face display area shall be Fourteen (14) feet in height and forty-eight (48) feet in width. Each billboard shall be separated from every other billboard by at least 2,000 feet.
○ All freeway adjacent digital display billboards shall either be double faced or include covered backs or facings.
○ Each Freeway Adjacent Digital Display Billboard must be oriented primarily for viewing from the adjacent freeway.
○ All Freeway Adjacent Digital Display Billboards will not exceed 0.3 foot-candles over ambient levels at a distance of 250 feet in any direction. All Freeway Adjacent Digital Display Billboards shall comply with all applicable laws and regulations concerning brightness, including, without limitation, California Building and Professions Code Section 5403(g) and California Vehicle Code Section 21466.5.
○ A Freeway Adjacent Digital Display Billboard may show a series of still images, each displayed for at least eight (8) seconds. The still images may not move or present the appearance of motion and may not use flashing or blinking lights or any other means not providing constant illumination. Transition or blank screen time between one still image and the next may not exceed one (1) second. ○ The owner of the Freeway Adjacent Digital Display Billboard must comply with all applicable federal, state, and local laws, including the Highway Beautification Act of 1965 (23 United States Code Section 131), the Outdoor Advertising Act (California Business and Professions Code Section 5200 et seq.), and this Article IX, when constructing, operating, improving, maintaining, repairing, and removing the Freeway Adjacent Digital Display Billboard. ○ In approving a Development Agreement for any Freeway Adjacent Digital 434
Freeway Adjacent Digital Display Billboards Ordinance
PZ No. 20-580-06 (Zoning Text Amendment)
PC Hearing Date: January 19, 2023
Display Billboard, the City Council must find that the Development Agreement will confer substantial public benefit to the City and to the general public. b) General Plan Consistency: Consistency with the 2030 General Plan is defined by the relationship between 2030 General Plan policies and the proposed Project. The proposed Project does not conflict with General Plan land use, goals and policies. The project’s consistency review with General Plan policies is included as Attachment B. The proposed Project has been determined to be consistent with the General Plan. c) State Regulations: The proposed billboards are required to comply with all applicable laws and regulations concerning brightness, including, without limitation, California Building and Professions Code Section 5403(g) and California Vehicle Code Section 21466.5. These regulations are intended to ensure that the signs are constructed, operated, and maintained in a manner that would not adversely affect the vision of drivers upon the highway. Also, Caltrans regulates the placement of outdoor advertising displays visible from California highways, therefore each sign constructed under the proposed ordinance would require an outdoor Advertising (ODA) License from Caltrans. With the inclusion of the State regulation in the ordinance and the requirement for a permit from Caltrans, the each individual electronic billboard would not substantially increase hazards to drivers along U.S. 101 and less than significant impacts would occur. 6) Community Workshop and Public Input: A Community Workshop was held on December 20, 2021 for two proposed signs along River Park Boulevard and Ventura Road. Public notice signs were posted onsite. Notifications were mailed to the RiverPark Neighborhood.
Approximately 2,000 notices were mailed. The meeting was held online. Eight members of the community attended this meeting, and two people spoke on the items. The video from the online workshop was also posted on the City’s website for members of the public to view separately. The primary concern identified at the Community Workshop was related to general allowance of electronic billboards and lighting impacts. Future signs developed under this ordinance would be subject to the City Community Workshop requirements, as applicable. Also, along with the public review period for the MND, a notice was posted in the newspaper and sent to state and local agencies, as well as interested parties. As noted above comments from the public review period have been included in the response to comments.
Consistent with public noticing requirements, the Planning Commission hearing was advertised in the local newspaper.
7) Appeal Procedure: The action of the Planning Commission on the Ordinance Amendment is a recommendation of either approval or denial to the City Council.
Attachments:
A. Final IS-MND (December 2022)
B. General Plan Consistency Chart
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Freeway Adjacent Digital Display Billboards Ordinance
PZ No. 20-580-06 (Zoning Text Amendment)
PC Hearing Date: January 19, 2023
C. Draft Planning Commission Resolution Recommending Adoption of Mitigated Negative Declaration (MND) 22-01
D. Draft Planning Commission Resolution Recommending Approval of PZ Permit No. 20-580-06 (Zoning Text Amendment)
E. Staff Presentation
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ATTACHMENT B - City of Oxnard 2030 General Plan Consistency Analysis Freeway Adjacent Digital Display Billboards Ordinance
January 19, 2023 Planning Commission
Level I: Direct Applicability to a Proposed Policy, Project or Program Level II: Related or Indirect Applicability to the Proposed Policy, Project, or Program Level III: No or Distance Applicability to the Proposed Policy, Project, or Program.
All polices not listed are designated as Level III are deemed consistent with the 2030 General Plan.
General Plan Chapter Abbreviations Chapter:
SC: Sustainable Community 2
CD: Community Development 3
ICS: Infrastructure and Community Services 4
ER: Environmental Resources 5
SH: Safety and Hazards 6
MC: Military Compatibility 7
HE: 2021-2029 Housing Element 8
2030 General Plan Level I Level II Rationale
Policy
CD-3.1
Neighborhood Preservation
Protect existing residential neighborhoods from the
encroachment of incompatible activities and land uses
as determined through environmental review and/or
determination by the Planning Commission.
X The ordinance would only allow the proposed signs
within the U.S. Highway 101 corridor, which is
generally characterized by urban or high density
development, as well as other similar large scale
signage such as the existing auto center, collection,
and esplanade signs. In addition to these signs there
are numerous larger freeway signs along the corridor.
The allowance of these new sign types would be
consistent with the overall nature of the corridor.
Where signage would abut existing development,
mitigation has been incorporated, in particular lighting mitigation, which would mitigate impacts on existing
development. These include separation requirements
from residential uses and limitations on illumination
Policy
CD-4.1
Mitigate Land Use Conflicts
Mitigate conflicts between commercial and other land
uses, especially residential and recreational uses.
X
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Freeway Adjacent Digital Display Billboards Ordinance
City of Oxnard 2030 General Plan Consistency Analysis
PZ No. 20-580-06 (Zoning Text Amendment)
January 19, 2023
levels which would require applicants to demonstrate
that light trespass illuminance of 0.5 fc or greater for urban areas and 0.2 fc or greater for natural areas is
not exceeded. With the implementation of these
measures we can anticipate that future potential
conflicts would be mitigated. Also, in addition to these existing mitigations, future projects would be subject to a site specific analysis, which may produce additional
mitigations, if warranted.
Policy
CD-8.5
Impact Mitigation
Ensure that new development avoids or
mitigates impacts on air quality, traffic
congestion, noise, and environmental
resources to the maximum extent feasible.
X All mitigation measures from the MND will be included as conditions of approval on future developments.
Future projects would be subject to a site specific
analysis which would ensure mitigation of any impacts
to the maximum extent feasible.
Policy
CD-9.1
Neighborhood Identity
Recognize, preserve, and improve the visual identity
and character of existing neighborhoods. Infill
development shall respect historic structures and be
of compatible scale and character with historic areas.
X The proposed site is located within a designated
Urban Village which contains other urban uses
compatible with large scale advertisement. Also, as
the sign is located along the U.S. Highway 101
corridor which contains other similar signage including the Collection sign, the Auto Center sign, and the
Esplanade sign as well as large freeway informational
signs. As a result, the new proposed sign type would
be consistent with the existing neighborhood
character.
Policy
CD-9.3
Gateway Enhancement
Designate major entryways as gateways into the City.
The City shall use landscaping, decorative lighting,
signage and/or other streetscape design techniques to
enhance the City’s identity, sense of place, and
provide visual emphasis to the streetscapes to the
City.
X As proposed the signs would be limited to a total of 5 maximum and they are required to be at least 2,000
apart from each other. Given these limitations, the
development of the signs would not have a significant
impact on the overall view corridor. The development
of these signs will not preclude the development of
gateway enhancement efforts, particularly as people
exit the highway and enter into the City.
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Freeway Adjacent Digital Display Billboards Ordinance
City of Oxnard 2030 General Plan Consistency Analysis
PZ No. 20-580-06 (Zoning Text Amendment)
January 19, 2023
Policy
CD-9.4
View Corridor Preservation
Ensure all public and private investments positively
contribute to the overall character of the City by
minimizing impacts on important view corridors by
creating edge treatments along greenbelt areas and a
landscaped buffer corridor of at least 30 feet along
designated scenic corridors and other major
transportation corridors.
X
Policy
CD-11.3
Protect and Enhance Cultural Resources
Ensure that new public and private investment
protects and enhances Oxnard’s existing cultural
resources, traditional neighborhoods, and historic
districts, to the extent feasible.
X The project includes mitigations, which have been
included in the conditions, to protect potential cultural resources. Future projects would be subject to a site
specific analysis which would ensure mitigation of any
impacts to the maximum extent feasible.
Policy
ER-1.1
Protect Oxnard’s Natural and Cultural Resources
Protect the City’s natural resource areas, fish and
wildlife habitat, scenic areas, open space areas, parks, and cultural and historic resources from unnecessary
encroachment or harm and if encroachment or harm is
necessary, fully mitigate the impacts to the maximum
extent feasible.
X Due to the possible placement of signs near sensitive resources, such as the Santa Clara River, mitigations
have been incorporated. The illuminance impacts on
natural areas were based on recommendations from the
International Commission on Illumination (CIE). The CIE identifies impacts on natural areas as an illuminance of
0.2 foot-candle (fc) or greater (CIE, 2003). Therefore, a significant light impact on adjacent natural areas and
associated species would occur if light levels are 0.2 fc or greater.
Lastly, with regard to construction noise impacts.
Mitigations have been incorporated to require pre
construction nesting bird surveys if construction takes place during nesting season.
Policy
ER-2.2
Designation and Protection of Sensitive Habitat
Areas
Evaluate existing and potential sensitive habitat areas (Environmentally Sensitive Habitat Area in the Coastal
Zone – ESHA) as resource protection or open space
land uses, including but not limited to: 1) Ormond
Beach wetlands and upland areas, 2) Santa Clara
River estuary and riverbed, 3) Edison Canal and
harbor-related habitat areas, and 4) various dune
habitat areas.
X