SR-300-002-01 (76)
CITY OF SANTA MONICA
FY 2001-02
Proposed One-Year Action Plan
Submitted to the
u.S. Department of
Housing and Urban Development
HUMAN SERVICES DIVISION
Community and Cultural Services Department
HOUSINC AND REDEVELOPMENT DIVISION
Resource Management Department
1685 Main Street. Room 212. Santa Monica. California 90401
Telephone (310) 458-8701 FAX (310) 458-3380 TOO (310) 458-8696
Website: www.human-services.santa-monica.org
May 2001
e..-
J
TABLE OF CONTENTS
PAGE
INTRODUUION
HOUSING AND COMMUNITY DEVELOPMENT RESOURCES 1
AUIVITIES TO BE UNDERTAKEN AND RELATIONSHIP TO FIVE-YEAR PRIORITIES 6
LISTING OF PROPOSED PROJEUS 7
GEOGRAPHIC DISTRIBUTION 20
LEAD-BASED PAl NT HAZARD REDUUION 20
ANTI-POVERTY STRATEGY 21
INSTITUTIONAL STRUCTURE AND INTERGOVERNMENTAL COOPERATION 22
MONITORING 22
HOMELESSNESS 23
ECONOMIC DEVELOPMENT. 23
OBSTACLES TO MEETING UNDERSERVED NEEDS. . . . . . . . . . 23
AFFORDABLE HOUSI NG 24
REMOVAL OF BARRIERS TO AFFORDABLE HOUSING 24
PUBLIC HOUSING RESIDENT INITIATIVES 24
CDBG AND HOME SPECIFIC REQUIREMENTS. . . . . 25
City of Santa Monica
FY 2001-02 Action Plan
Introduction
The Action Plan delineates the City's uses of Fiscal Year (FY) 2001-02 Community Development
Block Grant (CDBG) and HOME Investment Partnership Act (HOME) funds. The Action Plan
describes the following:
Resources available for program implementation;
Activities to be undertaken during FY 2001-02 and relationship to five-year priorities;
Geographic distribution;
Lead-based paint hazard reduction;
Anti-poverty strategy;
Institutional structure and intergovernmental cooperation;
Monitoring;
Homelessness;
Economic development;
Obstacles to meeting underserved needs;
Affordable Housing;
Removal of barriers to affordable housing;
Public housing resident initiatives; and
CDBG and HOME specific requirements.
Housing and Community Development Resources
Santa Monica has access to a variety of federal, state, and local resources to achieve its housing
and community development priorities. Specific funding resources will be utilized based on the
opportunities and constraints of each particular project or program. Table 1 identifies the potential
sources of funding available to carry out housing and community development activities in Santa
Monica.
The City currently receives entitlement grants from the U.S. Department of Housing and Urban
Development (HUD) through HOME Investment Partnership Act (HOME), Community Development
Block Grant (CDBG) programs, and administers a variety of HUD-assisted programs including
Section 8 Vouchers, Family Unification, Family Self-Sufficiency, and Shelter Plus Care programs.
In addition, the City provides funding to housing and community development activities through its
own local resources. Table 2 identifies the CDBG and HOME funds available to Santa Monica for
FY 2001-02.
City of Santa Monica
Action Plan for FY 2001-02
PaQ8 1
The City will continue to support a wide range of housing and community development activities
in FY 2001-02. To the extent possible, the City will seek to leverage funding from other public and
private entities to strengthen programs and activities established in the Five-Year Strategic Plan
and this Action Plan. Local funding sources, including redevelopment set-aside, TORCA,
Inclusionary Housing, and General Fund, will be used as the local match for the City's HOME
programs.
Table 1
Public and Private Resources Available for
Housing and Community Development Activities
Name
1 a. Federal
Santa Monica currently receives approximately
$1 ,595,844 in CDBG funds annually
HOME
Flexible grant program awarded to the City on a
formula basis for housing activities.
Santa Monica currently receives approximately
$821,000 in HOME funds annually
1 b. Federal Programs - Competitive
Section 8 Rental assistance payments to owners of private
Rental Assistance market rate units on behalf of very low income
Program tenants.
Section 202 Grants to non-profit developers of supportive
housing for the elderly.
Section 811
Grants to non-profit developers of supportive
housing for persons with disabilities, including
group homes, independent living facilities and
intermediate care facilities.
Most mortgage financing plans provide only
permanent financing. When rehabilitation is
involved, a lender typically requires the
improvements to be finished before a long-term
mortgage is made. This program provides a single
long-term, low interest loan at fixed rate to finance
both the acquisition and rehabilitation of the
property.
Grants to improve quality of existing shelters,
increase number of shelters for the homeless.
Grants are awarded to local nonprofits through the
State.
Section 203(k)
Emergency Shelter Grants
(ESG)
fN
Eligible Activities
. Acquisition
. Rehabilitation
. Home Buyer Assistance
. Economic Development
. Homeless Assistance
. Public Services
. Acquisition
. Rehabilitation
. Home Buyer Assistance
. Rental Assistance
. Rental Assistance
. Acquisition
. Rehabilitation
. New Construction
. Acquisition
. Rehabilitation
. New Construction
. Rental Assistance
. Land Acquisition
. Rehabilitation
. Relocation of Unit to Another
Site
Refinance Existing
Indebtedness
. Homeless Shelters
(Acquisition, Rehabilitation,
New Construction,
Conversion)
. Support Services
City of Santa Monica
Action Plan for FY 2001-02
Page 2
Table 1
Public and Private Resources Available for
Housing and Community Development Activities
Program Name Description Eligible Activities
Shelter Plus Care Program Grants for rental assistance that are offered with . Rental Assistance
support services to homeless with disabilities. . Homeless Assistance
Rental assistance can be: . Support Services
Section 8 Moderate Rehabilitation (SRO) - project
based rental assistance administered by the local
PHA with state or local government application.
Sponsor-Based Rental Assistance - provides
assistance through an applicant to a private non-
profit sponsor who wins or leases dwelling units in
which participating residents reside.
Tenant-Based Rental Assistance (TBRA) - grants
for rental assistance.
Project-Based Rental Assistance - grants to
provide rental assistance through contracts
between grant recipients and owners of buildings.
Mortgage Credit Certificate Income tax credits available to first-time . Home Buyer Assistance
Program home buyers for the purchase of new or existing
single-family housing. Local agencies (County)
make certificates available. '.
Section 108 Loan Provides loan guarantee to CDBG entitlement . Acquisition
jurisdictions for pursuing large capital improvement . Rehabilitation
or other projects. The jurisdictions must pledge it . Home Buyer Assistance
to future CDBG allocations for repayment of the . Economic Development
loan. Maximum loan amount can be up to five . Homeless Assistance
times the entitlement jurisdiction's most recent . Public Services
approved annual allocation. Maximum loan term is
20 years.
Supportive Housing Grants for development of supportive housing and . Transitional Housing
Program (SHP) support services to assist homeless persons in the . Permanent Housing for
transition from homelessness. Disabled
I Supportive Housing
Support Services
Safe Havens
2. State Programs
-~ ~------
Proposition 1 A includes provisions to establish a Downpayment Assistance
Downpayment Assistance Program and a Rent Rental Assistance
Assistance Program using school fees collected
from affordable housing projects. Potential buyers
or tenants of affordable housing projects are
eligible to receive downpayment assistance or rent
subsidies from the State at amounts equivalent to
the school fees paid by the affordable housing
- developer for that project in question.
-
Emergency Shelter Grants awarded to non-profit organizations for . Support Services
Program shelter support services. ....~
Table 1
Public and Private Resources Available for
Housing and Community Development Activities
pra:gram Name
B'.-;I(:!'N
:3. local Programs
TORCA
Loan
Sanla MOl1ic;J
inc OITm
Activities
>II' CCw-'~5lnJc1 ion
F1E:11f1bilitation
01 Cod e ViolClliam;,
ImrrO'vernBnts,
Genera I
Acquisition
Beha till itatioFl
New Constructron
j:k'll:;liDillt<lt!on
..
· 110;,"'!(]J}iritEd~on
$4~
lend<m;
10
Ir'!,$Urer~i,
a
Assi:stal1'Ce
Page 4
City of Santa Monica
Action Plan for FY 2001-02
Table 1
Public and Private Resources Available for
Housing and Community Development Activities
Program Name Description Eligible Activities
Savings Association Pooling process to fund loans for affordable . New Construction of single
Mortgage Company Inc. ownership and rental housing projects. Non-profit family and multiple family
(SAM CO) and for profit developers contact member rentals, cooperatives, self
institutions. help housing, homeless
shelters, and group homes
for the disabled.
California Community Non-profit mortgage banking consortium designed . New Construction
Reinvestment Corporation to provide long term debt financing for affordable . Rehabilitation
(CCRC) multifamily rental housing. Non-profit and for profit . Acquisition
developers contact member banks.
Federal Home Loan Bank Direct Subsidies to non-profit and for-profit . New Construction
Affordable Housing developers and public agencies for affordable low
Program (AHP) income ownership and rental projects.
Freddie Mac Home Works - Provides 1 sI and ~ mortgages that . Home Buyer Assistance
include rehabilitation loan. City provides gap combined with
. financing for rehabilitation component. Households Rehabilitation
earning up to 80% MFI qualify.
Lease Purchase Program The City could participate in a Joint Powers . Home Buyer Assistance
Authority that issues tax-exempt bonds. Bonds
enable City to purchase homes for households
earning up to 140% MFI. JPA pays 3% down and
closing costs. Lease purchasers make monthly
payments equivalent to mortgage payments with
the option to buy after three years.
Table 2
COSG and HOME Funds Available For FY 2001-02
Funding Sources Amount
CDBG FY 2001-02 Allocation $1,585,000
CDBG Reallocated Funds $10,844
CDSG Projected Program Income $2,024,377
HOME FY 2001-02 Allocation $821,000
HOME Projected Program Income $844,070
Total $5,285,291
City of Santa Monica
Action Plan for FY 2001-02
Page 5
Activities to be Undertaken and Relationship to Five-Year Priorities
The CDBG- and HOME-funded activities to be undertaken in FY 2001-02 are identified in the
Listing of Proposed Projects on the following pages. The listing describes the amount of funding
to be allocated to each proposed activity, the funding sources, the level of accomplishments to be
achieved, and the geographic location targeted for assistance. Funds will target assistance
primarily to extremely low and low income persons Citywide and within the Pico Neighborhood.
Table 3 below provides a summary of the proposed activities and their relationship to the programs
and priorities established in the Five-Year Housing and Community Development Strategy.
Table 3
FY 2001-02 Proposed Proiects
ConsolJdale.d PI.lf1
:200t:H:J1 Pt' 2004-1J5
f-"Y :2001-02
Name
Affordable
Tenant.Ba.sed Rem,al
l"}3SLstance
lA Se,clion S C(tr1lflCfll8S
Beo;ide:ntia.1
MOC!lflca.l iDI'1~-,
Resid8f!,1i,H
Plll)liC 2,81vice
SerVIN.!
Sef\n:,:e;BS
SGmClshel Renovation
Cur b, CHis
,v\ /;.IJ,Il.
l"(+d'B'stmm B:lttc!I1s
'.....I~h Di sal) iI itl es
Avenue Park
and Park
F,E.lCllltIBt>
,CDBG
Admi l1iS!ffJtl(}n
;~c!,vlll"s
HC)ME
-'.f ~,
rfJ!
CHDO Operating Expenses Priority 1A Multi-Family Housing
Production
B = Community Development Block Grant (CDBG)
M = HOME
FY 2001 ,.02 Action Plan
5'YBar
1,Yclar
BlM
s
7 wnilr,
a ~1928.096
41
M $1.3'-!7,7BB
$153,OB2
B
SSDO,OOD
30 persc:mo; with B
di sa IJ(Ii,tles
B
B
$'7~t360
13
$400..000
$100.000
r'Jot
~A
$82,1 00
N01
Not Applicable Not Applicable M
$32,100
City of Santa Monica
Action Plan for FY 2001 ~02
Page 6
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Geographic Distribution
Based on 1990 Census data, three census tracts (7018.01, 7018.02 and 7019.00) had significant
concentrations of minority population. These census tracts encompass the area commonly known
as the Pico Neighborhood. An ethnic concentration is defined as any census tract with 30% or
more non-White residents. In tracts 7018.01 and 7018.02, "minorities" were in fact the majority,
with over 50% of the tract population comprised of non-White persons. According to the 1990
Census, over 51% of the population in census tracts 7018.01,7018.02 and 7019.00 have incomes
at or below 80% of Median Family Income (MFI) for the Los Angeles-Long Beach Metropolitan
Statistical Area. These tracts are considered areas of low and moderate income concentration.
A number of the projects proposed for FY 2001-02 benefit low and moderate income persons and
are located in the Pico Neighborhood, an area of minority concentration. For specific project
descriptions, refer to the Listing of Proposed Projects.
Lead-Based Paint Hazard Reduction
An estimated 17,500 housing units occupied by low and moderate income households in Santa
Monica may contain lead-based paint. To reduce lead-based paint hazards, the City takes the
following actions:
Monitor the lead-poisoning data maintained by the Los Angeles County Department of
Health Services.
Revise rehabilitation guidelines to incorporate lead-based paint hazard reduction
procedures including raising the per-unit subsidy limits for projects which include
abatement.
Develop and distribute lead-based paint reduction and abatement information to all
landlords, managers, tenants, or owner-occupants of rehabilitation properties, as well as
to community groups.
Work cooperatively with its nonprofit housing providers and community health
organizations to provide educational material and identify potential sources of lead-
poisoning in City-assisted affordable housing projects.
Address lead-based paint hazards in Section 8 assisted units with children six years and
under by providing grants to property owners for lead-based paint hazard reduction
and/or abatement.
Address blight in individual buildings by eliminating specific conditions that present health
and safety hazards to the public.
Since FY 1997-98 as part of the Low Income Residential Repair Program, the City has conducted
educational seminars for property owners on lead-based paint hazards and has provided lead-
based paint testing and remediation to existing single- and multi-family units, targeting low and
moderate income households. This program will continue through FY 2001-2002.
City of Santa Monica
Action Plan for FY 2001-02
Page 20
Anti-Poverty Strategy
On a macro scale, California attempts to fight poverty with the CalWORKS program, which is
designed to move welfare recipients from dependency to self sufficiency through employment, and
to divert potential recipients from dependency. CalWORKS provides monthly financial assistance,
and usually food stamps to families with children. Parents receiving CalWORKS assistance are
required to work or participate in job-related training or education. Job-related education and
training are provided through the county, private industry and educational institutions.
The City will continue to implement the anti-poverty strategy outlined in the Five-Year Consolidated
Plan. This includes continued prioritization of housing and homeless programs identified in the
Consolidated Plan per HUD requirements as well as other programs that address the following:
Pre-vocational and job readiness skills training including assessment and assistance with
applications, resumes, job-seeking skills, and work performance standards;
Job development and placement for temporary and permanent employment opportunities
with businesses, industry and government;
Apprenticeships and training linkages with skills centers and other vocational resources;
Educational enrichment and parent supports to increase literacy rates and school
achievement, increase parent involvement, and lower the school drop-out rate;
Youth skill-building and development to design innovative and creative alternatives to
criminal involvement, youth violence, isolation, and loss of opportunities for growth;
Legal services to include brief service and full representation in landlord/tenant matters,
public benefits assistance, immigration, discrimination, consumer affairs, and other
critical legal aid;
Domestic violence intervention and prevention that offers counsel and advice, immediate
assistance in obtaining restraining, stay-away and other protective orders, and critical
support services to victims of domestic violence;
Independent living skills and assistance, and peer counseling to ensure full self-
sufficiency and independence among elderly and disabled individuals;
Child care subsidies and assistance to working parents; and
Free health care and supportive service assistance to extremely low, very low, and low-
income Santa Monica residents including vital assistance to those with HIV/AIDS.
City of Santa Monica
Action Plan for FY 2001-02
Page 21
Institutional Structure and Intergovernmental Cooperation
Public agencies, for-profit and non-profit organizations all playa part in the provision of affordable
housing and community services.
Social service delivery and housing production and rehabilitation in Santa Monica by non-profit
agencies are coordinated through the City's Community Development Grants Program. The City
Council reviews proposed projects and programs and funds those which meet the City's goals. City
staff monitor programs through regular written reports and site visits. In addition, there is the
Westside Shelter and Hunger Coalition (WSHC) with representatives from agencies involved with
emergency shelter, affordable housing, and supportive services in Santa Monica and the west side
of Los Angeles, WSHC meets regularly to coordinate efforts, including lobbying the county, state
and federal government. The City also participates in the Job Developer Network to promote job
creation targeting low-income youth and adults.
The City supports a number of commissions represented by interested citizens to monitor the
needs of specific groups and advise the City Council on the best way to address these needs.
They are the Housing Commission, Social Services Commission, Planning Commission,
Recreation and Parks Commission, Commission on Older Americans, and Commission on the
Status of Women. The City Council also appoints citizen task forces to address special issues,
such as homeless, child care, and disability issues.
The City works closely with a network of other private and public entities. These include key public
and quasi-public agencies, coalitions and groups, including the Federal Emergency Management
Agency, Los Angeles County Department of Health, Los Angeles County Department of Mental
Health, Los Angeles County Department of Social Services, Los Angeles County Housing
Authority, Office of Alcohol and Substance Abuse, Emergency Food and Shelter Program (local
Board), Los Angeles Homeless Service Authority, Santa Monica-Malibu Unified School District,
State Department of Housing and Community Development, and State Employment Development
Department. The City also works closely with over 35 local non-profit organizations to ensure the
adequate provision of housing and community services in Santa Monica.
Monitoring
The City currently uses various administrative mechanisms to track and monitor progress of HUD
funded projects and activities that are under its control and jurisdiction. The goal is to ensure that
Consolidated Plan-related programs and activities are carried out in a timely manner in accordance
with federal regulations and other statutory or regulatory requirements. The primary monitoring
goals of the City are to provide technical assistance, identify deficiencies and promote corrections
in order to improve, reinforce, or augment the Consolidated Plan performance.
To ensure the accomplishments ofthe goals and objectives, the City is involved with administration
and coordination of City-funded programs and related activities. An interdepartmental CDBG team,
which consists of Project Managers and relevant City staff, meet quarterly to monitor the progress
of CDBG-funded projects. City staff in a number of departments and divisions including the
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Action Plan for FY 2001-02
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Housing and Redevelopment Division, the Human Services Division, the Engineering Division, and
other key offices are available to provide technical assistance as needed to subrecipients.
All Requests for Proposal (RFPs) and contracts are reviewed carefully to ensure compliance with
HUD and local requirements for program delivery, financial management, procurement, personnel
matters, and other such requirements. Subrecipient contracts require verification of eligibility and
substantiation of all pertinent information and activities and include language requiring periodic and
annual monitoring of activities of financial and programmatic compliance.
Homelessness
The Action Plan seeks to partially support a comprehensive continuum of care for homeless
services through federal assistance for an emergency homeless shelter. Federal funding will be
supplemented by other funds to ensure the delivery of a well-coordinated system of care as
specified in the Five-year Strategic Plan. This includes support for: 1) outreach, intake and
assessment, 2) emergency shelter, 3) transitional housing, 4) permanent and supportive housing,
and 5) case management and supportive services including employment.
Economic Development
The City has sought to create jobs through the establishment of development agreements executed
prior to major commercial developments that give local preference for hiring Santa Monica
residents. The City actively participates in the Santa Monica Job Developer Network and has
recently established a working group consisting of representatives from the Chamber of
Commerce, Santa Monica-Malibu Unified School District, Santa Monica College and staff from the
City's Economic Development and Human Services Divisions. These organizations, along with six
other City-supported employment programs, work toward developing policies and programs that
promote job placement and job creation targeting low-income youth and adults.
Obstacles to Meeting Underserved Needs
Federal, state and county funding cutbacks, including changes to the welfare system, have
impacted the ability to address the social service and housing needs in Santa Monica. The City
will continue to assess the impact of welfare reform and any resulting increased demand for
affordable housing, employment, childcare and other supportive services. The City continues to
work in collaboration with surrounding jurisdiction nonprofit organizations, and other community
groups to coordinate and monitor the delivery of social services. This entails working with groups
including, but not limited to, the Westside Shelter and Hunger Coalition, the Youth Service Network,
the Childcare Task Force, the Domestic Violence Network, and others to identify and meet critical
gaps in services. Fund leveraging, resource development and coordination of services are critical
activities that will be undertaken to address significant budgetary and programmatic constraints.
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Action Plan for FY 2001-02
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Affordable Housing
The City continues to fund Community Corporation of Santa Monica (CCSM) to maintain the
existing 730 affordable housing units. In addition, CCSM and the City work in partnership to
develop new affordable housing units in Santa Monica. The City administers five affordable
housing trust funds plus an earthquake repair loan program, implements an Inclusionary Housing
and Rent Control Ordinance, and administers a Section 8 housing assistance program to preserve
affordable housing opportunities throughout the City.
Removal of Barriers to Affordable Housing
The City continues to monitor, analyze and address market conditions and governmental factors
that may act as barriers to affordable housing.
Market factors that tend to restrict affordable housing production are: high land costs, high
construction costs and inadequate financing. The City has little influence on land costs or
construction costs. The City does, however, have an active program in place to make below market
financing available for affordable housing projects.
Governmental restrictions can also constrain the production and preservation of affordable housing.
The City continues to monitor, analyze and address, as necessary, governmental regulations, land
use controls and residential development standards which affect the production and preservation
of affordable housing.
The City has recently adopted an update to the Housing Element of the General Plan which
incorporates a variety of programs to facilitate the production of affordable and market rate
housing. The City is in the process of preparing an additional update to address the expanded
planning period.
Public Housing Resident Initiatives
The Los Angeles County Housing Authority (LACHA) owns and operates two public housing
projects in Santa Monica. These projects were built by Los Angeles County prior to the City
establishing its own Housing Authority. The City of Santa Monica does not administer any public
housing. The LACHA has resident managers at these projects and has in place a modernization
program to improve the living environment of each project.
The LACHA encourages participation of residents in the operation, management and modernization
of the projects owned and operated by LACHA.
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Action Plan for FY 2001-02
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Program-Specific Requirements
CDBG Program
The Listing of Proposed Projects describes the activities with respect to all COBG funds expected
to be available during FY 2001-02. In addition to the City's FY 2001-02 grant amount of
$1,585,000, the City has $10,844 in reallocated funds and $2,024,377 in program income.
The City does not have any surplus urban renewal settlements, grant funds returned to the line of
credit, or income from float-funded activities coming as revenues to COBG funds during the one
year action plan. In addition, there are no "urgent need" activities, as defined by HUO, requested
in COBG funds for FY 2001-02.
HOME Program
The Listing of Proposed Projects describes the activities with respect to all HOME funds expected
to be available during FY 2001-02. In addition to the City's FY 2001-02 grant amount of $821 ,000,
the City has $844,070 in program income. Pursuant to the Consolidated Plan requirements, the
following sets forth Santa Monica's specific regulations for HOME funded activities.
Resale Provisions
The City does not use HOME funds for homeownerhsip programs, and therefore resale provisions
do not apply. The City uses local funding sources (TORCA, Inclusionary Housing Trust Fund) for
ownership programs, and has adopted resale provisions under these programs.
Tenant-Based Rental Assistance
For the first time the City will use HOME funds ($153,082) for Tenant-Based Rental Assistance
(TBRA) payments targeted to very low income, homeless and disabled persons who are
participating in the Shelter Plus Care Program, administered by the Santa Monica Housing
Authority.
Community Housing Development Organization (CHDO) Expenses
The City provides Community Corporation of Santa Monica with a $32,100 reimbursement for
assisting and operating the HOME program.
Other Forms of Investment
Not applicable.
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Action Plan for FY 2001-02
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Affirmative Marketing
Santa Monica has adopted the following affirmative fair housing marketing guidelines for use of
HOME funds:
No person shall on the grounds of race, color, national origin, religion, or sex be excluded
from participating in, be denied the benefits of, or be subjected to discrimination under
any program or activity funded in whole or in part with HOME funds.
The Borrower shall establish an affirmative marketing and tenant selection plan for each
project containing 5 or more units. The plan shall describe the marketing efforts and
tenant selection procedures of the Borrower to attract eligible persons from all racial,
ethnic and gender groups in the housing market area to the available housing. The
marketing and tenant selection plan shall be submitted with the loan application.
f:\hsd\share\cdbg-hud\ap0102.wpd (May 22, 2001)
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